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2. Receive and process 500-600 Building Plan Checks and conduct 100 site visits.
FISCAL IMPACT:
Adoption of the Housing Element in itself does not have a Fiscal Impact.
ATTACHMENT(S):
Attachment 1: CC Resolution
Attachment 2: City of Hemet_6th Cycle Housing Element
Attachment 3: Housing Element Reso PC2022-003 signed
Attachment 4: HCD Recommended Revisions_12.23.2021
Attachment 5: Airport Land Use Commission Approval_12.2.2021
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City Council Resolution
GENERAL PLAN AMENDMENT NO. 21-001
2021-2029 Housing Element Update
CITY OF HEMET
Hemet, California
CITY COUNCIL
RESOLUTION
A Resolution of the City
Council of the City of Hemet,
California, Adopting General
Plan Amendment 21-001, a
City-Initiated Proposal of a
Revised Housing Element of
the Hemet General Plan,
Updating the Current Housing
Element in Accordance with
State Mandated Requirements
for the 2021-2029 6th Housing
Element Cycle, and Finding
that the Project is Categorically
Exempt from CEQA in
Accordance with 15061(b)(3) of
the California Environmental
Quality Act (CEQA) Guidelines.
WHEREAS, on January 24, 2012, the Hemet City
Council approved Resolution No. 4476 adopting a
comprehensive General Plan update and certified the
associated Final Environmental Impact Report (SCH
#2010061088); and
WHEREAS, the Housing Element is an element
(Chapter 11) of the Hemet General Plan; and
WHEREAS, California state law allows General Plans
to be amended up to four times per year and the proposed amendment is part of 2021 Amendments to the Hemet
General Plan; and
WHEREAS, State housing element law (Government
Code Section 65580, et al) requires each local jurisdiction to
13.C
City Council Resolution
GENERAL PLAN AMENDMENT NO. 21-001
2021-2029 Housing Element Update
update its housing element in accordance with a specified schedule; and
WHEREAS, the California Housing and Community
Development Department (HCD) has the authority to review and certify the housing element updates prepared by the local jurisdictions; and
WHEREAS, HCD provided recommended revisions to
Hemet’s Draft 2021-2029 Housing Element Update on
December 23, 2021 subject to adoption by the City Council; WHEREAS, it is in the City’s best interest to obtain
State certification of its Housing Element, revisions as recommended by HCD will be incorporated into the Housing Element in compliance with State Law; and
WHEREAS, on January 4, 2022, subsequent to a
public hearing, the Hemet Planning Commission adopted
Resolution recommending that City Council approve General Plan Amendment 21-001 and a finding that the project is Categorically Exempt in accordance with the CEQA
Guidelines; and
WHEREAS, in accordance with Government Code
Sections 65353, 65355 and 65090, on January 14, 2022 the City placed a notice of public hearing in the Press Enterprise newspaper announcing the holding of a public hearing at which the General Plan Amendment No.21-001 would be
considered by the City Council; and
WHEREAS, in accordance with Government Code
Section 65353, on January 25, 2022, the Hemet City Council held the noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to, General Plan Amendment No. 21-001, and at which time the City Council considered General Plan Amendment No. 21-
001; and
WHEREAS, in accordance with Government Code
Section 65353, on January 25, 2022, the Hemet City Council held the noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to, General Plan Amendment No. 21-001, and at which time the
13.C
City Council Resolution
GENERAL PLAN AMENDMENT NO. 21-001
2021-2029 Housing Element Update
Hemet City Council considered General Plan Amendment
No. 21-001.
NOW, THEREFORE, BE IT RESOLVED, that the City
Council of the City of Hemet does Resolve, Determine, Find and Order as follows:
SECTION 1: ENVIRONMENTAL FINDINGS
The City Council, in light of the whole record before it, including but not limited to, the City’s Local CEQA
Guidelines and the recommendation of the Community
Development Director as provided in the Staff Report dated January 25, 2022, hereby finds and determines as follows:
1. CEQA: The City has analyzed this proposed General
Plan Amendment and has determined that it is
exempt from the California Environmental Quality Act
(CEQA) under Section 15061 (b) (3) of the CEQA
Guidelines, which provides that CEQA only applies to
projects that have a potential for causing a significant impact on the environment. GPA21-001 in itself does
not relate to any physical project and will not result in any physical change to the environment and does not
affect the land use or density limitations of the
General Plan, except as superseded by State law.
Therefore, it can be seen with certainty that there is
no possibility that this ordinance text amendment may
have a significant adverse effect on the environment,
and therefore, the adoption of this Ordinance is
exempt from CEQA pursuant to Section 15061(b)(3)
of the CEQA Guidelines.
SECTION 2: GENERAL PLAN AMENDMENT
The City Council hereby approves of General Plan
Amendment No. 21-001, the 2021-2029 Housing Element
Update, attached as Exhibit B to this Resolution on the following grounds:
1. The proposed General Plan Amendment will not
cause any internal inconsistencies in the General
Plan and serves to implement the policies and
programs contained in Chapter 11 (Housing Element.)
The proposed housing element update outlines the
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City Council Resolution
GENERAL PLAN AMENDMENT NO. 21-001
2021-2029 Housing Element Update
City’s strategy to preserve and enhance the
community’s residential character, provide housing
opportunities for all economic segments, and set forth
policy guidance and programs related to housing
issues and State law requirements. Therefore, the
proposed General Plan Chapter 11 (Housing
Element) revisions are appropriate and consistent
with the General Plan 2030.
SECTION 3: CITY COUNCIL ACTIONS
The City Council hereby approves the following:
1. Finding the project Categorically Exempt from
CEQA. In compliance with CEQA Guidelines §15061
(b) (3), the Community Development Director shall
prepare a Notice of Exemption concerning the
findings made in Section 1 of this Resolution, and
within five (5) working days of the project approval,
file a Notice with the Riverside County Clerk for
posting.
2. Approve General Plan Amendment No. 21-001,
updating General Plan Chapter 11 (Housing Element)
in compliance with State mandated requirements for
the 2021-2029 housing element cycle.
PASSED, APPROVED AND ADOPTED this 25th day of
January, 2022, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT
__________
__________
__________
__
Malcolm
Lilienthal,
Mayor
13.C
City Council Resolution
GENERAL PLAN AMENDMENT NO. 21-001
2021-2029 Housing Element Update
ATTEST: APPROVED AS TO FORM:
___________________________
_______________________________
John P. Maier, City Clerk Steven P. Graham, City
Attorney
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City of Hemet
6th Cycle Housing Element
2021‐2029
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City of Hemet – 2021‐2029 Housing Element Update ii
Hemet | 6th Cycle Housing Element Update (2021‐2029)
City of Hemet
6th Cycle Housing Element
2021‐2029
JANUARY 2022
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City of Hemet – 2021‐2029 Housing Element Update iii
Hemet | 6th Cycle Housing Element Update (2021‐2029)
Table of Contents
SECTION 1: INTRODUCTION
A. Role of the Housing Element.................................................................................................................... 1‐2 B. State Policy and Authorization................................................................................................................. 1‐2
1. Background................................................................................................................................................... 1‐2
2. State Requirements ...................................................................................................................................... 1‐2
3. Regional Housing Needs Assessment (RHNA)............................................................................................... 1‐4
4. Relationship to Other General Plan Elements............................................................................................... 1‐4
5. Public Participation (To be updated prior to adoption)................................................................................ 1‐5
6. Data Sources................................................................................................................................................. 1‐6
7. Housing Element Organization..................................................................................................................... 1‐6 SECTION 2: COMMUNITY PROFILE
A. Population Characteristics....................................................................................................................... 2‐2
1. Population Growth ....................................................................................................................................... 2‐2
2. Age Characteristics....................................................................................................................................... 2‐3
3. Racial and Ethnic Characteristics.................................................................................................................. 2‐4 B. Economic Characteristics......................................................................................................................... 2‐6
1. Employment and Wage Scale....................................................................................................................... 2‐6 C. Household Characteristics........................................................................................................................ 2‐9
1. Household Type and Size .............................................................................................................................. 2‐9
2. Household Income ...................................................................................................................................... 2‐11 D. Housing Problems...................................................................................................................................2‐14
1. Overcrowding ............................................................................................................................................. 2‐15
2. Overpayment (Cost Burden) in Relation to Income .................................................................................... 2‐16 E. Special Needs Groups.............................................................................................................................2‐17
1. Seniors........................................................................................................................................................ 2‐17
2. Persons with Physical and Developmental Disabilities............................................................................... 2‐20
3. Large Households ....................................................................................................................................... 2‐22
4. Single‐Parent Households........................................................................................................................... 2‐24
5. Farmworkers............................................................................................................................................... 2‐25
6. Extremely Low‐Income Households and Poverty Status............................................................................. 2‐26
7. Persons Experiencing Homelessness........................................................................................................... 2‐29
8. Students...................................................................................................................................................... 2‐31 F. Housing Stock Characteristics .................................................................................................................2‐32
1. Housing Growth.......................................................................................................................................... 2‐32
2. Housing Type .............................................................................................................................................. 2‐32
3. Housing Availability and Tenure................................................................................................................. 2‐33
4. Housing Age and Condition ........................................................................................................................ 2‐34
5. Housing Costs and Availability.................................................................................................................... 2‐36 SECTION 3: HOUSING RESOURCES, CONSTRAINTS, AND AFFIRMATIVELY FURTHERING FAIR HOUSING A. Nongovernmental Constraints................................................................................................................. 3‐2
1. Land Costs and Construction Costs............................................................................................................... 3‐2
2. Availability of Financing ............................................................................................................................... 3‐3
3. Economic Constraints................................................................................................................................... 3‐5 B. Governmental Constraints....................................................................................................................... 3‐5
1. Land Use Controls......................................................................................................................................... 3‐5
2. Residential Development Standards............................................................................................................. 3‐9
3. Variety of Housing Types Permitted ........................................................................................................... 3‐13
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
4. Housing for Persons with Disabilities.......................................................................................................... 3‐18
5. Planned Residential Developments ............................................................................................................ 3‐20
6. Local Ordinances......................................................................................................................................... 3‐21
7. Specific Plans.............................................................................................................................................. 3‐22
8. Development Fees ...................................................................................................................................... 3‐24
9. On‐/Off‐Site Improvements........................................................................................................................ 3‐31 C. Infrastructure Constraints.......................................................................................................................3‐34
1. Dry Utilities................................................................................................................................................. 3‐34
2. Water Supply and Wastewater Capacity.................................................................................................... 3‐35
3. Fire and Emergency Services ...................................................................................................................... 3‐37 D. Environmental Constraints .....................................................................................................................3‐37
1. Geologic and Seismic Hazards.................................................................................................................... 3‐37
2. Flooding...................................................................................................................................................... 3‐40
3. Fire Hazards................................................................................................................................................ 3‐42 E. Affirmatively Furthering Fair Housing (AFFH) ..........................................................................................3‐44
1. Needs Assessment ...................................................................................................................................... 3‐44
2. Analysis of Federal, State, and Local Data and Knowledge........................................................................ 3‐49
3. Discussion of Disproportionate Housing Needs.......................................................................................... 3‐79
4. Assessment of Contributing Factors to Fair Housing in Hemet .................................................................. 3‐99
5. Analysis of Sites Pursuant to AB 686 ........................................................................................................ 3‐100
6. Analysis of Fair Housing Priorities and Goals ........................................................................................... 3‐110 F. Housing Resources................................................................................................................................3‐110
1. Regional Housing Needs Allocation.......................................................................................................... 3‐110 G. Financial Resources .............................................................................................................................3‐114
1. Section 8 Housing Choice Vouchers.......................................................................................................... 3‐114
2. Energy Conservation................................................................................................................................. 3‐116 SECTION 4: HOUSING PLAN
Regional Housing Needs Assessment............................................................................................................... 4‐2 Housing Goals................................................................................................................................................. 4‐2 Housing Policies and Programs........................................................................................................................ 4‐3 Summary of Quantified Objectives.................................................................................................................4‐20
APPENDICES
Appendix A: Review of Past Performance………………………………………………………………………………………………………..A‐1 Appendix B: Candidate Sites Analysis………………………………………………………………………………………………………………B‐1 Appendix C: Community Outreach Summary…………………………………………………………………………………………….……..C‐1 Appendix D: Glossary of Housing Terms……………………………………………………………………….………………………………….D‐1
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Section 1
INTRODUCTION
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
Section 1: Introduction A. Role of the Housing Element
The Housing Element is a state mandated chapter of the Hemet General Plan; it identifies and analyzes the City’s housing needs and includes a detailed outline and work program of the City’s goals, policies, and quantified objectives. The Housing Element also addresses the maintenance and expansion of the housing supply to accommodate households currently living and expected to live in Hemet in the housing cycle. Through research and analysis, the Housing Element identifies available candidate housing sites and establishes the City’s official housing policies and programs to accommodate the Regional Housing Needs Assessment (RHNA) goals as determined by the Southern California Association of Governments (SCAG).
The programs and policies established within the Housing Element guide future decision‐making to achieve the City’s housing goals for the 2021‐2029 planning period.
B. State Policy and Authorization
1. Background
As a mandated chapter of the Hemet General Plan, the Housing Element must meet all requirements of existing state law. Goals, programs and policies, and quantified objectives within the Housing Element consistent with state law are implemented within a timeline to ensure the City accomplishesthe identified actions.
2. State Requirements
California State Housing Element Law (California Government Code Article 10.6) establishes the requirements for the Housing Element. State Law requires that local governments review and revise the Housing Element of their comprehensive General Plans once every eight years.
The California Legislature has adopted an overall housing goal for the State to ensure every resident has a decent home and suitable living environment. Section 65580 of the California Government Code states:
a) The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.
b) The early attainment of this goalrequires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians in all economic levels.
c) The provisions of housing affordable to low‐ and moderate‐income households requires the cooperation of all levels of the government.
d) Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic,
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Section 1: Introduction Page 1‐3
Hemet | 6th Cycle Housing Element Update (2021‐2029)
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.
Table 1‐1 summarizes the State Housing Element requirements and identifies where these requirements are addressed in this document.
Table 1‐1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code
Section
Reference in
Housing Element
Analysis of employment trends. Section 65583.a Section 2.B.1 Projection and quantification of existing and projected housing needs for all income groups.
Section 65583.a Section 3.F
Analysis and documentation of the City’s housing characteristics, including cost for housing compared to ability to pay, overcrowding, and housing condition.
Section 65583.a Section 2.D, E, F
An inventory of land suitable for residential development including vacant sites and sites having redevelopment potential.
Section 65583.a Appendix B
Analysis of existing and potential governmental constraints upon the maintenance, improvement, or development of housing for all income levels.
Section 65583.a Section 3.G
Analysis of existing and potential nongovernmental (private sector) constraints upon maintenance, improvement, or development of housing for all income levels.
Section 65583.a Section 3.A
Analysis concerning the needs of the homeless. Section 65583.a Section 2.E.7 Analysis of special housing needs: handicapped, elderly, large families, farm workers, and female‐headed households.
Section 65583.a Section 2.E
Analysis of opportunities for energy conservation with respect to residential development.
Section 65583.a Section 3.G.2
Identification of Publicly Assisted Housing Developments. Section 65583.a Section 3.E.3 Identification of Units at Risk of Conversion to Market Rate Housing. Section 65583.a Section 3.E.3 Identification of the City’s goal relative to the maintenance, improvement, and development of housing.
Section 65583.a Section 4
Analysis of quantified objectives and policies relative to the maintenance, improvement, and development of housing.
Section 65583.b Section 4
Identification of adequate sites that will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.
Section 65583.c(1) Appendix B
Identification of strategies to assist in the development of adequate housing to meet the needs of low and moderate‐income
households.
Section 65583.c(2) Section 3.F
Description of the Public Participation Program in the formulation of Housing Element Goals, Policies, and Programs.
Section 65583.d Appendix C
Description of the Regional Housing Needs Assessment (RHNA) prepared by the Southern California Association of Governments.
Section 65583.e Section 3.F.1
Analysis of Fair Housing, including Affirmatively Furthering Fair Housing. Section 8899.50 Section 3.E
Review of the effectiveness of the past Element, including the City’s accomplishments during the previous planning period.
Section 65583.f Appendix A
Source: State of California, Department of Housing and Community Development.
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
The City of Hemet’s current Housing Element was adopted on January 14, 2014 for the 5th Cycle 2014‐ 2021 planning period. The next 6th Cycle Housing Element will plan for the 2021‐2029 planning period.
Multiple amendments have been made to State Housing Element law since the adoption of the current Housing Element. These amendments change the required analysis, reporting and type of policies that must be contained in the City’s 2021‐2029 Housing Element. The contents of this Housing Element comply with these amendments to State housing law and all other Federal, State, and local requirements.
3. Regional Housing Needs Assessment (RHNA)
California’s Regional Housing Needs Assessment (RHNA) is methodology for determining future housing need, by income category, within the State and is based on growth in population, households, and employment. The statewide RHNA is determined under the administration of the California Department of Housing and Community Development (HCD). The quantified housing need is then allocated among the State’s 18 Metropolitan Planning Organizations (MPOs). In the City of Hemet’s case, this agency is the Southern California Association of Governments (SCAG).
In accordance with Section 65583 of the California Government Code, SCAG then delegates a “fair share” of housing need to its member jurisdictions. The City of Hemet’s RHNA allocation is divided amongst four income categories, which are stated on the County of Riverside’s median income for a family of four. Table 1‐2 below identifies the four income categories by which the City’s RHNA allocation is divided.
Table 1‐2: Riverside County Income Categories
Income Category Percent of Median Family Income (MFI)
Very Low Income 0‐50% MFI
Low Income 51‐80% MFI
Moderate Income 81‐120% MFI
Above Moderate Income >120% MFI
For the 2021‐2029 planning period the City of Hemet is allocated a total of 6,466 units, including:
812 units affordable to very low‐income households;
732 units affordable to low‐income households;
1,174 units affordable to moderate‐income households; and 3,748 units affordable to above moderate‐income households.
4. Relationship to Other General Plan Elements
The Housing Element is one of many Elements of the City’s General Plan. The goals, policies, actions, and programs within the Housing Element relate directly to, and are consistent with, all other elements in the City’s General Plan. The City’s Housing Element identifies programs and resources required for the preservation, improvement, and development of housing to meet the existing and projected needs of its population.
The Housing Element works in tandem with 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 the land use build‐out potential. By designating residential development, the Land Use
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
Element places an upper limit on the densities and types of housing units constructed in the City. The Land Use Element also identifies lands designated for a range of other uses, including employment creating uses, open space, and public uses. The presence and potential for jobs affects the current and future demand for housing at the various income levels in the City.
The City’s Transportation Element also affects the implementation of the Housing Element. The Transportation Element establishes policies for a balanced circulation system in the City. The Transportation Element aims to reduce the impacts of transportation on the region’s environment and provide a variety of options so individuals can choose to travel by car, bicycle, foot, or public transportation. Consequently, the Housing Element must include policies and incentives that consider the types of infrastructure essential for residential housing unitsin addition to mitigating the effects of growth in the City.
The Housing Element has been reviewed for consistency with the City’s other General Plan Chapters, and the policies and programs in this Element are consistent with the policy direction contained in other parts of the General Plan. As portions of the General Plan are amended in the future, the Housing Element will be reviewed to ensure that internal consistency is maintained.
5. Public Participation
Public participation is a vital component to the Housing Element update process. Public engagement creates opportunities for community members to provide their input and feedback, information which then directs the Housing Element’s goals, policies and programs. Section 65583 of the Government Code requires local governments to make diligent and continued efforts to achieve public participation of all economic segments of the community. Meaningful community participation ensures that a variety of stakeholders and community members are offered a platform to engage in the City’s planning process.
As part of the 6th Cycle Housing Element Update process, the City has conducted public outreach activities beginning in Spring 2020. These outreach efforts included virtual workshops, City Council and Planning Commission study sessions, and digital media. Project materials, including summaries from community workshops and public meetings, notices, and draft public review documents are available on the City’s website.
Outreach for the 6th Cycle Housing Element to the community, includes the following actions:
Housing Element Update webpage with all housing materials available in English and in Spanish, located at: http://www.hemetca.gov/1029/Housing‐Element‐Update Virtual Community Workshop #1 and the recorded presentation posted on the City’s webpage Joint City Council and Planning Commission Study Session Virtual Community Workshop #2 and the recorded presentation posted on the City’s webpage Appendix C contains a summary of all public comments regarding the Housing Element received by the City during the update process. As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council.
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
6. Data Sources
The data used for the completion of this Housing Element comesfrom a variety ofsources. These include, but are not limited to:
United States Census, 2010
American Community Survey (U.S. Census Bureau Survey Program) Regional Analysis of Impediments to Fair Housing (AI) Point‐in‐Time Homeless Census by the Regional Task Force on the Homeless, 2020 Home Mortgage Disclosure Act (HMDA) lending data
California Department of Economic Development
California Employment Development Division Occupational Wage data, 2020 Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy (CHAS), 2013‐2017
SCAG Regional Growth Forecast, Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS)
The data sourcesrepresent the best data available at the time this Housing Element Update was prepared.
The original source documents contain the assumptions and methods used to compile the data.
7. Housing Element Organization
This Housing Element represents the City of Hemet’s policy program for the 2021‐2029, 6th Housing Cycle Planning Period. The Housing Element is comprised of the following Sections:
Section 1: Introduction contains as summary of the content, organization, and statutory considerations of the Housing Element;
Section 2: Community Profile contains an analysis of the City’s population, household and employment base, and the characteristics of the housing stock;
Section 3: Housing Constraints, Resources, and Affirmatively Furthering Fair Housing examining governmental and non‐governmental constraints on production, maintenance, and affordability of housing and provides a summary of housing resources, including sites identification and funding and financial considerations;
Section 4: Policy Plan addresses the City’s identified housing needs, including housing goals, policies, and programs.
Appendices provides various appendices with supplementary background resources including:
Appendix A – Review of Past Performance of 5th Cycle Housing Element Programs Appendix B – Candidate Sites Analysis
Appendix C – Community Outreach Summary
Appendix D – Glossary of Housing Terms
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Section 2
COMMUNITY PROFILE
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
Section 2: Community Profile
The Community Profile provides an overview of the City’s housing and population conditions which are the foundation for policies and programs within with the Housing Element. The City of Hemet strives to achieve a balanced housing stock that meets the varied needs of all income segments of the community.
To understand the City’s housing needs, the nature of the existing housing stock and the housing market are comprehensively evaluated. This section of the Housing Element discusses the major components of housing needs in Hemet, including population, household, economic and housing stock characteristics.
These components are presented in a regional context nearby communities when relevant. This assessment serves as the basis for identifying the appropriate goals, policies, and programs for the City to implement during the 2021‐2029 Housing Element cycle.
A. Population Characteristics
It isimportant to understand the characteristics of a population to appropriately plan for the future needs of a community. Issues such as population growth, race, ethnicity, age, and employment trends influence the type and extent of housing needed. This also indicates the local population’s ability to afford housing.
The following section analyzesthe various population characteristics and trends that affect housing need.
1. Population Growth
Table 2‐1 provides the Southern California Association of Governments (SCAG) 2016‐2040 Regional Growth Forecast population projections through 2040. City of Hemet’s population is forecast to increase
54.4 percent through 2040. Compared to the rest of the County, Hemet’s population is forecast to grow
9.3 percent more than surrounding cities. The City’s population growth rate is forecast to be greater than adjacent cities of San Jacinto and Perris and the County of Riverside.
Table 2‐1: Population Growth (2010‐2040)
Jurisdiction
Population Percent Change
2010
Actual
2012
Projected
2020
Projected
2035
Projected
2040
Projected
2010‐2020 2020‐2040
San Jacinto 44,199 45,100 48,600 73,300 79,900 10.0% 64.4% Hemet 78,657 80,800 91,900 115,400 126,500 16.8% 37.6%
Menifee 77,519 81,600 93,800 115,900 121,100 21.0% 29.1% Perris 68,386 70,700 78,100 112,400 116,700 14.2% 49.4% Riverside
County 2,189,641 2,245,000 2,480,000 3,055,000 3,183,000 13.3% 28.3% Source: U.S. Census Bureau, 2010; SCAG 2016‐2040 RTP/SCS Final Growth Forecast by Jurisdiction Report.
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
2. Age Characteristics
Housing demand isinfluenced by unique preferences of different age groups. Interest in housing type may vary by the type of household (age, family/non‐family, etc.). Younger and middle‐aged persons mays seek homes that accommodate needs of a growing household, while older persons may look to downsize to lower maintenance homes1
. For example, seniors may favor apartments, low to moderate‐cost condominiums, and smaller or more affordable single‐family units because they tend to live on smaller or fixed incomes and have smaller families. Persons aged 35 and 65 years make up a major portion of the homebuyer market for moderate to high cost apartments and condominiums because they generally have higher incomes and larger families. As a population moves through different age cohorts, housing needs may change. Housing in a community should accommodate the changing needs throughout these different age cohorts.
In 2010, those 65 years of age or older represented the largest percentage of the population. In 2019, persons between 5 and 19 years of age represented the largest percent of the population. Figure 2‐1 shows that between 2010 and 2019 distribution of age within the total population has been relatively stable. Hemet has a large young population and a large aging population. The percentage of children and young adults under 19 has remained relatively stable, from 29.1 percent in 2010 to 29 percent in 2019.
Persons over the age of 50 have increased from 38.4 percent in 2010 to 38.6 percent in 2019.
Figure 2‐1: Age Distribution (2010‐2019)
Source: American Community Survey, 5‐Year Estimates, 2010, 2015, 2019.
Table 2‐2 shows that Hemet’s most populous age group is between 5 and 19 years and represents 22.3 percent of the population in 2019. This trend is consistent with the County and the Cities of San Jacinto, Menifee, and Perris. All jurisdictions listed in Table 2‐2, except Perris, have the lowest percentages of persons under the age of 5.
1 RCLCO Real Estate Advisors, Housing and Community Preference Survey, 2018.
Under 5 Years 5 to 19 Years 20 to 34 Years 50 to 64 Years 65 or Over 2010 8.0% 21.1% 16.7% 15.1% 23.3%
2015 6.2% 21.7% 18.1% 16.4% 22.0%
2019 6.7% 22.3% 16.9% 16.5% 22.1%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
Table 2‐2: Comparative Age Distribution (2019)
Jurisdiction Under 5 5 to 19 20 to 34 50 to 64 65 or Over San Jacinto 9% 24.8% 20.5% 14.2% 12.4%
Hemet 6.7% 22.3% 16.9% 16.5% 22.1%
Menifee 6.9% 21.1% 17.6% 15.7% 20%
Perris 9.9% 31.8% 22.2% 9.6% 4.5%
Riverside County 7.7% 24.5% 19.9% 15.3% 11.6%
Source: American Community Survey, 5‐Year Estimates, 2019.
3. Racial and Ethnic Characteristics
Equal opportunity for housing is an important component in the provision of housing units within jurisdictions. Racial and ethnic characteristics assist in identifying potential housing needs across racial and ethnic groups within Hemet. The Housing Element contains a further discussion of race and ethnicity in the Fair Housing analysis within Section 3.
Figure 2‐2 illustrates the racial and ethnic composition of the City of Hemet. Hemet’s 2019 population consists of 40.7 percent identifying as White, followed by 8.3 percent of individuals identifying as Some Other Race. Compared to Riverside County, Hemet has larger percentages of White and Black or African American populations. Those who identify as American Indian/Alaska Native and Native Hawaiian/Other Pacific Islander represent the smallest racial groups in Hemet and Riverside County. Hemet’s American Indian/Alaska Native population is approximately .5 percent greater than Riverside County’s.
Persons of all racesidentifying as Hispanic or Latino is shown in Figure 2‐2. The City of Hemet has a slightly lower population of individuals identifying as Hispanic or Latino (45.8 percent compared to Riverside County (48.9 percent).
Figure 2‐2: Racial and Ethnic Distribution (2019)
*Of any Race
Source: American Community Survey, 5‐Year Estimates, 2019.
White
Alone
Black or
African
American
American
Indian and
Alaska
Native
Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
Other Race
Two or
More Races
Hispanic or
Latino*
Hemet 40.7% 8.0% 1.3% 3.0% 0.4% 8.3% 4.6% 45.8%
Riverside Co. 35.3% 6.5% 0.8% 6.5% 0.3% 21.5% 4.4% 48.9%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
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Section 2: Hemet Community Profile Page 2‐5
Hemet | 6th Cycle Housing Element Update (2021‐2029)
Table 2‐3 showsthat in 2019 the majority of residentsin Hemet and surrounding citiesidentified as White, apart from City of Perris. The City of Hemet has the highest White population of the surrounding cities and the County. The Asian and Some Other Race populations in Hemet have the lowest percentages when compared to the neighboring cities and the rest of Riverside County.
Table 2‐3: Racial and Ethnic Distribution
Jurisdiction White
Black or
African
American
American
Indian
and
Alaska
Native
Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or Latino
San Jacinto 70.1% 7.6% 2.1% 3.4% 0.1% 12.1% 4.7% 55.1%
Hemet 74.5% 8.0% 1.3% 3.0% 0.4% 8.3% 4.6% 45.8%
Menifee 63.5% 6.0% 0.7% 5.7% 0.7% 17.8% 5.7% 37.2%
Perris 31.6% 10.0% 0.4% 3.9% 0.1% 51.4% 2.6% 76.8%
Riverside
County
59.9% 6.5% 0.8% 6.5% 0.3% 21.5% 4.4% 48.9%
Source: Source: American Community Survey, 5‐Year Estimates, 2019.
An important component of analyzing race and ethnicity is identifying how demographics within Hemet have changed over time. Figure 2‐3 illustrates changes between 2010 and 2019. The Hemet population that identifies as White and Some Other Race have both experienced the greatest fluctuations between 2010 and 2019. In 2015, the White population decreased by 6.6 percent, while those who identify as Some Other Race increased by 3 percent. The Black or African American population has been steadily increasing (a 1.8 percent total increase), while the American Indian/Alaska Native population has decreased from
1.9 percent to 0.7.
Figure 2‐3: Race and Ethnicity in Hemet (2010‐2019)
Source: American Community Survey, 5‐Year Estimates, 2010, 2015, 2019 White Black
American
Indian and
Alaska
Native
Asian
Native
Hawaiian or
Other Pacific
Islander
Some Other
Race
Two or More
Races
Hispanic or
Latino
2010 71.9% 4.2% 1.9% 2.7% 0.6% 14.8% 4.0% 36.3%
2015 71.9% 8.0% 1.0% 3.1% 0.2% 11.0% 4.7% 39.5%
2019 63.5% 6.0% 0.7% 5.7% 0.7% 17.8% 5.7% 42.8%
0%
10%
20%
30%
40%
50%
60%
70%
80%
13.C
Section 2: Hemet Community Profile Page 2‐6
Hemet | 6th Cycle Housing Element Update (2021‐2029)
Demographic characteristics of Hemet may affect different housing needs, choices, and desires. Housing needs may vary between ethnic or racial groups due to different cultural norms or preferences. For example, a particular culture may choose to live in a household with multiple generations (grandchildren, parents, grandparents), requiring larger housing units.
B. Economic Characteristics
Income and economic characteristics vary throughout Hemet and generate demand for housing units and housing types. Housing need at different income levels highlights the importance of developing and maintaining a diverse housing stock. In addition, as employment in the City increases, housing demand typically rises as well. This may result in a need for additional housing units.
1. Employment and Wage Scale
Employment characteristics within a city can directly affect housing need and trends. Employment and income affect the ability of the population to purchase housing and may influence the types of housing they are able to purchase. Table 2‐4 summarizes projected employment growth for Hemet and its surrounding cities along with Riverside County from 2012 to 2040. The data is projection data from SCAG’s 2016‐2040 Final Growth Forecast. The Growth Forecast considers past and recent trends, regional growth policies, and reasonable key technical assumptions to project population, household, and employment figures for the region. According to SCAG, the figures are calculated using a regional share of the national population and employment forecasts. Additionally, the forecasts account for births, people moving into the region, deaths, the number of people leaving the region, as well as patterns of migration.
Hemet is estimated to experience an employment growth rate of 116.7 percent (24,500 new employed Hemet residents) between 2012 and 2040. Hemet’s employment growth rate is about 26 percent more than the County but is lower than projected growth in San Jacinto and Menifee. Job growth is an opportunity for cities to add housing options for the current and future workforce.
Table 2‐4: Employment Growth (2012‐2040)
Jurisdiction 2012 2020 2035 2040
% Change
2012‐2020
% Change
2020‐2040
Numeric
Change
2012‐2040
San Jacinto 5,900 8,800 15,300 17,800 49.2% 102.3% 11,900 Hemet 21,000 27,200 39,500 45,500 29.5% 67.3% 24,500
Menifee 10,300 16,300 22,600 23,500 58.3% 44.2% 13,200
Perris 15,100 23,000 31,200 32,200 52.3% 40.0% 17,100
Riverside
County 617,000 849,000 1,112,000 1,175,000 37.6% 38.4% 558,000 Source: SCAG 2016‐2040 TRP/SCS Final Growth Forecast by Jurisdiction Report.
Based on the American Community Survey (ACS) 5‐Year Estimates, the number of employed people in Hemet is estimated to have reached 58,114 in 2010. This value surpasses that projected by the SCAG 2016‐2040 Final Growth Forecast for 2040 by approximately 12,600.
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Section 2: Hemet Community Profile Page 2‐7
Hemet | 6th Cycle Housing Element Update (2021‐2029)
Analyzing trends in employment by industry helps to understand income wages and housing needs. Table 2‐5 shows 2019 ACS employment data for Hemet by sector. Employment may include jobs within the City and outside City limits. The industry with the highest percentage of employment in Hemet in 2019 was the Education Services, Health Care, and Social Assistance industry at 21.1 percent. The Retail Trade and Arts, entertainment, and recreation, and accommodation and food services industries also employed relatively high percentages at just under 16 and 12 percent, respectively.
Table 2‐5: Employment by Sector (2019)
Industry People Employed Percent of City
Employed (1)
Agriculture, forestry, fishing and hunting, and mining 329 1.2% Construction 2,666 9.9%
Manufacturing 1,895 7.1%
Wholesale trade 641 2.4%
Retail trade 4,222 15.7%
Transportation and warehousing, and utilities 1,980 7.4% Information 415 1.5%
Finance and insurance, and real estate and rental and leasing 792 2.9% Professional, scientific, and management, and administrative and waste management services 2,234 8.3%
Educational services, and health care and social assistance 5,667 21.1% Arts, entertainment, and recreation, and accommodation and food services 3,184 11.9%
Other services, except public administration 1,434 5.3% Public administration 1,391 5.2%
1. Population 16 Years and Over
Source: American Community Survey, 5‐Year Estimates, 2019.
Analyzing unemployment rate provides insight into current and future housing affordability and needs.
According to 2019 ACS survey data, Hemet has the largest unemployment rate compared to neighboring cities and Riverside County. This reflects approximately 3.7 percent more than the City of San Jacinto, and about 5.5 percent more than neighboring cities and Riverside County. The City of Menifee has the lowest unemployment rate listed in Table 2‐6.
Table 2‐6: Unemployment Rates (2019)
Jurisdiction Total Unemployment Rate
San Jacinto 9.2%
Hemet 12.9%
Menifee 7.3%
Perris 7.4%
Riverside County 7.5%
Source: American Community Survey, 5‐Year Estimates, 2019.
Based on the data summarized in Table 2‐6, approximately 13 percent of Hemet’s population was without work in 2019 and therefore may require more affordable housing options. For those that are employed, income level can further identify housing types and needs.
13.C
Section 2: Hemet Community Profile Page 2‐8
Hemet | 6th Cycle Housing Element Update (2021‐2029)
According to SCAG’s approved Regional Housing Needs Assessment (RHNA) Methodology, housing needs by income are broken down into four income levels:
• Very Low Income (50 percent or less of the County’s median income) • Low Income (50‐80 percent of the County’s median income) • Moderate Income (80‐120 percent of the County’s median income) • Above Moderate Income (120 and above of the County’s median income) Riverside County’s median income for 2019 was $67,005, according to ACS data. Table 2‐7 shows the occupations that fall below 50 percent of this amount are Sales and Related Occupations; Building and Grounds Cleaning and Maintenance Occupations; Personal Care and Service Occupations; Healthcare Support Occupations; Food Preparation and Serving Related Occupations; Farming, Fishing, and Forestry Occupations. Most occupations in Riverside County have an average income that is either low or very low.
If this trend is applied to Hemet, it should be anticipated that affordable housing stock is needed to accommodate potential income levels.
Table 2‐7: Mean Salary by Occupation in Riverside and San Bernardino Counties Occupation Annual Salary
Occupational Therapists $107,906
Management Occupations $102,108
Healthcare Practitioners and Technical Occupations $90,725 Legal Occupations $89,959
Architecture and Engineering Occupations $83,432
Computer and Mathematical Occupations $81,267
Life, Physical, and Social Science Occupations $79,591
Occupational Therapy Assistants $75,318
Business and Financial Operations Occupations $65,506
Education, Training, and Library Occupations $60,899
Construction and Extraction Occupations $53,568
Community and Social Service Occupations $52,768
Installation, Maintenance, and Repair Occupations $48,199 Arts, Design, Entertainment, Sports, and Media Occupations $47,732 Protective Service Occupations $40,955
Office and Administrative Support Occupations $39,925
Transportation and Material Moving Occupations $34,343
Production Occupations $33,876
Sales and Related Occupations $31,490
Building and Grounds Cleaning and Maintenance Occupations $31,170 Personal Care and Service Occupations $29,007
Healthcare Support Occupations $27,256
Food Preparation and Serving Related Occupations $26,596 Farming, Fishing, and Forestry Occupations $25,723
Source: California Employment Development Division, Occupational Wage Data, 2018‐2028
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Section 2: Hemet Community Profile Page 2‐9
Hemet | 6th Cycle Housing Element Update (2021‐2029)
C. Household Characteristics
This section analyzes household trends for Hemet and provides useful information for planning the future housing needs of the City. A household consists of a house and its occupants. This could include single occupants, families, or unrelated people sharing a housing unit. Financial housing statistics such as income, affordability, and special needs groups are commonly measured at the household level. Special needs groups may include large families, single parent households, or low and extremely low‐income households. These groups often present unique housing conditions and are analyzed to inform policies within Section 4: Housing Plan.
1. Household Type and Size
Table 2‐8 and Figure 2‐4 display ACS data from 2019 on household characteristics for Hemet and neighboring cities. The ACS reported a total of 28,893 households in Hemet as of 2019. Of these households, just under half are married‐couple family households (45 percent) and 35 percent are non‐ family households. Non‐family households include persons living alone and persons living with roommates. Female headed households without a spouse present also represent just under 15 percent of the Hemet households.
In comparison to nearby cities, the City of Hemet has the lowest percent of married‐couple family households (45 percent). Riverside County has an estimated 53.8 percent married‐couple family households. In contrast, Hemet has the largest percentage of non‐family households at 35 percent. This is approximately 8 percent more than Riverside County and 13 percent more than San Jacinto which has the lowest at 21.9 percent.
Table 2‐8: Household Characteristics
Jurisdiction
Married‐
Couple
Family HH
% of Total
HH
Female
HH, No
Spouse
Present
% of Total
HH
Non‐
Family HH
% of Total
HH
Total
Households
San Jacinto 6,594 51.4% 2,458 19.1% 2,812 21.9% 12,841
Hemet 12,989 45% 4,093 14.2% 10,126 35% 28,893
Menifee 16,563 57% 3,325 11.4% 7,794 26.8% 29,080
Perris 9,939 58% 3,292 19.2% 2,294 13.4% 17,142
Riverside
County 389,892 53.8% 94,380 13% 197,808 27.3% 724,893
Source: American Community Survey, 5‐Year Estimates, 2019.
13.C
Section 2: Hemet Community Profile Page 2‐10
Hemet | 6th Cycle Housing Element Update (2021‐2029)
Figure 2‐4: Hemet Household Characteristics
Source: American Community Survey, 5‐Year Estimates, 2019.
Table 2‐9 summarizes household changes from 2010 through 2019. Non‐family households experienced the greatest decrease (9.6 percent). Married‐couple family households and female households with no spouse present both experienced a decrease under 3 percent. In total, ACS estimates show a decrease of
3.3 percent for all occupied housing units between 2010 and 2019.
Table 2‐9: Changes in Household Types
Household Type 2010 Percent 2015 Percent 2019 Percent
Percent
Change
2010‐2019
Married‐Couple
Family Households 13,366 44.8% 12,293 41.1% 12,989 45% ‐2.9% Female Households,
No Spouse Present 4,177 14% 4,845 16.2% 4,093 14.2% ‐2.1% Non‐Family
Households 11,098 37.2% 10,947 36.6% 10,126 35% ‐9.6%
Householders 65
Years and Older 11,814 39.6% 11,306 37.8% 11,434 39.5% ‐3.3% Total Occupied
Housing Units 29,834 ‐‐ 29,909 ‐‐ 28,893 ‐‐ ‐3.3% Source: American Community Survey, 5‐Year Estimates, 2010, 2015, 2019.
The SCAG Final Growth Forecast provides estimated household figures between 2012 and 2040, as shown in Table 2‐10. The City of Hemet is forecasted to have a household growth about 20 percent over that of the County, but less than the growth anticipated for the Cities of San Jacinto and Perris. Menifee households are estimated to increase the least at 69.4 percent, which is approximately 3 percent lessthan Hemet households.
Married‐Couple
Households
Female Households, No
Spouse Present Non‐Family Households Householders Age 65 orAbove Hemet 45% 14.2% 35% 39.5%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
13.C
Section 2: Hemet Community Profile Page 2‐11
Hemet | 6th Cycle Housing Element Update (2021‐2029)
Table 2‐10: Household Growth Forecast by Jurisdiction (2012‐2040) Jurisdiction 2012 2020 2035 2040
Percent Change
2012‐2040
San Jacinto 13,200 16,000 25,300 27,600 109.1%
Hemet 30,300 35,600 46,800 52,200 72.3%
Menifee 28,400 35,200 46,100 48,100 69.4%
Perris 16,600 21,800 31,500 32,700 97.0%
Riverside County 694,000 802,000 1,009,000 1,055,000 52.0% Source: Final 2016‐2040 RTP/SCS Growth Forecast Report.
Table 2‐11 displays average household size for Hemet compared to nearby cities. Hemet has an average household size of 2.9 in 2019, almost 1 person per household less than San Jacinto. Hemet’s average household size is the smallest of the neighboring cities. Perris has the highest average household size at
4.49 persons per household. More persons per household require larger housing units, additionally, there are affordability and overcrowding factors to consider for larger households.
Table 2‐11: Average Household Size by Jurisdiction
Jurisdiction Average Persons per
Household
San Jacinto 3.72
Hemet 2.9
Menifee 3.1
Perris 4.49
Riverside County 3.28
Source: American Community Survey, 5‐Year Estimates, 2019.
2. Household Income
Household income is directly connected to affordability. The ability to afford a higher priced housing unit typically increases as household income increases. This may include increased accessto a largersized unit and/or the ability to move from a rental to an ownership opportunity. However, lower income households are more likely to utilize a disproportionate amount of their income toward housing costs. This may result in incidences of overcrowding and substandard living conditions.
The California State Department of Housing and Community Development (HCD) has identified the following income categories based on the Median Family Income (MFI) of Riverside County:
Very Low‐Income: households earning between 0 and 50 percent of the MFI Low‐Income: households earning between 51 percent and 80 percent of the MFI Moderate Income: households earning between 81 percent and 120 percent of the MFI Above Moderate Income: households earning over 120 percent of the MFI State law also defines extremely low‐income as households earning 30 percent or less of the MFI and are considered a subset of the very low‐income category. Combined, the extremely low, very low, and low‐ income groups are referred to as lower income.
13.C
Section 2: Hemet Community Profile Page 2‐12
Hemet | 6th Cycle Housing Element Update (2021‐2029)
Hemet’s household income characteristics directly inform the housing typesthat would be most beneficial to the City’s population. Income characteristics assist in determining to what degree affordable housing is required to meet the needs of a population. Further, above average income levels allow for the occupancy of larger housing units. Table 2‐12 shows the lower income categories represent 58.4 percent of households in Hemet and moderate to above moderate‐income category represents 41.6 percent.
Table 2‐12: Households by Income Category in Hemet
Income Category
(Percent of County MFI) Households Percent
Extremely Low (30% MFI or less) 5,435 18.3%
Very Low (30% to 50% MFI) 5,265 17.7%
Low (50% to 80% MFI) 6,645 22.4%
Moderate or Above (Over 80% MFI) 12,375 41.6%
Total 29,725 100%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013‐ 2017 ( Report Released by HUD on August 25, 2020).
The median household income in Hemet is shown to be $27,276 below Riverside County’s median household income of $67,005. Hemet’s median household income is shown to be $39,726, making it the lowest compared to its surrounding cities listed. Figure 2‐5 illustrates this difference with comparisons to surrounding cities and Riverside County’s income median. Therefore, a significant number of households in Hemet have a lower income and, depending on housing prices in the City, may not be able to afford housing within the immediate area.
Figure 2‐5: Median Household Income by City (2019)
Source: American Community Survey, 5‐Year Estimates, 2019. $52,009
$39,726
$70,224 $63,829
$67,005
$‐
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
San Jacinto Hemet Menifee Perris
13.C
Section 2: Hemet Community Profile Page 2‐13
Hemet | 6th Cycle Housing Element Update (2021‐2029)
Table 2‐13 below shows that the median household income in Hemet is approximately 40.71 percent lower than the regional median. Hemet has the lowest median income in the area, followed by San Jacinto. The city of Menifee has a median income above Riverside County’s median income with Perris falling just short of the County’s average at $63,829. Figure 2‐6 illustrates that that about 13 percent of Hemet residents earn an annual income over $100,000, and 5 percent earn over $150,000. On the other hand, 44 percent earn below $35,000 and less than the City’s median household income.
Table 2‐13: Median Household Income
Jurisdiction Median Income Percent Above/Below
Regional Median
San Jacinto $52,009 ‐22.38%
Hemet $39,726 ‐40.71%
Menifee $70,224 4.80%
Perris $63,829 ‐4.74%
Riverside County $67,005 ‐‐
Source: American Community Survey, 5‐Year Estimates, 2019.
Figure 2‐6: Hemet Income Breakdown by Category
Source: American Community Survey, 5‐Year Estimates, 2019.
Less than $25,000
31%
$25,000 to $34,999
13%
$35,000 to $49,999
17%
$50,000 to $74,999
17%
$75,000 to $99,999
9%
$100,000 to
$149,999
8%
$150,000 or more
5%
13.C
Section 2: Hemet Community Profile Page 2‐14
Hemet | 6th Cycle Housing Element Update (2021‐2029)
D. Housing Problems
The Comprehensive Housing Affordability Strategy (CHAS) developed by the U.S. Department of Housing and Urban Development (HUD) provides detailed information on housing needs by income level for different types of households in Hemet. The most recent available CHAS data for Hemet was published in August 2020 and was based on 2013‐2017 ACS data (Table 2‐14). Housing problems considered by CHAS includes:
The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%. The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 50%. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.
Table 2‐14 shows that a greater percentage of renters’ experience housing problems than homeowners.
Approximately 63.9 percent of renters in Hemet have at least 1 of 4 housing problems and about 43.4 percent have at least 1 of 4 severe housing problems. Conversely, 34.7 percent of homeowner households have a housing problem and about 17 percent have at least 1 severe housing problem. In total, a little over half of households in Hemet live with at least 1 housing problem and 28.2 percent live with at least 1 severe housing problem.
Table 2‐14: Housing Assistance Needs of Lower Income Households Housing Problem
Overview** Owner Percent of Owner HH Renter Percent of Renter HH Total Percent of Total HH Household has at least 1 of
4 Housing Problems 5,940 34.7% 8,055 63.9% 13,995 47.1% Household has none of 4
Housing Problems 10,865 63.5% 4,360 34.6% 15,225 51.2%
Cost Burden not available,
no other problems 305 1.8% 195 1.5% 500 1.7%
Total 17,110 100% 12,610 100% 29,720 100%
Severe Housing Problem
Overview*** Owner Percent of Total HH Renter Percent of Total HH Total Percent of Total HH Household has at least 1 of
4 Severe Housing Problems 2,920 17.1% 5,475 43.4% 8,395 28.2% Household has none of 4
Severe Housing Problems 13,885 81.2% 6,945 55.1% 20,830 70.1% Cost Burden not available,
no other problems 305 1.8% 195 1.5% 500 1.7%
Total 17,110 100% 12,615 100% 29,725 100%
* Percent of total households
** The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
*** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013‐2017.
13.C
Section 2: Hemet Community Profile Page 2‐15
Hemet | 6th Cycle Housing Element Update (2021‐2029)
1. Overcrowding
Overcrowded households include more than one occupant per room (excluding bathrooms, kitchens, hallways, and porches). Severely overcrowded households have more than 1.5 persons per room. A number of factors may cause overcrowding, including a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size.
Overcrowding in households can lead to neighborhood deterioration. This is due to the intensive use of individual housing units and may result in excessive wear and tear and the potential cumulative overburdening of community infrastructure and service capacity. Overcrowding in neighborhoods can lead to an overall decline in social cohesion and environmental quality. Such decline may spread geographically and impact the quality of life, the economic value of property, and the vitality of commerce within a city. The combination of lower incomes and high housing costs may result in households living in overcrowded housing conditions.
Table 2‐15 shows that renters are more disproportionately impacted by overcrowding than owner occupied households. Three percent of households are renter occupied and severely overcrowded, while approximately one percent are owner occupied and severely overcrowded. In total, about 13 percent of Hemet households are overcrowded with renters representing 9.1 percent of that amount.
Table 2‐15: Overcrowding by Tenure, Hemet
Tenure
Overcrowded Units
(1.0 to 1.5 persons/room)
Severely Overcrowded
Units (>1.51 persons/room)
Total Overcrowded
Occupied Units
Count Percent (1) Count Percent (1) Count Percent (1)
Owner Occupied 416 2.5% 188 1.1% 604 3.6%
Renter Occupied 775 6.5% 317 2.6% 1,092 9.1%
Total 1,191 8.9% 505 3.8% 1,696 12.7%
1. Percent of total occupied housing units.
Source: American Community Survey, 5‐Year Estimates, 2019.
When compared to neighboring cities and to the County, the City of Hemet has the second greatest total percentage of overcrowded units at 12.7 percent, as shown in Table 2‐16. Hemet also has the highest rate of overcrowding than its neighboring cities and the County for renter occupied households at 9.1 percent.
It is second for owner occupied households at 3.6 percent.
Table 2‐16: Overcrowded Housing Units by Tenure
Jurisdiction
Owner Occupied
Overcrowded Units
(>1.0 persons/room)
Renter Occupied
Overcrowded Units
(>1.0 persons/room)
Total Overcrowded Units
Count Percent1 Count Percent1 Count Percent1
San Jacinto 219 1.7% 602 4.7% 821 6.4%
Hemet 604 3.6% 1,092 9.1% 1,696 12.7%
Menifee 525 1.8% 405 1.4% 930 3.2%
Perris 1381 8.1% 1510 8.8% 2,891 16.9%
Riverside County 20896 2.9% 29428 4.1% 50,324 6.9%
1. Percent of total overcrowded units.
Source: American Community Survey, 5‐Year Estimates, 2019.
13.C
Section 2: Hemet Community Profile Page 2‐16
Hemet | 6th Cycle Housing Element Update (2021‐2029)
2. Overpayment (Cost Burden) in Relation to Income
State and federal standards indicate that a household paying more than 30 percent of its income for housing is overpaying. Severe overpayment is when greater than 50 percent of total income is allocated to housing costs. Overpayment for housing can cause an imbalance on the remainder of a household’s budget. Overpayment (also referred to as cost burden) provides an indicator of the ability to sustain a household budget in consideration of other factors beyond housing costs (utilities, food, maintenance, etc.). Whenever households pay an excessive amount of their income on costs directly related to housing, it decreases the amount of income available for other needs. This indicator is an important measurement of local housing market conditions as it reflects the affordability of housing in the community. Federal and state agencies utilize overpayment indicators to determine the amount of funding allocated to a community to assist with housing opportunities.
Table 2‐17 below summarizes Hemet’s householdsin context of overpayment and household income. The majority of homeowners with a cost burden greater than 30 percent are those who have a household income between 50 and 80 percent of the HUD Median Family Income (MFI). Of owner households with a cost burden over 50 percent, most have earned below 30 percent of the MFI which would categorize those households and extremely low‐income. As Table 2‐17 shows, renters have higher percentages of overpayment than owners. About 9.5 percent of renter households who earn below 30 percent of the MFI experience a cost burden over 30 percent; 9 percent of those households experience a cost burden over 50 percent. Low incomeLow‐income renters in Hemet experience cost burdens at greater rates than homeowners in the City. Extremely low‐income households are households that earn lessthan 30 percent of the MFI. Extremely low‐income families experience the highest average cost burdens of all income categories. Both owner and renter extremely low‐income households are the most cost burdened.
Extremely low‐income households are households that earn less than 30 percent of the MFI. Extremely low‐income families experience the highest average cost burdens of all income categories. Both owner and renter extremely low‐income households are the most cost burdened.
Table 2‐17: Summary of Housing Overpayment
Income by Cost
Burden
Homeowners Renters
Cost
Burden
> 30%
Percent
(1)
Cost
Burden
> 50%
Percent
(1)
Cost
Burden
> 30%
Percent
(1)
Cost
Burden >
50%
Percent
(1)
Household Income
less‐than or = 30% 1,460 4.9% 1,225 4.1% 2,810 9.5% 2,690 9.0% Household Income
>30% to less‐than
or = 50% MFI (2)
1,390 4.7% 690 2.3% 2,450 8.2% 1,340 4.5%
Household Income
>50% to less‐than
or = 80% MFI (2)
1,535 5.2% 400 1.3% 1,705 5.7% 340 1.1%
Household Income
>80% to less‐than
or = 100% MFI (2)
625 2.1% 15 0.1% 475 1.6% 45 0.2%
Household Income
>100% MFI (2) 465 1.6% 15 0.1% 170 0.6% 20 0.1%
Total 5,475 18.4% 2,345 7.9% 7,610 25.6% 4,435 14.9%
1. Percent of total households in Hemet
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2. MFI refers to the HUD Area Median Family Income – this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. MFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013‐2017.
E. Special Needs Groups
Special needs groups may encounter added difficulty in procuring adequate and affordable housing due to natural circumstances. Special needs populations include seniors, persons with disabilities, large households, single parent households, students, and farm workers. Special needs groups may have lower incomes or may be experiencing homelessness.
Table 2‐18: Special Needs Groups
Special Needs Groups Count Percent of Total
Households
Percent of
Population
Total Senior Population 18,690 ‐‐ 22.1%
Senior Headed Households (1) 11,434 39.6% ‐‐
Seniors Living Alone (2) 5,454 18.9% ‐‐
Persons with Disabilities 17,226 ‐‐ 20.5%
Persons with Developmental
Disabilities (3) 42,906 ‐‐ ‐‐
Large Households 2,208 13.8% ‐‐
Single‐Parent Households 5,779 20% ‐‐
Single‐Parent, Female Headed
Households with Children (under 18
years)
4,093 14.2% ‐‐
People Living in Poverty 17,698 ‐‐ 21.2%
Farmworkers (4) 329 ‐‐ 0.3%
Migrant Farmworkers 1,684 ‐‐ ‐‐
Seasonal Farmworkers 1,132 ‐‐ ‐‐
Permanent Farmworkers 2,374 ‐‐ ‐‐
Unpaid Workers 2,058 ‐‐ ‐‐
Persons Experiencing Homelessness 93 ‐‐ ‐‐
1. Seniors age 60 or older.
2. Seniors age 65 or older.
3. Total persons who received service from the Inland Regional Center for FY 2019‐2020.
4. Agriculture, forestry, fishing and hunting, and mining industry. Farmworker data is taken of the population 16 years and over. Data taken at the County level and provided by USDA Statistics Services.
5. Total results from The County of Riverside Department of Public Social Services, 2020 County of Riverside Partnership Point in Time Count Report 2020.
Source: American Community Survey, 5‐Year Estimates, 2019; Inland Regional Center Total Annual Expenditures and Authorized Services Report, 2019‐2020; United States Department of Agriculture, National Agriculture Statistics – Hired Farm Labor, 2017; The County of Riverside Department of Public Social Services, 2020 County of Riverside Partnership Point in Time Count Report 2020.
1. Seniors
Individuals 65 years old or older are commonly referred to as seniors. Seniors may have limited incomed tied to retirement payments and high healthcare costs. Due in part to their age, seniors are also more susceptible to mobility issues and self‐care limitations. Specific housing needs of the senior population
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includes affordable housing, supportive housing (such as intermediate care facilities), group homes, and other housing that includes a planned service component. Table 2‐19 summarizes the senior population of Hemet, and neighboring cities and the County are included for reference. Hemet has the highest senior populations at 21.1 percent, approximately 8 percent more than the average of Riverside County. In the area, Perris has the lowest senior population with 15.9 percent less than Hemet.
Table 2‐19: Persons Age 65 and Over
Jurisdiction Population Count Percent of Population
San Jacinto 5,466 11.4%
Hemet 18,690 22.1%
Menifee 16,311 18.1%
Perris 4,796 6.2%
Riverside County 340,575 14.1%
Source: American Community Survey, 5‐Year Estimates, 2019.
Table 2‐20 illustrates the tenure of senior households in the City of Hemet. The majority of senior households are owner occupied with 71.8 percent of all senior households.
Table 2‐20: Senior Households by Tenure
Tenure Senior Households Percent of Total Senior
Households
Owner Occupied 8212 71.8%
Renter Occupied 3222 28.2%
Total 11434 100.0%
Source: American Community Survey, 5‐Year Estimates, 2019.
Federal housing data defines the household types as ‘elderly family’ if it consists of two persons with either or both age 62 or over. Table 2‐21 summarizes the income and tenure of elderly households in Hemet. Of elderly family households in Hemet, 19 percent earn less than 30 percent of the surrounding area income, 40 percent earn less than 50 percent of the surrounding area.
Table 2‐21: Elderly Households by Income and Tenure
Income Category Owner Renter Total Percent of Total
Elderly Households
Extremely Low
(30% MFI or less) 1,130 1,165 2,295 19.0%
Very Low (30% to
50% MFI) 1,620 915 2,535 21.0%
Low (50% to 80%
MFI) 2,340 705 3,045 25.2%
Moderate (80% to
100% MFI) 1,075 285 1,360 11.3%
Above Moderate
(100% MFI or
more)
2,415 430 2,845 23.6%
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Table 2‐21: Elderly Households by Income and Tenure
Income Category Owner Renter Total Percent of Total
Elderly Households
Total 8,580 3,500 12,080 100.0%
Source: HUD CHAS, 2012‐2016, (Reported by the Southern California Association of Governments Pre‐Certified Local Housing Data for 2021).
The senior population benefits from affordable housing as they often have fixed incomes that may not allow for the financial flexibility necessary to acquire suitable housing. Seniors may also face various disabilities. Smaller, more affordable housing units allow for a greater accommodation of senior lifestyles.
Key Challenges and Resources to Address Senior Housing Needs Seniors in Hemet generally have exhibited the following unique challenges to housing:
Having limited and fixed incomes
Disproportionately higher healthcare costs, adding monthly living costs Require customized housing features due to mobility and selfcare limitations Transit dependency
Limited in‐home support, due to living alone
To addressthese challenges, the City must consider a variety ofsolution to addressthe above issues, these may include:
More affordable housing option for Seniors
Supportive City programs to help sustain decent, safe, and affordable housing for dependent seniors
Housing with included supportive services
Group home option for persons with self‐care limitations Resources currently available at the City include services and programs offered by the Riverside County Office of Aging. The Riverside County Office of Aging offers the following resources:
Meals for seniors offered at resource centers throughout the County as well as meal delivery for eligible homebound seniors.
Support services for seniors and their family caretakers including service consultation, home‐ maker assistance, peer support, and help with transportation, rent, and respite care. Group physical activities and classes for improved safety and healthy lifestyle choices. Emergency utility assistance and transportation and resource linkage.
Section 3.E.3 of this Housing Element includes an analysis of deed‐restricted affordable housing units and affordable units at‐risk of converting to market‐rate. The City of Hemet currently has two affordable housing projects for senior residents. The Oasis Senior includes 64 deed‐restricted affordable housing units reserve3d for low‐income senior through 2050. The Sahara Senior includes 74 deed‐restricted affordable housing units for seniors through 2048.
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To address the unique needs of senior residents living in the City, the following 5 programs have been included in Section 4:
Program H‐1c: Accessibility for Persons with Disabilities Program H‐1d: Special Housing Needs
Program H‐1f: Housing for Extremely Low‐Income Households Program H‐4a: Provide Rehabilitation Loans and Senior repair Grants Program H‐5b: Preserve Existing Assisted Units
The City will continue providing housing resources to its senior population through community partnerships and by facilitation the development of senior housing units.
2. Persons with Physical and Developmental Disabilities Physical and developmental disabilities can hinder access to traditional housing units and may limit the ability to earn adequate income. Physical, mental, and/or developmental disabilities may deprive a person from earning income, restrict one’s mobility, or make self‐care difficult. Persons with disabilities often have special housing needsrelated to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Some residents may also have disabilities that require living in a supportive or assisted‐living setting.
Ambulatory difficulty is the most widespread disability in Hemet. Ambulatory difficulties relate to issues with walking and movement. Approximately 30 percent of Hemet’s disabled population have ambulatory difficulty. This represents 12.1 percent of the total population of Hemet. Vision Difficulty and Self‐care Difficulty were the least common as shown in Table 2‐220. Disabilities require different living conditions which inform housing needs for Hemet. Those with ambulatory difficulties may require smaller single‐ story spaces due to a lack of ability to walk long distances.
Table 2‐220: Disability Status
Disability Type Under
18 18 to 64 65 andOver Total
Percent of
Population
with a
Disability
Percent of
Total
Population (1)
Hearing Difficulty 82 1,191 3,320 4,593 13.5% 5.5%
Vision Difficulty 178 1,318 1,945 3,441 10.1% 4.1%
Cognitive Difficulty 1,081 3,183 2,076 6,340 18.6% 7.6% Ambulatory Difficulty 88 4,090 5,977 10,155 29.8% 12.1% Self‐care Difficulty 314 1,391 1,789 3,494 10.3% 4.2%
Independent Living Difficulty ‐‐ 2650 3,408 6,058 17.8% 7.2% Total (2) 1,743 13,823 18,515 34,081 100% 40.6%
1. Total noninstitutionalized population.
2. This number may double count persons having one or more disabilities.
Source: American Community Survey, 5‐Year Estimates, 2019.
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Affordable and barrier‐free housing may provide adequate housing opportunities for persons with disabilities. Rehabilitation assistance can target renters and homeowners with disabilities to modify and improve unit accessibility.
State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined by federal law, “developmental disability” means a severe, chronic disability of an individual that:
Is attributable to a mental or physical impairment or combination of mental and physical impairments;
Is manifested before the individual attains age 22;
Is likely to continue indefinitely;
Results in substantial functional limitations in three or more of the following areas of major life activity: a) self‐care; b) receptive and expressive language; c) learning; d) mobility; e) self‐ direction; f) capacity for independent living; or g) economic self‐ sufficiency; and Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.
According to the Inland Regional Center Total Annual Expenditures and Authorized Services Report for 2019 to 2020, a total of 34,122 individuals from the region with developmental disabilities received services. Of the 34,122 individuals, the majority were diagnosed with an intellectual disability (40.5 percent). The rest were diagnosed with autism (25.7 percent), Cerebral Palsy (2.5 percent), Epilepsy (1 percent), Category 5 (1.5 percent), and 28.6 percent with some other disability. Of those who received services, 22.7 percent were White, 3.4 percent were Asian, 9 percent were Black or African American, 0.2 percent were American Indian or Alaska Native, 0.1 percent were Native Hawaiian or Other Pacific Islander, and 30 percent were some other race. At 34.6 percent, over one third of those who received services identified as Hispanic or Latino. The largest age group who received services were over 22 years of age (38.3 percent), the rest were between 3 and 21 years of age (37.7 percent) and under the age of 2 (24 percent). Over 80 percent of individuals who received serviceslived at home with a parent or guardian.
According to the State of California Department of Development Services Consumer Count by California Zip Code for December 2020, a total of 1,226 individuals with a Hemet mailing address (92543, 92544, or 92545) received developmental disability services. Of the 1,226 individuals, 602 (49.1 percent) were under the age of 18 and 624 (50.9 percent) were over the age of 18. Approximately 84.3 percent of individuals who received services lived at home with a parent or guardian.
Many people with developmental disabilities can live and work independently within a conventional housing environment. Individuals with more severe developmental disabilities may require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. The first issue in supportive housing for persons with developmental disabilities is the transition from the person’s living
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situation as a child to an appropriate level of independence as an adult as developmental disabilities exist before adulthood.
There are several 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 (veterans) homes. The design of housing‐ 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 the needs of this group. Incorporating ‘barrier‐free’ design in all, new multi‐family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.
Key Challenges and Resources to Address Persons with Physical/ and Developmental Disabilities
Persons with physical and developmental disabilities in Hemet have exhibited the following unique challenges to housing:
Need for specialized housing to accommodate disabilities Higher incidence of dependent living needs
High incidence of unemployment and having fixed income Need for supportive services
To address these challenges, the City should consider a variety of solutions to address the above issues.
These may include:
Regional coordination and support for services
Prioritization of services for disabled persons
Local supportive services to supplement physical housing needs Housing regulation and or accommodation of unique housing needs Group home housing options for persons with self‐care limitations Resourcesto addressthe above needsinclude the County of Riverside’s Disability Office, Network of Care, and Department of Public Social Services. All of these County wide groups offer varioussupportive services such as information regarding federal and state programing and linkage and referralsto regional disability resources. Additionally, the City has a reasonable accommodation procedure that is intended to grant accommodations for persons with disabilities.
Section 3.E.3 of this Housing Element includes an analysis of deed‐restricted affordable housing units and affordable units at‐risk of converting to market‐rate. The City of Hemet currently has one affordable housing projects for persons with disabilities. Ability First includes 17 deed‐restricted affordable housing units for persons with disabilities through 2059.
To further address the unique needs of persons with disabilities living in the City, the following four programs have been included in Section 4:
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Program H‐1C: Accessibility for Persons with Disabilities Program H‐1d: Special Housing Needs
Program H‐4a: Provide Rehabilitation Loans and Senior Repair Grants Program H‐5b: Preserve Existing Assisted Units
3. Large Households
Large households are households of five or more individuals. Procuring resources for a large household requires a greater portion of income. This may lead households to find smaller, more affordable housing units. Such units may not be large enough to adequately contain a large household and may lead to overcrowding. It may be more challenging for renters to secure larger housing units as multi‐family rental units are typically smaller than single‐family ownership units. Many apartment complexes do not typically have 4‐ or 5‐bedroom units. As bedroom count increases, the affordability of a housing unit typically decreases.
In Hemet, large households represent about 14 percent of all households as shown in Table 2‐231. Of this amount, owners represent a higher percentage of large households at 55.6 percent. Five‐person households are more common for both owners and renters. In total, 6‐ person households represent a larger portion of large householdsthan 7‐or‐more‐person households. The provision of affordable housing may alleviate potential overcrowding burdens experienced by these households.
Table 2‐231: Large Households by Tenure
Household Size Owner Renter Total
Count Percent Count Percent Count Percent
5‐Person Household 844 21.2% 858 21.6% 1,702 5.9%
6‐Person Household 687 17.3% 520 13.1% 1,207 4.2%
7‐or‐More Person Household 677 17.0% 388 9.8% 1,065 3.7% Total 2,208 55.6% (1) 1,766 44.4% (1) 3,974 13.8% (2)
1. Percent of large households.
2. Percent of total households.
Source: American Community Survey, 5‐Year Estimates, 2019.
Key Challenges and Resources to Address Large Person Households Large person households in Hemet have exhibited the following unique challenges to housing:
Lack of affordable housing with sufficient bedroom counts Options for larger bedroom counts in rental units
Higher monthly cost burden
Affordable options for large family households
Childcare needs for working families
To address these challenges, the City must consider a variety of solutions to address the above issues.
These may include:
Permitting of large bedroom counts in ownership and rental units
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Affordable housing options for large family households Prioritization of family‐sized units in affordable housing developments Leveraging of grants and funding opportunities
Resources to address the above needs include programs that support the leveraging of LIHTC opportunities, State, Federal, and private funs focused on multiple family development. Regional resources include SCHFA funding, County of Riverside Continuum of Care, and the Housing Authority of the County of Riverside funding. The City has included Program H‐1d: Special Housing Needs, to support the development of low‐cost housing options for special needs groups, including large families, through regulatory incentives, zoning standards, housing rehabilitation, and supportive service programs.
4. Single-Parent Households
Single parent households face different challenges due to the greater need for daycare services, health care services, and other services. An issue observed for female headed households with no male present is a lower average income due to income inequalities present in workplaces. Table 2‐242 estimates that single‐parent female households with no spouse present more than double, compared to the number of single‐parent male households with no spouse present (21.8 percent and 9 percent, respectively). Both percentages are greater than in Riverside County. Compared to the County, Hemet single‐parents female households living in poverty represent a total of the population that is almost twice as much as Riverside County.
Table 2‐242: Single‐Parent Households
Jurisdictions
Single Parent‐Male,
No Spouse Present
Single Parent‐
Male Household
Living in Poverty
Single Parent‐Female,
No Spouse Present
Single Parent‐
Female Household
Living in Poverty
Count Percent1 Count Percent1 Count Percent1 Count Percent1 Hemet 1,685 9.0% 862 4.6% 4,093 21.8% 2,786 14.8%
Riverside County 42,813 8.1% 9,055 1.7% 94,380 17.9% 44,478 8.4%
1. Percent of total households.
Source: American Community Survey, 5‐Year Estimates, 2019.
Key Challenges and Resources to Address Single Parent Households Single Parent Households in Hemet have exhibited the following unique challenges to housing:
Affordable housing options
Rental and for dale housing options
Higher monthly cost burdens with single‐income families Childcare needs for working families
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To address these challenges, the City must consider a variety of solutions to address the above issues.
These may include:
Affordable housing options doe single‐income families Accessibility to childcare options
Leveraging of grants and funding opportunities
Resources to support single‐parent households are offered by the Expanded Learning Opportunities Program through the Hemet Unified School District. The program currently offers the SAFE/ZONE After School Program for children in transitional kindergarten through 8th grand and CHAMPS Recreational Enrichment program for children in transitional kindergarten through 5th grade. The Expanded Learning Opportunities Program also offers special programing during non‐school days. Additionally, the Riverside County Office of Education offers a resource and referral databased for licensed childcare throughout the County as well as subsided support for childcare services for families who meet the eligibility criteria.
The City has included Program H‐1d: Special Housing Needs, to support the development of low‐cost housing options for special needs groups, including single‐parent households, through regulatory incentives, zoning standards, housing rehabilitation, and supportive service programs.
5. Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year‐round basis. The labor force is supplemented by seasonal workers when workload increases during harvest periods. Certain farms may hire migrant workers. Migrant workers have unique housing needs as their travel may prevent them from returning to their primary residence every evening. Farm workers also have special housing needs because they earn lower incomesthan many other workers and move throughout the year from one harvest location to the next.
The United States Department of Agriculture, National Agriculture Statistics provides data on hired farm labor across the United States. The data is compiled at both a State and County level. Within Riverside County, there were a total of 11,365 hired farm workers in 2017. A total of 2,374 were considered permanent workers (working 150 days or more per year), 1,132 were considered seasonal workers (working less than 150 days per year), 1,684 were migrant workers farmworkers, and 2,058 were unpaid workers.
According to the California Employment Development Department, the average farm worker (Farming, Fishing, and Forestry Occupation) in Riverside County earned a median annual income of $25,723. This annual income would place each individual or household in the very low‐income bracket for Hemet.
Limited income may be exacerbated by farm worker’stenuous and/orseasonal employmentstatus. These employees and their households may reside in severely overcrowded dwellings, in packing buildings, or in storage sheds. Future housing in Hemet may need to consider the needs of farm workers employed in and near the City.
Key Challenges and Resources to Address Farmworker Housing Needs
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Farmworker households in Hemet have exhibited the following unique challenges to housing:
Affordable housing options
Higher incidents of cost burden for housing
Rental and for sale housing options
Similar to other special needs groups, Farmworkers needs are focused on affordability of housing and access to services that support lower monthly overall costs. To address these challenges the City must consider a variety of solution to address the above issues. There may include:
Affordable housing options for farmworkers
Leveraging grants and funding opportunities
The City has included Program H‐1g: Agricultural Employee and Farmworker Housing which will amend the City’s Municipal Code to comply with the provisions for farmworker housing set forth in the Employee Housing Act. Additionally, Section 4 includes a number of Housing Programs which promote the development of affordable housing units throughout the City which may be available to Farmworkers.
6. Extremely Low-Income Households and Poverty Status
The 2013‐2017 Comprehensive Housing Affordability Strategy (CHAS) data indicates there were approximately 10,200 very low‐income households living in Hemet. Very low‐income households are those households that earn 50 percent or less of the median family income (MFI) for Riverside County.
Extremely low‐income households (ELI) are those households which earn less than 30 percent of the MFI.
ELIs have a variety of housing needsso assisting ELI householdsisrequired in order to affirmatively further fair housing in Hemet. There are approximately 5,435 extremely low‐income households in Hemet (renters and owners). Table 2‐253 below includes data characterizing affordability and cost burden for various income groups.
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A total of 1,495 extremely low‐income households in Hemet live in owner‐occupied housing units with at least one of the four housing problems. The housing problems identified by CHAS include the following:
Units with physical defects (lacking complete kitchen or bathroom); Overcrowded conditions (housing units with more than one person per room); Housing cost burdens, including utilities, exceeding 30 percent of gross income; or Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.
Moderate income households also occupy the smallest amount of owner households with at least one of the four housing problems. For owner occupied units, households with low income levels occupy the most housing units with at least one housing problem (1,595 households). In contrast, renters earning an extremely low income have the most housing units with at least one housing problem (2,825). As the income goes up for renters, the number of housing units with a housing problem goes down.
To calculate the projected new RHNA housing needs, the City assumed 50 percent of its very low‐income regional housing need are extremely low‐income households. Calculating from the very low‐income need of 812 units, the City has an estimated need of 406of 406 housing units for extremely low‐income households.
Extremely low‐income household needs will likely be focused to rental housing and more likely to experience overpayment, overcrowding or substandard housing conditions and more likely to include transitional and supportive housing.
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Table 2‐253: Housing Problems for all Households by Tenure Income by Housing Problem
Owner
Household has at least 1
of 4 Housing Problems
Household has none of
4 Housing Problems
Cost Burden not
available, no other
Housing Problem
Less‐than or = 30% 1,495 335 305
>30% to less‐than or = 50% MFI 1,425 1180 0
>50% to less‐than or = 80% MFI 1,595 2260 0
>80% to less‐than or = 100% MFI 660 1,650 0
>100% MFI 765 5440 0
Total 5,940 10,865 305
Income by Housing Problem
Renter
Household has at least 1
of 4 Housing Problems
Household has none of
4 Housing Problems
Cost Burden not
available, no other
Housing Problem
Less‐than or = 30% 2,825 280 195
>30% to less‐than or = 50% MFI 2,450 210 0
>50% to less‐than or = 80% MFI 1,815 975 0
>80% to less‐than or = 100% MFI 620 815 0
>100% MFI 350 2075 0
Total 8,060 4,355 195
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.
Note: MFI = HUD Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. MFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013‐2017.
Despite representing only 0.4 percent of the Hemet population, the Native Hawaiian and Other Pacific Islander alone population is estimated to have one of the highest rates of poverty in Hemet in 2019 (74.8 percent). The case is the same for those identifying as American Indian and Alaska Native alone, Black or African American alone, and Some other race alone. Conversely, the White population represents three quarters of the City’s residents yet has a poverty level of 20.2 percent. The values shown in Figure 2‐7 outline potential differences in housing needs based on poverty status for different racial and ethnic groups within the City.
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Figure 2‐7: Percent of Population Living Below the Poverty Line, by Race and Ethnicity Source: American Community Survey, 5‐Year Estimates, 2019.
Housing Extremely Low IncomeLow‐Income households (those with incomes less thenthan 30% of the County Median income) are generally challenging in Hemet. t,T Extremely Low Income Housing Needs Table 2‐26XX shows that illustrates there are 5,868 persons in Hemet with incomes less than 30% of the Area Median Income. Black, Non‐Hispanic Households experience the highest rates of extremely low income, represent 32.6% of the total Extremely Low IncomeLow‐Income Population. This income category is generally distributed evenly amongst other racial/ethnic groups. Renterstend to have a higher incidents of Extremely Low Income in Hemet.
Table 2‐XX: Extremely Low Income Household Needs
# Households <30% MFI % Share <30% MFI
White, Non‐Hispanic 3,045 17.2%
Black, Non‐Hispanic 755 32.6%
Asian and Other Non‐Hispanic 333 24.6%
Hispanic 1,735 20.4%
TOTAL 5,868 20.0%
Renter Occupied 3,780 29.0%
Owner Occupied 2,090 12.7%
Source: HUYD CHAS, 2012‐2016
White
Black or
African
American
alone
American
Indian and
Alaska
Native
alone
Asian
alone
Native
Hawaiian
and Other
Pacific
Islander
alone
Some
other race
alone
Two or
more races
Hispanic or
Latino
origin (of
any race)
Race/Ethnicity 74.5% 8.0% 1.3% 3.0% 0.4% 8.3% 4.6% 45.8% Below Poverty Level 20.2% 32.6% 46.0% 9.2% 74.8% 17.2% 21.5% 23.2% 0%
10%
20%
30%
40%
50%
60%
70%
80%
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Table 2‐26: Extremely Low‐Income Household Needs
Number of Households
<30% MFI Percent Share <30% MFI
White, Non‐Hispanic 3,045 17.2%
Black, Non‐Hispanic 755 32.6%
Asian and Other Non‐
Hispanic 333 24.6%
Hispanic 1,735 20.4%
TOTAL 5,868 20.0%
Renter Occupied 3,780 29.0%
Owner Occupied 2,090 12.7%
Source: HUD CHAS, 2012‐2016.
Key Challenges and Resources to Address Extremely Low IncomeLow‐Income Housing Needs
Extremely Low IncomeLow‐Income Households in Hemet have exhibited the following unique challenges to housing:
Need for increased affordable housing options
Markedly hHigher incidents of cost burden for housing Need for smaller housing unit options such as SRO’s
Rental aAssistance
Higher incidents of homelessness
Higher likelihood for transitional and supportive housing Extremely Low incomeLow‐Income household needs are focused on affordability of housing and access to subsidies and services that support lower monthly overall costs. To address these challenges, Hemet must consider a variety of solutions to address the above issues: these may include:
Affordable housing options for Extremely Low Incomelow‐income households Preservation of subsidized housing units
Creation of additional subsidized housing units
Housing with a service component
Transitional, Supportive and Homeless housing options Resources to address the needs of Extremely Low IncomeLow‐Income households include a variety of federal, state and regional programs, such as Section 8, HUD, LIHTC USDA, CalHFA and other public and private funding sources.
To address the housing needs of extremely low‐income households, the City will adopt housing programs to facilitate construction of housing for extremely low‐income households and supportive housing. While many programs will benefit ELI households, Program H‐1F: Housing for Extremely Low‐Income (ELI) Households and Program H‐5c: Riverside County Housing Choice Vouchers will directly impact ELI households. All Housing Programs can be found in Section 4: Housing Plan. This effort is designed to identify the range of local resources and assistance needed to facilitate the development of housing for
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extremely low‐income households, and promote a variety of housing types, including higher density, multifamily supportive, single room occupancy and shared housing.
7. Persons Experiencing Homelessness
Homelessness is an important issue within California. Factors contributing to the rise in homelessness include increased unemployment and underemployment, a lack of housing affordable to lower and moderate‐income persons (especially extremely low‐income households), reductions in public subsidies to the poor, a lack of assistance for those struggling with addiction, and the de‐institutionalization of the mentally ill.
State law mandates that jurisdictions address the special needs of persons experiencing homelessness within their jurisdictional boundaries. “Homelessness” as defined by the U.S. Department of Housing and Urban Development (HUD) was recently updated. The following lists the updated definition of homelessness:
People who are living in a place not meant for human habitation, in emergency shelter, in transitional housing, or are exiting an institution where they temporarily resided. The only significant change from existing practice is that people will be considered homeless if they are exiting an institution where they resided for up to 90 days (it was previously 30 days) and were in a shelter or a place not meant for human habitation immediately prior to entering that institution. People who are losing their primary nighttime residence, which may include a motel or hotel or a doubled‐up situation, within 14 days and lack resources orsupport networksto remain in housing.
HUD had previously allowed people who were being displaced within 7 days to be considered homeless. The proposed regulation also describes specific documentation requirements for this category.
Families with children or unaccompanied youth who are unstably housed and likely to continue in that state. This is a new category of homelessness, and it applies to families with children or unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last 60 or more days, have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed because of disability or multiple barriers to employment. People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the resources or support networks to obtain other permanent housing. This category is similar to the current practice regarding people who are fleeing domestic violence.
This definition does not include personsliving in substandard or overcrowded housing units, persons being discharged from mental health facilities(unlessthe person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness (for example, living temporarily with family or friends).
Table 2‐274 shows the population of persons experiencing homelessness on a regional level, in Hemet, and in the surrounding cities. Hemet experienced a 12 percent increase in its homeless population between 2018 and 2020. San Jacinto also saw an increase (244.4 percent), but Menifee and Perris
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decreased by 13.6 percent and 45.3 percent, respectively. Riverside County saw an increase of about 27.9 percent in people experiencing homelessness over these 3 years.
Table 2‐274: Homelessness in Hemet and Surrounding Cities Jurisdiction 2018 2019 2020
Percent Change
2018‐2019
San Jacinto 9 48 31 244.4%
Hemet 83 112 93 12.0%
Menifee 22 17 19 ‐13.6%
Perris 95 77 52 ‐45.3%
Riverside County 1,685 2,045 2,155 27.9%
Source: The County of Riverside Department of Public Social Services, 2018‐2020 County of Riverside Partnership Point in Time Count Report 2018‐2020.
According to the Riverside County Homeless Point‐In‐Time Count, there were an estimated 63 unhoused persons in 2021. The PIT count for Riverside County is done for Supervisory Districts, for Hemet, this includes Murrieta, San Jacinto, and Temecula. Overall, the 46 unhouse persons in Hemet account for about 73% of the overall Supervisory District 3 count of 63 persons. When contextualized with the total number of people residing in Hemet, the 46 homeless individuals represent approximately 0.05% of the population.
The demographic data for unhoused persons is not broken down by jurisdictions, however for the 63 unhoused persons in the Supervisory District 3, 38 percent experienced chronic homelessness.
Additionally, 44 persons identified as White, 14 persons identified as Black, one (1) person identified as American India and three (3) personsidentified as Native Hawaiian. About 27 percent of the people survey were seniors (60 years+) and about 27 percent were under the age of 24. Thirty‐five percent of unhoused persons experience mental health conditions and 5 percent recorded substance abuse.2 Key Challenges and Resources to Address Persons Experiencing Homelessness The City of Hemet partners with the County of Riverside Continuum of Care (CoC) administered by the Housing, Homelessness Prevention and Workforce Solutions Department of the Housing Authority of the County of Riverside. The Riverside CoC provides homeless assistance funding, coordination, and programs.
The CoC has a network of more than 140 private and public sector organizations and homeless service providers designed to promote community‐wide planning and the strategic use of resources to address homelessness in the County.
Additionally, the City of Hemet partners with Valley Restart Shelter which is located in the City and houses 35 beds for persons experiencing homelessness. Other regional homeless shelters that serve the people of Riverside County include the Salvation Army Emergency Shelter, Temecula Murrieta Rescue Mission, and Project T.O.U.C.H. The Salvation Army Emergency Shelter is located in the City of Hemet and provides emergency shelter, transitional housing, food and nutrition programs, as well as emergency financial assistance. The Temecula Murrieta Rescue Mission is located in Temecula and offers shelter, food and 2 Riverside County Homeless Point‐in‐Time Count, Riverside County Health Informatic, 2020 and 2021. Accessed online: January 13, 2021.
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clothing to persons experiencing homelessness as well as education, job training, and health care. Project T.O.U.C.H. is also located in Temecula and offers transitional housing with 225 beds as well as local winter emergency shelter between December and April.
The City has included Program H‐1b: Emergency Shelters and Homeless Facilities to address the needs of persons experiencing homelessness. The Program continues the City’s coordination with the County of Riverside Valley Restart and other applicable service providers to address the needs of persons experiencing homelessness. In addition, Program H‐1d: Special Housing Needs and Program H‐1e:
Supportive Housing and Low Barrier Navigation Center address special housing needs as well as supportive housing and low barrier navigation center needs for persons experiencing homelessness.
8. Students
Student housing is another need impacting housing demand. Student housing often only produces a temporary housing need based on the duration of the educational institution enrolled in. The impact on housing demand is often increased in areas surrounding universities and colleges. According to the American Community Survey 2019 data, there are approximately 4,575 Hemet residents enrolled in college or graduate school. Students may seek shared housing situations to decrease expenses and can be assisted through roommate referral services offered on and off campus. College graduates provide a specialized pool of skilled labor that is vital to the economy. However, a lack of affordable housing may lead to their departure post‐graduation.
Key Challenges and Resources to Address Student Housing Needs Typically, students are low‐income and are, therefore, affected by a lack of affordable housing. It is important for the City to consider and accommodate the student population within the community especially when available housing is not within an easy commuting distance from campus. Students often seek shared housing situation to decrease expenses and can be assisted through roommate referral services on and off campus. A lack of affordable housing also influences choices students make after graduating.
F. Housing Stock Characteristics
Hemet’s housing stock includes all housing units located within its jurisdiction. Housing stock growth, type, age and condition, tenure, vacancy rates, costs, and affordability are all important factors in determining the housing needs of the community. This section details the housing stock characteristics of Hemet to identify how well the current housing stock meets the needs of current and future residents of the City.
1. Housing Growth
Table 2‐285 shows growth trends for housing units in Hemet and surrounding cities. The data shown in the table reflects ACS 5‐year estimates and is not based on true City reported figures. An evaluation of the existing development and development opportunities is outlined in Section 3: Housing Constraints, Resources, and AFFH. The number of housing units in Hemet have increased slightly between 2010 and
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2015. In 2019, the estimated housing units for the City are lower than those in 2015 – this does not reflect a true loss of units, but rather estimations.
Table 2‐285: Housing Unit Growth Trends
Jurisdiction 2010 2015 2019 Percent Change
2010 to 2015
Percent Change
2015 to 2019
San Jacinto 14,830 14,699 14,465 ‐0.9% ‐1.6%
Hemet 33,981 34,368 32,492 1.1% ‐5.5%
Menifee 28,731 29,765 31,128 3.6% 4.6%
Perris 16,993 17,408 17,975 2.4% 3.3%
Riverside County 783,116 815,322 840,501 4.1% 3.1%
Source: American Community Survey, 5‐Year Estimates, 2019.
2. Housing Type
Table 2‐296 summarizes the available housing units in Hemet and Riverside County by housing type. As of 2019, single‐unit detached homes made up the majority of the Hemet’s housing stock (48 percent).
Single‐unit attached homes, which include townhomes and condominiums, made up another 4.4 percent.
Multi‐unit developments, such as apartments, made up 19.8 percent of the housing stock and 26.8 percent were mobile homes. In comparison to the rest of the County, Hemet has a higher percentage of mobile homes and a lower percentage of single‐unit detached homes.
Table 2‐296: Total Housing Units by Type
Jurisdiction
Single‐Unit
Detached
Single‐Unit
Attached Multi‐Unit Mobile Homes Total Units
Count % Count % Count % Count %
Hemet 16,304 48.0% 1,491 4.4% 6,729 19.8% 9,105 26.8% 33,981 Riverside County 529,490 67.6% 50,402 6.4% 126,262 16.1% 74,902 9.6% 783,116 Source: American Community Survey, 5‐Year Estimates, 2019.
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3. Housing Availability and Tenure
Household size differs between renter and owner‐occupied housing units. Owner‐occupied units trend towards larger households compared to renter‐occupied units. Homeowners typically have a greater income than renters and therefore have more expendable income to afford purchasing a home. In addition, family households generally occupy larger housing units such as single‐unit homes. The City of Hemet’s housing stock includes 16,905 owner occupied housing units and 11,988 renter occupied housing units, as shown in Table 2‐3027. The large majority of owner‐occupied homes are single‐unit detached structures, while for renters the majority are multi‐unit developments.
As Table 2‐3128 shows, the City of Hemet trends towards smaller household size when compared to neighboring cities, having the smallest average household size. An average household size of 2.9 points towards a need for large housing units, thus explaining the higher percentage of single‐unit detached homesin the City. The average household size for owner and renter householdsin Hemet are similar (3.02 and 2.81, respectively). The City of Perris has the highest average household size at 4.49 and a renter occupied household size of 4.46. Riverside County’s overall household size of 3.28 reflects a moderate person difference with Hemet.
Table 2‐3027: Occupied Housing Units by Type and Tenure Tenure Single‐Unit
Detached
Single‐Unit
Attached Multi‐Unit MobileHomes
Total
Occupied
Units
Owner Occupied 11,014 449 129 5,231 16,905
Renter Occupied 4,461 825 5,506 1,180 11,988
Source: American Community Survey, 5‐Year Estimates, 2019.
Table 2‐3128: Average Household Size by Tenure
Jurisdiction Owner Occupied
Household Size
Renter Occupied
Household Size Average Household Size
San Jacinto 3.62 3.9 3.72
Hemet 3.02 2.81 2.9
Menifee 3.00 3.13 3.1
Perris 4.51 4.46 4.49
Riverside County 3.28 3.28 3.28
Source: American Community Survey, 5‐Year Estimates, 2019.
Hemet has one of the highest vacancy rates of the neighboring cities(Figure 2‐8). At 11.1 percent, Hemet’s vacancy rate is about .1 percent below San Jacinto but 2.7 percent below Riverside County. Perris has the lowest vacancy rate at 6.5 percent below Hemet’s (4.6 percent). Of Hemet’s vacant units, a large portion are vacant for seasonal, recreational, or occasional use, according to ACS data (28.8 percent). An equally large portion of Hemet’s vacant units are vacant for unknown reasons (28 percent). Table 2‐3229 shows that just under 16 percent of vacant units are up for rent and 25.2 percent are either on the market or have already been sold but are not yet occupied. Additional housing units can be found by improving the development of additional dwelling units on vacant parcels or the development of vacant parcels to accommodate expanded housing units.
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Figure 2‐8: Vacancy Rates by Jurisdiction
Source: American Community Survey, 5‐Year Estimates, 2019.
Table 2‐329: Vacant Housing Units by Type
Type of Housing Estimate Percentage
For rent 554 15.4%
Rented, not occupied 93 2.6%
For sale only 581 16.1%
Sold, not occupied 328 9.1%
For seasonal, recreational, or occasional use 1,036 28.8% For migrant workers 0 0.0%
Other vacant 1,007 28.0%
Total 3,599 100%
Source: American Community Survey, 5‐Year Estimates, 2019.
4. Housing Age and Condition
Housing age may affect the structural integrity of a house and can be an indicator of overall housing quality within a community. Housing that is over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation, plumbing, etc. Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs. A large proportion of older housing stock would typically indicate that most of the City’s housing stock could require major rehabilitation. This does not include historical districts which are generally well preserved.
Figure 2‐9 describes the age of Hemet’s housing stock. The figure reflects ACS survey data which is based on estimates and not recorded true figures. The data shows that the majority of the Hemet’s housing stock was built between 1970 and 2009. Housing units that were built over 30 years ago may typically benefit from upgrades or renovations, which is why it is important to check for the age of the housing stock.
San Jacinto Hemet Menifee Perris Riverside County
Vacancy Rate 11.2% 11.1% 6.6% 4.6% 13.8%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
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Figure 2‐9: Housing Stock Age
Source: American Community Survey, 5‐Year Estimates, 2019.
Figure 2‐10 below illustrates tenure by year the housing unit was built. This shows whether homeowner or renters occupy newer or older housing units. In Hemet’s case, homeowners occupy more newer units than renters. Given the higher percentage of renters in multi‐family units, this may point towards the addition of new multi‐family developments versus older, single‐unit homes that are occupied by more homeowners.
Figure 2‐10: Tenure by Year Housing Unit Built
Source: American Community Survey, 5‐Year Estimates, 2019.
Figure 2‐11 displays 2019 ACS data for housing units by the year they were built and who occupies them – homeowners (left) and renters (right). The figure shows 15.9 percent of homeowners occupy housing units built between 2000 and 2009 and are more concentrated in newer housing units, while renters are more broadly spread out throughout the housing stock.
Figure 2‐11: Housing Units by Year Built and Tenure
Built
1939 or
earlier
Built
1940 to
1949
Built
1950 to
1959
Built
1960 to
1969
Built
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
2014 or
later
Housing Stock 1.5% 1.2% 4.5% 11.0% 25.7% 22.3% 10.8% 20.4% 1.3% 1.2%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
Built
1939 or
earlier
Built
1940 to
1949
Built
1950 to
1959
Built
1960 to
1969
Built
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
2014 or
later
Renter 1.0% 0.6% 2.0% 4.7% 11.2% 10.7% 4.9% 5.5% 0.7% 0.3% Owner 0.7% 0.7% 2.3% 6.2% 13.5% 10.9% 6.6% 15.9% 0.8% 0.9%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
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Source: American Community Survey, 5‐Year Estimates, 2019.
5. Housing Costs and Availability
The median home value in Hemet is estimated to be $196,700. As the comparison in Table 2‐330 shows, this is the lowest value compared to nearby cities and the County. Hemet’s median home value is approximately $153,400 lessthan Riverside County and $137,900 lessthan Menifee which hasthe highest value. Larger homes with higher prices are generally affordable to persons or households with moderate or above moderate incomes.
Table 2‐330: Median Home Value by Community
Jurisdiction Median Home Value
San Jacinto $241,000
Hemet $196,700
Menifee $334,600
Perris $281,600
Riverside County $350,100
Source: American Community Survey, 5‐Year Estimates, 2019.
According to data gathered from Zillow, the median home value in Hemet in 2021 is $399,942 which is more than twice the value of the American Community Survey 5‐Year Estimate for 2019. According to
0.7%
0.7%
2.3%
6.2%
13.5%
10.9%
6.6%
15.9%
0.8%
0.9%
0% 5% 10% 15% 20%
Built 1939 or earlier
Built 1940 to 1949
Built 1950 to 1959
Built 1960 to 1969
Built 1970 to 1979
Built 1980 to 1989
Built 1990 to 1999
Built 2000 to 2009
Built 2010 to 2013
Built 2014 or later
Owner
1.0%
0.6%
2.0%
4.7%
11.2%
10.7%
4.9%
5.5%
0.7%
0.3%
0% 5% 10% 15% 20%
Built 1939 or earlier
Built 1940 to 1949
Built 1950 to 1959
Built 1960 to 1969
Built 1970 to 1979
Built 1980 to 1989
Built 1990 to 1999
Built 2000 to 2009
Built 2010 to 2013
Built 2014 or later
Renter
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Zillow, the median home value in Hemet is 30% higher in 2021 than that of 2020. The median home value of homes in Hemet in 2020 was $279,559 which is still a significantly higher value than the American Community Survey 5‐Year Estimates for 2019. It is important for the City to develop housing programs to address the market rate cost of housing because it is often more reflective of current market conditions and can help the City better evaluate housing needs and formulate appropriate policies and programs.
As shown in Table 23‐341, monthly rent for a one bedroom in Hemet has increased from $668 to $805 (20.5 percent) between 2015 and 2019; experiencing the most price increase of all bedrooms. Studiossaw the only decrease in monthly rent during the same period, at 5.7 percent. In general, all rentals, besides Studios, saw increase in prices over these 5 years, with the median gross rent increasing by 15.6 percent from $948 to $1,096.
Table 2‐341: Median Gross Rent by Bedrooms
Number of Bedrooms 2015 2016 2017 2018 2019
Percent
Change
2015 ‐ 2019
Studio $1,056 $878 $1,026 $997 $996 ‐5.7%
1 Bedroom $668 $677 $695 $736 $805 20.5%
2 Bedrooms $907 $932 $974 $1,028 $1,084 19.5% 3 Bedrooms $1,230 $1,248 $1,271 $1,284 $1,304 6.0% 4 Bedrooms $1,590 $1,599 $1,600 $1,643 $1,706 7.3% 5 or More Bedrooms $1,713 $1,740 $1,879 $1,863 $1,889 10.3% Median Gross Rent $948 $979 $1,011 $1,066 $1,096 15.6% Source: American Community Survey, 5‐Year Estimates, 2015, 2016, 2017, 2018, 2019.
As shown in Table 2‐352, market rate monthly rent in Hemet is significantly higher than American Community Survey 5‐Year Estimates. It is important for the City to develop housing programs to address the market rate cost of housing because it is often more reflective of market conditions and can help the City better evaluate housing needs and formulate appropriate policies and programs.
Table 2‐352: Market Rate Median Gross Rent by Bedrooms
Size of Unit Market Rate Rent
1‐Bedroom $1,590
2‐Bedroom $1,664
3‐Bedroom $2,678
4‐Bedroom $2,900
Source: Zillow, Hemet Rental Listings, 2021
The affordability standard for housing in the U.S. is paying 30 percent or less of income towards housing.
However, this does not account for transportation costs which are the second largest expense for households3
. The HUD Location Affordability Index (LAI) provides standardized data on affordability throughout communities and includes both housing costs and transportation costs. 3 HUD Exchange – About the Location Affordability Index.
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Figure 2‐12 shows the LAI in Hemet is at its lowest towards the downtown region and progressively increases up to $2,000 towards the eastern and southern extremities of the City. The figure shows that households around downtown Hemet pay less for housing and transportation combined (up $1,000 per month on average) and as households get further away from the downtown, they start occurring higher costs (up to $2,000 per month on average).
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Figure 2‐12: HUD Location Affordability Index by Census Tract Source: California Department of Housing and Community Development – AFFH Data Viewer
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Housing affordability analysis includes comparing the cost of renting or owning a home in the City with the maximum affordable housing costs for households at different income levels. The analysisinformsthe affordability of different housing sizes and types and indicates the type of households most likely to experience overcrowding and overpayment.
The Federal Department of Housing and Urban Development (HUD) conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this survey, the California Department of Housing and Community Development (HCD) developed income limits, based on the Median Family Income (MFI), which can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category.
Households in the lower end of each category can afford less than those at the upper end. The maximum affordable home prices without overpayment for residents in Riverside County are shown in Table 2‐ 35632. This amount can be compared to current housing asking prices (Table 2‐330). In Table 2‐36742, the data showsthe maximum affordable monthly rental amount that a household can pay for each month without overpayment.
Extremely Low‐Income
For an Extremely low‐income household that earns less than 30 percent of the County MFI the maximum affordable home price for ownership is up to $46,000 for a one‐person household and up to $77,900 for a five‐person household in 2020. Extremely low‐income households cannot afford market‐rate rental or ownership housing in Hemet without a substantial cost burden.
Very Low‐Income
The very low‐income limits are the basis for all other income limits. For a Very low‐income household that earns between 31 percent and 50 percent of the County MFI the maximum affordable home price for ownership is up to $97,600 for a one‐person household and up to $132,000 for a five‐person household in 2020. Very low‐income households cannot afford market‐rate rental or ownership housing in Hemet without a substantial cost burden.
Low‐Income
For a Low‐income household that earns between 51 percent and 80 percent of the County’s MFI the maximum affordable home price for ownership is up to $260,000 for a one‐person household and up to $388,500 for a five‐person household in 2020. Given the cost of housing in Hemet, low‐income households could afford market‐rate rental units. Low‐income households would not be able to afford ownership housing.
Moderate Income
Persons and households of moderate income earn between 81 percent and 120 percent of the County’s MFI. The maximum affordable home price for a moderate‐income household is $174,800 for a one‐person household and $251,300 for a five‐person family. Moderate income households can generally find affordable market‐rate rental units in the City. Ownership housing in Hemet is generally affordable to 5‐ person households but remain generally unattainable to smaller household sizes.
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Table 2‐35632: Affordable Housing Costs for Homeowners in Riverside County (2020) Annual Income Mortgage Utilities
(1) Tax and
Insurance
Total Affordable
Monthly Cost
Affordable
Purchase Price
Extremely Low‐Income (30% of AMFI)
1‐Person $16,600 $210 $143 $62 $415 $46,000
2‐Person $19,000 $223 $181 $71 $475 $48,900
3‐Person $21,960 $250 $217 $82 $549 $54,800
4‐Person $26,500 $303 $260 $99 $663 $66,500
5‐Person $31,040 $355 $305 $116 $776 $77,900
Very Low‐Income (50% of AMFI)
1‐Person $27,650 $445 $143 $104 $691 $97,600
2‐Person $31,600 $491 $181 $119 $790 $107,700
3‐Person $35,550 $538 $217 $133 $889 $118,000
4‐Person $39,500 $579 $260 $148 $988 $127,000
5‐Person $42,700 $602 $305 $160 $1,068 $132,000
Low‐Income (80% AMFI)
1‐Person $44,250 $797 $143 $166 $1,106 $174,800
2‐Person $50,600 $894 $181 $190 $1,265 $196,000
3‐Person $56,900 $992 $217 $213 $1,423 $217,500
4‐Person $63,200 $1,083 $260 $237 $1,580 $237,500
5‐Person $68,300 $1,146 $305 $256 $1,708 $251,300
Moderate Income (120% AMFI)
1‐Person $65,100 $1,240 $143 $244 $1,628 $272,000
2‐Person $74,400 $1,400 $181 $279 $1,860 $307,000
3‐Person $83,700 $1,562 $217 $314 $2,093 $342,500
4‐Person $93,000 $1,716 $260 $349 $2,325 $376,300
5‐Person $100,450 $1,830 $305 $377 $2,511 $401,300
1. Utilities includes electric cooking, heating, water heating; basic electric; water; trash; air conditioning; refrigerator.
Source: 2020 HACR Utility Allowance Schedule and California Department of Housing and Community Development, 2021 Income Limits and Kimley Horn and Associates Assumptions: 2021 HCD income limits; 30% gross household income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30‐year fixed‐rate mortgage loan. Utilities based on Housing Authority of the County of Riverside Utility Allowance.
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Table 2‐3673: Affordable Monthly Housing Cost for Renters in Riverside County (2020) Annual Income Rent Utilities
(1) Total Affordable
Monthly Cost
Extremely Low‐Income (30% of AMFI)
1‐Person $16,600 $294 $121 $415
2‐Person $19,000 $329 $146 $475
3‐Person $21,960 $378 $171 $549
4‐Person $26,500 $465 $198 $663
5‐Person $31,040 $551 $225 $776
Very Low‐income (50% of AMFI)
1‐Person $27,650 $570 $121 $691
2‐Person $31,600 $644 $146 $790
3‐Person $35,550 $718 $171 $889
4‐Person $39,500 $790 $198 $988
5‐Person $42,700 $843 $225 $1,068
Low‐Income (80% AMFI)
1‐Person $44,250 $985 $121 $1,106
2‐Person $50,600 $1,119 $146 $1,265
3‐Person $56,900 $1,252 $171 $1,423
4‐Person $63,200 $1,382 $198 $1,580
5‐Person $68,300 $1,483 $225 $1,708
Moderate Income (120% AMFI)
1‐Person $65,100 $1,507 $121 $1,628
2‐Person $74,400 $1,714 $146 $1,860
3‐Person $83,700 $1,922 $171 $2,093
4‐Person $93,000 $2,127 $198 $2,325
5‐Person $100,450 $2,286 $225 $2,511
1. Utilities includes electric cooking, heating, water heating; basic electric; water; trash; air conditioning; refrigerator.
Source: 2020 HACR Utility Allowance Schedule and California Department of Housing and Community Development, 2020‐1 Income Limits and Kimley Horn and Associates Assumptions: 2021 HCD income limits; 30% gross household income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance. Utilities based on Housing Authority of the County of Riverside Utility Allowance.
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Section 3: Housing Constraints, Resources, and AFFH
Section 3
HOUSING CONSTRAINTS, RESOURCES, AND
AFFIRMATIVELY FURTHERING FAIR HOUSING
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Section 3: Housing Constraints, Resources, and
Affirmatively Furthering Fair Housing (AFFH)
As common in many communities, a variety of constraints affect the provisions and opportunities for adequate housing in the City of Hemet. Housing constraints consist of both governmental constraints, including but not limited to development standards and building codes, land use controls, and permitting processes; as well as, nongovernmental or market constraints, including but not limited to land costs, construction costs, and availability of finances. Combined, these factors create barriers to availability and affordability of new housing, especially for lower and moderate‐income households.
A. Nongovernmental Constraints
Nongovernmental constraints largely affect the cost of housing in the City of Hemet and can produce barriersto housing production and affordability. These constraints include the availability and cost of land for residential development, the demand for housing, financing and lending, construction costs, and the availability of labor, which can make it expensive for developers to build any housing, and especially affordable housing. The following highlights the primary market factors that affect the production of housing in Hemet.
1. Land Costs and Construction Costs
Construction costs vary widely according to the type of development, with multi‐family housing generally less expensive to construct than single‐family homes. However, there is variation within each construction type, depending on the size of the unit and the number and quality of amenities provided. An indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The International Code Council was established in 1994 with the goal of developing a single set of national model construction codes, known as the International Codes, or I‐Codes. The ICC updates the estimated cost of construction at six‐month intervals and provides estimates for the average cost of labor and materials for typical Type VA wood‐frame housing. Estimates are based on “good‐quality” construction, providing for materials and fixtures well above the minimum required by state and local building codes.
In February 2021, the ICC estimated that the average per square‐foot cost for good‐quality housing was approximately $125.18 for multi‐family housing, $138.79 for single‐family homes, and $156.95 for residential care/assisted living facilities. Construction costs for custom homes and units with extra amenities, run even higher. Construction costs are also dependent upon materials used and building height, as well as regulations set by the City’s adopted Building Code. For example, according to the ICC, an accessory dwelling unit (ADU) or converting a garage using a Type VB wood framed unit would costs about $130.58 per square foot. Although construction costs are a significant portion of the overall development cost, they are consistent throughout the region and, especially when considering land costs, are not considered a major constraint to housing production in Hemet.
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Land costs can also pose a significant constraint to the development of affordable and middle‐income housing and represents a significant cost component in residential development. Land costs may vary depending on whether the site is vacant or has an existing use that must be removed. Similarly, site constraints such as environmental issues (e.g. soil stability, seismic hazards, flooding) can also be factored into the cost of land. An April 2021 Redfin search for lots for sale returned just under 100 lots for sale ranging between $39,900 and 16,000,000 based on size and location. The average cost of land in Hemet is $9.66 per square foot.
2. Availability of Financing
The availability of financing in a community depends on a number of factors, including the type of lending institutions active in a community, lending practices, rates and fees charged, laws and regulations governing financial institutions, and equal access to such loans. Additionally, availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary concern in a review of lending activity is to determine whether home financing is available to all residents of a community. The data presented in this section include the disposition of loan applications submitted to financial institutions for home purchase, home improvement, and refinancing in the Riverside‐San Bernardino‐Ontario MSA/MD (Metropolitan Statistical Area/Metropolitan Divisions).
Table 3‐1 below displays the disposition of loan applications for the Riverside‐San Bernardino‐Ontario MSA/MD per the 2019 Home Mortgage Discloser Act report. According to the data, applications in the 120 percent of higher range of the MSA/MD median had the highest rates of loan approval. Within that income category, those who identify as White had the highest approval rates (65 percent), while those who identify as Native Hawaiian/Other Pacific Islander and American Indian/Alaska Native had the lowest rates (51 percent). This trend remains fairly similar as income decreases, except for applicants identifying as Black or African American in the lowest income category who experienced the highest loan approval rates. This is due to a higher number of applicants identifying as Black or African American in the lowest income category compared to other race and ethnicities. According to the data, applicants who identify as White were on average more likely than other race/ethnicities to receive a loan approval.
Given the generally high rates of loan approvals, home financing is typically available and not considered to be a constraint to the provision and maintenance of housing in Hemet.
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Table 3‐1: Disposition of Loan Applications by Race/Ethnicity – RIVERSIDE‐SAN BERNARDINO‐ONTARIO MSA/MD
Applications by Race/Ethnicity Percent
Approved
Percent
Denied
Percent
Other
(1)
Total
(Count)
LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 27.9% 36.4% 37.6% 258 Asian 39.0% 35.4% 27.7% 983
Black or African American 48.9% 22.5% 29.8% 1,295
Native Hawaiian or other Pacific Islander 26.8% 50.3% 24.2% 149 White 48.0% 25.4% 29.2% 12,112
Hispanic or Latino 44.1% 28.5% 29.7% 6,251
50‐79% OF MSA/MD MEDIAN
American Indian and Alaska Native 40.9% 36.4% 26.1% 352 Asian 47.0% 30.3% 27.2% 1,521
Black or African American 43.8% 27.9% 32.3% 1,529
Native Hawaiian or other Pacific Islander 34.7% 48.2% 20.2% 193 White 54.0% 21.7% 29.9% 19,017
Hispanic or Latino 51.5% 25.0% 28.2% 11,797
80‐99% OF MSA/MD MEDIAN
American Indian and Alaska Native 44.4% 29.9% 28.5% 144 Asian 50.2% 22.8% 31.7% 880
Black or African American 46.1% 24.7% 32.4% 777
Native Hawaiian or other Pacific Islander 56.9% 27.7% 20.0% 65 White 57.7% 17.9% 29.4% 9,073
Hispanic or Latino 56.0% 19.5% 28.9% 5,678
100‐119% OF MSA/MD MEDIAN
American Indian and Alaska Native 48.1% 23.9% 30.9% 401 Asian 59.2% 18.7% 27.9% 2,831
Black or African American 53.0% 21.0% 29.5% 2,347
Native Hawaiian or other Pacific Islander 45.2% 32.4% 24.3% 259 White 63.1% 14.6% 27.3% 27,396
Hispanic or Latino 60.8% 16.4% 27.0% 16,178
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 51.5% 19.2% 32.8% 927 Asian 60.6% 15.9% 28.9% 12,219
Black or African American 55.0% 18.7% 29.9% 6,393
Native Hawaiian or other Pacific Islander 51.1% 23.1% 30.6% 620 White 65.5% 12.4% 27.9% 78,875
Hispanic or Latino 61.5% 15.5% 27.3% 30,093
Notes:
1. “Other” includes: applications approved but not accepted, applications withdrawn, files closed for incompleteness, and purchased loans.
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2019.
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3. Economic Constraints
Market forces on the economy and the trickle‐down effects on the construction industry can act as a barrier to housing construction and especially to affordable housing construction. It is estimated that housing price growth will continue in the city and the region for the foreseeable future. Moving into 2020, the economy was growing, and California was seeing a 1.6 percent growth in jobs from 2019 and experiencing all‐time lows for unemployment rates. COVID‐19 stalled much of the economy in early 2020.
However, as the California economy regains momentum the housing stock and prices in the Hemet community remain stable. A housing market analysis by Redfin in April 2021 reported the median sale price of homes is $334,000 and has increased by 18% since last year. Homes sold over the last year were sold at 1.4% over the listing price and were on the market an average of 23 days.
A 2021 California Association of Realtors (CAR) reports found that homes on the market in Riverside County experienced a 21.4% year‐to‐year increase and cost a median of $519,500 in February 2021; approximately $155,500 below the Southern California median home price I the same month ($675,000).
According to the CAR First Time Buyer Housing Affordability Index, for 2020 the median value for a home in Riverside County was $414,380 with monthly payments (including taxes and insurance) of $2,030 – requiring an average qualifying income of $60,900.
B. Governmental Constraints
In addition to market constraints, local policies and regulations also affect the price and availability of housing and the provision of affordable housing. For example, State and Federal regulations affect the availability of land for housing and the cost of housing production, making it difficult to meet the demand for affordable housing and limiting supply in a region. Regulations related to environmental protection, building codes, and other topics have significant, often adverse, impacts on housing cost and availability.
While the City of Hemet has no control over State and Federal Laws that affect housing, local laws including land use controls, site improvement requirements, fees and exactions, permit processing procedures, and other factors can constrain the maintenance, development, and improvement of housing create barriers to housing.
1. Land Use Controls
Cities in California are required by Law to prepare a comprehensive, long term General Plan to guide future development. The Land Use Element of the General Plan establishes permitted land uses and development density throughout the City of Hemet. Table 3‐2 lists the residential land use designations that permit a variety of housing types throughout the City.
The City of Hemet is in compliance with all transparency requirements and all zoning information, development standards, and fees are available on the City’s website and at the Planning Department Counter. The City of Hemet’s residential land uses can be found in the Land Use Element of the General Plan and can be found on the City’s website and at the Planning Department Counter.
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Table 3‐2: Residential Land Uses
Land Use Intensity Range (Min. to Max.)
RR – Rural Residential 0 – 2 DU/Acre
RR 2.5 2.5 DU/Acre Minimum
RR 5 5 DU/Acre Minimum
HR – Hillside Residential 0 – 0.5 DU/Acre
HR – 10 1 DU/10 Acres
LDR – Low Density Residential 2.1 – 5 DU/Acre
LMDR – Low Medium Density Residential 5.1 – 8 DU/Acre
MDR – Medium Density Residential 8.1 – 18 DU/Acre
HDR – High Density Residential 18.1 – 30 DU/Acre
VHDR – Very High Density Residential 30.1 – 45 DU/Acre
Source: City of Hemet General Plan Land Use Element
State Density Bonus Law
In accordance with State Law – Government Code Section 65915 – a housing development may increase the number of units above the maximum permitted and/or receive reductions in development standards in exchange for reserving units for very low‐, low‐income, and/or moderate‐income households or for seniors. These units must be restricted to their level of affordable for at least 55 years through a deed‐ restricted affordable housing covenant. All Density Bonus information is available to the public and can be found in the City of Hemet Zoning Code Chapter 90 Article VI. According to the City’s Zoning Code, qualifying housing developments which satisfy at least one of the following categories or land dedication provisions listed below will be granted a density bonus:
At least 10 percent of the total units of a housing development for lower income households; At least 5 percent of the total units of a housing development for very low‐income households; At least 10 percent of the total dwelling units in a housing development that qualifies as a condominium project are moderate income units and the applicant agrees to restrict purchase of such units to moderate‐income household; and/or
An applicant for a residential tentative tract map, parcel map, or other residential development approval will qualify for grant of a density bonus if the applicant makes a legally binding commitment to donate land.
In addition to density bonuses, the City of Hemet Zoning Code Article VI Section 90‐164 allows for the incentives and concessions listed below to projects which meet the qualifying number of lower/very low‐ /moderate‐income units:
One incentive/concession if the housing development includes at least:
o 10 percent low‐income units; or
o 5 percent very low‐income units; or
o 10 percent moderate‐income condo development units.
Two incentive/concession if the housing development includes at least:
o 20 percent low‐income units; or
o 10 percent very low‐income units; or
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o 20 percent moderate‐income condo development units.
Three incentive/concession if the housing development includes at least:
o 30 percent low‐income units; or
o 15 percent very low‐income units; or
o 30 percent moderate‐income condo development units.
The City’s Zoning Code has pre‐approved the following incentives and concessions; however, applicants may also submit a written proposal for other incentives or concessions that result in identifiable, financially sufficient, and actual cost reductions to be reviewed by the City:
Reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission as provided in Part 2.5 of Division 13 of the Health and Safety Code, including, but not limited to (1) a reduction in setbacks and square footage requirements and (2) a reduction in the ratio of vehicle parking spaces. Approval of mixed‐use zoning in conjunction with the housing project.
In accordance with Hemet Municipal Code Article VI. Density Bonus Provisionsthe following density bonus calculationsin Table 3‐3 through 3‐5 will be applied to housing developmentsthat meetthe above criteria:
Table 3‐3: Very Low‐Income Density Bonus Calculations
Percentage Very Low‐Income
Units Percentage Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
Source: City of Hemet Zoning Code
Table 3‐4: Low‐Income Density Bonus Calculations
Percentage Low Income Units Percentage Density Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
20 35
Source: City of Hemet Zoning Code
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Table 3‐5: Moderate‐Income Density Bonus Calculations
Percentage Moderate‐Income
Units Percentage Density Bonus
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
Source: City of Hemet Zoning Code
Until 2021, under Government Code Section 65915, known asthe Density Bonus Law, the maximum bonus was 35%. California state law AB 2345 states that all jurisdictions in California are required to process projects proposing up to 50% additional density as long as those projects provide the additional Below Market Rate units (BMR) in the “base” portion of the project, unless the locality already allows a bonus above 35%. The bill also lowered the BMR thresholdsfor concessions and incentivesfor projects with low‐ income BMRs. As of 2021, Government Code Section 65915 authorizes an applicant to receive 2 incentives or concessions for projects that include at least 17% of the total units for lower income households, at least 10% of the total units for very low‐income households, or at least 20% for persons or families of moderate income in a common interest development. It also allows an applicant to receive 3 incentives or concessions for projects that include at least 24% of the total units for lower income households, at least 15% of the total units for very low income households, or at least 30% for persons or families of moderate income in a common interest development.
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The City’s Density Bonus program allows a maximum of 35% density increase; however, AB 2345 requires an allowance of up to 50% density bonus when the base BMR is proposed. Additionally, AB 1763 requires that City’s permit up to an 80 percent density bonus for projects proposed with 100 percent affordable units. The City has included a program in Section 4: Housing Plan to update the City’s Development Code in compliance with state legislation.
2. Residential Development Standards
The City of Hemet Zoning Code established residential zoning districts that permit a variety of developments and land uses in accordance with the General Plan. Table 3‐6 provides the standards established for each zoning district to guide appropriate development.
The City of Hemet is in compliance with all transparency requirements and all zoning information, development standards, and fees are available on the City’s website and at the Planning Department Counter. The City of Hemet’s residential development standards can be found in the City of Hemet Zoning Code Chapter 90 Article XI Section 90‐314 and Article XIII Section 90‐385.
Table 3‐6: Hemet Development Standards ‐ Dimensions
Zone
Min. Dimensions
(Square FeetSq.Ft.)
Min. Yard Setbacks
(Feet) Construction Standards
Lot Size Lot Width 1 Front Side 2 Rear 3
Max.
Height
(Feet)
Max. Lot
Coverage
(Percent)
Min.
Density
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RR 20,000 100 20 15 20 35 403 2 du/ac
R‐1‐40 40,000 100 20 15 20 35 403 1 du/ac
R‐1‐20 20,000 100 20 15 20 35 403 2 du/ac
R‐1‐10 10,000 100 20 15 20 35 403 4 du/ac
R‐1‐7.2 7,200 70 18 5 15 35 453 6 du/ac
R‐1‐6 6,000 60 18 5 10 35 503 7 du/ac
R‐1‐5 5,000 55 18 5 10 35 503 8 du/ac
R‐2 6,000 60 20 5 10 30 50 8 du/ac
R‐3 1 acre 100 25 5 10 45 60 30 du/ac
R‐4 2 acres 100 25 5 10 55 60 40 du/ac
SLR No minimum C 153 3 5 25 60 8 du/ac
TR‐204 4,400 55 10 5 5 20 60 7 du/ac
PUMH5 4,400 55 10 5 10 35 60 7 du/ac
1. Standard
2. Interior side yard
3. One story
4. TR (Independent Mobile Home Subdivision Zone)
5. PUMH (Planned Unit Mobile Home Development District) Source: City of Hemet Zoning Code
4. TR (Independent Mobile Home Subdivision Zone)
5. PUMH (Planned Unit Mobile Home Development District) Source: City of Hemet Zoning Code
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Yard Requirements
The Hemet Municipal Code defines a yard as an open space on a lot or parcel, unoccupied and unobstructed by structures from the ground upward except as otherwise provided in this chapter, including the front yard, side yard and rear yard, or space between structures. The yard requirements as established in Table 3‐6 above are not considered a constraint to the development of housing and are similar to that of the region.
Lot Coverage and FAR
The Hemet Municipal Code defines lot coverage as the percentage of total site area covered by structures, open or enclosed, excluding the following uncovered structures: steps, courts, patios, terraces, and swimming pools. Lot coverage is regulated in order to avoid nuisances from inappropriate and excessive massing or density in a particular zoning district. Floor area is defined as the entire floor area of a building. The floor area includes not only the ground floor area but also any additional stories or basement of the building. All horizontal dimensions shall be taken from the exterior faces of walls, including enclosed porches. Unless otherwise indicated in this chapter, floor area shall mean gross usable floor area. The City does not set Floor Area Ratios (FAR) for standalone residential structures.
This may however apply in certain planned and also mixed‐use developments. FAR is the ratio of floor area to the total lot area and is used to limit the maximum floor area on a particular site.
The lot coverage limits as established in Table 3‐6 above are not considered a constraint to the development of housing and are similar to that of the region.
Minimum/Maximum Density
The Hemet Municipal Code establishes a number of zoning districts with minimum and maximum density limits so as to regulate and restrict the bulk of structures and density of population. Table 3‐6 provides the minimum densities required per zoning district.
Over recent years, the City has received proposals for residential projects with densities within the range permitted but not always at the maximum permitted. The City reports that projects rarely meet the maximum density due to the impact development standards, landscaping requirements, and street/sidewalk improvements have on the net buildable area of the sites after infrastructure is designed.
The City’s development standards as they stand alone are not considered constraints to the development of housing – all standards have been evaluated and when combined still allow projects to develop at the maximum density allowed. To address this, Program H‐3l: Review of Site Requirements provides for a review ofsite requirements(asrequired by the Building and Planning Divisions) to assess how the City can allow for projects to develop at their maximum density.
Minimum Lot Size
The Hemet Municipal Code establishes a variety of minimum lot sizes to function with the remaining development standards in regulating massing and density. The minimum lot sizes for multi‐family zones are one acre in the R‐3 zone and two acres in the R‐3 zone. A total of 28 vacantsites have been identified in the R‐3 zone as part of the Candidate Sites Analysis; of these sites, 10 measure under one acre. A total of 6 vacant sites have been identified in the R‐4 zone as part of the Candidate Sites Analysis; of
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these sites, 1 is under 2 acres. The 11 total sites which do not meet the minimum lot size are located adjacent to another site owned by the same property owner and/or another vacant, residentially‐zoned lot and may be developed once the sites have been consolidated. In order to facilitate the development of these sites, Program H‐3k is included in Section 4: Housing Plan to allow for lot consolidation.
Maximum Building Heights
The Hemet Municipal Code defines building height as the vertical distance measured from the average level of the highest and lowest point of that portion of the building site covered by the building to highest point of the structure, excluding chimneys and vents.
The maximum building height in the residential zoning districts of Hemet range from 25 feet to 35 feet for single‐family developments and 30 feet to 55 feet in multi‐family housing projects. Setting limits to the height of buildings avoids bulking and potential nuisances on neighboring properties – relating to privacy and/or sunlight and shade. This requirement also ensures a compatibility and similar aesthetic amongst uses, but in certain conditions may cause a constraint to the development of housing – particularly as it relatesto multi‐family housing developments. Residential developmentsin the R‐3 and R‐4 zones are able to meet the maximum density limit while complying with the height limits and the remaining development standards shown in Table 3‐6. Specifically, a proposed 4‐story multi‐family development on a one‐acre lot in the R3 zone can meet the setback and lot coverage requirements and be able to build approximately 85 units each measuring 1,000 square feet; as the maximum density is 30 dwelling units per acre, the maximum building height limits is shown not to impede the development of multi‐family developments.
Parking Standards
Sufficient off‐street parking must be provided to avoid street overcrowding. This is maintained through the establishment on parking requirements, which fluctuate depending on the land use/housing type and the number of bedrooms. Table 3‐7 providesthe parking requirementsspecific to the City of Hemet. Table 3‐8 show parking standards in Hemet are similar, and less in certain instances, to that of the neighboring communities. Therefore, parking standards are not considered a constraint to development of residential projects.
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Table 3‐7: Off‐Street Parking Requirements
Residential Use Parking Requirements Additional Requirements Single‐Family Dwelling 2 spaces in garage or carport N/A Accessory Dwelling Unit Sec. 90‐321 N/A
Multiple‐Family Dwelling
Studio (500 sq. ft or less) 1 covered space
Plus 1 uncovered space for each
5 dwelling units for visitors
Studio (over 500 sq. ft.) 1.5 covered spaces
1 bedroom (700 sq. ft. or less) 1 covered space
1 bedroom (over 700 sq. ft.) 1.5 covered spaces
1 bedroom with den or more
bedroom units 2 covered spaces
Senior Housing 1 space in garage or carport
Plus 1 uncovered space for each
10 dwelling units for visitors
Mobile Home Park 2 spaces for each mobile home
(1 must be covered and on the mobile home space)
Plus 1 uncovered parking space
for each 10 dwelling units for
visitors
Rooming House, Lodging
House, Fraternity/Sorority
House or Dormitory
1 space for each sleeping room, or
1 space for each 2 beds (whichever is greater)
Must be located within 150 feet
of structure
TR‐20 Zone 2 spaces in a carport per mobile home space
Plus 1 uncovered space for each
10 dwelling units for visitors
Travel Trailer Subdivisions 1 space per dwelling lot Plus 1 uncovered space for each 10 dwelling units for visitors
Nursing Home 1 space for each 2.5 beds ‐‐
Rest Homes 1 space for each 2.5 beds ‐‐
Sanitarium 1 space for each 3 beds ‐‐
Source: City of Hemet Zoning Code
Table 3‐8: Comparative Off‐Street Parking Requirements of the Region Residential Use Parking Requirements
City of San Jacinto
Single Family Dwellings (Detached)
2 enclosed spaces for up to 4 bedrooms, and
3 enclosed spaces for 5 or more bedrooms
Single Family
Dwellings
(Attached)
Resident Parking 2 covered spaces per unit
Guest Parking
0 ‐ 30 units – .25 spaces per unit; with a minimum of 1 space 31 ‐ 60 units ‐ .20 spaces per unit
61 units and over ‐ .166 spaces per unit
Triplexes 2 spaces per unit; at least 1 covered
Two‐Family Dwellings (Duplex) 2 enclosed spaces per unit Multi‐Family
Dwellings
Studio Apartments 1.5 spaces per unit, 1.0 of which shall be enclosed 1 Bedroom Apartments 1.5 spaces per unit, 1.0 of which shall be enclosed 2 Bedroom Apartments 1.75 spaces per unit, 1.50 of which shall be enclosed 3+ Bedroom Apartments 2 spaces per unit, 1.50 of which shall be enclosed Guest Parking in multi‐
family projects
0 ‐ 10 units – None required
11 ‐ 30 units ‐ .25 spaces per unit
31 ‐ 60 units ‐ .20 spaces per unit
61 units and over ‐ .166 spaces per unit
Recreational Vehicles 1 space per every 10 units
Guest Houses 1 space per unit
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Table 3‐8: Comparative Off‐Street Parking Requirements of the Region Residential Use Parking Requirements
Accessory Living
Quarters
Accessory (Second)
Dwelling Units Junior
Accessory Dwelling Units
No parking required
Senior Residential Projects 1 covered space per unit, plus 1 guest space per 10 units City of Menifee
Single‐family 2 spaces per unit
Duplex (two‐family dwelling) 2 spaces per unit
Multiple‐family: single bedroom or studio 1 space per unit Multiple‐family: two bedrooms 1.5 spaces per unit
Multiple‐family: three or more bedrooms 2.5 spaces per unit; 1 space per employee
Senior citizen development 1.25 spaces per unit
Accessory dwelling unit (ADU) 1 offstreet parking space per unit. Parking may not be required if certain conditions are met.
Residential guest 1 space per 10 unit
City of Perris
Single Family 2 spaces per unit
Multi‐Family
Attached Residential, R7,
R14, R22 Zones
2 spaces per unit, one within a garage; 1 guest parking space per 5 units
Studio unit 1.5 spaces (1 space within a carport or enclosed garage) One Bedroom Unit 1.5 spaces (1 space within a carport or enclosed garage) Two Bedroom Unit 2 spaces (1 space within a carport or enclosed garage) Three Bedroom Unit or
more
2.5 spaces (1 space within a carport or enclosed garage) Guest Parking 1 guest parking space per 5 units
Sources: San Jacinto Development Code (2012), Menifee Municipal Code § 9.220.040, City of Perris Zoning Ordinance §19.69.020.
3. Variety of Housing Types Permitted
California Housing Element Law mandates jurisdictions must make sites available through zoning and development standards to promote the development of a variety of housing types for all socioeconomic levels of the populations. Housing types include single‐family homes, multi‐family housing, accessory dwelling units, factory‐built homes, mobile‐homes employee and agricultural work housing, transitional and supportive housing, single‐room occupancy (SROs), and housing for persons with disabilities. Table 3‐ 89 shows the various housing types permitted throughout the City of Hemet in zoning districts which permit housing or care facility uses.
The City of Hemet is in compliance with all transparency requirements and all zoning information, development standards, and fees are available on the City’s website and at the Planning Department Counter. The City of Hemet’s permitted housing types can be found in the City of Hemet Zoning Code Chapter 90 Section 90‐312 and Section 90‐383.
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Table 3‐98: Permitted Housing Types per Zoning District* Housing Types
Residential Commercial Agriculture
RR
R‐1 R‐2 R‐3 R‐4 SLR TR‐20
O‐P C‐1 C‐2 C‐M
A‐1 A‐2
ResidentialPlanned unit development P P ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Mobile home parks C
C
C
C
C ‐ P X
X
C
C ‐ ‐
Accessory/Secondary dwelling unit P P P P P P ‐ ‐ ‐ ‐ ‐ P PSingle‐Family (1) P P P P X P ‐ ‐ ‐ ‐ ‐ P PSingle‐family dwellings attached in groups (not more than 2 attached dwellings)
‐ ‐ ‐ ‐ ‐ P ‐ ‐ ‐ ‐ ‐ ‐ ‐
Single‐family detached condominiums ‐ ‐ P P X ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Multifamily housing (2) Senior housing (independent) ‐ ‐ P P P ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Two family dwellings ‐ ‐ P P X ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Multiple‐family dwellings ‐ ‐ P P P ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Mixed use
(residential and office/commercial uses) ‐ ‐ ‐ ‐ ‐ ‐ ‐ C
C
C
X ‐ ‐
Travel trailer or recreational vehicle parks
C
C
C
C
C
X
X
C
C ‐ ‐
Single Room Occupancy (SRO) ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Farmworker Housing (up to 36 beds or 12 family units)(4) ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ P PCare FacilitiesAssisted living facility ‐ ‐ C
C
C ‐ ‐
C
C
C
X ‐ ‐
Skilled nursing facility ‐ ‐
X
C
C ‐ ‐
C
C
C
X ‐ ‐
Boarding houses ‐ ‐
C
C
X ‐ ‐
C
X
X
X ‐ ‐
Continuing care retirement communities ‐ ‐
C
C
C ‐ ‐
C
C
C
X ‐ ‐
Child or adult care facility ‐ ‐
C
C
C P ‐ ‐ ‐ ‐ ‐ ‐ ‐
Childcare day facility ‐ ‐ ‐ ‐ ‐ ‐ ‐
A
A
C
C ‐ ‐
Adult day health care ‐ ‐ ‐ ‐ ‐
C ‐ ‐ ‐ ‐ ‐ ‐ ‐
Adult day care facility ‐ ‐ ‐ ‐ ‐ ‐ ‐ P P P A ‐ ‐
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Table 3‐98: Permitted Housing Types per Zoning District* Housing Types
Residential Commercial Agriculture
RR
R‐1 R‐2 R‐3 R‐4 SLR TR‐20
O‐P C‐1 C‐2 C‐M
A‐1 A‐2
Transitional housing ‐ ‐ P P P ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Family childcare home, licensed Up to 8 children P P ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Up to 14 children P P ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Group homes and small licensed care facilities
Small licensedSmall, licensed care facility (licensedby State) P P P P X ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐
Small group home (6 or fewer residents) SGHP
‐
SGHP
‐
SGHP
‐
SGHP
‐
‐ ‐ ‐
C
X
X
X
‐ ‐
Large group home (10 or fewer occupants) ‐ ‐
A
A
X ‐ ‐
C‐ ‐ ‐ ‐ ‐ ‐
Large group homes (11 or more occupants) ‐ ‐
C
C
X ‐ ‐
C‐ ‐ ‐ ‐ ‐ ‐
Parolee‐probationer home ‐ ‐ ‐ ‐ ‐ ‐ ‐
C
X
X
X ‐ ‐
Supportive housing (4) P P P P X ‐ ‐ ‐ ‐ ‐ ‐ P PDetention Facility Community detention facility for unaccompanied
minors
X
X
X
X
X ‐ ‐
X
X
X
X ‐ ‐
Private detention center
X
X
X
X
X ‐ ‐
X
X
X
X ‐ ‐
Emergency Shelter (5) ‐ ‐ ‐ ‐ ‐ ‐ ‐
X
X
X
C ‐ ‐
Low Barrier Navigation Centers ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Notes:P = Permitted C = Conditionally Permitted (CUP)
A = Administrative Use (AUP)
TUP = Temporary Use Permit
SGHP = Small Group Home Permit
X = Not Permitted
‐ = Not specified
*Zoning districts not included in the table do not permit housing or care facility uses.
1. Including manufactured housing and prefabricated housing when installed on a permanent foundation and in accordance with the provisions of this article.
2. Including duplexes, condominiums, apartments, or similar residential units.
3. Valley Restart Shelter approved in C‐2 zone by Ordinance.
4. Pursuant to Government Code § 65582.5. As a component of an agricultural use pursuant to Health and Safety Code §§ 17021.6and 50199.7.
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Table 3‐98: Permitted Housing Types per Zoning District* Housing Types
Residential Commercial Agriculture
RR
R‐1 R‐2 R‐3 R‐4 SLR TR‐20
O‐P C‐1 C‐2 C‐M
A‐1 A‐2
Source: City of Hemet Zoning Code
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Accessory Dwelling Unit
The Hemet Municipal Code defines an Accessory Dwelling Unit (ADU) as an attached or detached dwelling unit, which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the principal single‐family home, and shall have independent exterior access. As of January 2022, the City’s Municipal Code currently complies with the State law regarding ADUs.
Single‐Family Dwellings
The Hemet Municipal Code defines a Single‐Family Dwelling as a structure containing one dwelling unit on an individual lot. The term "single‐family residential dwelling" shall also mean a mobile home manufactured and certified under the National Mobile Home Construction and Safety Standards Act of 1974, on a permanent foundation approved by the city building official.
Multiple Family Dwellings
The Hemet Municipal Code defines a Multi‐Family Dwelling as a development project that has a density of greater than eight residential dwelling units per gross acre.
Mobile Homes
The Hemet Municipal Code defines a Mobile Home as a structure transportable in one or more sections, designed and equipped to contain no more than one dwelling unit, to be used with or without a foundation system. The term "mobile home" shall also include state‐approved factory‐built housing.
The term "mobile home" does not include a recreational vehicle or commercial coach.
Group Home
The Hemet Municipal Code defined Group Homes as any boarding house that provides temporary, interim, or permanent housing to individuals where every person residing in the dwelling is an individual with a disability, and the individuals are not living as a single housekeeping unit. Group homes do not include small licensed residential care facilities.
Large group homes may contain seven or more individuals and may or may not be required to be licensed by the State of California. Small group homes may contain six or fewer individuals and are not required to be licensed by the State of California.
Supportive Housing
Supportive Housing, as cited in the Hemet Municipal Code, is defined by California Government Code § 65582 as housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service. The linked service assists the supportive housing resident(s) in retaining the housing, improving their health status, and maximizing their ability to live, and when possible, work in the community. Supportive Housing is permitted in RR, R‐1, R‐2, and R‐3 zones.
However, the City’s current zoning is not compliant with AB 139. A program is included in Section 4:
Housing Plan to ensure the City’s zoning code allows supportive housing to be considered a residential use of property, subject only to restrictions that apply to other residences of the same type (single‐
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family or multi‐family) in the same zone as well as to allow supportive housing by‐right in all zones where multifamily and mixed uses are permitted.
Transitional Housing
Transitional Housing, as cited in the Hemet Municipal Code, is defined by California Government Code § 65582 as buildings configured as rental housing developments but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance. Transitional housing is a type of supportive housing used to facilitate the movement of people experiencing homelessness into permanent housing. A person experiencing homelessness may live in a transitional apartment for a predetermined period of time, however, not less than six months while receiving supportive services that enable independent living.
Transitional Housing is permitted in R‐2, R‐3, and R‐4 zones. A program is included in Section 4: Housing Plan to endure the City’s zoning code allows transitional housing to be considered a residential use of property, subject only to restrictions that apply to other residences of the same type (single‐family or multi‐family) in the same zone.
Emergency Shelter
The Hemet Municipal Code defines Emergency Shelter as ascribed to it in Government Code § 65582(d) and Health and Safety Code § 50801(e), as such sections may be amended from time to time, and which presently define the term “Emergency Shelter" to mean housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. As of January 2022, the City conditionally permits emergency shelters in the C‐M zone. Valley Restart Shelter was permitted by the City in a C‐2 zone through Ordinance No. 1867, § 1 (Exh. A1), 8‐13‐13. Valley Restart Shelter accommodates the city's need for emergency shelter pursuant to Government Code § 65583(a)(4)(C) and 65583(a)(7) and is therefore permitted by right and not required to comply with the development standards of Article X of the Hemet Municipal Code. Section 4 includes Program H‐1i:
Zoning for Emergency Shelters to permit emergency shelters in at least one zoning district without discretionary action, in compliance with State law.
As of January 2022, the City has 98 parcels zoned C‐M. Of these parcels, 24 are currently vacant and 13 are vacant and over half‐an‐acre in size. Of the remaining nonvacant 65 parcels without existing residential units, 40 are over half‐an‐acre in size. Land uses on the nonvacant sites include industrial uses; commercial and services; open space and recreation; general office; transportation, communications, and utilities; and facilities. Of these 65 parcels, the average acreage is 1.69 acres. All parcels zoned C‐M are located within a half‐mile of a transit stop. Nearby uses include residential uses such as mobile home parks, commercial uses, and a few manufacturing uses. In conclusion, there are adequate sites to accommodate potential future emergency shelters with conditions are fit for human habitation.
Parking Requirements
The City’s Municipal Code requires at least one space for every four beds available in the emergency shelter, plus one space for each staff person. Newly added Program H‐1i: Zoning for Emergency Shelters
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provides for an amendment to the City’s Municipal Code to ensure parking standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.
Farmworker Housing
California Health and Safety Code Sections 17021.5 and 17021.6 generally require agricultural employee housing to be permitted by‐right, without a conditional use permit (CUP), in single‐family zones for six or fewer persons and in agriculturalzones with no more than 12 units or 36 beds. The Hemet Municipal Code does not address Farmworker Housing by definition but does allow by‐right agricultural employee housing with no more than 12 units or 36 beds in agricultural zones. A program is included in Section 4: Housing Plan to ensure the City’s development standards allow Farmworker Housing by‐right, without a CUP, in single‐family zones for six or fewer persons.
Low Barrier Navigation Centers
AB 101 states that “The Legislature finds and declares that Low Barrier Navigation Center developments are essential tools for alleviating the homelessness crisis in this state and are a matter of statewide concern‐.” Low Barrier Navigation Centers are defined as a Housing First, low‐barrier, service‐enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessnessto income, public benefits, health services, shelter, and housing. Low Barrier Navigation Centers are required as a use by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. The Hemet Municipal Code does not address Low Barrier Navigations Centers by definition. A program is included in Section 4: Housing Plan to ensure the City’s development standards allow Low Barrier Navigation Centers by‐right in all zones that permit mixed‐uses and non‐residential uses.
4. Housing for Persons with Disabilities
Both the Federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act direct require governments to make reasonable accommodations (that is, modifications or exceptions) in their zoning laws and other land use regulations to afford disabled persons an equal opportunity to housing. State law also requires cities to analyze potential and actual constraints to the development, maintenance, and improvement of housing for persons with disabilities.
The Housing Element Update must also include programs that remove constraints or provide reasonable accommodationsfor housing designed for persons with disabilities. The analysis of constraints must touch upon each of three general categories: 1) zoning/land use; 2) permit and processing procedures; and 3) building codes and other factors, including design, location, and discrimination, which could limit the availability of housing for disabled persons.
Reasonable Accommodations
Reasonable accommodation in the land use and zoning context means providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use and zoning and building regulations, policies, practices and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or
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otherstandard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.
The Hemet Development Code defines an individual with a disability as an individual with a qualifying disability under federal and state fair housing laws. Generally, any person with any mental or physical impairment, disorder, or condition, which substantially limits one or more major life activities, including physical, mental, and social activities and working. Disabled or individual with a disability does not include impairments, disorders or conditions resulting from the current, illegal use of or addiction to a controlled substance, sexual behavior disorders, compulsive gambling, kleptomania, or pyromania.
These individuals are protected under the Federal Fair Housing Act and the California Fair Employment and Housing Act (the Acts). The Code specifies that reasonable accommodation must be granted it all of the following findings are made:
The housing, which is the subject of the request, will be used by individual disabled as defined under the Acts.
The requested reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts.
The requested reasonable accommodation would not impose an undue financial or administrative burden on the city.
The requested reasonable accommodation would not require a fundamental alteration in the nature of a city program or law, including, but not limited to, land use and zoning. The requested reasonable accommodation would not adversely impactsurrounding properties or uses.
There are no reasonable alternatives that would provide an equivalent level of benefit without requiring a modification or exception to the city's applicable rules, standards, and practices.
To be considered for a reasonable accommodation, there are two different classification processes. The planning commission is designated to approve, conditionally approve, or deny all applications for a major reasonable accommodation, except that the director is hereby vested with authority to review and approve major reasonable accommodation applications that solely request a modification of development standards for uses requiring a small group home permit or an administrative use permit.
The director, or his or her designee, is designated to approve, conditionally approve, or deny all applications for a minor reasonable accommodation, provided that the director may decide to allow the planning commission to determine whether to approve, conditionally approve, or deny an application for a minor reasonable accommodation if the director finds that the minor reasonable accommodation involves significant controversy or extraordinary circumstances.
The director shall mail his or her written determination to approve, conditionally approve, or deny a request for a minor reasonable accommodation to the applicant within 30 days of the receipt of a complete application for a minor reasonable accommodation. The mailed notice of decision shall inform the applicant that the decision of the director may be appealed to the planning commission within 14 days of the mailing of the notice. An application for Reasonable Accommodation must include all the following documentation that the applicant is:
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a. An individual with a disability;
b. Applying on behalf of one or more individuals with a disability; or c. A developer or provider of housing for one or more individuals with a disability.; The City’s reasonable accommodations procedures are compliant with State law and will continue to maintain compliance through the 6th Planning Cycle. There were no reasonable accommodationsrequests submitted to the City during the 5th Planning Cycle. The City maintains these procedures and ensures the public has access to these procedures should they be necessary. The City is aware household circumstances may change over time, so these procedures are readily available to the public online and at City Hall. The City makes every effort to proactively address accommodation of a variety of needs through implementation and enforcement of American Disability Act and other applicable State, Federal and local laws.
Definition of Family
A restrictive definition of “family” that limitsthe number of unrelated persons and differentiates between related and unrelated individuals living together is inconsistent with the right of privacy established by the California Constitution. The City of Hemet Municipal Code defines “Family” as a group of individuals, not necessarily related by blood or marriage, or adoption, or guardianship living together in a dwelling unit as a single housekeeping unit. The City’s definition does not limit the number of unrelated persons living together and therefore does not pose a constraint to accessing housing.
5. Planned Residential Developments
The Planned Unit Development Overlay District (PUD) is intended to encourage a more desirable living environment, a more efficient, desirable and aesthetic use of land through utilization of modern innovations in residential developments, encourage the reservation of a greater proportion of land for common open areas, encourage the retention of natural slopes, waterways and other natural features by utilizing such areas as open space, encourage more efficient use of these public facilities required in connection with such residential development, and ensure compatibility with established residential areas. The PUD shall be established only on land that iszoned R‐1, R‐2, R‐3, or R‐4, and shall be designated on the official zoning map with the symbol "PUD" in conjunction with the underlying zone classification (ex. R‐1 PUD).
Planned Community Development Zone (PCD) is intended to provide the developer with greater flexibility in site design, density and housing unit options in order to stimulate variety and innovation within the framework of a quality residential environment, direct new community growth and development in the process of implementing the general plan, achieve more interest, individuality and character within and among neighborhoods, provide criteria for the inclusion of compatible uses designed to service the residential developments within the community, and encourage the most effective use of a site with a variety of residential environments providing necessary public facilities, ample open space and a functional, well‐balanced community.
The purpose of the Planned Unit Mobile Home Development District (PUMH) is to permit an alternative to the traditional mobile home subdivision development. The planned unit mobile home development
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district will differ from the traditional mobile home subdivision in some respects, particularly as to development standards and jointly held common areas. Ownership of open space, private streets, recreational vehicle storage areas,service and recreational facilitiesshall be asjointly held common areas.
A PUMH shall be established only in conjunction with a residential zone and shall be designated on the officialzoning map with the symbol "PUMH" in conjunction with the underlying zone classification (ex, "R‐ 1 PUMH").
The purpose of the Travel Trailer Planned Development Zone (TTPD) is to provide for the development and maintenance of travel trailer subdivisions with common open space.
6. Growth Management MeasuresLocal Ordinances
An ordinance is a law passed by a municipal government, in this case, the City of Hemet. Local ordinances are enacted to maintain or improve public safety, health, and general welfare. Growth management measures are techniques used by a government to regulate the rate, amount, and type of development.
Growth management measures allow cities to grow responsibly and orderly, however, if overly restricted can produce constraints to the development of housing, including accessible and affordable housing. The City of Hemet does not have any growth management measures that would affect or hinder the development of housing in the City.Locally adopted ordinances such as inclusionary ordinances or short‐ term rental ordinances may directly impact the cost and supply of residential development. Impacts may create governmental constraints to the development of housing and may hinder the City from meeting its share of the regional housing need and the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters.
Short‐Term Rental Ordinance
Short‐term rentals have become very popular in the last few years. Short‐term rentals are commonly defined as an accessory use of a Primary Residence for the purposes of providing temporary lodging for compensation for periods of thirty consecutive calendar up to 30 days days or less. The purpose of Short‐ Term Rental Ordinances is to establish regulations, standards, and a permitting process governing the renting or leasing of privately owned, visitor‐ serving residential dwelling units on a short‐term basis.
Short‐Term Rental Ordinances are often established to safeguard residents by ensuring that short‐term rental activities do not threaten the character of neighborhoods; and ensuring thatsuch short‐term rental activities do not become a nuisance, or threaten the public health, safety, or welfare of neighboring properties.
The City of Hemet does not have a Short‐Term Rental Ordinance.
Inclusionary Housing Ordinance
Inclusionary Housing Ordinances are local zoning ordinances which either mandate or encourage housing developers of housing to include a specified percentage of housingunits that is affordable to lower and moderate‐income households. Inclusionary Housing Ordinances bring affordable housing to market and increases types of housing available to different income levels. Affordable housing development is beneficial to lower income households, but developers often cite inclusionary housing requirements as constraints to development.
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The City of Hemet does not have an Inclusionary Housing Ordinance.
Growth Management Measures
Growth management measures are techniques used by a government to regulate the rate, amount, and type of development. Growth management measures allow cities to grow responsibly and orderly, however, if overly restricted can produce constraints to the development of housing, including accessible and affordable housing. The City of Hemet does not have any growth management measures that would affect or hinder the development of housing in the City.
7. Specific Plans
The purpose of a Specific Plan is to implement the goals and objectives of a city’s General Plan in a more focused and detailed manner that is area and project specific. The Specific Plan promotes consistent and an enhanced aesthetic levels throughout the project community. Specific Plans contain their own development standards and requirements that may be more restrictive than those defined for the city as a whole. The following sections provide brief descriptions of the City of Hemet’s adopted Specific Plans which affect the development of housing.
Arthofer
The purpose of the Specific Plan isto provide for the orderly development ofsmall lotsingle‐family homes utilizing side yard easements. The Specific Plan allows for single‐family dwellings, accessory buildings and structures, and some home occupations. The minimum required lot size is 4,140 square feet and the maximum lot coverage is 45%.
City Sponsored
The purpose of the Specific Plan is to provide for the orderly development of a community comprising of agricultural, residential, and commercial components. The 208‐acre planning site was previously heavy agricultural and commercial.
Diamond Valley Gateway
The purpose of the Specific Plan is to provide for the orderly development of a variety of residential, commercial, and recreational land uses on the property through the establishment and application of comprehensive planning regulations, standards, and design guidelines. The Specific Plan is designed to enhance housing opportunities while complimenting the recreational and commercial opportunities associated with the development of Domenigoni Reservoir. The Specific Plan area is a parcel of approximately 96.1 acres situated at the base of the Santa Rosa Hills, in the southeastern portion of the City. Total units for the overall project not to exceed 497 residential units.
Downtown
The purpose of the Specific Plan demonstrates a clear vision for the future of Downtown Hemet and is an economic development tool to facilitate development. The Specific Plan promotes transit‐oriented development and principles, including mixed use development and pedestrian connectivity to the transit
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mobility hub and around Downtown, which fosters active transportation and reduces vehicles miles traveled. The minimum required lotsize is 5,000 square feet for SFR with a maximum density of 5 dwelling units per acre and .5 acre for MFR with a maximum density of 18 dwelling units per acre. The maximum lot coverage is 65% for SFR and 60% for MFR.
Heartland / Four Seasons
The purpose of the Specific Plan is to create a high‐quality master‐planned gated retirement community and non‐gated, non‐aged‐restricted neighborhood that will provide an aesthetically pleasing westerly entrance to the City of Hemet. The Specific Plan area is approximately 665 acres and the total units allowed is 1775 residential units.
McSweeny Farms
The purpose of the Specific Plan is to guide development of a planned community which responds to environmental, infrastructure, and economic realities. The design and layout of the land use plan, infrastructure, development standards, and design guidelines emphasize the integration of complementary land uses within a cohesive, identifiable, and walkable community. The 673 acre development accommodates up to 1,640 residential units within approximately 520 acres designated for residential development at densities ranging from 1‐5 DU/Acre. Residential areas include single family detached homes on lots ranging from 5,000 square feet to 4‐acre hillside estates.
McSweeny Ranch
The purpose of the Specific Plan is to provide for the orderly development of the 767.3 acre Specific Plan area and develop a variety of residential housing types with a total of 3,200 homes oriented to both the primary and senior markets, a Village Center, and 174.5 acres of open space linking the various neighborhoods together.
North Hemet
The purpose of the Specific Plan isto provide for the orderly development of 37 parcelstotaling 28.6 acres in the northwest portion of the City. A primary goal of the plan is to increase the supply of new attached housing in the downtown area. Total units for the overall project not to exceed 302‐525 residential units.
Page Ranch
The purpose of the Specific Plan is to provide for the orderly development of a diversity of land uses in the 1621.2‐acre Specific Plan area. The plan allows for single and multi‐family residential uses as well as commercial and industrial uses. Much of the plan area is built out.
Peppertree
The purpose of the Specific Plan is to provide for the orderly development of an innovative, gated senior‐ oriented residential development. The 82.5‐acre site offers a variety of housing types ranging from medium to high densities. Total units for the overall project not to exceed 456 residential units.
Ramona Creek
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The purpose of the Specific Plan isto provide for the orderly development of a mixed‐use community. The purpose of the Specific Plan is to create community, celebrate uniqueness of place, optimize open space relationships, create connectivity, encourage diversity, integrate environmentally responsible practices, and enhance local economic well‐being. Consisting of 209 acres along Highway 74, the historic Pines to Palms Highway, the Ramona Creek Specific Plan continues the established scenic highway along Florida Avenue as the gateway to Hemet, creating a positive image for motorists and pedestrians entering the City. Total units for the overall project are approximately 1,077 residential units.
Seven Hills
The purpose of the Specific Plan is to provide for the orderly development of a recreation‐oriented community of quality homes in an attractive park‐like setting. The plan allows for a variety of housing styles such as single‐family detached homes, mobile homes, and attached homes. Total units for the overall project are approximately 1,137 residential units.
Sunwest Village
The purpose of the Specific Plan is to provide for the orderly development of a mixed‐use community of low and medium‐density residential units specifically limited to residents 55‐years of age and above. The plan also allows for related uses including residential care facilities, a health club, and office and commercial land uses. The plan site is 36.5 acres with a maximum density of 7 dwelling units per acre in Planning Area 1 and 20 dwelling units per acre in Planning Area 2.
Tierra Linda
The purpose of the Specific Plan is to provides for the orderly development of a community with a variety of residential housing types, commercial, and office uses. The Specific Plan proposed 1,589 residential units with densities ranging from 8 dwelling units per acre to 16 dwelling units per acre.
Hemet Valley Country Club Estates / Tres Cerritos
The purpose of the Specific Plan is to provide for the orderly development of 352.9‐acre project site. The site was originally conceived as a resort golf community. This Specific Plan allows for amendments to previously adopted plans of the site to allow for an increase of up to 931 residential units. The site offers various open spaces, parks, and landscaped areas.
8. Development Fees
Residential developers are subject to a variety of permitting, development, and impact fees in order to access services and facilities as allowed by State law. The additional cost to develop, maintain, and improve housing due to development fees result in increased housing unit cost, and therefore is generally considered a constraint to housing development. However, fees are necessary to provide planning and public services in Hemet. All development fees and applications are available on the City of Hemet’s website.
The location of projects and housing type result in varying degrees of development fees. The presumed total cost of development is also contingent on the project meeting city policies and regulations and the
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circumstancesinvolved in a particular development project application. Table 3‐910 providesthe planning fees and Table 3‐101 provides the development impact fees.
Table 3‐109: Applications and Permits
Application/Permit Approval
Body
Fee Notes
Planning Division
Administrative Adjustment CDD $406
Administrative Use Permit
CDD $3,125 Plus environmental fees,
public notice
Modification $697
Annexation PC/CC $10,000 min. deposit
Full Cost. Deposit required for
staff and City Attorney time,
plus GIS mapping fee.
Appeal of Director Decision PC $582 Appeal to Planning
Commission
Appeal of Planning Commission Decision CC $951 Appeal to City Council Certificate of Compliance CE $633
Conditions of Approval ‐ Amendment PC $1,069
Conditional Use Permit
PC
$5,971 $10,000 Minimum Deposit
and $2,500 Minimum Balance Streamlined $2,218
Modification $1,782
Conversion to Condominium PC $5,767
Conversion to Senior Housing PC $6,130
Density Bonus Agreement CC $2,857
Determination of Use CDD $389
Development Agreement
PC/CC
$20,000 min. deposit Full cost. Deposit required for
staff and City Attorney time,
plus environmental and
noticing
Amendment $10,000 min. deposit
Downtown Site Development Review –
Major PC/CC $2,698 Plus noticing andenvironmental fees
Downtown Site Development Review ‐
Minor
CDD $664
Extension of Time – Major
Conditional Use Permit
Downtown Project – Major
Site Development Review –
Major
Tentative Parcel Map
Tentative Tract Map
Variance
PC $1,855 Plus noticing fees
Extension of Time – Minor
Administrative Adjustment
CDD $805
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Table 3‐109: Applications and Permits
Application/Permit Approval
Body
Fee Notes
Administrative Use Permit
Downtown Project – Minor
Site Development Review
Exterior Color Permit Staff $0 Permit required. No cost.
General Plan Amendment – land use or
circulation map change PC/CC $8,000 min. deposit
Full Cost. Deposit for staff
time, plus GIS mapping fee,
environmental, and noticing.
General Plan Amendment – text or
policy change – Major PC/CC $10,000 min. deposit
Full Cost. Deposit required for
staff time, plus environmental
and noticing
General Plan Amendment – text or
policy change – Minor PC/CC $3,617 Plus noticing andenvironmental fees Home Occupation Permit Staff $43
Lot Line Adjustment CE $858
Mobile Home Park Conversion PC $7,600
Mobile Home Complex Review CDD $1,827
Plus $200 deposit for banner
removal, and subdivision
bonds for temporary
improvements
Planned Community Development
PC/CC
$15,000 min. deposit Full Cost. Deposit required for
staff time, plus environmental
and noticing. Amendment $5,000 min. deposit
Planned Unit Development
PC/CC
$10,000 min. deposit Full Cost. Deposit required for
staff time, plus environmental
and noticing. Amendment $5,000 min. deposit
Pre‐Application Review
DRC
$846
Non‐Profit Organization (501
C3) $0 For large scale special events
Site Development Review – Minor CDD $2,697
Site Development Review ‐ Major
PC
Plus noticing and
environmental
Hemet Auto Mall (SP87‐28) $3,340
Residential $5,386 plus $10/unit
Commercial (15,001+ SF)
Institutional, Public, Community $4799 plus $15/acre
Facility
Site Development Review – Minor
Modification
CDD $960 Less than 20 percent revision
Site Development Review – Major
Modification
PC $2,162 Plus noticing and
environmental fees
Sign Permit – Permanent Staff $86
Sign Permit – Temporary Staff $43
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Table 3‐109: Applications and Permits
Application/Permit Approval
Body
Fee Notes
Sign Program Amendment – Minior CDD $330
Sign Program Review or Major
Amendment
CDD $902
Small Group Home Permit Staff $875
Specific Plan
PC/CC
$20,000 min. deposit Full Cost. Deposit required for
staff time, plus environmental
and noticing Amendment $10,000 min. deposit
Sphere of Influence Amendment PC/CC $15,000 min. deposit Full Cost. Deposit required for
staff time, plus environmental,
GIS fee and noticing
Parcel Map Waiver CE $2,497 Plus scanning fees
Reversion to acreage/Lot Merger CE $2,038 Plus noticing and environmental fees
Tentative Parcel – Commercial/Industrial
PC
$4,796
Plus noticing, environmental,
GIS and scanning fees
Tentative Parcel – Residential $3,753
Tentative Tract – Commercial/Industrial $6,861 plus $25/lot Tentative Tract – Condominium or
Conveyance $5,951 plus $15/lot
Tentative Tract – Residential $7,805 plus $15/lot
Tentative Map Revision or Resubmittal $4,086
Final Map Amendment CC $2,428
Vesting Tentative Tract PC/CC $15,000 min. deposit
Full Cost. Deposit for staff and
City Attorney time
Substantial Conformance Determination CDD $829
Temporary Use Permit
Staff
$139 Plus, direct cost of inspections,
if needed Non‐profit Organization (501
C3) $0
Variance PC $2,256 Plus noticing and
environmental fees
Zone Change – map designation PC/CC $4,429 Plus noticing, environmental fees, and GIS mapping fee
Zone Ordinance Amendment PC/CC $3,000 min. deposit
Full Cost. Deposit required for
staff time
Additional Application Related Fees
GIS Mapping Fee (PC/CC) ‐‐ $105 plus $10/acre
For only Maps, Zone Change,
and General Plan
Amendments
Public Hearing Notice – newspaper
publication fee (PC/CC) ‐‐ $200 or Full Cost
For standard public notice ad.
Display ads will be charged at
full cost.
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Table 3‐109: Applications and Permits
Application/Permit Approval
Body
Fee Notes
Public Hearing Notice – mailing fee
(PC/CC/CDDR) ‐‐ $66 plus postagecosts
Due when the project has
been cleared for hearing and
the public Notice label
package has been submitted.
Scanning Fee ‐‐ $40 For all applications except for
TUP, Sign applications
Additional/Environmental Review Fees
Airport Influence Area Review for all
projects located within the Hemet Ryan
Airport Land Use Plan
‐‐ $229
A separate application is
required by the Airport Land
Use Commission
Airport Compatibility Study Review ‐‐ $842
CEQA – Categorical Exemption ‐‐ $229 For all exempt projects CEQA – Initial Study w/ negative
declaration ‐‐ $2,000 min. deposit
Full Cost. Deposit required at
100% of consultant contracts
plus 20% of contract amount
for staff time plus estimate of
City Attorney time
CEQA – Initial Study w/ mitigated
negative declaration ‐‐ $5,000 min. deposit
Full Cost. Deposit required at
100% of consultant contract
plus 20% of contract amount
for staff time plus estimate of
City Attorney time
CEQA – Environmental Impact Report ‐‐ $20,000 min. deposit Full Cost. Deposit required at
100% of consultant contract
plus 20% of contract amount
for staff time plus estimate of
City Attorney time
CEQA – Planning Staff Time ‐‐ 20% of contract Deposit required for Planning staff time.
CEQA – City Attorney Review/Meeting
Time ‐‐ Deposit required for CityAttorney time.
Mitigation Monitoring ‐‐ $2,000 min. deposit
Full Cost. Deposit required for
staff time
Habitat Acquisition and Negotiation
Strategy (HANS) Review ‐‐ $1,593
Technical Study Review ‐‐ Full Cost Deposit required for staff time Planning and Fire Plan Review
Residential Plan Review – R1 $445.83
Residential Plan Review – R‐2, R‐2.1, R‐
3.1, R‐4 <10 units $445.83
Source: City of Hemet Planning Division Fees (1/1/2021), City of Hemet Permit Fees (12/14/2015)
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Table 3‐110: Residential Development Impact Fees per Dwelling Unit Mobile Home
Senior
Multi‐Family
Dwelling
Single Family
Dwelling
Townhome/
Duplex
Bridge Signals & Thoroughfares $1,537 $2,030 $2,948 $1,805 Fire Suppression Facilities $354 $480 $560 $424
General Facilities $493 $669 $780 $591
General Plan $300 $300 $300 $300
Law Enforcement Facilities $298 $404 $471 $357
Library Expansion Facilities $465 $631 $735 $557
L&LMD $25 $26 $40 $40
Parks & Recreation Facilities $920 $1,247 $1,453 $1,101 Retention Basin Capacity Fee $1,900/acre $1,900/acre $1,900/acre $1,900/acre Sewer Connection $145 $145 $250 $250
Storm Drainage Facilities $1,147 $474 $1,405 $1,013
Valley Wide Park & Recreation $179 $243 $283 $214
Water Holding and Distribution $149 $225 $483 $483
Administrative Processing Fee 3% of total impact fees
TUMF Admin Fee 1% of TUMF fees
MSHCP
<= 8 Dwelling Units/Acre $2,234 $2,234 $2,234 $2,234
8.1 – 14 Dwelling Units/Acre $1,430 $1,430 $1,430 $1,430 >= 14.1 Dwelling Units/Acre $1,161 $1,161 $1,161 $1,161 MSHCP Admin Fee 1% of MSHCP fees
Hemet Unified School District $4.19 per square foot per new residential construction $4.08 per square foot per additions to residential dwelling units San Jacinto Unified School District $4.08 per square foot per new residential construction Source: City of Hemet Development Impact Fees – Residential (7/1/2020), Hemet Unified School District (5/25/2020), The development fees associated with each project is dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City’s policies and standards, as well as the project applicant submitting necessary documents and plans in a timely manner.
The estimated total development and impact fees for a typical single‐family residential project measuring 3,000 square feet located on a 9,000 square foot lot, assuming it is not part of a subdivision and is consistent with existing city policies and regulations, can range from $27,600 to $32,600. Estimated total development and impact feesfor a typical multi‐family residential project with ten units measuring 34,848 square feet located on one acre, assuming it is consistent with existing city policies and regulations range from $192,427 to $197,427.
These estimates are illustrative in nature and that actual costs are contingent upon unique circumstance inherent in individual development project applications. Considering the cost of land in Hemet, and the International Code Council (ICC) estimates for cost of labor and materials, the combined costs of permits and fees range from approximately 5.7% percent to 6.8% percent of the direct cost of development for a
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single‐family residential project and 4.2% percent to 4.3% percent for a multi‐family residential project.
Direct costs do not include, landscaping, connection fees, on/off‐site improvements, shell construction or amenities, therefore the percentage of development and impact fees charged by the City may be smaller if all direct and indirect costs are included.
Local Processing and Permit Procedures
The development community commonly cites the permit processing time as a contributor to the high cost of housing. Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review on a proposed project include the completeness of the development application and the responsiveness of developers to staff comments and requests for information.
Approval times are substantially lengthened for projects that are not exempt from the California Environmental Quality Act (CEQA), require rezoning or general plan amendments, or encounter community opposition. Applicantsfor all permits orreviews are recommended to request a preapplication meeting with the respective department to: confirm City requirements as they apply to the proposed project; review the City’s review process, possible project alternatives or revisions; and identify information and materials the City will require with the application, and any necessary technical studies and information relating to the environmental review of the project.
All permit applications are first reviewed by City Staff for completeness, and discretionary applications must then receive a recommendation through a staff report prior to a review by the appropriate authority.
Various applications may also require public noticing and a public hearing. Table 3‐6 identifies the appropriate review process and requirements for each planning permit application.
Recent projectsreviewed by the City have included residential developmentsthat had previously received tract map entitlements and completed CEQA review, and therefore received a more expedient plotting, landscaping, and architectural review. Such projects have taken approximately 4 to 6 months from application submittal to public hearing, depending upon whether all items needed are provided by the home builder. The discretionary process alone takes between 4 to 6 months to complete. In an effort to expedite the process, the City allows at‐risk submittals for building permits concurrent to entitlement review. Projects that require CEQA review generally take about 1.5 years between application submittal to receiving entitlement approval.
Design Review Processing
The City has a development review committee consisting of about five City staff members from various City departments. The DRC is responsible for determining if a project’s application is complete, reviewing the project’s design, and reviewing the recommended conditions of approval. The DRC process takes a minimum of three DRC meeting to complete. The complete DRC process is as follows:
After an application is accepted it is distributed to the City’s Planning, Public Works, Building, Fire, and Police Departments for review of all submittal materials. At the first DRC meeting staff will determine if the application packet is complete.
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o If the application is determined to be complete it will be scheduled for design review at the next available DRC meeting.
o If the application is determined incomplete the project will be tabled untiled the required submittal materials are submitted and reviewed by staff as satisfying the requirements of the application packet.
Following the first DRC meeting, staff will mail a letter of completeness or incompleteness based on the DRC determination within 30 days of the project application’s submittal acceptance. At the second DRC meeting staff will review the project’s design for compliance with the City’s various codes, regulations and guidelines.
o If revisions to the project are necessary additional meeting with the DRC will be needed to complete the design review
o If the project has the potential to affect a signification number of residences the City encourages the applicant to hold at least one neighborhood meeting to avoid potential delays at the time of the Planning Commissions public hearing, however holding a neighborhood meeting is not a requirement.
Concurrent to the second DRC meeting and review any California Environmental Quality Act (CEQA), Multi‐Species Habitat Conservation Plan (MSHCP), Airport Land Use Commission (ALUC), Parks Commission, or Traffic Commission reviews along with any associated actions must be completed.
Following the second DRC meeting direction is given to the project applicant regarding revisions to the project and it’stechnical drawings. After any necessary revisions are completed, the project is scheduled for the next available DRC meeting.
Prior to the final DRC meeting the applicant will be provided the DRC’s draft recommended conditions of approval for the project.
At the final DRC meeting the conditions of approval will be discussed. Any conditions that are not agreed upon and cannot be modified enough to reach an agreement are noted as issue points to be discussed at the Community Development Director meeting or Planning Commission hearing. The DRC will recommend to the Planning Commission either approval of the project with conditions or denial of the project.
The City’s design review process is consistent with the State’s Permit Streamlining Act and does not present a constraint to the development of housing in Hemet.
9. On-/Off-Site Improvements
Site improvements in the City consist of those typically associated with development for on‐site improvements (improvements within the lot or property boundaries specific to the project or development), and off‐site improvements which are required as a result of a development or project (curb, gutter, sidewalk, road widening and upgrading; stormwater facilities; and traffic improvements).
Thus, these are costs that may influence the sale or rental price of housing.
Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are considered a regular component of development of housing within the
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City. The majority of cost associated with on‐ and off‐site improvements is reimbursed to the City in the form of Development Impact Fees as these improvements would impact public facilities such as water and sewer lines..
The City of Hemet has standard improvements required for developmentsubdivisions and that can be found in the City of Hemet’s ZoningMunicipal Code. IGeneral mprovementsimprovements include but are not limited to the following:
Any and all streets adjacent to and within the proposed subdivision as well as any other improvements which the planning commission has determined to be necessary by conditions of approval in order to comply with the latest adopted General Plan and Zoning Ordinance of the City of Hemet shall be installed by the developer. Installation of the required improvements shall be in accordance with the latest City Council adopted City of Hemet Standard Specifications for Public Works Construction. If there is not a standard specification for the type of improvement required, it shall be constructed in accordance with generally accepted standard of care or practice.
When all improvements including utilities, as required by Ordinance No. 1564, § 2, 7‐29‐97 and conditions of approval of the subdivision, adjacentto any lot(s) have been satisfactorily completed in the opinion of the city engineer, the city engineer may authorize occupancy of the lot(s). The decision of the city engineer may be appealed to the city council upon the submission of the required appeal fee. The city council may authorize occupancy of the lots where it finds that the strict enforcement of the conditions of approval and/or complete installation of improvements may cause undue hardship. The city council may, in its discretion, temporarily waive the full installation of improvements or strict enforcement of the conditions of approval, in whole or in part.
Minor and cul‐de‐sac streets in subdivisions shall be not less than 56 feet in width and culs‐de‐sac shall not be more than 660 feet in length, except where special conditions might justify a lesser width or greater length.
Easements shall be a minimum of 15‐feet in width unless a lesser width is specifically authorized by the City Engineer.
Residential driveways must have a minimum width of 14 ft and maximum of 28 ft.
Private streets shall be designed and constructed following the same requirements applied to public streets.
Sidewalk Minimum Widths
Restricted local residential streets – 5 ft
Arterial Highway – 9 ft 4 in
Major Highway (scenic route) – 6 ft 4 in
Secondary Highway (w/bike lane) – 8 ft 6 in
All other streets – 6 ft
Curb‐to‐Curb widths:
Arterial – 102‐112 ft
Major – 78 ft
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Divided Secondary A (with bike lanes) – 70 ft
Divided Secondary B – 64 ft
Secondary – 64 ft
Express Collector – 44 ft
Collector – 44 ft
Rural Collector – 32 ft
Local Rural – 24 ft
On and off‐site improvements in the City of Hemet are consistent with requirements of other cities in the region. On and off‐site improvements do influence the cost of development, but the improvement requirements do not present a constraint to the development of housing in Hemet.
Building Codes and Code Compliance
The City has adopted the 2019 California Building Code, including the ancillary information within the tables, attachments, addendums, and footnotes. This would include the California Administrative Code, Building Code, Residential Code, Electrical Code, Mechanical Code, Plumbing Code, Energy Code, Historical Building Code, Fire Code, Existing Building Code, Green Building Standards Code, and California Referenced Standards Code. The adoption California Building Code therefore ensures a consistent development standard that would be promoted throughout the State. The City does not have any local amendments to the Building Code. The Code’s intent is to safeguard the public health, safety and general welfare through structural strength, means of egress facilities, stability, sanitation, adequate light and ventilation, energy conservation, and safety to life and property from fire and other hazards attributed to the built environment and to provide safety to firefighters and emergency responders during emergency operations. The newest edition of the California Building Standards Code is the 2019 edition with an effective date of January 1, 2020. The City of Hemet is required by State law to enforce the new code.
The City of Hemet’s Code Compliance Division responds to citizen complaints and pro‐actively identifies violations on public or private property. The basis of Code Compliance rests with property owners and tenants to act as good neighbors. Property owners have rights that protect them; however, the term "property rights" also implies that property owners have certain responsibilities. No property within the City may be used or maintained in a manner, which downgrades the value, use, enjoyment, or safety of one’s own or surrounding property. Code Compliance activities protect the health and safety of the community and ensure the highest level of voluntary compliance. As provided in Section 4’s Summary of Quantified Objectives, the Hemet Code Compliance Division currently has a wait list of 134 units in need of rehabilitation and 74 active Code Compliance cases in which a structure needs rehabilitation or replacement. Code Compliance receives regular calls regarding structures in need of rehabilitation and typically investigates between 4 to 12 cases per month. The Code Compliance Division works with property owners to correct compliance issues which may require entitlements and building permits. A code compliance issue is deemed complete once the property has been inspected and all issues have been assessed as complete by the Building and Code Compliance Divisions.
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Senate Bill 35
California Senate Bill 35 (SB 35), codified at Government Code Section 65913.41, wassigned on September 29, 2017, and became effective January 1, 2018. SB 35 will automatically sunset on January 1, 2026 (Section 65913.4(m)). The intent of SB 35 is to expedite and facilitate construction of affordable housing.
SB 35 applies to cities and counties that have not made sufficient progress toward meeting their affordable housing goals for above moderate‐ and lower‐income levels as mandated by the State. In an effort to meet the affordable housing goals, SB 35 requires cities and counties to streamline the review and approval of certain qualifying affordable housing projects through a ministerial process.
According to HCD’s SB 35 Statewide Determination Summary (based on APR data received as of June 25, 2019), the City of Hemet has not made sufficient progress towards its Above Moderate RHNA and is therefore subject to SB 35. The City is subject to streamlined ministerial approval review for proposed developments with at least 10 percent affordability. To be eligible for SB 35 approval, sites must meet a long list of criteria, including:
A multifamily housing development (at least two residential units) in an urbanized area; Located where 75% of the perimeter of the site is developed; Zoned or designated by the general plan for residential or mixed use residential; In a location where the locality’s share of regional housing needs has not been satisfied by building permits previously issued;
One that includes affordable housing in accordance with SB 35 requirements; Consistent with the local government’s objective zoning and design review standards; and Willing to pay construction workers the state‐determined “prevailing wage.” A project does not qualify for SB 35 streamline processing if:
A coastal zone, conservation lands, or habitat for protected species; Prime farmland or farmland of statewide importance;
Wetlands or lands under conservation easement;
A very high fire hazard severity zone;
Hazardous waste site;
Earthquake fault zone;
Flood plain or floodway;
A site with existing multi‐family housing that has been occupied by tenants in the last ten years or is subject to rent control; or
A site with existing affordable housing.
C. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. Because the
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cost of these facilities is generally borne by developers, it increases the cost of new construction, with much of that increased cost often “passed on” in as part of home rental or sales rates.
1. Dry Utilities
Dry utilities include electric, telephone, TV, internet, and gas service in a community. Of the utilities, the City must plan to provide the necessary resources, such as electric and gas, to new housing units.
Electricity
Southern California Edison (SCE) provides electricity to the City. According to the California Energy Commission, SCE consumed approximately 80,912 million kilowatts per hour (kWh) of electricity in 2019.
SCE continues to provide energy to the state of California through a series of methods including oil and natural gas, renewable energy resources and alternative diverse supplies. SCE is responsible for providing service to all existing and future development in Hemet.
Natural Gas
The Southern California Gas Company (SCGC) provides natural gas service to Hemet and is the nation’s largest natural gas utility provider with more than to 21.8 million consumers across 24,000 square miles throughout Central and Southern California. As public utilities, SCGC and SCE are under the jurisdiction of the California Public Utilities Commission (CPUC) which regulates natural gas rates and natural gas services, including in‐state transportation over the utilities’ transmission and distribution pipelines system, storage, procurement, metering, and billing. Most of California’s natural gas supply comes from out of the state. SCGC is responsible for providing service to residential, industrial, and commercial customers in Hemet.
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2. Water Supply and Wastewater Capacity
Water Supply
The City relies primarily on groundwater from the Hemet South Subbasin and the San Jacinto Upper Pressure Subbasin of the San Jacinto Groundwater Basin. These sources are adjudicated and managed as the Hemet/San Jacinto Groundwater Management Area by Watermaster, a governing body made up of the City of Hemet, the City of San Jacinto, Lake Hemet Municipal Water District, Eastern Municipal Water District (EMWD) and a number of private water producers. The City also has access to imported water from EMWD. The City’s groundwater supply is sustainably managed and is projected to exceed demand through 2040.
Water Demand
Water use and production records, combined with projections of population, employment, and urban development, provide the basis for estimating future water demands in the Hemet Urban Water Management Plan (UWMP). According to the UWMP, in 2015 a total of 1,467 single family residential accounts were served and 980 multifamily residential accounts were served. Project water deliveries through 2040 are displayed in Table 3‐112 below.
Hotter days and nights, as well as longer irrigation season, will increase landscaping water needs, and power plants and industrial processes will have increased cooling water needs. As required by state law, the City of Hemet will continue to monitor water supply and demand in the updated urban water management plan at least once every five years. Through this monitoring and regular update schedule the City can account for and plan for future water demands to all sectors of the community.
Table 3‐112: Hemet Water Uses by Sector
Sector 2010 2015 2020 2025 2030 2035 2040
Single Family 1,512 1,467 1,834 1,872 1,902 1,929 1,943 Multi‐Family 985 980 1,388 1,417 1,440 1,459 1,471
CII 783 797 907 925 940 953 961
Landscape 177 272 383 391 397 403 406
Losses 783 234 348 355 361 366 369
TOTAL 4,240 3,750 4,860 4,960 5,040 5,110 5,150
Source: City of Hemet 2015 Urban Water Management Plan
Table 3‐132: 7‐Year Average Demand Distribution by Sector Sector Percentage of
Total Demand
SFR 37.7%
MFR 28.6%
CII 18.7%
Landscape 7.9%
Losses 7.2%
Source: City of Hemet 2015 Urban Water Management Plan
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Water Quality
Water quality serviced to Hemet istypically better in the Management Area than in the surrounding areas.
Artificial and natural recharge of San Jacinto River water improves the overall quality and quantity of groundwater.
Total dissolved solids (TDS) and Nitrate are monitored in the Hemet/San Jacinto Groundwater Management Area. These constituents may require treatment or blending in the future in order to maintain groundwater production goals. The City will work cooperatively with the other participants of the GWMP to resolve water quality issues, as needed.
Reduced snowpack, shifting spring runoff to earlier in the year, increased potential for algal bloom, and increased potential for seawater intrusion—each has the potential to impact water supply and water quality. The City of Hemet regularly tests it water supply for quality and contaminates and has found the water meets the state’s water quality standards.
Wastewater
The City of Hemet provides wastewater collection within the Water Service Area. Collected wastewater flows to EMWD’s San Jacinto Valley Regional Water Reclamation Facility where it receives tertiary treatment. The treatment capacity of the facility is 15,700 acre‐feet per year (AFY). EMWD estimates wastewater generation within the City’s Water Service Area at 1,770 AFY.
EMWD isresponsible for all wastewater collection and treatment in itsservice area. It hasfour operational Regional Water Reclamation Facility (RWRFs) located throughout EMWD. Inter‐ connections between the local collections systems serving each treatment plant allow for operational flexibility, improved reliability, and expanded deliveries of recycled water. All of EMWD’s RWRFs produce tertiary effluent, suitable for all Department of Health Services permitted uses, including irrigation of food crops and full‐ body contact. The four RWRFs have a combined capacity of 81,800 AFY.
In addition to treatment facilities, EMWD has several recycled water storage ponds throughout the District. Using existing storage ponds, EMWD is able to sell more than the recycled water produced by its treatment plants during the peak demand months (June – September). During the cooler, wetter parts of the year, surplus recycled water is stored in unlined surface impoundments, resulting in some degree of groundwater recharge. If storage capacity is full, surplus recycled water is disposed of through a regional outfall pipeline to Temescal Creek and the Santa Ana River.
Stormwater Management
City of Hemet Water/Wastewater Department is responsible for the collection of wastewater within the City limits and delivery to the trunk sewer mains of EMWD.
The San Jacinto Water Harvesting Project allows EMWD to capture stormwater for the purposes of recharging the groundwater aquifers in the Hemet/San Jacinto Basin. The San Jacinto Water Harvesting Project uses the San Jacinto Reservoir as a retention basin for flows rerouted from Riverside County Flood Control and Water Conservation District storm drain Line E. The San Jacinto Water Harvesting Project is
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currently not monitored; however, at time of construction, the project was estimated to capture 300 to 320 AFY of storm water on a long‐term average.
3. Fire and Emergency Services
Fire Prevention
The City of Hemet Fire Department, acting as the City’s fire protection provider, administers a number of programs and servicesin the City. The Hemet Fire Department and Hemet Police Department provide first response within Hemet in the event of disasters and emergencies. The Hemet Fire Department has 5 fire stations disbursed throughout the City.
The City of Hemet Office of Emergency Management works in coordination with all departments to strengthen the City’s ability to prepare for, mitigate against, respond to, and recover from threatened or actual natural disasters, acts of terrorism, or other man‐made disasters. Various preparedness activities are conducted regularly such as trainings, drills, and exercises to promote a safer, less vulnerable community.
Emergency Medical Services (EMS)
The evolution of emergency medical services by the Hemet Fire Department continues to evolve. All Hemet Firefighters are trained at the Emergency Medical Technician (EMT‐Basic) level. Acknowledging the importance of EMS quality assurance, continuing education and the continued support of the Fire Departments EMS Mission, the Hemet Fire Department has a dedicated Nurse Educator who services as the Department’s EMS Coordinator, including a dedicated Medical Director.
Police Services
The Hemet Police Department acts as the City’s enforcement agency to provide general law enforcement.
The Hemet Police Department has one main station and 3 additional substations that service the whole city. The Hemet Police Department has eight divisions to protect & serve the citizens of the Hemet.
D. Environmental Constraints
Like most Southern California cities, Hemet faces a diverse array of potential natural hazards such as earthquakes, fire hazards, and flooding hazards. The City of Hemet, plans and engages mitigation techniques through the City’s Public Safety Element. Environmental Hazards that may pose a constraint to the development of housing in Hemet are detailed below.
1. Geologic and Seismic Hazards
Natural landforms in the Hemet‐San Jacinto Valley play an important role in shaping the City. While they provide a dramatic and varied topographicalsetting for the community, the region's areas ofsteep slopes, unstable soils, and seismic hazards also create potential for human safety and property risks. Earthquakes pose the greatest potential for far‐reaching loss of life or property. A lesser geologic hazard relates to slope and soil stability. Hillsides located mostly on the periphery of the City can be subject to landslides or dislodged boulders, and portions of the City have expansive soil types with shrink‐swell behaviors related to moisture content during rainy periods.
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Seismic Hazards
Hemet lies within a region with several active faults; therefore, Hemet is subject to risks and hazards associated with earthquakes. Most significantly, the City is located on a portion of the San Jacinto Fault Zone, considered one of the state's most active faults.
Faults
The City is susceptible to fault rupture and ground shaking caused by multiple nearby earthquake fault zones. The following are the most significant faults affecting Hemet, although damage is possible from earthquakes along other faults, including faults not previously identified. Figure 3‐1 shows the faults running through Hemet and liquefaction zones within the City. The San Andreas Fault, which is the largest, most significant fault in California, is at its closest point approximately 15 miles northeast of downtown Hemet, in the San Bernardino Mountains.
The San Andreas Fault is capable of producing an 8.0 magnitude (m) earthquake. The San Jacinto and Elsinore Faults are the primary offshoots parallel to the main San Andreas Fault, which continues into the Coachella Valley.
The San Jacinto Fault system underlies the northeast portion of the City. This fault runs more than 125 miles, separating from the San Andreas Fault near Cajon Pass and continuing southeast, passing the communities of San Jacinto and Hemet along the base of the San Jacinto Mountains, to the vicinity of El Centro. In the Hemet vicinity, the fault disperses from a single fault trace into a set of parallel traces called a fault zone, spreading through the eastern side of the planning area between Park Hill and the base of the San Jacinto Mountains. The San Jacinto Fault Zone is a major element of the San Andreas system and is considered one of the most seismically active fault systemsin Southern California today. Along the mountain front in this area, the fault has dammed groundwater channels, forcing water to the surface as hot springs. This fault is capable of producing up to a 7.5 m earthquake.
The Elsinore Fault, also a member of the San Andreas system, runs as close as 18 miles from downtown Hemet, west of the planning area. The faultrunssouthwest of Lake Matthews, through Corona, and south into Lake Elsinore. Of the three principal branches, including the San Andreas and the San Jacinto Faults, the Elsinore Fault has been considerably less active than the San Andreas and San Jacinto Faults. The Elsinore Fault is capable of producing up to a 7.5 m earthquake.
A number of candidate housing sites are located within a “Very High” liquefaction susceptibility zone. The “Very High” liquefaction susceptibility zone loosely correlates with 100‐Year Flood Zones in the southernmost part of the City. These candidate sitesinclude the McSweeny Farms development and other nearby projects in the pipeline which are currently under construction. As the residential projects have already received required permits, including environmental review, their location in the “Very High” liquefaction susceptibility zone is not considered a constraint.
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
Figure
3‐1: City of Hemet, Faults and Liquefaction Susceptibility
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Hemet | 6th Cycle Housing Element Update (2021‐2029)
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2. Flooding
Potential flooding in the Hemet area is attributable to two sources: natural flooding (excess rain and watercourse) and local dam failure. Flooding becomes particularly hazardous when development encroaches onto floodplains, modifying the landscape and altering natural patterns of conveying excess water during floods. Hemet's geographic location within a valley and proximity to several significant bodies of water contribute to the significant flood risk within the City. The greatest flood hazard is present in the southern parts of the City.
100‐Year Floods
One‐hundred‐year floods are those that have a 1/100 or one percent chance of occurring in any given year. The 100‐year flood is a regulatory standard used by Federal agencies and most states to administer floodplain management programs and is also used by the National Flood Insurance Program (NFIP) as the basisfor flood insurance requirements nationwide. Flood insurance rates are based on FEMA designations of flood zones. Standard practice is to avoid or restrict construction within 100‐year flood zones, or to engage in flood‐proofing techniques such as elevating building pads or constructing walls, dams, and levees. Portions of the City of Hemet are located within a 100‐year flood plain, primarily in the southern parts of the City. Figure 3‐2 shows the 100‐year and 500‐year flood zones in the City of Hemet.
A number of candidate sites are located within 100‐Year Flood Zones in the central and southernmost part of the City. These candidate sites include the McSweeny Farms development and other nearby projects in the pipeline which are currently under construction. As the residential projects have already received required permits, including environmental review, their location in the 100‐Year Flood Zone is not considered a constraint.
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3‐2: City of Hemet, 100‐Year and 500‐Year Flood Zones
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3. Fire Hazards
Wildland Fires
A wildland fire is an uncontrolled fire spreading through vegetative fuels that may expose or consume structures. The wildland fire threat is high in the area surrounding Hemet because of the region's weather, topography, and native vegetation. Mild and wet winters result in an annual growth of grasses and plants that dry out during the hot summer months and provide fuel for wildfires in the autumn, when the Santa Ana winds blow through the area. The Santa Ana winds are hot, dry winds that blow across the region in the late fall and often fan and help spread wildfires. The areas with the highest threat are generally the undeveloped, mountainous, and hilly sections of the Santa Rosa Hills, the Lakeview Mountains, Bautista Canyon, and Diamond Valley Lake. Simpson Park, a city‐owned wilderness park located in the Santa Rosa Hills, is within a Very High Fire Hazard Severity Zone and becomes a wildland fire hazard from approximately June through November. The park contains numerous hiking and off‐road biking trails in an unspoiled natural environment. Figure 3‐3 below shows the Wildland Fire Hazard Severity Zones in the City of Hemet.
A small portion of RHNAcandidate housing sites are located within Very High Wildland Fire Hazard Severity Zone in the central part of the City closest to Simpson Park and in the northern part of the City closest to the foothills. These candidate sites were identified as they are currently vacant and have the existing zoning necessary to create housing at a variety of affordability. Additionally, these sites are adjacent to existing residential developments. The development of housing units in these zones will be subject to complying to development standards established for the Very High Wildland Fire Hazard Severity Zone.
Urban Fires
Structural and automobile fires are the most common types of urban fires, and they can be caused by a variety of human, mechanical, and natural factors. Urban fires can spread to other structures or areas, particularly if not extinguished promptly. Proactive efforts, such as fire sprinkler systems, fire alarms, fire resistant roofing and construction methods, can help reduce the frequency and severity of urban fires. In newer structures, these safety requirements help confine structural fires to the building or property of origin. In the older areas of Hemet, where building materials may not be fire rated and structures are not fitted with fire sprinklers, the probability ofstructural firesspreading to adjacent buildings is much higher.
Structural fires are of particular concern in high‐density areas, where the potential for fire to spread from one building to the next is greater.
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3‐3: City of Hemet, Wildland Fire Hazard Severity Zones
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E. Affirmatively Furthering Fair Housing (AFFH)
Beginning January 1, 2019, AB 686 established new requirements for all California jurisdictions to ensure that local laws, programs, and activities affirmatively further fair housing. All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015.
Fair housing is a condition in which individuals of similar income levels in the same housing market have like ranges of choice available to them regardless of race, color, ancestry, national origin, age, religion, sex, disability, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor. Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics”. These characteristics can include, but are not limited to race, religion, sec, marital status, ancestry, national origin, color, familiar status, or disability.
The Analysis of Impediments (AI) to Fair Housing Choice, prepared for by the City of Hemet for 2020 to 2025, examines housing conditions, economics, policies, and practices in order to ensure that housing choices and opportunities for all residents are available in an environment free from discrimination. The AI assembles fair housing information, identifies any existing impediments that limit housing choice, and proposes actions to mitigate those impediments.
1. Needs Assessment
The AI contains a City‐wide analysis of demographic, housing, and specifically fair housing issues. The City’s demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations were discussed in the previous Section 2: Community Profile.
AI Outreach
As part of the AI, the City conducted a Fair Housing Survey to gather community input. A total of 77 participants participated. Key findings from the survey include the following:
12 percent of the respondents stated they had or thought they had experienced housing discrimination.
The basis for housing discrimination included: familial status, race, source of income, and disability.
The vast majority of respondents who cited housing discrimination stated the person responsible was their landlord.
Respondents revealed knowledge regarding agencies to which they should report housing discrimination. Of the 39 residents who responded to the questions, 19 stated the Fair Housing Council of Riverside County, Inc., 17 stated HUD, and 9 named the State Department of Fair Employment and Housing. The respondentsrevealed a greater knowledge of fair housing agencies compared to the November 2015 survey respondents.
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In addition, the City consulted with the Fair Housing Council of Riverside County, Inc., HUD‐LA, and HUD‐ San Francisco, California Tax Credit Allocation Committee, California Department of Fair Employment and Housing, California Department of Housing and Community Development and the County of Riverside Housing Authority.
Housing Element Update Outreach
As part of the City’s 6th Cycle Housing Element Update for 2021‐2029, the City conducted two virtual Community Workshops, a joint Study Session with City Council and Planning Commission, and posted information and the Public Review Draft of the Housing Element on the City’s website. Key findings from the workshops include the following:
There is a gap between housing choice and available jobs in the City. The City should address displacement and housing options for persons experiencing homelessness.
Throughout the Housing Element Update, the City should engage developers and consider vacant retail sites for future housing to promote walkability. Workshop participants recommended the City add housing near resources and near the City’s downtown area. The City should prioritize the development of multi‐generational housing, apartments/condos for sale, and senior housing.
Fair Housing Issues
Within the legal framework of federal and state laws and based on the guidance provided by the HUD Fair Housing Planning Guide, impediments to fair housing choice can be defined as:
Any actions, omissions, or decisions taken because of age, race, color, ancestry, national origin, age, religion, sex, disability, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor which restrict housing choices or the availability of housing choices; or
Any actions, omissions, or decisions which have the effect of restricting housing choices or the availability of housing choices on the basis of age, race, color, ancestry, national origin, age, religion, sex, disability, marital status, familial status, source of income, sexual orientation or any other arbitrary factor.
As part of the 2020 to 2025 AI, the City identified the following fair housing impediments:
Private Sector Impediments:
Population diversity
Housing discrimination
Steering
Lending practices
Property management practices
Public Sector Impediments:
Disability definition
Group homes
Transitional and supportive housing
Reasonable accommodation procedure
Local Contributing Factors – Analysis of Impediments
The City’s AI provides the following details on the identified impediments to fair housing:
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Population Diversity – Although the City as a whole has a low segregation level, there is one racially/ethnically concentrated area of poverty. This area is census tract 434.03. Actions to ameliorate this impediment involve improvements to the neighborhood, creating incentives for market rate housing development, and enhancing the economic mobility of residents. Housing Discrimination – Housing discrimination, particularly on the basis of disability, race, and familial status, is an impediment to fair housing choice. Based on past trends, it is estimated that 25 housing discrimination complaints may be filed by Hemet residents with HUD during the five‐ year period between FY 2020‐2021 and FY 2024‐2025. During the same period, it is estimated that 300 housing discrimination complaints may be filed with the FHCRC. Steering – Steering may adversely impact homebuyers in their search process and when they apply for a loan. Steering also may adversely impact in‐place renters and rental apartment seekers. Corrective actions have ben taken by the federal and state governments regarding loan steering so that abuse may not happen in the future as frequently as it occurred in the early to mid‐2000s. However, the steering of apartment seekers is likely to continue, although it is not possible to measure its frequency. Although incidents of steering cannot be precisely quantified, there is evidence that it exists. Steering, therefore, creates an impediment to fair housing choice. Lending Practices – The City’s goal is to improve the loan approval rates of all racial and ethnic populations that want to buy a home located in Hemet. Excessive debt to income ratios impedes fair housing choice because borrowers cannot qualify to buy a home in a neighborhood they like.
Many of these borrowers should not apply for a loan until after they have their debts under control.
Property Management Practices – The results of the apartment survey reveal a high degree of compliance with fair housing laws. Many of the apartment managers however do not have written policies that would better ensure that all renters, particularly those belonging to protected classes, are treated the same and fairly.
Disability Definition – The California Legislature has determined that the definitions of “physical disability” and “mental disability” under the law of this state require a “limitation” upon a major life activity, but do not require, as does the federal American with Disabilities Act of 1990, a “substantial limitation.” The Zoning Ordinance disability definition meets the intent of the federal and state fair housing laws in almost all respects. However, to eliminate what can be termed an administrative rather than actual impediment to fair housing choice, the definition should adhere to State law and eliminate the term “substantially limits” from the definition. Transitional and Supportive Housing – State law establishes how local zoning ordinances must provide for the transitional and supportive housing. The Hemet Zoning Ordinance requirements pertaining to transition housing and supportive housing for the most part meet the intent of state law.
Reasonable Accommodation Procedure – An impediment to fair housing choice is created because the community is unaware of the reasonable accommodation procedures and no brochure or application is available to request an accommodation.
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Lending Patterns
Availability of financing affects a person’s ability to purchase or improve a home. The analysis of the lending patterns and practices within a community or city help to identify persons who are regularly experience disproportionate roadblocks to home ownership. Table 3‐143 below identifies the lending patterns by race and ethnicity, as well as income category for the Riverside San Bernardino Ontario Metropolitan Statistical Area (MSA). According to the data, applicants in the highest income category were more likely to have a loan approved, compared to applicants in the lowest income category where approval rates were consistently under 50 percent. Additionally, within each income category, applicants who identified as White consistently had higher rates of approval than other applicants who identified, for example, as Hispanic or Latino. Overall, applicants who identified as Native Hawaiian, Pacific Islander, and American Indian or Alaska Native had the lowest rates of loan approval in all income categories.
Table 3‐143: Disposition of Loan Applications by Race/Ethnicity– Riverside San Bernardino Ontario MSA Applications by Race/Ethnicity Approved (%) Denied (%) Other (%) Total LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 27.9% 36.4% 37.6% 258 Asian 40.0% 35.4% 27.7% 983
Black or African American 48.9% 22.6% 29.8% 1,295
Native Hawaiian or other Pacific Islander 26.9% 50.3% 24.2% 149 White 48.0% 25.4% 29.2% 12,112
Hispanic or Latino 44.1% 28.5% 29.7% 6,251
50‐79% OF MSA/MD MEDIAN
American Indian and Alaska Native 40.9% 36.4% 17.6% 352 Asian 47.0% 30.3% 27.2% 1521
Black or African American 43.8% 27.9% 32.3% 1529
Native Hawaiian or other Pacific Islander 34.7% 48.2% 20.2% 193 White 54.0% 21.7% 29.9% 19017
Hispanic or Latino 51.6% 25.1% 28.2% 11797
80‐99% OF MSA/MD MEDIAN
American Indian and Alaska Native 44.4% 29.9% 28.5% 144 Asian 50.2% 22.8% 31.7% 880
Black or African American 46.1% 24.7% 32.4% 777
Native Hawaiian or other Pacific Islander 56.9% 27.7% 20.0% 65 White 57.7% 17.9% 16.2% 9,073
Hispanic or Latino 56.0% 19.5% 28.9% 5,678
100‐119% OF MSA/MD MEDIAN
American Indian and Alaska Native 48.1% 23.9% 30.9% 401 Asian 59.2% 18.7% 27.9% 2,831
Black or African American 53.0% 21.0% 29.5% 2,347
Native Hawaiian or other Pacific Islander 45.2% 32.4% 24.3% 259 White 63.1% 14.6% 27.4% 27,369
Hispanic or Latino 60.8% 16.4% 27.0% 16,178
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Table 3‐143: Disposition of Loan Applications by Race/Ethnicity– Riverside San Bernardino Ontario MSA Applications by Race/Ethnicity Approved (%) Denied (%) Other (%) Total 120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 51.5% 19.2% 32.8% 927 Asian 60.6% 15.9% 15.4% 12,219
Black or African American 55.0% 18.7% 29.9% 6,393
Native Hawaiian or other Pacific Islander 51.1% 23.1% 30.7% 620 White 65.5% 12.4% 27.9% 78,875
Hispanic or Latino 61.5% 15.5% 27.3% 30,093
Source: FFEIC (2019). Consumer Financial Protection Bureau, Disposition of applications by income, race, ethnicity of applicant, 2019. Retrieved from: https://ffiec.cfpb.gov/data‐publication/aggregate‐reports/2019/CA/40140/5 (Accessed September 2020) Hate Crimes
Hate crimes are violent acts against people, property, or organizations because of the group to which they belong or identify with. The Federal Fair Housing Act makes it illegal to threaten, harass, intimidate, or act violently toward a person who has exercised their right to free housing choice. In Riverside County there were a total of 153 hate crimes reported between 2014 and 2019, according to the Riverside County Analysis of Impediments to Fair Housing Choice 2019‐2024 report. Table 3‐154 below identifies the reported hate crimes in the City of Hemet between 2014 and 2019. A total of 4 hate crimes were reported over 6 years. All reported hate crimes in Hemet were due to race, ethnicity, and/or ancestry.
Approximately 61 percent of hate crimes in Riverside County as a whole were also due to race, ethnicity, and/or ancestry (Riverside County 2019‐2024 AI).
Table 3‐145: City of Hemet, Reported Hate Crimes by Bias Motivation (2015‐2019) Year
Race/
Ethnicity/
Ancestry
Religion Sexual
Orientation Disability Gender Gender Identity Total 2014 1 0 0 0 0 0 1
2015 2 0 0 0 0 0 2
2016 N/A N/A N/A N/A N/A N/A N/A
2017 N/A N/A N/A N/A N/A N/A N/A
2018 1 0 0 0 0 0 1
2019 N/A N/A N/A N/A N/A N/A N/A
Total 4 0 0 0 0 0 4
Source: Federal Bureau of Investigation, Uniform Crime Reporting. Hate Crime Statistics Report, 2014, 2015, 2016, 2017, 2018, and 2019.
Fair Housing Enforcement and Outreach Capacity
The City of Hemet utilizes the Fair Housing Council of Riverside County, Inc. (FHCRC), as contracted through the County. The FHCRC is a non‐profit organization that fights to protect the housing rights of all individuals. Since 1986, FHCRC's mission is "to provide comprehensive services which affirmatively address and promote fair housing (anti‐discrimination) rights and further other housing opportunities for all persons without regard to race, color, national origin, religion, age, sex, familial status (i.e. presence of
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children), disability, ancestry, marital status, age, source of income, sexual orientation, genetic information, or other arbitrary factors."
FHCRC provides programs and services focused on eliminating housing discrimination, providing general housing assistance, and education and outreach activities to residents in the Riverside County. In recent years the Fair Housing Foundation has performed the following in the region:
Expanding affordable housing
opportunities
Housing rehabilitation
Public policies and programs affecting
housing development
Outreach to lenders
Fair housing services
Access to home purchasing financing
Foreclosure prevention outreach
services
Fair housing services are offered by FHCRC via phone, email, or in‐person at any of the four FHCRC offices located in Riverside, Moreno Valley, Palm Springs, and Corona.
From July 1, 2013 to June 30, 2018, FHCRC received 343 discrimination inquiries from Hemet residents.
Disability‐related discrimination was cited in 245 out of 343 cases representing 71‐percent of all complaints. Race related discrimination was the second most common basis for alleged discrimination in Hemet representing 9 percent of all complaints.
Additionally, HUD maintains data of all housing discrimination complaints filed by jurisdiction. These grievances can be filed on the basis of race, color, national origin, sex, disability, religion, familial status, and retaliation. Between 2014 and 2019, 48,823 formal fair housing complaints were filed with HUD.
About 12 percent (5,833 cases) were filed by California residents. The number and basis of fair housing cases filed by Hemet residents is not available at this time as the only accessible HUD data is at the State level.
The City of Hemet’s Code Compliance Division occasionally receives complaints from residents about the state of their living situations and claims to why property owners/managers allowed conditions to deteriorate to levels worthy of contacting Code Compliance. Code Compliance works to ensure that property owners and managers comply with Code standards and abate any violations found in investigations. Additionally, Code Compliance also encourages residents to reach out to the Fair Housing Council for further guidance when complaints are filed over the mistreatment due to demographic background or identity.
2. Analysis of Federal, State, and Local Data and Knowledge Integration and Segregation Patterns and Trends
The dissimilarity index isthe most commonly used measure ofsegregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete
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integration, to 100 percent, indicating complete segregation. An index number above 60 is considered to show high similarity and a segregated community.
It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by many factors. Individual choices can be a cause of segregation, with some residents choosing to live among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby relatives, friends, and ethnic institutions to help them adjust to a new country.1 Alternatively, when White residents leave neighborhoods that become more diverse, those neighborhoods can become segregated.
Other factors, including housing market dynamics, availability of lending to different ethnic groups, availability of affordable housing, and discrimination can also cause residential segregation.
Figure 3‐14 shows the dissimilarity between each of the identified race and ethnic groups and Hemet’s White population. The White (non‐Hispanic or Latino) population within Hemet makes up about 41 percent of the total population, according to the 2019 American Community Survey 5‐Year Estimates.
High scores in Figure 3‐41 indicates higher levels of segregation with the White population.
The racial and ethnic groups in Hemet with the highest levels of segregation were Native Hawaiian (52.5 percent) and Other (45 percent). These scores correlate directly with the percentage of people within that racial or ethnic group that would need to move into a predominantly White census tract in order to achieve a more integrated community. For instance, 52.5 percent of the Native Hawaiian population would need to move into a predominantly White census tract areas to achieve “perfect” integration. As indicated above, a score of 60 or higher indicate a segregated area. The City does not have any racial or ethnic groups with scores higher than 60.
Figure 3‐41: Dissimilarity Index with the White Population in Hemet *Non‐Hispanic Only.
1 Allen, James P. and Turner, Eugene. “Changing Faces, Changing Places: Mapping Southern California”. California State University, Northridge, (2002).
28.6 28.6
26.4 52.5
45 20.2
31.1 0 10 20 30 40 50 60
Black*
American Indian*
Asian*
Native Hawaiian*
Other*
Two or More Races*
Hispanic
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*When a group’s population is less than 1,000 its dissimilarity index may be high even if the group’s members are evenly distributed throughout the area.
Source: Census Scope, Social Science Data Analysis Network Figure 3‐5 shows the concentration of persons who do not identify as White in the City of Hemet and the surrounding region. As the figure shows, the City has a very diverse population throughout the City as a whole. There are two block groups identified as having a Non‐White population of less than 20 percent.
The remaining block groups in the City mostly have approximately 41 to 60 percent of their population identifying as Non‐White. The largest concentration of Non‐White population is located in the City’s downtown area; another concentration exists on the southern edge of the City, however this area is predominantly vacant, undeveloped land. The racial and ethnic groups in Hemet with the highest levels of segregation were Native Hawaiian (52.5 percent) and Other (45 percent). These scores correlate directly with the percentage of people within that racial or ethnic group that would need to move into a predominantly White census tract in order to achieve a more integrated community. For instance, 52.5 percent of the Native Hawaiian population would need to move into a predominantly White census tract areas to achieve “perfect” integration.
Figure 3‐5 also shows that the City of Hemet is fairly similar to the surrounding region as it relates to race.
The Cities of Perris, Nuevo, Lake Elsinore, and Moreno Valley all have very high percentages of Non‐White population. The Cities of Menifee and Murrieta have demographics that most resemble that of Hemet.
There is a large area of land to the east of the City of Hemet which shows as having a lower percentage of Non‐White population; however, this area represents mostly undeveloped vacant land. In general, the region as a whole has a very diverse population with areas of high diversity and pockets of low diversity scattered throughout.
When compared to median income, communities in the region that have high percentages of Non‐White population are shown to have lower median incomes (Figure 3‐6). Generally, the City has median incomes that are similar to neighboring communities, but pockets of lower median incomes are located near the City’s downtown area. Lower median incomes can be associated with lower access to resources and opportunities. The City will remain diligent in improving opportunities and resourcesto existing and future residents in conjunction with the creation of additional housing units. The addition of new, affordable housing units throughout the City of Hemet may provide new opportunities to the community as a whole.
As indicated above, a score of 60 or higher indicate a segregated area. The City does not have any racial or ethnic groups with scores higher than 60.
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Figure 3‐5: Percent of Non‐White Population in and Around Hemet
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Source: California Department of Housing and Community Development – AFFH Data Viewer Figure 3‐6: Median Income in and Around Hemet
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Source: California Department of Housing and Community Development – AFFH Data Viewer
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Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract‐based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward:
RECAPs must have a non‐white population of 50 percent or more. Regarding the poverty threshold, Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40 percent or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a RECAP if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan area, whichever threshold is lower.
Location of residence can have a substantial effect on mental and physical health, education opportunities, and economic opportunities. Urban areas that are more residentially segregated by race and income tend to have lower levels of upward economic mobility than other areas. Research has found that racial inequality is thus amplified by residential segregation2 . However, these areas may also provide
different opportunities, such as ethnic enclaves providing proximity to centers of cultural significance, or business, social networks, and communities to help immigrants preserve cultural identify and establish themselves in new places. Overall, it isimportant to study and identify these areasin order to understand patterns of segregation and poverty in a City.
Figure 3‐742 below displays the R/ECAP analysis for the City of Hemet and surrounding area. The figure showsthere are two racially or ethnically concentrated areas of poverty around the City’s downtown area.
Table 3‐165 below provides the household demographics and housing problems of two census tracts.
Table 3‐15: R/ECAP Analysis of Census Tract 434.01 and 434.05 Household
Characteristics
Census Tract 434.01 Census Tract 434.05
2010 2019 2010 2019
Owner Renter Owner Renter Owner Renter Owner Renter
Household Demographics
Total Households 1,900 1,868 1,786 1,877
By Tenure 46.8% 53.2% 37.3% 62.7% 58.9% 41.1% 51.2% 48.8% Median Household
Income $51,514 $18,917 $43,050 $31,592 $23,276 $16,107 $28,750 $20,982 Families Below Poverty
Level 3.8% 21.6% 7.9% 22.2% 7.5% 29.6% 0.9% 26.6%
Female
Householder, 3.9% 71.4% 9.1% 32.1% 4.7% 65.4% 0.0% 75.5% 2 Schulz, A. J., Williams, D. R., Israel, B. A., & Lempert, L. B. (2002). Racial and spatial relations as fundamental determinants of health in Detroit. The Milbank quarterly, 80(4), 677–iv. https://doi.org/10.1111/1468‐0009.00028
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Table 3‐15: R/ECAP Analysis of Census Tract 434.01 and 434.05 Household
Characteristics
Census Tract 434.01 Census Tract 434.05
2010 2019 2010 2019
Owner Renter Owner Renter Owner Renter Owner Renter
No Spouse
Present
Average Household Size 3.25 3.02 3.77 3.55 1.86 2.89 1.98 3.19 Housing Problems
Lacking Complete
Plumbing Facilities 0.0% 0.0% 0.9% 2.2% 0.0% 0.0% 0.0% 2.6% Lacking Complete
Kitchen Facilities 0.0% 4.0% 0.0% 2.7% 1.0% 1.2% 0.0% 2.6% Households Paying 30%
or More of Household
Income
36.3% 68.0% 24.8% 65.0% 36.0% 63.1% 36.5% 65.9%
1.51 to 2 Occupants per
Room 4.4% 8.0% 0.9% 3.3% 2.9% 5.7% 0.9% 0.0%
2.01 or More
Occupants per Room 0.9% 0.0% 1.0% 0.0% 0.0% 1.4% 0.0% 0.0% Source: Amercian Community Survey, 5‐Year Estimates, 2010 and 2019.
For comparison, Table 3‐16 providesthe same analysis of household demographics and housing problems for a higher resource and higher income census tract. The comparative analysis identifies the following:
Census tract 433.17 has a larger and higher income population than census tracts 434.01 and 434.05.
Census tract 433.17 predominately consists of owner‐occupied households.
Census tract 433.17 reports lower percentages of families below the poverty level except for census tract 434.05’s 2019 owner‐occupied units. Census tract 434.05 having a lower percentage of families below the poverty line is considered an anomaly. This could be attributed to the location or development of a particular block group within the census tract however it cannot be further analyzed at this time.
Census tract 433.17 reports no housing units lacking complete kitchen and plumbing facilities.
Census tract 433.17 generally experiences greater overpayment in owner‐occupied housing and about the same rate of overpayment in renter‐occupied housing.
Table 3‐16: R/ECAP Analysis of Census Tract 433.17
Household Characteristics 2010 2019
Owner Renter Owner Renter
Household Demographics
Total Households 2,152 2,389
By Tenure 78.3% 21.7% 77.5% 22.5%
Median Household Income $63,427 $51,912 $89,142 $60,955 Families Below Poverty Level 3.4% 1.6% 4.5% 1.5%
13.C
Section 3: Housing Constraints, Resources, and AFFH Page 3‐61 Hemet | 6th Cycle Housing Element Update (2021‐2029)
Table 3‐16: R/ECAP Analysis of Census Tract 433.17
Household Characteristics 2010 2019
Owner Renter Owner Renter
Female Householder, No Spouse
Present 6.4% 18.1% 6.8% 0.0%
Average Household Size 3.30 4.42 3.64 3.17
Housing Problems
Lacking Complete Plumbing Facilities 0.0% 0.0% 0.0% 0.0% Lacking Complete Kitchen Facilities 0.0% 0.0% 0.0% 0.0% Households Paying 30% or More of
Household Income 40.5% 65.6% 29.9% 62.3%
1.51 to 2 Occupants per Room 1.8% 10.7% 0.0% 0.0%
2.01 or More Occupants per Room 0.0% 0.0% 0.0% 0.0%
Source: Amercian Community Survey, 5‐Year Estimates, 2010 and 2019.
The City of Hemet is committed to increasing housing mobility opportunities for persons outside of the City and in the County as a whole. Section 4 of this Housing Element outlines housing opportunities, affordable housing, and fair housing strategies to increase opportunities to all households. The City has included the following housing programs to support affordable housing throughout the City:
Program H‐1a: Implement Fair Housing Laws
Program H‐1d: Special Housing Needs
Program H‐1f: Housing for Extremely Low‐Income (ELI) Households The City has identified low‐/very low‐income housing sites as well as above moderate‐income housing sites as part of the Sites Analysis, which are located within the R/ECAP areas identified in Figure 3‐4.
Increased housing in this area may create opportunity near commercial amenities and employment centers in addition to the increased affordable housing in this area which may decrease housing cost burdens.