21.B.
Section 2: Hemet Community Profile Page 2-37
Hemet | 6th Cycle Housing Element Update (2021-2029)
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 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.
As shown in Table 2-34, 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. Studios saw 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 2-34: 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.
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.
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).
3 HUD Exchange – About the Location Affordability Index.
21.B.
Section 2: Hemet Community Profile Page 2-38
Hemet | 6th Cycle Housing Element Update (2021-2029)
Figure 2-12: HUD Location Affordability Index by Census Tract Source: California Department of Housing and Community Development – AFFH Data Viewer
21.B.
Section 2: Hemet Community Profile Page 2-39
Hemet | 6th Cycle Housing Element Update (2021-2029)
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 analysis informs the 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 2-35.
This amount can be compared to current housing asking prices (Table 2-33). In Table 2-36, the data shows the 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.
21.B.
Section 2: Hemet Community Profile Page 2-40
Hemet | 6th Cycle Housing Element Update (2021-2029)
Table 2-35: 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.
21.B.
Section 2: Hemet Community Profile Page 2-41
Hemet | 6th Cycle Housing Element Update (2021-2029)
Table 2-36: 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.
21.B.
Section 3: Housing Constraints, Resources, and AFFH
r
Section 3
HOUSING CONSTRAINTS, RESOURCES, AND
AFFIRMATIVELY FURTHERING FAIR HOUSING
21.B.
Section 3: Housing Constraints, Resources, and AFFH Page 3-2 Hemet | 6th Cycle Housing Element Update (2021-2029)
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 barriers to 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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Section 3: Housing Constraints, Resources, and AFFH Page 3-3 Hemet | 6th Cycle Housing Element Update (2021-2029)
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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Section 3: Housing Constraints, Resources, and AFFH Page 3-4 Hemet | 6th Cycle Housing Element Update (2021-2029)
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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Section 3: Housing Constraints, Resources, and AFFH Page 3-5 Hemet | 6th Cycle Housing Element Update (2021-2029)
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.
21.B.
Section 3: Housing Constraints, Resources, and AFFH Page 3-6 Hemet | 6th Cycle Housing Element Update (2021-2029)
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 deedrestricted 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
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Section 3: Housing Constraints, Resources, and AFFH Page 3-7 Hemet | 6th Cycle Housing Element Update (2021-2029)
o 10 percent very low-income units; or
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 calculations in Table 3-3 through 3-5 will be applied to housing developments that meet the 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 as the 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 thresholds for concessions and incentives for projects with lowincome 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
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Section 3: Housing Constraints, Resources, and AFFH Page 3-9 Hemet | 6th Cycle Housing Element Update (2021-2029)
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.
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.
Program H-3n has been added to the Housing Plan to amend the General Plan to maintain consistency between land uses and underlying zones. Currently, the MDR General Plan zoning designation allows up to 18 dwelling units per acre, while the corresponding R-3 zoning designation allows for up to 30 dwelling units per acre, exceeding the density allowed within the General Plan designation. A General Plan amendment will create consistency between land use and zoning.
Table 3-6: Hemet Development Standards - Dimensions
Zone
Min. Dimensions (Sq.Ft.) Min. Yard Setbacks (Feet) Construction Standards Lot Size Lot Width 1Front Side 2 Rear 3
Max.
Height
(Feet)
Max. Lot
Coverage
(Percent)
Min.
Density
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
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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
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 typically do not meet the maximum density. Table B-1 in Appendix B shows residential projects in the pipeline. Of the projects currently under construction, all are developing at 92 percent of maximum density or higher. Many are being developed at maximum capacity. In relation to the 6th Cycle candidate sites, the City believes that it is reasonable to assume a density of 80 percent of the maximum permitted density in any given zone. 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
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review of site requirements (as required 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 vacant sites 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 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. Residential developments in 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 provides the parking requirements specific 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. However, costs associated with garage parking construction may be viewed as a constraint to housing development, and particularly affordable housing. The City of Hemet requires all parking spaces in multi-family developments to be covered plus one uncovered guest parking space per five dwelling units. While affordable housing projects that qualify for a density bonus may request parking reductions, covered parking requirements may be considered a constraint. As such, a program is included in Section 4: Housing Plan to review and revise the City’s residential off-street parking standards for multiPage 86 of 346
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family projects in an effort to facilitate the development of multi-family housing, and specifically affordable housing.
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
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Table 3-8: Comparative Off-Street Parking Requirements of the Region Residential Use Parking Requirements
Guest Parking in multifamily 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
Accessory Living
Quarters
Guest Houses 1 space per unit
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 off street 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-
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9 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 3-9: 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
Residential
Planned 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 P Single-Family (1) P P P P X P - - - - - P P
Single-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 P
Care Facilities
Assisted 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 3-9: 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, licensed care facility (licensed by 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 P
Detention 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 §§ 17021.6 and 50199.7.
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. The City defaults to State ADU law.
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.
The City recognizes that the fair housing laws do not prohibit the City from regulating the location of large group homes and small group homes. However, the City must make a reasonable accommodation upon request to the residents of group homes where such request does not cause an undue financial or administrative burden on the City or result in a fundamental alteration in the nature of the City’s zoning regulations.
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.
Any person or entity seeking to establish a small group home in a single-family residential or multiplefamily residential (R-2 or R-3) zone must first apply to the Director for a small group home permit. The application for a small group home permit must include the following information:
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1. Client profile (the subgroup of the population the facility is intended to serve such as single men, families, elderly, minor children, developmentally disabled, etc.);
2. The maximum number of occupants and the facility's hours of operation;
3. The term of client stay;
4. The support services to be provided on-site and projected staffing levels;
5. The ownership, permit and license history of the applicant, owner, and operator, if applicable, in previously owning or operating such a dwelling, including the name and addresses of similar homes in the State of California owned or operated within the past five years;
6. A certification under penalty of perjury that none of the identified homes have been found by state or local authorities to be operating in violation of state or local law; and
7. An operations and management plan, as provided in the Uniform Building Code, and house rules (as defined in section 90-270) of this Code.
8. Information demonstrating that the premises are in compliance with, or will prior to occupancy be brought into compliance with, the standards set forth in section 90-270 of this division.
9. The applicant must secure the inspection and report of the fire marshal and building official showing that the premises to be used are suitable under applicable uniform building and related codes to safely house the number of persons identified for residency in the dwelling. The building official shall determine the applicable use and occupancy classification for the premises for the purposes of the application of the uniform building and related codes.
10. The names of all persons and entities with an ownership or leasehold interest in the use or home, or who will be an operator of the use or home, shall be disclosed in writing to the city, and such persons and entities shall not have a demonstrated pattern or practice of operating similar uses or homes in or out of the city in violation of state or local law.
11. The use or home shall provide certification, if available, from a governmental agency or qualified nonprofit organization and such certification is a generally accepted practice or standard among the owners, operators, profession, or industry related to the use or home.
The Director must grant the permit within 30 days after determining that the application for a small group home permit is complete. The director may not deny an application for a small group home permit unless the director determines that the application is incomplete or, after reasonable investigation, the director determines that the applicant has provided information that is materially false, misleading or inaccurate or has made material misstatements on the application.
Large group homes are prohibited in all single-family residential zones. Subject to an administrative use permit, large group homes of ten or fewer residents are permitted in the multiple-family residential zones.
Large group homes of ten or fewer residents are permitted in the O-P commercial zone through a conditional use permit. Also subject to a conditional use permit, large group homes of 11 or more residents are permitted in the multiple-family residential zones and in the O-P commercial zone.
An application for an administrative use permit is to be filed and processed with the City. The following requirements apply to an administrative use permit:
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1. Purpose. The purpose of an administrative use permit is to provide shorter review process for a small select list of uses in lieu of a conditional use permit. In those instances where, in the director's opinion, a limited notification is sufficient to meet the purpose of the zone and where the use has been determined to have a limited effect to the surrounding area an administrative use permit may be processed.
2. Applicability. An administrative use permit shall be required for any use designated as requiring an administrative use permit in the city's land use matrix for the zone in which the project is located.
3. New applications. An application for an administrative use permit shall be filed with the director by the property owner or an authorized agent on a form(s) prescribed by the director, and shall include information and/or maps which are deemed by the director to be necessary to enable the approving authority to make the required findings. The director shall make available, in writing, a listing of the information and/or maps which are required to be submitted. Concurrent applications may be filed and processed.
4. The application shall also include the application requirements noted for a small group home permit (1) through (11).
5. The director shall grant or deny the permit within 90 days after determining the application for an administrative use permit is complete.
If a major reasonable accommodation request is not filed concurrently with an application for another discretionary permit, then the notice, review, approval, and appeal procedures for an administrative use permit shall be followed if the proposed use is a small group home or large group home with up to ten residents. If the proposed use is a large group home with 11 or more residents then the notice, review, approval and appeal procedures for a conditional use permit shall be followed.
Program H-1c has been added to the Housing Plan to implement a barrier-free definition of family instead of subjecting, potentially persons with disabilities, to special regulations. The program implements the action to review and revise the Zoning Code to address the existing AUP requirements as a potential constraint to permit small group homes.
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 (singlefamily 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.
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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 that allows other residential uses without discretionary action.
Program H-1i will amend the code to comply with AB 139 and 2339. Amendments will allow sufficient parking to accommodate all staff working in an emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone. AB 2339 provides that the sites identified for emergency shelters must be in residential areas or are otherwise suitable, thus prohibiting local governments from situating shelters in industrial zones or other areas disconnected from services. The law also seeks to ease constraints on the development of emergency shelters by requiring that any development standards applied to emergency shelters be "objective." The code will be amended to be in compliance with State Law.
The City will amend the Municipal Code to ensure compliance with all provisions of AB 139 and 2339, including definitions, zoning and all development standards, including spacing requirements by April 2024.
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
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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 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 agricultural zones 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 homelessness to 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.
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The Housing Element Update must also include programs that remove constraints or provide reasonable accommodations for 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 other standard 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 impact surrounding 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.
Applicants may apply for two types of reasonable accommodations:
• Minor Reasonable Accommodation – A modification or exception to the procedural requirements contained in the City’s Zoning Code , including, but not limited to, fee adjustments or deferrals, modification of application filing requirements, and modification of appeal filing
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requirements. 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.
• Major Reasonable Accommodation – A request to allow a use in a zone where it is otherwise not permitted or a request for a modification or exception to the substantive land use, zoning and development standards and regulations. 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.
In making a determination about the reasonableness of a requested accommodation, the following consideration factor may allow for subjectivity:
• 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.
Because “significant controversy or extraordinary circumstances” are not defined, the finding may open to subjectivity, which may pose a potential constraint on persons with disabilities. While the City has not found the finding to pose a constraint in the past, Program H-1c has been added to amend the Zoning Code in order to minimize constraints on housing for persons with disabilities.
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:
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 accommodations requests 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
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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 limits the 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.
Program H-1c has been added to the Housing Plan to implement a barrier-free definition of family instead of subjecting, potentially persons with disabilities, to special regulations.
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 is zoned 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 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 facilities shall be as jointly held common areas.
A PUMH shall be established only in conjunction with a residential zone and shall be designated on the
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official zoning map with the symbol "PUMH" in conjunction with the underlying zone classification (ex, "R1 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. Local 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. 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 are commonly defined as an accessory use of a Primary Residence for the purposes of providing temporary lodging for compensation for up to 30 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 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 that such 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 to include a specified percentage of units 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.
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
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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 is to provide for the orderly development of small lot single-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 mobility hub and around Downtown, which fosters active transportation and reduces vehicles miles traveled. The minimum required lot size 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.
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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 is to provide for the orderly development of 37 parcels totaling 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 seniororiented 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
The purpose of the Specific Plan is to 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
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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 circumstances involved in a particular development project application. Table 3-10 provides the planning fees and Table 3-11 provides the development impact fees.
Table 3-10: Applications and Permits
Application/Permit Approval
Body
Fee Notes
Planning Division
Administrative Adjustment CDD $916
Administrative Use Permit
CDD
$4,176
Plus environmental fees,
public notice
• Modification $2,080
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Table 3-10: Applications and Permits
Application/Permit Approval
Body
Fee Notes
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 $1,466
Appeal to Planning
Commission
Appeal of Planning Commission Decision CC $1,466 Appeal to City Council Certificate of Compliance CE $839
Conditions of Approval - Amendment PC $3,426
Conditional Use Permit
PC
$8,845
$10,000 Minimum Deposit
and $2,500 Minimum Balance • Streamlined $6,305
• Modification $5,689
Conversion to Condominium PC $7,717
Conversion to Senior Housing PC $7,938
Density Bonus Agreement CC $3,394
Determination of Use CDD $473
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 $3,218
Plus noticing and
environmental fees
Downtown Site Development Review -
Minor
CDD $1,283
Extension of Time – Major
• Conditional Use Permit
• Downtown Project – Major
• Site Development Review –
Major
• Tentative Parcel Map
• Tentative Tract Map
• Variance
PC $3,510 Plus noticing fees
Extension of Time – Minor
• Administrative Adjustment
• Administrative Use Permit
• Downtown Project – Minor
• Site Development Review
CDD $2,227
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.
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Table 3-10: Applications and Permits
Application/Permit Approval
Body
Fee Notes
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 $4,416
Plus noticing and
environmental fees
Home Occupation Permit Staff $92
Lot Line Adjustment CE $1,791
Mobile Home Park Conversion PC $9,355
Mobile Home Complex Review CDD $2,513
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
$1,488
• Non-Profit Organization (501
C3)
$0 For large scale special events
Site Development Review – Minor CDD $6,958
Site Development Review - Major
PC
Plus noticing and
environmental
• Hemet Auto Mall (SP87-28) $4,328
• Residential
$10,251 plus
$10/unit
• Commercial (15,001+ SF)
$10,251 plus
$15/acre • Institutional, Public, Community
Facility
Site Development Review – Minor
Modification
CDD $1,379 Less than 20 percent revision
Site Development Review – Major
Modification PC $3,459
Plus noticing and
environmental fees
Sign Permit – Permanent Staff $183
Sign Permit – Temporary Staff $92
Sign Program Amendment – Minor CDD $775
Sign Program Review or Major
Amendment
CDD $1,551
Small Group Home Permit Staff $1,316
Specific Plan PC/CC $20,000 min. deposit
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Table 3-10: Applications and Permits
Application/Permit Approval
Body
Fee Notes
• Amendment $10,000 min. deposit
Full Cost. Deposit required for
staff time, plus environmental
and noticing
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 $3,577 Plus scanning fees
Reversion to acreage/Lot Merger CE $4,356
Plus noticing and
environmental fees
Tentative Parcel – Commercial/Industrial
PC
$7,556
Plus noticing, environmental,
GIS and scanning fees
Tentative Parcel – Residential $6,422
Tentative Tract – Commercial/Industrial $10,271 plus $25/lot Tentative Tract – Condominium or
Conveyance
$9,269 plus $15/lot
Tentative Tract – Residential $11,511 plus $15/lot
Tentative Map Revision or Resubmittal $6,302
Final Map Amendment CC $4,621
Vesting Tentative Tract PC/CC $15,000 min. deposit Full Cost. Deposit for staff and City Attorney time
Substantial Conformance Determination CDD $4,489
Temporary Use Permit
Staff
$367
Plus, direct cost of inspections,
if needed • Non-profit Organization (501
C3)
$0
Variance PC $4,032
Plus noticing and
environmental fees
Zone Change – map designation PC/CC $8,120
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) -- $197 plus $10/acre
For only Maps, Zone Change,
and General Plan
Amendments
Public Hearing Notice – newspaper
publication fee (PC/CC) -- $317 or Full Cost
For standard public notice ad.
Display ads will be charged at
full cost.
Public Hearing Notice – mailing fee
(PC/CC/CDDR) --
$367 plus postage
costs
Due when the project has
been cleared for hearing and
the public Notice label
package has been submitted.
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Table 3-10: Applications and Permits
Application/Permit Approval
Body
Fee Notes
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
-- $367
A separate application is
required by the Airport Land
Use Commission
Airport Compatibility Study Review -- $962
CEQA – Categorical Exemption -- $275 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 City
Attorney time.
Mitigation Monitoring -- $2,000 min. deposit Full Cost. Deposit required for staff time
Habitat Acquisition and Negotiation
Strategy (HANS) Review
-- $1,833
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, R3.1, R-4 <10 units $445.83
Source: City of Hemet Planning Division Fees (7/1/2022), City of Hemet Permit Fees (12/14/2015)
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Table 3-11: 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 fees for 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
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and fees range from approximately 5.7% percent to 6.8% percent of the direct cost of development for a 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. Applicants for all permits or reviews 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.
Recent projects reviewed by the City have included residential developments that 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.
Once a housing development is approved, a variety of factors determine the length of time it takes to apply for building permits. The average length of time between receiving approval for a housing development and submittal of an application for building permits is out of the City’s control because once a project is approved, it is up to the applicant to apply for building permits. Factors such as the cost and availability of material and labor may determine the length of time before developers apply for building permits. It is common for some developers to delay pulling building permits due to financing issues. It is difficult to estimate the average length of time between receiving approval for a housing development and submittal of an application for building permits due to the unique nature and circumstances of individual developments.
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The timeline can be a matter of a few days to a few weeks, if the project is small and uncomplicated (e.g.
ADU) to months for large-scale, modern construction. The range of time between entitlements and building permits can range from same day to one year for projects developed in the City. The average time between entitlements and building permit approval is roughly one to two months. The City views the longer time period as common and necessary for larger, more complicated projects and does not see this in any way as hindering the construction of housing or introducing unnecessary delays. In most all cases, the timeline from receiving approval to submitting for building permits is solely dictated by the project applicant and not constrained by any requirements placed upon the applicant by the City. The City is committed to a working with developers to increase the speed and efficiency of the permitting process in order to increase housing production and opportunity in the City.
Design Review Processing
The City has a Development Review Committee (DRC) consisting of about five City staff members from various City departments. The DRC is comprised of Building Department, Planning, Fire, Police, Engineering, Public Works and interested outside stakeholders. The purpose of the DRC is to provide the applicant with minimum health and safety, design, development criteria, recommended to the Planning Commission in the form of conditions of approval. Only the residential projects below are subject to the DRC review:
• Annexations
• General plan amendments
• Residential projects of five or more
parcels
• Multiple-family residential projects
• Conditional use permits (excluding
streamlined review applications)
• Zoning ordinance amendments
• Zoning map changes
• Specific plans
• Planned unit developments
• Tentative tract maps and tentative
parcel maps
• Administrative use permits
• Site development reviews
• Downtown project reviews
• Use conversions
• Variance
• Administrative adjustments
The DRC process may take a maximum of three DRC meeting to complete, although a majority of projects only require two DRC meetings. 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. A DRC meeting is scheduled 2-4 weeks from submittal of the application or pre-application. • At the first DRC meeting staff will determine if the application packet is complete. Staff asks that applicants schedule an informal meeting prior to formal submittal to ensure the applicant has a complete submittal.
o If the application is determined to be complete it will be scheduled for design review at the next available DRC meeting.
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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. If a complete application is received, the DRC will respond with comments within 2-3 weeks. • 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 its technical 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. Conditions of approval are objective and required for compliance with the City’s various codes, regulations and guidelines. • 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 meeting. • The DRC will recommend to the Planning Commission either approval of the project with conditions or denial of the project.
For most projects, actions in the second and third meetings can be completed in one meeting. The City has updated its DRC review process to allow for a quicker DRC review period.
Analysis of Approval Findings
The review consists of a review of the applications and plans for compliance with the Hemet Municipal Code, the California Fire Code, the California Building Code, the City of Hemet General Plan, the City of Hemet standard plans and specifications for public works construction, applicable design guidelines, and other applicable local, state and federal plans and laws.
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The DRC is not a final decision-making body. No public hearing is required for DRC. Per the Hemet Municipal Code, the schedule and DRC agenda shall be posted at the Planning Division public counter and on the City bulletin board. The schedule and agenda shall indicate agenda items, the time and place of the DRC meetings, and a contact person for each application. Currently, the agenda is posted 72 hours minimum prior to the meeting.
The purpose of the DRC procedures is to assure that every aspect of a project complies with all applicable local, state and federal codes, regulations and objective guidelines. The intent of the DRC is to provide a single point for the initial City Staff to review and comment on proposed projects to better coordinate the application or project review process. At least 14 days prior to the scheduled DRC meeting, the Director shall distribute an agenda of the meeting indicating those items that are subject to the review of the DRC, including any maps, plans and/or reports regarding the agenda items. The DRC is not a final decision making body, but rather recommends conditions based on regulations to the approval body. The City regularly processes DRC projects and does not believe the procedures and requirements pose a constraint.
The City believes that the process increases approval certainty as applicants are assured that their projects are compliant with all applicable codes and regulations in the City. No public hearing is required for DRC meetings.
Prior to the final DRC meeting, the applicant is provided with the DRC’s draft recommended conditions of approval for the project. Conditions of approval are based on objective findings. Any conditions that are not agreed upon and cannot be modified enough to reach an agreement are noted and are identified as issue points to be discussed at the time of the Community Development Director meeting or Planning Commission hearing. The DRC can be accelerated by including a permit system that support more efficient routing. The City is in the process of upgrading its permit system, so that each reviewer has the appropriate timeline, notifications, reminder of deadline, and workflow in a consistent timeline.
Compliance with Permit Streamlining Act
The City works to streamline permit application review as staffing and resources are available. Specifically, the City is working to streamline projects that include lower income units. Through its development processes and procedures, the City complies with the statutory requirements of the Permit Streamlining Act. The City processes all development applications within the statutory processing and timing requirements of the Permit Streamlining Act.
In the State of California, developments deemed a project are required to undergo a CEQA analysis, independent of the City’s development review process. The City complies with all CEQA timing requirements, including streamlining determinations.
All permit applications are first reviewed by City Staff for completeness, and, once determined to be complete, discretionary applications must receive a recommendation through a staff report prior to a review by the appropriate authority. The City has within 30 calendar days to determine if the application is “complete” or “incomplete” for further processing. Typically, an “incomplete” application will require
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revisions and/or additional materials. The City staff has 30 calendar days to review each subsequent submittal. Applications deemed “complete” may continue to be processed for consideration by appropriate decision-making body, including the appropriate level of CEQA review.
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 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 subdivisions that can be found in the City’s Municipal Code. General improvements include 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, adjacent to 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.
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• Minor and cul-de-sac streets in subdivisions shall be not less than 56 feet in width and cul-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
o Restricted local residential streets – 5 ft
o Arterial Highway – 9 ft 4 in
o Major Highway (scenic route) – 6 ft 4 in
o Secondary Highway (w/bike lane) – 8 ft 6 in
o All other streets – 6 ft
• Curb-to-Curb widths:
o Arterial – 102-112 ft
o Major – 78 ft
o Divided Secondary A (with bike lanes) – 70 ft
o Divided Secondary B – 64 ft
o Secondary – 64 ft
o Express Collector – 44 ft
o Collector – 44 ft
o Rural Collector – 32 ft
o 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
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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.
Senate Bill 35
California Senate Bill 35 (SB 35), codified at Government Code Section 65913.41, was signed 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:
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• 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 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 2045.
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 2020 a total of 1,574 single family residential accounts were served and 1,114 multifamily residential accounts were served. Project water deliveries through 2045 are displayed in Table 3-12 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 3-12: Hemet Water Uses by Sector
Sector 2025 2030 2035 2040 2045
Single Family 1,607 1,638 1,667 1,700 1,731
Multi-Family 1,193 1,215 1,238 1,261 1,285
Commercial (Including
Industrial) 892 909 926 943 961
Landscape 342 348 355 361 368
Losses 133 135 138 140 143
TOTAL 4,167 4,245 4,324 4,405 4,488
Source: City of Hemet 2020 Urban Water Management Plan
Table 3-13: 7-Year Average Demand Distribution by Sector Sector Percentage of Total Demand
Single Family 38.6%
Multi-Family 28.6%
Commercial (Including Industrial) 21.4%
Landscape 8.2%
Losses 3.2%
Source: City of Hemet 2020 Urban Water Management Plan
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Water Quality
Water quality serviced to Hemet is typically 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 is responsible for all wastewater collection and treatment in its service area. It has four 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 fullbody 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 services in 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
Candidates were analyzed for potential environmental constraints that may hinder or preclude residential development such as easements, parcel shapes, and soil contamination. Easements in the City of Hemet have not created an issue for developers any potential development issues related to easement are resolved relatively easy. Easements do not present a potential constraint to residential development in the City. The shapes of candidate site parcels are relatively standard and do not create potential constraints. One pipeline project in the northwest corner of the City is in a peculiar shape but the developer did not identify this as a constraint to the project. Almost all candidate sites are rectangular which is standard in the City. Lastly, State Law requires developments that meet the “project” threshold to conduct an EIR. Should a parcel be determined to be contaminated, mitigation measures would be required to develop the site. While possible, the City does not believe that soil contamination poses a constraint to development in Hemet. The analysis determined that no other known environmental factors
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are identified to potentially hinder or preclude residential developments where candidate sites are located.
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 topographical setting for the community, the region's areas of steep 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.
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. Earthquake-triggered geologic effects include ground shaking, landslides, liquefaction and subsidence. Earthquakes can also cause human-made hazards such as fires and toxic chemical releases.
Faults
Earthquake risk is very high in western Riverside County, which includes Hemet, due to the nearby presence of two of California’s most active 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
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element of the San Andreas system and is considered one of the most seismically active fault systems in 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 fault runs southwest 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 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 “Very High” liquefaction susceptibility zone is not considered a constraint.
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Figure 3-1: City of Hemet, Faults and Liquefaction Susceptibility
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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 basis for 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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Figure 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 candidate 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 of structural fires spreading 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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Figure 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 respondents revealed 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 HUDSan 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
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Local Contributing Factors – Analysis of Impediments
The City’s AI provides the following details on the identified impediments to fair housing:
• 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 fiveyear 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.
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• 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.
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 3-14 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 3-14: 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
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Table 3-14: Disposition of Loan Applications by Race/Ethnicity– Riverside San Bernardino Ontario MSA Applications by Race/Ethnicity Approved (%) Denied (%) Other (%) Total 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
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 3-15 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 3-15: 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.
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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 children), disability, ancestry, marital status, age, source of income, sexual orientation, genetic information, or other arbitrary factors." Residents can find fair housing information at City Hall and on the City’s website.
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. The FHCRC carries out testing and enforcement activities to prevent or eliminate discriminatory housing practices in the region.
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.
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The City’s Community Development Department works closely with residents, property owners, outside agencies, and other City departments to resolve health, safety, and public nuisance conditions that adversely affect the quality of life in Hemet and that are not in compliance with adopted regulations.
Enforcement is provided on a complaint and proactive basis. Most code violations are resolved on the initial contact made by Staff. Staff generally works under the model of voluntary compliance within a reasonable amount of time allotted. In rare instances, penalties are assessed to those who fail to comply with the Hemet Municipal Code. Should a fair housing complaint be brought to the City’s attention, the City would direct the complaint to FHCRC for further assistance. During the 5th Cycle Housing Element planning period, the City was not involved in any fair housing lawsuits, settlements, or judgments.
The City discontinued its Residential Rental Registration and Crime-free Rental Housing Program in December 2020 due to HUD’s determination that Ordinance No. 1870 of the program was in violation of Title VI of the Civil Rights Act of 1964.
In response to HUD’s determination, the City sent out a notices (English and Spanish translations) to property owners and occupants of rental properties in Hemet notifying them of the discontinuation of the Residential Rental Registration and Crime-free Housing Program in addition to the following:
• Eviction or refusal to renew a lease because tenant was a victim of domestic violence, dating violence, sexual assault, human trafficking, or elder abuse (as described in California Code of Civil Procedure § 1161.3) is prohibited.
• Eviction or refusal to renew a lease because the tenant or a household member calls emergency services, including 911 is prohibited.
• An arrest on its own is not evidence of a crime (charges are often dropped) • Not all convictions suggest that a person would be a bad tenant.
The letter also provided contact information for HUD in the event that a tenant believesthey were harmed by the City’s Rental Registration and Crime Free Rental Housing Programs.
Since the programs were rescinded, the City has collaborated with the Fair Housing Council of Riverside County, Inc. (FHCRC), as contracted through the County to conduct fair housing testing. Results from the fair housing testing show that generally, fair housing conditions are improving year over year in Hemet and the City is committed to affirmatively furthering fair housing through its programs and policies in the Housing Plan. Additionally, Program H-1k: Residential Rental Registration and Crime-Free Rental Housing Program Discontinuation Monitoring has been added to Section 4 to monitor and address potential lingering effects of the discontinued programs.
The City implemented the Rental Property Repair Program immediately after rescinding the Rental Registration and Crime Free Rental Housing Programs to address potential lingering harm as a result of the programs. The City’s Housing Division oversees the Rental Property Repair Program which offers grant funded home repairs for rental property owners who qualify as low-income households and rent to extremely-low, very-low or low-income renters. Eligible repairs include air conditioning, heating, water heaters, plumbing, electrical, roof and floors, windows, handrails, and more.
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Fair Housing Laws
The following specifies how the City complies with State and local fair housing laws:
State
• California Fair Employment and Housing Act (FEHA): The City continues to implement and update programs that promote fair and equal access to housing and employment. The City also continues to review standards and requirements that may constrain equal access to housing and the development of affordable housing.
• Government Code Section 65008: The City continues to implement programs that encourage affordable housing development. The Housing Plan includes policies and programs that ensure compliance with the State’s requirement for fair review of affordable housing development. • Government Code Section 8899.50: The City implements programs and actions in compliance with State law that affirmatively furthers fair housing. As detailed throughout this Section 3, the City administers programs to promote equal housing access and affordable resources. • Government Code Section 11135: The City promotes state-funded programs, such as the FirstTime Homebuyer Loan Program. The City continues to implement and encourages programs that promote full and equal access to all programs and activities. • Density Bonus Law: The City has an adopted Density Bonus Ordinance consistent with State Density Bonus Law. The City provides incentives to developers to produce affordable housing to very low-income households, low-income households, moderate-income households, senior citizens, transitional foster youth, disabled veterans, and persons experiencing homelessness, as well as for the development of childcare facilities.
• No-Net-Loss Law: Appendix B: Candidate Sites Analysis details how the City maintains adequate sites to meet its RHNA.
• Excessive Subdivision Standards: The City continues to update its Zoning Ordinance, waive certain development fees, and offer incentive packages to facilitate housing development. • Housing Element Law: The City identifies and includes an analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs.
Local
• The City of Hemet does not have adopted Short-Term Rental, Inclusionary, or Growth Management Ordinances.
• Municipal Code: The City’s Municipal Code is made up of adopted ordinances to guide development, regulations, and permitting.
• Housing Plan: Section 4 of this Housing Element provides goals, policies, and programs that address the City’s housing needs and establish fair housing practices, remove constraints to development, and improve the existing housing stock.
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2. Analysis of Federal, State, and Local Data and Knowledge Local Data and Knowledge
Hemet officially became an incorporated City in January of 1910. The character of Hemet began to change dramatically in the early 1960's with the development of Sierra Dawn, the country's first "mobile home subdivision" in which individual lots were sold. Other mobile home parks and retirement housing developments followed, and Hemet became well known as a retirement community. There are approximately 44 mobile home parks (23 percent of total housing units) within the City limits, totaling 7,510 units as reported by the American Community Survey 2020 5-year estimates. The abundance of mobile homes in Hemet is unique and unlike many cities in the region. Mobile home subdivisions have shaped the development of Hemet.
Hemet is located within the southeast quadrant of Riverside County. The closest international commercial passenger airport is Palm Springs and Ontario Airport, both one hour in each direction and approximately two hours to Los Angeles International Airport. The City islocated in an eastern “cul-de-sac” of Riverside County. It is 30 minutes to the closest freeway (I-10 and I-215 Freeways via Highway 79 or Domenigoni Parkway), 30 minutes to the closest light rail, and 60 minutes to any major employment centers. Major job centers in Orange, Los Angeles, and San Diego Counties are approximately two hours away. It is estimated that 82 percent of Hemet residents commute to work, which is indicative of a severe jobs and housing imbalance in the City.
Prior to the passage of the 1960s Civil Rights laws, racial covenants, codes, and restrictions were common in single-family neighborhoods. Subdivision developers wrote clauses into property deeds forbidding the resale, and sometimes rental, of homes to non-whites. This practice was endorsed by lending institutions and the real estate industry, at least through the 1940s. Despite the eventual elimination of racial covenants, past patterns of discrimination have left an imprint. Lack of access to mortgage loans and the practice of “redlining” in the early- and mid-20th Century created a barrier to amassing generational wealth for many households of color. Hemet remained largely White through the early 2000s, while southern California as a whole became more diverse. In 2020, the Riverside County Board of Supervisors unanimously agreed that racism is a public health crisis and vowed to take steps to deal with the issue.
The 5-0 vote took place after supervisors heard from several community members who supported the resolution, which indicated that “systemic racism causes persistent racial discrimination in housing, education, employment, transportation, and criminal justice.” Despite the majority of the housing stock being built after 1960, similar to many communities, evidence of racial covenants may still be present in Hemet. While the Supreme Court ruling in 1948 banned the use of racial covenants on property deeds, this language can still exist for properties built prior to 1948 since there has not been a systematic way to remove the language. In September of 2021, the Governor signed AB 1466 into law, which requires the County recorder of each County to establish a program to redact unlawful covenants.
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The Housing Element update process focused on identifying fair housing issues and efforts to engage populations who have been historically under-represented in policy making. The City’s Housing Element outreach included representatives from fair housing advocacy organizations, immigrants’ rights organizations, affordable housing developers, renters, and homeless service providers. The City solicited direct input from groups such as:
o Hemet/San Jacinto Valley
Chamber of Commerce
o Cabrillo Economic Development
Corp.
o Palm Communities
o McKenna Lanier Group, Inc.
o Riverside County Housing
Authority
o Workforce Development Center
o Riverside Economic
Development Agency
o My City Youth
o Valley-Wide Recreation and
Park District
o Center Against Sexual Assault
o Voices for Children
o Valley Community Pantry
o Family Service Association
o Valley Resource Center
o Valley Restart Shelter
o Salvation Army
o Care-A-Can
o Fair Housing Council of
Riverside County
o Hemet Unified School District
o San Jacinto Unified School
District
o Eastern Municipal Water
District
o Regional Conservation
Authority
o Western Riverside Association
of Governments
o South Coast Air Quality
Management District
o Riverside County Flood Control
and Water Conservation District
o Southern California Association
of Governments
o Riverside County Airport Land
Use Commission
o San Jacinto Basin Conservation
Resource District
o Agua Caliente Band of Cahuilla
Indians
o Cahuilla Tribal Environmental
Protection Office
o Morongo Band of Mission
Indians
o Pechanga Cultural Resources
o Rincon Band of Luiseno Indians
o Soboba Band of Luiseno Indians
o WRGOG
o Assistance League of Hemacinto
o Hemet Woman’s Club
o The Valley View Foundation
o Green Coalition of the San
Jacinto Valley
o Delphina at Devonshire
o Optum Care
o Sahara Senior Villa
o Hemet Interfaith Council
Much of the input focused on the need for more affordable housing, housing resources for residents, improved housing conditions, supportive services, and issues of housing security. Housing was recognized as one of a broader list of priorities. Appendix C: Community Outreach Summary describes additional
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outreach efforts during the Housing Element update process. Stakeholders identified the following housing constraints in Hemet:
• Lack of infrastructure
• Low income, lack of upkeep
• Lack of local jobs, people moving away
to find jobs
• Cost of development
• Limited access
• Lack of accommodations for single
professions, smaller families, and
seniors
• Mobility and road capacity constraints
• Commute times
• Rental Rates
Stakeholders felt that the City could address these constraints by preparing for developers and investors with information, providing housing variety options, offering solutions when projects cannot be approved, implementing section 8 housing and reducing crime, creating grant programs, and assisting individuals.
During the Covid-19 pandemic and mandatory stay at home orders, the lack of activity resulted in a significant disruption to the economic activity within the City, impacting brick and mortar retail industry and limited employment opportunities within the City. Many commercial buildings are vacant, underutilized, boarded up, landscape is not maintained and in need of significant maintenance and repair due to disinvestment. Median household income in Hemet is among the lowest compared to surrounding communities in both the Riverside and San Bernardino Counties. According to the CA Tax Credit Allocation Committee (TCAC), 98.7% of the City’s population is located within a Low Resource Area with “High Segregation and Poverty. The City is in the process of exploring economic development opportunities, including a deep dive with an economic development strategy to identify an analysis of the City’s per capita sales by market category and targeted industries for job growth. The effort will identify underserved employment and retail categories and conduct a supply and demand analysis on the targeted sector. The City plans to develop a strategy to retain existing business and explore economic development opportunities to meet the City's needs for the future. The process will capitalize on economic development efforts already occurring in the region and form partnerships with adjacent cities, the County of Riverside, and other local organizations to enhance economic programs and funding opportunities.
Although density bonus provisions are codified within the zoning code, there has been little interest by developers. Also, from what we are hearing, the developers are not interested in paying prevailing wages for an SB 35 project or affordable housing development. There are currently no minimum affordability requirements for new residential developments and those developments already entitled.
Effectiveness of Past Programs
The City has tracked its past programs to measure their effectiveness. Program H-2d Development Permit Process was created to continue expediting the permit process. The City included a proposal to establish an electronic project review system in its SB 2 application to HCD with the goal of expediting permit processing. The proposal was approved by HCD in 2019 and the program is current and on-going.
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Program H-4a Provide Rehabilitation Loans and Senior Repair Grants was created to provide 15 Senior Home Repair Program grants annually (with a maximum grant amount of $10,000). This program currently offers grants to correct health and safety violations or provide ADA improvements in the homes of Very Low and Extremely Low Low-income residents.
Program H-3a was created to ensure compliance with the Regional Housing Needs Allocation. During the Cycle 5 term, the City averaged 75 new units annually. The new RHNA expects 806 new units annually; therefore, the Housing Element update will almost certainly require the rezoning of large parcels of land to achieve compliance with State housing element law.
Integration and Segregation Patterns and Trends
The dissimilarity index is the most commonly used measure of segregation 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 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 3-4 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 3-4 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.
1 Allen, James P. and Turner, Eugene. “Changing Faces, Changing Places: Mapping Southern California”. California State University, Northridge, (2002).
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Figure 3-4: Dissimilarity Index with the White Population in Hemet *Non-Hispanic Only.
*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.
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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Figure 3-5: Percent of Non-White Population in and Around Hemet Source: California Department of Housing and Community Development – AFFH Data Viewer
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Figure 3-6: Median Income in and Around Hemet
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 is important to study and identify these areas in order to understand patterns of segregation and poverty in a City.
Figure 3-7 below displays the R/ECAP analysis for the City of Hemet and surrounding area. The figure shows there are two racially or ethnically concentrated areas of poverty around the City’s downtown area.
Table 3-16 below provides the household demographics and housing problems of two census tracts. 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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Figure 3-7: R/ECAP Areas, City of Hemet
Source: HUD Affirmitaevly Furthering Fair Housing Data and Mapping Tool, Data Versions: AFFHT0006, June 8, 2021
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Table 3-16: 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,
No Spouse
Present
3.9% 71.4% 9.1% 32.1% 4.7% 65.4% 0.0% 75.5%
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.
Table 3-16 shows some of the housing conditions and problems two census tracts (434.01 and 434.05) are experiencing. A higher percentage (2.6 percent) of renters in census tract 434.05 have homes without complete plumbing facilities compared to census tract 434.01 at 2.2 percent of homes lacking complete plumbing facilities. Census tract 434.01 is generally experiencing higher renter household overcrowding rates (3.3 percent of households with 1.51 to 2 occupants per room and 1 percent of households with
2.01 or more occupants per room) than census tract 434.05 (no households with 1.51 to 2 occupants per room or households with 2.01 or more occupants per room).
In terms of trends over time, overpayment rates in homeowner households in census tract 434.01 have decreased from 36.3 percent in 2010 to 24.8 percent in 2019. In census tract 434.05, overpayment rates in homeowner households have risen from 36 percent in 2010 to 36.5 percent in 2019. Renters in both census tracts experienced similar trends with an overpayment rate decrease in census tract 434.01 and an increase in census tract 434.05. Overall, renters experience overpayment at approximately twice the rate of homeowners. Census tract 434.01 primarily consists of single family detached housing structures (59.2 percent). After single family detached homes, 28.2 percent of the housing structures are multifamily
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apartments and 10.5 percent are mobile homes. Of these housing types, a majority of them were built between 1960 and 1979 (31.5 percent). Less than ten homes have been built in this census tract since 2010. Census tract 434.05, primarily consists of mobile homes at 57 percent. After mobile homes, 34.6 percent of housing structures in this census tract are multifamily apartments. Of these housing types, 48.5 percent of them were built between 1960 and 1979. Mobilehomes are typically a more affordable housing option for persons with lower incomes. The mobile home park located within the census tract may be home to lower income families who may have special housing needs.
Census tract 434.01 has a variety of amenities including Jacob Wiens Elementary School, Hemet Global Medical Center, Acacia Middle School, Hemet Elementary School, Westin Park, and Hemet Public Library.
Census tract 434.05 lacks amenities compared to census tract 434.01 but does have a variety of retail and commercial options in the Hemet Valley Mall.
Figure 3-7.1 displays Riverside Transit Authority (RTA) bus stops within the RECAP census tract 434.01.
The figure shows that there are 50 bus stops within census tract 434.01. Most of the bus stops are located along main arteries such as E Florida Ave which runs east and west and S State St which runs north and south. Figure 3-7.2 displays RTA’s bus stops within the RECAP census tract 434.05. The figure shows that there are almost half the number (26) of bus stops within census tract 434.05. The bus stops in this census tract are concentrated on S Lyon Ave which runs from north and south.
Figure 3-7.1: Riverside Transit Authority Bus Stops, Census Tract 434.01, City of Hemet Source: California Department of Housing and Community Development – AFFH Data Viewer, Riverside Transit Authority
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Figure 3-7.2: Riverside Transit Authority Bust Stops, Census Tract 434.05, City of Hemet Source: California Department of Housing and Community Development – AFFH Data Viewer, Riverside Transit Authority Figures 3-7.3 shows the region’s access to opportunity by census tract in relation to the location for both RECAP census tracts within the City. The figure shows that both RECAPs are located in areas with low resources according to the Tax Credit Allocation Committee (TCAC). There are two census tracts by tract 434.01 that show high segregation and poverty.
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Figure 3-7.3: Access to Opportunity vs. R/ECAP, City of Hemet Table 3-17: R/ECAP Demographics of Hemet, CA
R/ECAP Race/Ethnicity Total Percentage
Total Population in R/ECAPs 10,008 -
White, Non-Hispanic 4,224 42.21%
Black, Non-Hispanic 672 6.71%
Hispanic 4,638 46.34%
Asian or Pacific Islander, Non-Hispanic 117 1.17%
Native American, Non-Hispanic 91 0.91%
Other, Non-Hispanic 20 0.20%
R/ECAP Family Type
Total Families in R/ECAPs 2,231 -
Families with children 1,147 51.41%
Note 1: 10 most populous groups at the jurisdiction level may not be the same as the 10 most populous at the Region level, and are thus labeled separately.
Note 2: Data Sources: Decennial Census; ACS
Note 3: Refer to the Data Documentation for details (www.hudexchange.info/resource/4848/affh-datadocumentation).
Source: HUD Affirmatively Furthering Fair Housing Data and Mapping Tool
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Table 3-17 shows the demographics of the RECAPs in the City of Hemet. Overall, about 10,000 residents in Hemet live within a RECAP. White, Non-Hispanic residents make up roughly 42 percent of residents in the RECAP census tracts while Hispanic residents make up approximately 46 percent of residents in the RECAP census tracts. Over 50 percent of residents in RECAPS are families with children.
Figure 3-8 shows Riverside County’s low poverty index and RECAPs located throughout the region. Within Riverside County, there are several RECAPs in Indio, Desert Hot Springs, Riverside, and Lake Elsinore.
Outside of the County, the nearest RECAPs are in San Bernardino, Fontance, and Ontario.
Figure 3-8 R/ECAP Areas, Riverside County Low Poverty Index Table 3-18 shows the demographics for the RECAPS within Riverside County. Over 80 percent of residents in the RECAPs in Riverside County are Hispanic while roughly 13 percent of them are White, Non-Hispanic.
Additionally, 63 percent of households in RECAPs consist of families with children.
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Table 3-18 R/ECAP Demographics of Riverside County
R/ECAP Race/Ethnicity Total Percentage
Total Population in R/ECAPs 57,652 -
White, Non-Hispanic 7,452 12.93%
Black, Non-Hispanic 1,620 2.81%
Hispanic 46,483 80.63%
Asian or Pacific Islander, Non-Hispanic 1,308 2.27%
Native American, Non-Hispanic 271 0.47%
Other, Non-Hispanic 58 0.10%
R/ECAP Family Type
Total Families in R/ECAPs 11,898 -
Families with children 7,526 63.25%
Note 1: 10 most populous groups at the jurisdiction level may not be the same as the 10 most populous at the Region level, and are thus labeled separately.
Note 2: Data Sources: Decennial Census; ACS
Note 3: Refer to the Data Documentation for details (www.hudexchange.info/resource/4848/affh-data-documentation).
Source: HUD Affirmatively Furthering Fair Housing Data and Mapping Tool For comparison, Table 3-19 provides the 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.
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Table 3-19: 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%
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.
Census Tract 434.01 is located within historic commercial core of the City, which was established in the early 1900’s, and also includes the City’s Civic Center, Public Library, historic Hemet Stock Farm, Hemet Museum, Santa Fe Educational Center, and historic residential neighborhoods. Large portions of the area are vacant or underutilized along the existing railroad right-of-way due to the diminished concentration of agricultural activities in the region. Florida Avenue (State Route 74) bisects the Downtown in an east/west direction. This highway provides a major regional transportation linkage across the San Jacinto Valley and has high traffic volumes thereby contributing significantly to Downtown’s overall image and character as viewed by drivers. Many of the homes built between 1950-1975 have deteriorated. The Downtown area and surrounding areas within Census Tract 434.01 have experienced urban blight.
Downtown Specific Plan
A Downtown Specific Plan was adopted in 2016 intended to revitalize the downtown and stimulate infill development and economic vitality. Figure 3-7.4 shows the Downtown Hemet Specific Plan in relation to both RECAPs in the City of Hemet. The specific plan is made up of the Hemet Stock Farm District, Transit Oriented District, Franklin Street Neighborhood, West Latham District, Downtown Village, Western Park District, and Kimball Avenue Neighborhood. The goal of the Specific Plan is to:
• Revitalize the historic Downtown core and stimulate infill development • Improve economic vitality and employment opportunities in the Downtown. • Preserve and enhance existing single-family neighborhoods • Encourage good design and high-quality development
• Promote active transportation and reduce vehicle miles traveled • Enhance quality of life with improvements to the public realm • Promote sustainable development practices and “green” streets
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• Explore options for improving parking in Downtown
The City established these goals by hosting community public workshops, meetings with the Downtown Advisory Committee (DAC), focus group interviews with key stakeholders, study sessions with the City Council and Planning Commission, Downtown Hemet Specific Plan project website, and an online community survey.
The Downtown Specific Plan also includes recommended infrastructure improvements including the following:
• Water system: Upgrade to 8” PVC around Historic Downtown • Sewer system: Upgrade to 8” VCP in southwest area of Specific Plan boundary Based on the assumed build-out condition of the Specific Plan, the recommended infrastructure improvements will enable the area to grow. The Downtown Specific Plan area has seen increased development and improvements since adoption. Objectives continue to be met and overall conditions in the area have improved.
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Figure 3-7.4: Downtown Hemet Specific Plan and RECAP, City of Hemet
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Census Tract 434.05 includes a higher concentration of mobile home parks, surrounded by low density multi-family, single family homes, and bisected by a heavily traveled commercial corridor on Florida Avenue (Highway 74) controlled by Cal Trans.
RECAPs in Hemet formed partly as a result of the Great Recession of 2008. The City's housing production, sale prices, and tax revenue decreased during this time, and many homeowners couldn't keep up with their mortgage payments. As a result, crime rates, vacancies, and business closures increased in many areas of the City. 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.
Racially Concentrated Areas of Affluence
Racially or Ethnically Concentrated Areas of Poverty have long been analyzed and reviewed as a contributing factor to segregation. However, patterns of segregation in the United States show that of all racial groups, the White population is the most severely insulated (separated from other racial groups).3 Research also identifies segregation of affluence to be greater than the segregation of poverty. Racial and economic segregation can have significant effects on respective communities, including but not limited to, socioeconomic disparities, educational experiences and benefits, exposure to environmental conditions and crime, and access to public goods and services.
Data used in the analysis of Racially Concentrated Areas of Affluence (RCAA) is from the 2012-2016 American Community Survey and measured at the census tractlevel. The definition for an RCAA is a census tract in which 80 percent or more of the population is White and has a median income of at least $125,000.
The nationwide RCAA analysis identifies the following:
• RCAA tracts have more than twice the median household income of the average tract in their metro area.
• Poverty rates in RCAAs are significantly lower and are, on average about 20 percent of a typical tract.
3 Racially Concentrated Areas of Affluence: A Preliminary Investigation. University of Minnesota. Edwards Goets, Damiano, Williams. 2019.
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• RCAAs tracts are more income homogenous than R/ECAPs. • The average RCAA is about 57 percent affluent, whereas the average R/ECAP had a poverty rate of 48 percent.
• The typical RCAA tract has a rate of affluence 3.2 times that of a typical tract, whereas R/ECAPs on average had a poverty rate 3.2 times that of a typical tract.
Overall, RCCAs may represent a public policy issue to the extent that they have been created and maintained through exclusionary and discriminatory land use and development practices. Postwar patterns of suburbanization in many metropolitan areas were characterized by White communities erecting barriers to affordable housing and engaging in racially exclusionary practices.4 Figure 3-9 shows RCAAs for the City. As shown, there are no concentrated areas of affluence identified within the City of Hemet.
4 Ibid.
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Figure 3-9: RCAAs, City of Hemet
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Disparities in Access to Opportunity
Regional Opportunity Index (ROI)
The UC Davis Center for Regional Change and Rabobank partnered to develop the Regional Opportunity Index (ROI) intended to help communities understand local social and economic opportunities. The goal of the ROI is to help target resources and policies toward people and places with the greatest need to foster thriving communities. The ROI incorporates both “people” and “place components, integrating economic, infrastructure, environmental, and social indicators into a comprehensive assessment of the factors driving opportunity.”
The ROI: People is a relative measure of people's assets in education, the economy, housing, mobility/transportation, health/environment, and civic life as follows:
• Education Opportunity: Assesses people’s relative success in gaining educational assets, in the form of a higher education, elementary school achievement, and regular elementary school attendance.
• Economic Opportunity: Measures the relative economic well-being of the people in a community, in the form of employment and income level.
• Housing Opportunity: Measures the relative residential stability of a community, in the form of homeownership and housing costs.
• Mobility/Transportation Opportunity: Contains indicators that assess a community’s relative opportunities for overcoming rural isolation.
• Health/Environment Opportunity: Measures the relative health outcomes of the people within a community, in the form of infant and teen health and general health. • Civic Life Opportunity: A relative social and political engagement of an area, in the form of households that speak English and voter turnout.
The ROI: Place is a relative measure of an area's assets in education, the economy, housing, mobility/transportation, health/environment, and civic life. • Education Opportunity: Assesses a census tract's relative ability to provide educational opportunity, in the form of high-quality schools that meet the basic educational and social needs of the population.
• Economic Opportunity: Measures the relative economic climate of a community, in the form of access to employment and business climate.
• Housing Opportunity: Measures relative availability of housing in a community, in the form of housing sufficiency and housing affordability.
• Health/Environment Opportunity: A relative measure of how well communities meet the health needs of their constituents, in the form of access to health care and other health-related environments.
• Civic Life Opportunity: Measures the relative social and political stability of an area, in the form of neighborhood stability (living in same residence for one year) and US citizenship.
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Figure 3-10 shows the opportunity classification of the Hemet population. As the figure shows, a large percentage of the City has low to moderate opportunity scores. This indicates a low level of relative opportunities that residents achieve. Figure 3-11 identifies the opportunity scores of each census tract, showing that persons living within the City have access to moderate to high levels of opportunity. Both figures also identify the census tracts with the highest and lowest levels of opportunity achieved by people and available in the census tract.
Additionally, Table 3-20 and Figure 3-12 below display the data for Regional Opportunity Index in Hemet overall compared to the State of California. The data shows the following key findings:
• While teacher experience is very high in Hemet, educational achievements are much lower and truancy/discipline rates are higher than the State.
• Economic opportunities within Hemet are low. Employment rates and minimum basic income is lower than the State, and the limited available jobs are of lower quality. • Despite economic factors, homeownership is higher in Hemet and cost burden is the same as that reported for the State. Hemet offers housing with higher degrees of adequacy at more affordable rates.
• Hemet residents have slightly less access to vehicles but benefit from lower commute times and higher internet access than that reported for the State. • Overall health and environmental factors are lower in Hemet. Residents in Hemet reportedly lose about 50 years of life due to various low environmental and health factors such as air quality, access to prenatal care, access to supermarkets, and available health care. • Hemet has higher rates of US citizenship and English fluency compared to the State, though voting rates are lower.
Overall, the City of Hemet is considered a lower opportunity area with low rates of resident achievements.
Poor health and environmental conditions, paired with little access to high quality employment and educational resources, results in decreased life expectancy and achievement for residents. The City should focus on providing access to affordable housing options near resources and services, as well as improving environmental, educational, and economic resources for current and future residents.
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Figure 3-10: Regional Opportunity Index, People – City of Hemet Source: HUD Affirmitaevly Furthering Fair Housing Data and Mapping Tool, Data Versions: AFFHT0006, July 28, 2021
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Figure 3-11: Regional Opportunity Index, Place – City of Hemet Source: HUD Affirmitaevly Furthering Fair Housing Data and Mapping Tool, Data Versions: AFFHT0006, July 28, 2021.
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Table 3-20: Opportunity Indicators - Hemet and California ROI Indicator Hemet California
Education
People
College Educated Adults 17% 38%
Math Proficiency 61% 70%
English Proficiency 55% 65%
Elementary Truancy 37% 24%
Place
High School Graduation Rate 80% 83%
UC/CSU Eligibility 21% 41%
Teacher Experience 69% 36%
High School Discipline Rate 11% 6%
Economic
People
Employment Rate 81% 89%
Minimum Basic Income 42% 64%
Place
Job Availability 371.94 701.75
Job Quality 28% 40%
Job Growth 4% 3%
Bank Accessibility 0.13 0.24
Housing
People
Home Ownership 57% 55%
Housing Cost Burden 52% 52%
Place
Housing Adequacy 94% 91%
Housing Affordability 0.35 0.19
Mobility
People
Vehicle Availability 85% 86%
Commute Time 55% 60%
Internet Access 4.59 4
Health/ Environmental
Place
Infant Health 94% 95%
Birth to Teens 11% 7%
Years of Life Lost 50.34 29.84
Place
Air Quality 6.29 10.01
Prenatal Care 78% 83%
Access to Supermarket 49% 53%
Health Care Availability 1.15 1.76
Civic Life
People
Voting Rates 24% 31%
English Speakers 94% 88%
Place
US Citizenship 90% 83%
Neighborhood Stability 77% 85%
Source: UC Davis Center for Regional Change and Rabobank, 2014.
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Figure 3-12: Regional Opportunity Index - Hemet and California Source: UC Davis Center for Regional Change and Rabobank, 2014.
Opportunity Indicators
Opportunity indicators also help inform communities about disparities in access to opportunity. The Department of Housing and Urban Development (HUD) developed the opportunity indicators to help inform communities about disparities in access to opportunity, the scores are based on nationally available data sources and assess resident’s access to key opportunity assets in the City. Table 3-21 provides the index scores (ranging from zero to 100) for the following opportunity indicator indices:
• Low Poverty Index: The low poverty index captures poverty in a given neighborhood. The poverty rate is determined at the census tract level. The higher the score, the less exposure to poverty in a neighborhood.
• School Proficiency Index: The school proficiency index uses school-level data on the performance of 4th grade students on state exams to describe which neighborhoods have high-performing elementary schools nearby and which are near lower performing elementary schools. The higher the score, the higher the school system quality is in a neighborhood. • Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood. This is based upon the level of employment, labor force participation, and educational attainment in a census tract. The higher the score, the higher the labor force participation and human capital in a neighborhood.
• Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a three-person single-parent family with income at 50% of the median 0 10
20 30
40 50
60 70
80 90
100
Hemet Average Statewide Average
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income for renters for the region (i.e. the Core-Based Statistical Area (CBSA)). The higher the transit trips index, the more likely residents in that neighborhood utilize public transit. • Low Transportation Cost Index: This index is based on estimates of transportation costs for a family that meets the following description: a three-person single-parent family with income at 50 percent of the median income for renters for the region/CBSA. The higher the index, the lower the cost of transportation in that neighborhood.
• Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood. • Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block-group.
Table 3-21 below displays the opportunity indices by race and ethnicity for persons living in Hemet.
According to the data, there is some poverty among the population of Hemet, across all racial/ethnic groups. There are higher levels of poverty among the Hispanic and Native American, Non-Hispanic, populations. Additionally, access to quality education is low among all racial/ethnic groups (each group has an opportunity index score below 50). The data shows the City offers low labor and economic opportunity; however, residents generally have sufficient access to affordable transportation. The Asian or Pacific Islander, Non-Hispanic, population is the only one to have an index score below 50 for access to transportation at low costs. The environmental health index scores among all racial and ethnic groups are above 50. As Table 3-19 shows, all racial and ethnic groups below the federal poverty line have decreased index scores across certain indicators (low poverty, school proficiency, and labor market); however, the population below the poverty line in Hemet experiences greater access to affordable transportation and proximity to jobs, across most racial and ethnic groups.
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Table 3-21: Opportunity Indicators, City of Hemet
(Hemet, CA CDBG)
Jurisdiction
Low
Poverty
Index
School
Proficiency
Index
Labor
Market
Index
Transit
Index
Low
Transportation
Cost Index
Jobs
Proximity
Index
Environmental
Health Index
Total Population
White, Non-Hispanic 24.66 24.76 9.13 53.78 51.35 40.31 51.22 Black, Non-Hispanic 21.75 24.78 7.89 52.42 51.93 41.25 50.77 Hispanic 20.42 23.78 8.35 51.78 51.72 39.42 51.22
Asian or Pacific
Islander, NonHispanic28.10 28.05 10.48 47.36 45.19 38.85 50.35 Native American,
Non-Hispanic
21.19 23.70 8.53 55.17 53.58 37.74 51.65
Population Below Federal Poverty Line
White, Non-Hispanic 20.97 22.59 7.80 57.81 56.53 39.49 51.49 Black, Non-Hispanic 16.36 22.56 7.09 61.05 57.56 42.95 50.52 Hispanic 13.42 21.63 5.72 58.61 59.36 40.18 53.11
Asian or Pacific
Islander, NonHispanic19.83 24.81 8.83 67.71 60.17 44.42 46.37 Native American,
Non-Hispanic
13.56 21.91 5.44 58.48 58.25 37.89 54.49
Source: Department of Housing and Urban Development, Affirmatively Furthering Fair Housing Online Mapping Tool, Decennial Census; ACS; Great Schools; Common Core of Data; SABINS; LAI; LEHD; NATA Tax Credit Allocation Committee (TCAC/HCD)
The Department of Housing and Community Development (HCD) together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task force developed the TCAC/HCD opportunity Area Maps to understand how public and private resources are spatially distributed. The Task force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.
According to the Task Force’s methodology, the tool allocates the 20 percent of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20 percent to the “High Resource” designation. Each region then ends up with 40 percent of its total tracts as “Highest” or “High” resource. These two categories are intended to help State decision-makers identify tracts within each region that the research suggests low-income families are most likely to thrive, and where they typically do not have the option to live — but might, if given the choice. As shown in Figure 3-13 below, the City of Hemet is classified as low to moderate resource areas. The TCAC/HCD Opportunity Map also
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th Cycle Housing Element Update (2021-2029)
identifies one area of high segregation and poverty in the center of Hemet. The City of Hemet is committed to exploring programs and avenues to increase housing access and opportunity to both existing and future residents within Hemet and the surrounding areas.
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Figure 3-13: TCAC/HCD Opportunity Map – City of Hemet
Source: California Tax Credit Allocation Committee and Department of Housing and Community Development, 2020.
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Opportunity Indicators – Education
The TCAC/HCD Opportunity Area Maps include education data, as illustrated in Figure 3-14. This data represents opportunity levels based on the following four factors:
• Math proficiency – Percentage of 4th graders who meet or exceed math proficiency standards. • Reading proficiency – Percentage of 4th graders who meet or exceed literacy standards. • High school graduation rates – Percentage of high school cohort that graduated on time. • Student poverty rate – Percentage of students not receiving free or reduced-price lunch.
As Figure 3-14 shows, the City is categorized as low to moderate opportunity levels for education. The City of Hemet is surrounded by a variety of educational opportunity levels. To region to the east of the City represents mostly less positive education outcomes, while the regions to the west and the south are shown to have very positive education outcomes. The area between the Cities of Hemet and Temecula is represented in the figure as having high positive education outcomes, but it should be noted this area includes a large amount of undeveloped land and two lakes. The area east of East Hemet is also represented as having high education outcomes but is mostly undeveloped mountainous area. The region directly surrounding the City of Hemet is mostly categorizes as having moderate education outcomes and areas of more positive outcomes are identified further from the City.
As part of the City’s candidate sites analysis (Appendix B), sites have been identified equally throughout the City as a whole; there are no concentrations of lower income units identified. As such, the future development of affordable housing may occur in regions of the City providing various levels of opportunity for education. To provide improved opportunities for existing and future residents, the City has included Program H-1a in Section 4: Housing Plan.
Opportunity Indicators – Economy
The TCAC/HCD Opportunity Area Maps include economic data, as illustrated in Figure 3-15. This data represents opportunity levels based on the following five factors:
• Poverty – Percent of population with income above 200% of federal poverty line. • Adult Education – Percent of adults with a bachelor's degree or above. • Employment – Percent of adults aged 20-64 who are employed in the civilian labor force or in the armed forces.
• Job Proximity – Number of jobs filled by workers with less than a BA that fall within a given radius (determined by the typical commute distance of low-wage workers in each region) of each census tract population-weighted centroid.
• Median Home Value - Value of owner-occupied units.
As Figure 3-15 shows, the City is mostly made up of low economic outcomes scores. This trend is similar to that of the region surrounding the City of Hemet. The region to the north and east of the City shows similar low economic outcomes and the region to the west shows slightly higher economic outcomes. As stated above, the region to the south shows positive outcomes, but the area is made up of mostly
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undeveloped land. Increased economic opportunities exist further south towards Murrieta and Temecula and north near Calimesa and Beaumont.
As part of the City’s candidate sites analysis (Appendix B), sites have been identified equally throughout the City as a whole; there are no concentrations of lower income units identified. As such, the future development of affordable housing may occur in regions of the City providing various levels of opportunity for economic achievement. To provide improved opportunities for existing and future residents, the City has included Program H-1a in Section 4: Housing Plan.
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Figure 3-14: TCAC/HCD Opportunity Map – Education Score Source: California Department of Housing and Community Development – AFFH Data Viewer
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Figure 3-15: TCAC/HCD Opportunity Map – Economic Score
Source: California Department of Housing and Community Development – AFFH Data Viewer
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Access to Transit
AllTransit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. According to the data provided in Table 3-22, Hemet scored a 3.9 AllTransit performance score, illustrating a moderate access to public transit to commute to work. Compared to neighboring cities, Hemet has the highest AllTransit score.
Figure 3-16 shows the performance scores throughout the City of Hemet and neighboring cities. As the Figure shows, the performance scores are the highest near the City center and the central and northwestern region of the City. Access to transit it lacking in the southern region and western edges; this may be due to the higher propensity of agricultural uses in these areas.
Additionally, Figure 3-17 shows the City and region’s proximity to jobs. The figure shows that in relation to the surrounding region, the City of Hemet has much greater proximity to employment. This shows that Hemet residents spend less time commuting and greater employment opportunities exist for local residents within the City limits. Furthermore, as candidate sites have been dispersed throughout the City, new housing units will provide additional housing options for local employees and create potential for new employment opportunities.
Table 3-22: Opportunity Indicator – Transit
Jurisdiction
AllTransit
Performance
Score
Transit Trips
Per Week
within 1/2
Mile
Jobs Accessible
in 30-min trip
Commuters
Who Use
Transit
Transit Routes
within 1/2
Mile
San Jacinto 3.3 449 19,910 0.69% 4
Hemet 3.9 583 21,763 1.37% 4
Menifee 2.7 370 10,898 0.75% 2
Perris 3.8 637 17,455 1.28% 4
Riverside County 3.3 589 27,262 1.42% 3
Source: All transit, American Community Survey 2019.
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Figure 3-16: All Transit Performance Score – City of Hemet Source: AllTransit Metrics, ACS 2019.
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Figure 3-17: Jobs Proximity Index
Source: California Department of Housing and Community Development – AFFH Data Viewer
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Environmental Justice
The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple sources of pollution called the California Communities Environmental Health Screening Tool (CalEnviro Screen). In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviro Screen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Research has shown a heightened vulnerability of people of color and lower socioeconomic status to environmental pollutants.
Figure 3-18 below displays mapped results for the CalEnviro Screen in Hemet. The map shows that the City has moderate to high pollution burdens with higher burdens towards the center of Hemet. Census tract 6065043401 towards the City’s center has the highest pollution burden in Hemet, while Census tract 6065043314 has the lowest pollution burden. Both census tracts are detailed in Table 3-23 and 3-24.
Table 3-23: CalEnviro Screen 3.0 – Census Tract 6065043401, Hemet Pollutant Percentile* Health Risk/Burden Percentile*
Ozone 91 Asthma 90
PM 2.5 20 Low Birth Weight 72
Diesel 30 Cardiovascular Rate 98
Pesticides 0 Education 82
Toxic Releases 73 Linguistic Isolation 57
Traffic 61 Poverty 98
Drinking Water 94 Unemployment 99
Cleanups 42 Housing Burden 98
Groundwater Threats 14
Hazardous Waste 0
Impaired Water 0
Solid Waste 50
Table 3-24: CalEnviro Screen 3.0 – Census Tract 6065043314, Hemet Pollutant Percentile* Health Risk/Burden Percentile*
Ozone 91 Asthma 68
PM 2.5 11 Low Birth Weight 22
Diesel 15 Cardiovascular Rate 96
Pesticides 64 Education 34
Toxic Releases 68 Linguistic Isolation 27
Traffic 5 Poverty 48
Drinking Water 85 Unemployment 61
Cleanups 0 Housing Burden 30
Groundwater Threats 0
Hazardous Waste 0
Impaired Water 0
Solid Waste 0
*Percentile derived using a weighted scoring system to determine average pollution burden/ socioeconomic scores relative to other census tracts.
Source: CalEnviro Screen 3.0 Map Tool, June 2018 Update. Accessed July 7, 2021.
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Figure 3-18: CalEnviro Screen 3.0, City of Hemet
Source: CalEnviro Screen 3.0 Map Tool, June 2018. Accessed July 28, 2021.
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3. Discussion of Disproportionate Housing Needs
The analysis of disproportionate housing needs within Hemet evaluates existing housing need, need of the future housing population, and units within the community at-risk of converting to market-rate.
Existing Needs
The Housing Authority of the County of Riverside administers Section 8 Housing Choice vouchers within the City of Hemet. As of September 2021, Hemet has 1,377 total households currently receiving Section 8 voucher assistance. This includes 651 elderly households and 753 disabled households. The City has a waitlist of 4,998 total households, including 785 for elderly households and 1,478 for disabled households.
Housing Needs in Hemet
A variety of factors affect housing needs for different households. Most commonly, disability, household income, and household characteristics shape the type and size of housing needed, as well as accessibility based on existing units in a City. Table 3-25 through 3-29 display data for demographic characteristics of Hemet, as compared to Riverside County and the State of California. Additional detailed analysis of the Hemet community is provided in Section 2: Community Profile.
Table 3-25 displays the data for persons with disabilities in the City, County, and State. Persons with disabilities may require different features in a home to make housing more accessible. This may include, but is not limited to, ramps rather than stairs, lower and within reach counter tops, and other specific design features. The City has the highest population percentage with a disability, with about double that of the County and State. Persons with ambulatory difficulties (a physical and permanent disability that requires the assistance of a wheelchair to move from place to place) and independent living difficulties made up the largest percentage of those with a disability in all 3 jurisdictions.
Table 3-25: Population by Disability Type by Geography, 2019 Disability Type Hemet Riverside County California
Hearing Difficulty 5.5% 3.3% 2.9%
Vision Difficulty 4.1% 2.3% 2%
Cognitive Difficulty 8.1% 4.5% 4.3%
Ambulatory Difficulty 13% 6.5% 5.8%
Self-Care Difficulty 4.5% 2.8% 2.6%
Independent Living Difficulty 9.8% 5.9% 5.5%
Total with a Disability* 20.5% 11.6% 10.6%
* Total of noninstitutionalized population with at least one disability.
Source: American Community Survey, 5-Year Estimates, 2019.
Figure 3-19 identifies the occurrence of disabilities within the City’s census tracts. As illustrated, there are a few tracts towards the center of the City where over 40 percent of the population reports a disability and a number of surrounding tracts with 30 to 40 percent. At least 10 percent of the population within each census tract reports at least one disability.
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A number of proposed housing sites are located within the census tracts reporting larger disabled populations. The location of the potential future housing sites in these census tracts may provide opportunities for affordable housing in conjunction with or near services.
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Figure 3-19: Hemet Population with a Disability
Source: California Department of Housing and Community Development – AFFH Data Viewer
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Tables 3-26 and 3-27 display household type and income data for the State, County, and City. Amongst the three jurisdictions, households categorized as “family” made up the majority of households. Hemet reports the lowest percentage of the three, with about 7 percent less than Riverside County and 3 percent less than California. In addition, 45 percent of Hemet households are married-couple family households and 32.6 percent have related children under the age of 18. The percent of households with children is near the County and State’s percentages but remain smaller. Households with children may require different or additional design standards and may also be larger to accommodate additional persons to avoid overcrowding. A little over half of the City’s households have at least one person over the age of 60.
This is greater than for the County and State (41.6 percent and 39.1 percent, respectively).
Regarding household income, Table 3-27 shows Hemet has a much lower annual median income compared to Riverside County and the State. The City of Hemet’s median income is $39,726, while the State’s median income is $75,235. Approximately 60 percent of the City’s population earns annual income below $50,000, with about 15 percent earning under $15,000. Generally, a higher percentage of married couple households show a higher median income in a community as they are more likely to have more than one income source. Higher income may provide for sufficient and stable housing options, as well as the ability to renovate and update aging attributes of a home.
Table 3-26: Population by Familial Status by Geography, 2019 Familial Status Hemet Riverside County California
Family Households 65% 72.7% 68.7%
Married-Couple Family Households 45% 53.8% 49.8%
With Related Children Under 18 32.6% 37.2% 34%
Non-Family Households 35% 27.3% 31.3%
Households with one of more people
60 years or over
55.5% 41.6% 39.1%
Total Occupied Housing Units* 28,893 724,893 13,044,266 Source: American Community Survey, 5-Year Estimates, 2019.
Table 3-27: Households by Income by Geography, 2019
Household Income Hemet Riverside County California
Less than $10,000 7.7% 5.4% 4.8%
$10,000-$14,999 7.2% 3.9% 4.1%
$15,000-$24,999 16.1% 8.4% 7.5%
$25,000-$34,999 12.8% 8.5% 7.5%
$35,000-$49,999 16.8% 11.7% 10.5%
$50,000-$74,999 17% 17.1% 15.5%
$75,000-$99,999 9.5% 13.1% 12.4%
$100,000-$149,999 8.4% 16.9% 16.6%
$150,000-$199,999 2.9% 7.9% 8.9%
$200,000 or More 1.6% 7.1% 12.2%
Median Income $39,726 $67,005 $75,235
Source: American Community Survey, 5-Year Estimates, 2019.
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Figure 3-20 below shows that a large portion of the City has higher rates of households made up of married couples. Most of the region with high rates of married-couple households include single-family neighborhoods, as well as some agricultural and vacant land. The City’s downtown region has the largest concentration of 20 to 40 percent married-couple households.
Figure 3-21 shows the percent of children living in married-couple households. In alignment with the concentration of married-couple households, there is a much greater percentage of children in areas that also reported high percentages of married-couples. The downtown region reports the lowest rates of children, with census tracts ranging from 20 to 40 percent and 40 to 60 percent children living in marriedcouple households.
Figure 3-22 shows the percent of children living in female households with no spouse present. A large portion of the City shows less than 20 percent; however, a few census tracts in the downtown area report 40 to 60 percent of children living in female-headed households.
Reflecting the overall high rates of married couples and family households throughout Hemet, Figure 3- 23 shows only three census tract with 20 to 40 percent persons living alone.
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Figure 3-20: Married-Couple Households, Hemet
Source: California Department of Housing and Community Development – AFFH Data Viewer
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Figure 3-21: Children in Married-Couple Households, Hemet Source: California Department of Housing and Community Development – AFFH Data Viewer
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Figure 3-22: Children in Female-Headed Households, Hemet Source: California Department of Housing and Community Development – AFFH Data Viewer
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Figure 3-23: Householder Living Alone, Hemet
Source: California Department of Housing and Community Development – AFFH Data Viewer
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Table 3-28 displays data for households experiencing overpayment or cost burden in the State, County, and City. Housing cost burden may have a number of consequences for a household, such as displacement and limited income for food, transportation, and other necessities. The HUD Consolidated Planning/CHAS data shows that Hemet has a higher percentage of households overpaying for housing compared to the County and State. Almost a quarter of Hemet households are severely overburdened as they pay over 50 percent of their annual income for housing.
Figure 3-24 and Figure 3-25 show overpayment for both homeowners and renters throughout the City.
As the figures show, the City high overpayment rates closer to the downtown region. Figure 3-25 shows renters are disproportionately overburdened by housing costs throughout most of the City, with some census tracts reporting over 80 percent of renters experiencing a cost burden.
Table 3-28: Household Overpayment by Geography, 2019
Overpayment Hemet Riverside County California
Cost Burden > 30% 44% 40.4% 40.1%
Cost Burden > 50% 22.8% 19.2% 19.4%
Cost Burden Not Available 1.7% 1.5% 1.4%
Source: HUD Consolidated Planning/CHAS Data, 2013-2017.
Table 3-29 displays data for overcrowding in the State, County, and City. Overcrowding is defined as between 1.01 and 1.5 persons per bedroom, and severe overcrowding is at least 1.51 persons per bedroom. Overcrowding occurs when nonfamily members combine incomes to live in one household, such as roommates. It also occurs when there are not enough size appropriate housing options for large or multigenerational households. The data shows that renter households experience more overcrowding than owner households. Overcrowding is the lowest in Hemet compared to the State and County. Severe overcrowding is similar for all 3 jurisdictions for owner households.
Figure 3-26 shows overcrowding for all households throughout the City. The figure shows most overcrowding occurs most around the downtown region with two census tracts reporting 15.01 to 20 percent overcrowding of owner households. Most of the City reports overcrowding rates up to 8.2 percent.
Table 3-29: Households by Overcrowding by Geography, 2019 Overcrowding and Tenure Hemet Riverside County California Owner Households
Overcrowded 1.4% 2.1% 1.6%
Severely Overcrowded 0.7% 0.8% 0.6%
Renter Households
Overcrowded 2.7% 3% 3.6%
Severely Overcrowded 1.1% 1.1% 2.4%
Source: American Community Survey, 5-Year Estimates, 2019.
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Figure 3-26 Household Overcrowding
Source: California Department of Housing and Community Development – AFFH Data Viewer
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Table 3-30 displays data for household tenure (owner vs. renter) for the State, County, and City.
Homeownership is an important foundation for helping families with low income build stability and independence. The opportunity for transition into the homebuyer’s market is important for persons and households in all communities as homeownership allows for increased stability and opportunity to age in place. The data shows that Hemet has a higher homeownership rate than the State, but about 8 percent less than the County.
Table 3-30: Households by Tenure by Geography, 2019
Household Tenure Hemet Riverside County California
Owner Households 58.5%% 66.3% 54.8%
Renter Households 41.5% 33.7% 45.2%
Source: American Community Survey, 5-Year Estimates, 2019.
Housing Stock in Hemet
Table 3-31 and 3-32 display comparative housing stock data for the State, County, and City. Table 3-29 below shows data for occupied housing units by type. A variety of housing stock provides increased opportunity in communities for different size and household types. The data shows that a majority of housing stock in all three jurisdictions are single-family dwelling units. Approximately 11.6 percent of housing units in Hemet have at least 10 units, compared to 7.8 percent for the County and 17.5 percent for the State. The City of Hemet has the highest percentage of mobile homes at almost a quart of the total housing stock.
Table 3-31: Occupied Housing Units by Type by Geography, 2019 Housing Unit Type Hemet Riverside County California
1-Unit, Detached 51.5% 68.3% 57.7%
1-Unit, Attached 4.1% 5.4% 7%
2 Units 1.8% 1.5% 2.4%
3 or 4 Units 4% 3.7% 5.5%
5 to 9 Units 3% 4.4% 6%
10 to 19 Units 4.3% 3.4% 5.2%
20 or More Units 7.3% 4.4% 12.3%
Mobile Home 23.7% 8.8% 3.7%
Boat, RV, Van, etc. 0.3% 0.1% 0.1%
Source: American Community Survey, 5-Year Estimates, 2019.
Table 3-32 below displays housing stock by year built for the City, County, and State. Older housing generally requires more upkeep, regular maintenance, and can cause a cost burden on both renters and homeowners. Approximately 66.2 percent of the City’s housing stock was built over 30 years ago. This compares to 53.4 percent for the County and 74.4 percent for the State. Overall, increased numbers of older housing can lead to displacement, cost burden, and substandard living conditions.
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Table 3-32: Housing Unit by Year Built by Geography, 2019 Year Built Hemet Riverside County California
Built 2014 or later 1.2% 2.3% 1.7%
Built 2010 to 2013 1.3% 2.6% 1.7%
Built 2000 to 2009 20.4% 26% 11.2%
Built 1990 to 1999 10.8% 15.8% 10.9%
Built 1980 to 1989 22.3% 21.3% 15%
Built 1970 to 1979 25.7% 14.5% 17.6%
Built 1960 to 1969 11% 7.7% 13.4%
Built 1950 to 1959 4.5% 6% 13.4%
Built 1940 to 1949 1.2% 1.8% 5.9%
Built 1939 or earlier 1.5% 2.1% 9.1%
Source: American Community Survey, 5-Year Estimates, 2019.
Table 3-33 below displays rates of substandard housing by factors considered for the City, County, and State. These factors may lead to units being considered substandard and in need of rehabilitation. As the table shows, the City of Hemet has the most units with substandard factors in comparison to the County and the State. This may represent a potentially higher need for rehabilitation assistance to improve current housing conditions.
Table 3-33: Housing Conditions by Geography, 2019
Elements of Substandard Housing
Conditions
Hemet Riverside County California
No Telephone Service Available 1.2% 0.9% 0.9%
Lacing Plumbing Facilities 1.1% 0.4% 0.4%
Lacking Complete Kitchen Facilities 2.2% 0.7% 1.1%
Source: American Community Survey, 5-Year Estimates, 2019.
Future Growth Needs
The City’s future growth need is based on the RHNA production of 812 very low- and 732 low-income units within the 2021-2029 planning period. Appendix B of this Housing Element shows the City’s ability to meet its 2021-2029 RHNA need at all income levels. This demonstrates the City’s ability to accommodate the anticipated future affordable housing needs of the community.
Displacement Risk
The potential for economic displacement risk can result from a variety of factors, including large-scale development activity, neighborhood reinvestment, infrastructure investments, and changes in local and regional employment opportunity. Economic displacement can be an inadvertent result of public and private investment, where individuals and families may not be able to keep pace with increased property values and market rental rates.
Urban Displacement
The Urban Displacement Project developed a neighborhood change database to map neighborhood transformations and identify areas vulnerable to gentrification and displacement. This data was developed to assist local decision makers and stakeholders better plan for existing communities and
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provide additional resources to areas in need or at-risk of displacement and gentrification. The displacement typologies and the criteria used to identify each category are listed below with the census tracts identified in each:
Table 3-34: Displacement Typology Criteria and Hemet Census Tracts Modified Types and Criteria Hemet Census Tracts
Low-Income/Susceptible to Displacement
• Low or mixed low-income tract in 2018.
437.02
437.02
433.10
433.09
434.01
433.12
433.16
435.03
435.05
435.06
427.23
Ongoing Displacement of Low-Income Households
• Low or mixed low-income tract in 2018.
• Absolute loss of low-income households, 2000-2018.
--
At Risk of Gentrification
• Low or mixed low-income tract in 2018.
• Housing affordable to low or mixed low-income households in 2018. • Didn’t gentrify 1990-2000 OR 2000-2018.
• Marginal change in housing costs OR Zillow home or rental value increases in the 90th percentile between 2012-2018.
• Local and nearby increases in rent were greater than the regional median between 2012-2018 OR the 2018 rent gap is greater than the regional median rent gap.
435.07
434.05
434.04
434.03
433.07
Early/Ongoing Gentrification
• Low or mixed low-income tract in 2018.
• Housing affordable to moderate or mixed moderate-income households in 2018.
• Increase or rapid increase in housing costs OR above regional median change in Zillow home or rental values between 2-12-2018. • Gentrified in 1990-2000 or 2000-2018.
--
Advanced Gentrification
• Moderate, mixed moderate, mixed high, or high-income tract in 2018. • Housing affordable to middle, high, mixed moderate, and mixed highincome households in 2018. • Marginal change, increase, or rapid increase in housing costs. • Gentrified in 1990-2000 or 2000-2018.
--
Stable Moderate/Mixed Income
• Moderate, mixed moderate, mixed high, or high-income traact in 2018. 433.17
435.04
427.45
435.08
At Risk of Becoming Exclusive
• Moderate, mixed moderate, mixed high, or high-income traact in 2018. • Housing affordable to middle, high, mixed moderate, and mixed highincome households in 2018. • Marginal change or increase in housing costs.
433.06
433.04
Becoming Exclusive
• Moderate, mixed moderate, mixed high, or high-income traact in 2018. • Housing affordable to middle, high, mixed moderate, and mixed highincome households in 2018. • Rapid increase in housing costs.
• Absolute loss of low-income households, 2000-2018.
• Declining low-income in-migration rate, 2012-2018.
• Median income higher in 2018 than in 2000.
--
Stable/Advanced Exclusive 432.39
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Table 3-34: Displacement Typology Criteria and Hemet Census Tracts Modified Types and Criteria Hemet Census Tracts
• High-income tract in 2000 and 2018
• Affordable to high or mixed high-income households in 2018. • Marginal change, increase, or rapid increase in housing costs.
Source: Urban Displacement Project, University of California Berkeley (2021).
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Figure 3-26.1 Neigborhood Segregation Typology, UCB Urban Displacement Project
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Table 3-26.1 shows the neighborhood segregation typology within the region. The Neighborhood Segregation typologies help identify which groups have more than 10 percent representation within each census tract. A majority of the census tracts in the City are Latinx-White while three specific areas are considered 3 Group Mixed. This typology is consistent with the surrounding region.
Table 3-32 and Figure 3-27 show a number of low income census tracts in the City which are susceptible/at risk of displacement. These census tracts are located in and around the City’s downtown – an area previously identified as having lower access to opportunities. The southern region of the City is shown to be mostly made up of stable census tracts with mixed incomes and some pockets of exclusivity. As Figure 3-27 shows, sites identified as part of the candidate sites analysis have been identified throughout the whole City. All of the above moderate sites identified in stable moderate/mixed income regions are current projects in the pipeline seeking permits or having received permits and being built. A number of lower income sites have been identified in the low-income region susceptible to displacement. As detailed in the Appendix B: Candidate Sites Analysis, these sites are currently available for the development of affordable multi-family units as they currently meet the required zoning and density that facilitates such development. The development of new housing units in areas marked susceptible to displacement may create new opportunities for existing residents to access housing affordable to low and very low income households, as well as create new opportunities for employment and community resources. Given the City’s downtown area is identified as having lower access to services and resources, Program H-1a is included in Section 4 to facilitate the creation of additional opportunities for existing and future residents.
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Figure 3-27 Gentrification and Displacement in Hemet
Source: Urban Displacement Project, University of Berkeley (2021).
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Assisted Units “At-Risk” of Conversion
Jurisdictions are required by State Housing Element Law to analyze government-assisted housing that is eligible to convert from lower income to market rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy or mortgage insurance to an assisted housing development. Government assisted housing may convert to market rate housing for several reasons, including expiring subsidies, mortgage repayments, or expiration of affordability restrictions. Affordable covenants help to ensure that certain housing units remain affordable for an extended period of time.
Covenants help balance the housing market in a community and provide lasting affordable options to low and very low-income households.
Table 3-35 below provides a list of 303 housing units with affordability covenants, of which 0 housing units are at-risk of converting to market-rate between 2021 and 2031. Consistent with the requirements to analyze the impacts of the potential conversion of these units to market-rate units, this section provides an analysis of preservation of assisted housing units at-risk of conversion.
Table 3-35: City of Hemet Assisted Housing Covenants (2021-2031) Project Name
Assisted
Units
Owner
Type
Assistance
Program
Earliest Possible
Date of
Conversion
Risk Level
Through 2031
Ability First
1360 Acacia
17 Non-Profit PRAC/811 2059 None
Hemet Estates
1101 E. Menlo Ave.
80 ProfitMotivated
Section 8/RDA 2033 None
Oasis Senior
1015 N. Oakland Ave.
64 Non-Profit PRAC/811 2050 None
Sahara Senior
465 N. Palm 74 Non-Profit PRAC/202 2048 None
Village Meadows
700 Arbor Pkwy.
68 Limited
Dividend
Section 8/RDA 2068 None
Total Units 303 -- -- -- 0
Resources for Affordable Housing Units
A variety of programs exist to help cities acquire, replace, or subsidize at-risk affordable housing units.
The following summarizes financial resources available:
• Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment and economic opportunity for principally low- and moderate-income persons. Eligible activities include administration, fair housing, energy conservation and renewable energy sources, assistance for economic development, public facilities and improvements and public services. • HOME Investment Partnership – Local jurisdiction can receive funds by formula from the Department of Housing and Urban Development (HUD) to increase the supply of decent, safe,
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sanitary, and affordable housing to lower income households. Eligible activities include housing acquisition, rehabilitation, and development, homebuyer assistance, and rental assistance. • Section 8 Rental Assistance Program – The Section 8 Rental Assistance Program provides rental assistance payments to owners of private, market rate units on behalf of very low-income tenants, senior citizens, disabled and/or handicapped persons, and other individuals for securing affordable housing.
• Section 202/811 Program – Non-profit and consumer cooperatives can receive no-interest capital advances from HUD under the Section 202 program for the construction of very low-income rental housing with the availability of supportive services for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities and immediate care facilities. The capital advance funding can also provide project rental assistance for the properties developed using the funds. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance. • California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation of new construction of rental housing that includes affordable rents for low- and moderate-income families and individuals. One of the programs is the Preservation Loan program which provides acquisition/rehabilitation and permanent loan financing designed to preserve or increase the affordability status of existing multifamily housing projects. • Low-Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low-income rental housing. Tax credits are sold to those with high tax liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
• California Community Reinvestment Corporation (CCRC) – The California Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
Qualified Entities to Preserving Affordable Housing Units The following organizations may potentially assist in preserving units at-risk of converting to market rate. • Century Housing
• Coalition for Economic Survival
• Community Partnership Development
Corporation
• Housing Corporation of America
• Jamboree Housing Corporation
• Neighborhood Housing Services of the
Inland Empire (NHSIE)
• Nexus for Affordable Housing, Inc.
• Poker Flats Investors LLC
• American Family Housing
• Southern California Housing
Development Corporation
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Persons Experiencing Homelessness
People experiencing homelessness are those who do not have a fixed, regular, and adequate overnight residence, or whose overnight residence is a shelter, street, vehicle, or enclosure or structure unfit for habitation. Factors contributing to increases of homelessness may include the following:
• Lack available resources to support stable housing access • Spikes in rent increase and lack of tenant protections • Housing discrimination
• Evictions
• Lack of housing affordable to low- and moderate-income persons • Increases in the number of persons whose incomes fall below the poverty level • Reductions in public subsidies to the poor
• The deinstitutionalization of the mentally ill
According to the Riverside County Homeless Point-in-Time Count, in 2019 there were an estimated 112 unhoused persons which decreased to an estimate 93 unhoused persons in 2020. As of 2021, the total point in time count of unhoused persons is estimated at 46 persons. 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. In neighboring jurisdictions, the point in time count of homeless persons in 2021 was:
• Murrieta: 3 persons
• San Jacinto: 11 persons
• Temecula: 2 persons
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) persons identified 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.5 SB 330
Effective January 1, 2020, Senate Bill 330 (SB 330) aims to increase residential unit development, protect existing housing inventory, and expedite permit processing. Under this legislation, municipal and county agencies are restricted in ordinances and polices that can be applied to residential development. The revised definition of “Housing Development” now contains residential projects of two or more units, mixed-use projects (with two-thirds of the floor area designated for residential use), transitional, supportive, and emergency housing projects. SB330 sets a temporary 5-year prohibition of residential 5 Riverside County Homeless Point-in-Time Count, Riverside County Health Informatic, 2020 and 2021. Accessed online: January 13, 2021.
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density reduction associated with a “housing development project”, from January 1, 2020, to January 1, 2025. For example, during this temporary prohibition, a residential triplex cannot be demolished and replaced with a duplex as this would be a net loss of one unit.
The City has not identified any sites as part of its housing sites strategy, as outlined in Appendix B’s Sites Analysis, that have existing residential uses. All sites identified within this element are vacant.
Sites Inventory
The City of Hemet has enough residentially zoned vacant land to accommodate the City’s RHNA allocation.
While the units are located throughout the City, a majority are located within the northern, central, and western portions of the City. These areas are generally more developed and have increased access to transit amenities, higher job proximity, and higher educational opportunity. The location of the sites in the sites inventory does not concentrate sites in areas with disproportionate segregation, poverty, or housing needs in ways that would exacerbate existing conditions. Rather, the location of sites aims to assist areas with disproportionate segregation, poverty, and housing needs in addressing these challenges.
Integration and Segregation
While the City of Hemet has a diverse population throughout the City as a whole, areas with the largest concentration of non-white populations are located in the City’s downtown area and along the southern edge of the City, however this area is predominately vacant, undeveloped land. The site inventory does not concentrate sites in these areas and instead distributes them largely throughout the northern, central, and western portions of the City. In addition, the City generally has median incomes with some lower income census tracts around the City’s downtown area. Per Hemet’s RHNA allocation the sites inventory accommodates a mix of low and very low-income housing as well as moderate and above moderateincome housing throughout the northern and western portions of the City as well as in the central portion around the greater downtown area. Lower income housing around the downtown area will provide additional affordable housing opportunities to ensure that displacement will not be exacerbated and the moderate and above moderate housing in this area will prevent the exacerbation of the concentration of lower income households.
Access to Opportunity
The majority of the City is considered low resource according to the TCAC Opportunity Map composite score. Thus, while the majority of sites identified in the sites inventory are located in low resource areas, they are not disproportionately located in these areas in the context of the resource level of the City as a whole. However, the northern and western portions of the City have closer access to job proximity as well as higher educational opportunity. The northern and central portions of the City have increased access to transit amenities. Sites were placed throughout the northern, western, and central portions of the City to take advantage of the current and future assets within those areas.
Disproportionate Housing Needs
The City of Hemet’s homeowners experience high rates of overpayment in the central portions of the City and renter experience high rates of overpayment throughout the City. Site selection emphasized the
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development of vacant land currently zoned for residential use. Consideration was given to the lower income sites around the downtown area and in the northern portion of the City. Placement of lower income sites in these areas provides access to supportive services such as education facilities and transit amenities and ensures that there are affordable housing options in geographical areas that experience high rates of cost burden and may be susceptible to displacement. Additionally, there are some housing sites placed in the central and eastern portion of the City. The placement of these lower-, moderate-, and above moderate-income sites are within areas experiencing overcrowding that would benefit from increased housing opportunity at all income levels to alleviate the impacts of overcrowding.
4. Assessment of Contributing Factors to Fair Housing in Hemet In addition to the identified AI impediments, Hemet experiences the following local contributing factors to fair housing:
• There are two Racially or Ethnically Concentrated Areas of Poverty (R/ECAPS) within Hemet as identified by HUD. These identified census tracts have at least 50 percent non-white populations with a poverty rate that exceeds 40 percent and/or is three or more times the average tract poverty rate for the metropolitan area.
• The UC Davis Regional Opportunity Index shows that the majority of residents within Hemet have moderate to low achievement opportunities but moderate to high access to opportunities.
Additionally, analysis of the California Tax Credit Allocation Committee/Department of Housing and Community Development (TCAC/HCD) Opportunity Area Maps show that the majority of the City is categorized as “low resource,” meaning there is low access to essential resources for existing residents in those census tracts.
• The City has demonstrated the ability to meet the anticipated future affordable housing needs of the community through the designation of sites to meet the very low- and low-income RHNA allocation (Appendix B). These sites are dispersed throughout the City.
The AI also identifies the following actions to remove and mitigate impediments to fair housing in the community:
• Population Diversity
o Reduce neighborhood poverty levels
o Develop market rate housing
• Housing Discrimination
o Continue to provide fair housing services
o Increase fair housing services to include periodic testing o Increase fair housing awareness and education through the City’s website • Steering
o Provide information on steering at first time homebuyer (FTHB) workshops • Lending Practices
o Provide information on reasons for loan denials
• Property Management Practices
o In FY 2021/2022 prepare written policies
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• Disability Definition
o Delete the reference to “substantially limits” in the disability definition • Transitional and Supportive Housing
o Amend the transitional and supportive housing zoning requirements • Reasonable Accommodation Procedure
o Prepare a brochure or flyer to promote the reasonable accommodation procedure and prepare an application
Current Local Contributing Factors
There are a number of elements that may contribute to fair housing issues throughout the community.
The following provides potential contributing factors affecting fair housing in Hemet:
• Public Investment in Specific Neighborhoods – The City of Hemet is considered a low resource region, as illustrated in Figure 3-8. This includes one census tract with high segregation and poverty. When compared with the CalEnviroScreen map in Figure 3-10, the areas lower opportunity results overlap with higher degrees of environmental burdens. The City must focus on investing in central neighborhoods to provide those most directly impacted by pollution and poor mobility with additional resources.
• Fair Housing Enforcement and Outreach Capacity – The City of Hemet partners with the Fair Housing Council of Riverside County (FHCRC) for fair housing-related issues and educational opportunities. During the Analysis of Impediments (AI) update, approximately 15 percent of survey respondents noted they believed to have experienced fair housing discrimination.
Additionally, the AI noted a number of impediments to fair housing in Hemet ranging from population diversity to lending practices to transitional and supportive housing zoning. The AI noted the community is unaware of reasonable accommodation procedures as no information is readily available to the public. The City must continue its partnership with the FHCRC to educate the community on available services and provide additional resources to residents and property owners on fair housing practices.
• Availability of Affordable Housing – Section 2 of this Housing Element provides data on household and economic characteristics. The City has an unemployment rate of 12.9 percent and 58 percent of the employed population earn a lower income (below 80 percent of the Median Family Income for the region). In comparison, there are currently only 303 total deed-restricted affordable housing units in the City (Table 3-28). In addition to allowing for the development of additional affordable housing units for current lower income residents, the City must provide additional resources and outreach to organizations and residents regarding aid available for those in need.
5. Analysis of Sites Pursuant to AB 686
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA (provided in Appendix B), but also whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and
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balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.
Figures 3-28 through 3-33 below identify the sites to accommodate future housing, as identified in the adequate sites analysis, overlaid on demographic data using AFFH data layers for segregation and integration provided through HCD’s AFFH data and mapping resources. • Figure 3-28 – Hemet Proposed RHNA Sites, Hispanic/Latino, 2018 • Figure 3-29 – Hemet Proposed RHNA Sites, Non-White Population, 2018 • Figure 2-30 – Hemet Proposed RHNA Sites, Low and Moderate Income, 2015 • Figure 2-31 – Hemet Proposed RHNA Sites, R/ECAP Areas • Figure 2-32 – Hemet Proposed RHNA Sites, RCAA Areas
• Figure 2-33 – Hemet Proposed RHNA Sites, TCAC/HCD Opportunity Areas Figure 3-28 shows the proposed candidate sites to meet the RHNA for Hemet in relation to the location of residents of Hispanic origin. These sites take into consideration access to vital goods, services, and public transportation and are therefore ideal areas for the City to focus much of its future housing growth.
It is anticipated that accessory dwelling unit (ADU) growth, including growth for affordable ADUs, will occur in the less dense areas of the community. Figure 3-28 shows the following findings:
• 8 proposed sites to accommodate the RHNA allocation (totaling 135 potential units, or 2% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic less than 20 percent. Of those units, 9 are proposed as affordable to low and very low incomes.
• 909 proposed sites to accommodate the RHNA allocation (totaling 4,200 potential units, or 47% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 20 and 40 percent. Of those units, 258 are proposed as affordable to low and very low incomes.
• 133 proposed sites to accommodate the RHNA allocation (totaling 3,875 potential units, or 43% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 40 and 60 percent. Of those units, 843 are proposed as affordable to low and very low incomes.
• 21 proposed sites to accommodate the RHNA allocation (totaling 766 potential units, or 9% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 60 and 80 percent. Of those units, 551 are proposed as affordable to low and very low incomes.
Figure 3-28 shows the approximately, 4,651 units, or 52 percent of all projected housing units, are within areas of the City where a majority (over 40 percent) of the population identifies as Hispanic. These projected units include approximately 1,394 lower income units. Although concentrating housing in areas with high Hispanic majorities has the potential to overburden these communities, the majority of the City’s population identifies as Hispanic. By placing more affordable housing in predominantly Hispanic communities, housing issues such as overcrowding, overpayment, and lack of housing options can be alleviated where they are felt most.
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The remaining projected units are in areas where the Hispanic proportion of the population ranges from 0 to 40 percent. Of these units, approximately 267 lower income units are projected for these areas. The redistribution of lower-income household opportunities into places where Hispanic predominance is not as strong could mean the alteration of settlement trends for Hispanic and low income households. As a result, Hemet communities could become further integrated in regard to race/ethnicity and income.
The data shows that the proposed candidate sites to meet the RHNA allocation are dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. The distribution of potential units does not disproportionately impact areas with larger concentrations of the Hispanic population.
Table 3-36: Proposed RHNA Sites By Hispanic/Latino Population Proposed Sites
Extremely
Low/Very Low
Income
Low Income
Moderate
Income
Above
Moderate
Income
Total Units
8 6.7% 135
909 6.1% 4,200
133 21.8% 3,875
21 71.9% 766
Figure 3-29 shows the proposed candidate sites to meet the RHNA for Hemet in relation with census data showing the percentage of the population within each block group that is Non-White. Figure 3-29 shows the following findings:
• 1 proposed site to accommodate the RHNA allocation (totaling 3 potential units, or less than 1% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non-White less than 20 percent. None are proposed as affordable to low and very low incomes.
• 764 proposed sites to accommodate the RHNA allocation (totaling 3,537 potential units, or 39% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non-White between 20 and 40 percent. Of those units, 217 are proposed as affordable to low and very low incomes.
• 226 proposed sites to accommodate the RHNA allocation (totaling 3,011 potential units, or 34% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non-White between 40 and 60 percent. Of those units, 686 are proposed as affordable to low and very low incomes.
• 80 proposed sites to accommodate the RHNA allocation (totaling 2,425 potential units, or 27% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non-White between 60 and 80 percent. Of those units, 758 are proposed as affordable to low and very low incomes.
Figure 3-29 shows the approximately 5,436 units, or 61 percent of all projected housing units, are within areas of the City where a majority (over 40 percent) of the population identifies as Non-White. These projected units include approximately 1,444 lower income units. Although concentrating housing in areas with high Non-White majorities has the potential to overburden these communities, the majority of the City’s population identifies as Hispanic and/or Non-White. By placing more affordable housing in predominantly Non-White communities, housing issues such as overcrowding, overpayment, and lack of
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housing options can be alleviated where they are felt most. The remaining 3,540 projected units, or 40 percent of all housing units, are in areas where the Non-White proportion of the population ranges 40 percent or less. Of these units, approximately 217 proposed low income units are projected for these areas.
The data shows that the proposed candidate sites to meet the RHNA allocation are dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. The distribution of potential units does not disproportionately impact areas with larger concentrations of Non-White populations.
Table 3-37: Proposed RHNA Sites by Non-White Population Proposed Sites
Extremely Low/Very
Low Income
Low Income
Total Units
1 0.03% 3
764 6.1% 3,537
226 22.8% 3,011
80 31.3% 2,425
Figure 3-30 shows location of proposed candidate sites to meet the RHNA for Hemet in comparison with census data showing the percentage of the population within each block group who is categorized as lowincome or moderate-income by the American Community Survey. Figure 3-30 shows the following findings:
• 873 proposed sites to accommodate the RHNA allocation (totaling 4,022 potential units, or 45% of the total potential units) are located within block groups that have a percentage of the population that identifies as low- and moderate-income between 25 and 50 percent. Of those units, 217 are proposed as affordable to low- and very-low incomes. • 100 proposed sites to accommodate the RHNA allocation (totaling 2,211 potential units, or 25% of the total potential units) are located within block groups that have a percentage of the population that identifies as low-and moderate-income between 50 and 75 percent. Of those units, 141 are proposed as affordable to low- and very-low incomes. • 98 proposed sites to accommodate the RHNA allocation (totaling 2,742 potential units, or 31% of the total potential units) are located within block groups that have a percentage of the population that identifies as low-and moderate-income greater than 75 percent. Of those units, 1,303 are proposed as affordable to low- and very-low incomes.
Figure 3-30 shows the approximately 4,953 units, or 56 percent of all projected housing units, are within areas of the City where a majority (over 50 percent) of the population identifies as low and moderate income. These projected units include approximately 1,444 lower income units. Although concentrating housing in areas with high low and moderate income majorities has the potential to overburden these communities, the median household income of Hemet is $39,726, which is $27,276 below Riverside County’s median household income of $67,005. By Concentrating affordable housing in these areas, people would have more opportunities to have reliable housing.
The remaining 4,022 projected units, or 45 percent of all housing units, are in areas where the low to moderate income household proportion of the population is between 25 to 50 percent. Of these units,
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approximately 217 proposed as affordable to low- and very-low incomes. By proposing housing in these areas, segregation based on income can be mitigated. Additionally, higher income areas tend to have greater access to resources. As a result, more options for lower income households would be available in areas with higher resources and opportunities.
The data shows that the proposed candidate sites to meet the RHNA allocation are evenly dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. The distribution of potential units provides increased opportunities for low-income housing in areas with higher rates of low-income persons.
Table 3-38: Proposed RHNA Sites by Low-Income or Moderate-Income Proposed Sites
Extremely Low/Very
Low Income
Low Income
Total Units
873 5.4% 4,022
100 6.4% 2,211
98 47.5% 2,742
873 5.4% 4,022
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Figure 3-28 – Hemet Proposed RHNA Sites, Hispanic/Latino, 2018
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Figure 3-29 – Hemet Proposed RHNA Sites, Non-White Population, 2018
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Figure 3-30 – Hemet Proposed RHNA Sites, Low and Moderate Income, 2015
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Figure 3-31 shows proposed candidate sites to meet RHNA for Hemet in relation with data showing R/ECAP areas within the City. R/ECAPs are racially or ethnically concentrated areas of poverty; they are marked in red hatchings. The goal of the AB 686 analysis is to analyze how the sites identified to accommodate the RHNA allocation may exacerbate or mitigate existing fair housing issues. Figure 3-31 shows the following:
• There are 23 sites located in R/ECAPs within the City of Hemet.
The 23 sites contain a total of 734 units (or 8% of the total potential units), 454 of which are assumed affordable to lower income households. There are two census tracts characterized by R/ECAP. The two census tracts have 734 potential units, 454 of which are proposed as lower income households units. The rest of the potential units in these tracts are proposed as moderate or above moderate units. By proposing moderate and above moderate units within areas characterized by R/ECAPs, more funding could be put into these communities as a result of housing development. Additionally, racial and income segregation could be minimized by new development of this nature. Potential low income units would also help communities characterized by R/ECAPs by providing lower income households more stable and reliable housing options in their neighborhoods.
The remaining units are within areas of the City that are not characterized by R/ECAPs. Approximately 92 percent of all proposed housing units are proposed in these census tracts. By proposing the majority of lower income units outside of R/ECAP areas, income, and racial segregation could be minimized and would benefit many lower income households by giving them greater mobility to live in areas that were inaccessible to them before. While majority of housing is proposed outside of census tracts characterized by R/ECAPs, the City is mostly made up of non-R/ECAP areas and therefore proposed housing would not overburden non-R/ECAP communities.
Table 3-39: Proposed RHNA Sites by R/ECAP
Proposed Sites
Extremely
Low/Very Low
Income
Low Income
Total Units
23 61.9% 734
Figure 3-32 shows proposed candidate sites to meet RHNA for Hemet in relation with data showing RCAA areas within the City. RCAAs are racially or ethnically concentrated areas of affluence; they are identified as areas with a White Non-Hispanic population greater than 80 percent and a median household income greater than $125,000. Figure 3-32 shows that there are no RCAAs in Hemet.
Figure 3-33 shows proposed candidate sites to meet RHNA for Hemet in relation with the TCAC/HCD Opportunity areas within the City. TCAC is the California Tax Credit Allocation Committee/Housing and Community Development Opportunity Area Maps which show how resources are spatially distributed throughout the City.
Figure 3-33 shows the following findings:
• 519 proposed sites to accommodate the RHNA allocation (totaling 7,011 potential units, or 78% of the total potential units) are located within the Low Resource region of the City. Of which, 1,652 are affordable to Lower income households.