Commission approves 6‑unit Habitat for Humanity infill project in Old Town Temecula

The Temecula Planning Commission on Sept. 17 approved a two‑part Habitat for Humanity project — tentative tract map PA24‑0231 and development plan PA24‑0230 — together with a density bonus application granting multiple waivers and concessions. The motion passed 5‑0.

What was approved Staff and the applicant described the proposal as Habitat Way 2: an infill development on two parcels totaling 0.46 acres approximately 200 feet north of the First and Pujol Street intersection in the Old Town Temecula Specific Plan area. The project remaps the two parcels into six lots and proposes two identical buildings, each containing three attached units, for a total of six for‑sale homes targeted to low and very low income households. Unit sizes are roughly 1,700–1,800 square feet; lots are described as about 2,500 to 3,500 square feet. Each unit includes a two‑car garage (12 garage spaces total) and private porch/open space. Staff said the site is in the Neighborhood Residential district of the Old Town Specific Plan.

Density bonus, waivers and entitlements The project uses California’s density bonus provisions to request unlimited waivers of specific plan development standards for an affordable ownership product; staff said the applicant is not requesting additional units beyond the six. The application requests waivers or concessions for minimum lot width and lot area, reductions to side yard setbacks, a staggered build‑to line, modifications to tree planting and to Pujol Street right‑of‑way standards (a small reduction from a 10‑foot furnishing zone to 9.66 feet was noted), and reductions to story‑and‑density standards where appropriate. Staff noted a Disposition and Development Agreement (DDA) executed May 23, 2023, that binds the project to sell the homes at prices affordable to very low‑ and low‑income households.

Public benefits and funding Tammy Marine, CEO of Habitat for Humanity Inland Valley, said the project is funded in part by the city and the county and Habitat resources and that all six units are planned as permanently affordable owner‑occupied homes. Marine described Habitat’s model — resale restrictions structured with a silent second and no‑interest mortgage to preserve long‑term affordability — and said the affiliate reinvests recaptured funds into future projects.

Conditions, fees and environmental review Staff noted edits to conditions of approval requested by the applicant. The commission was told the project is categorically exempt from CEQA under section 15332 (infill development). Quimby requirements were revised in the conditions to require 0.09 acres of parkland and a Quimby fee of $26,505. Staff also removed water‑quality conditions that apply only to sites larger than 1 acre. A standard wall/fence condition was revised to require consistency with the approved entitlement plans rather than the generic language in the template COA.

Commissioner concerns and applicant responses Commissioners asked about long‑term maintenance of private streets and common areas, whether an HOA would be formed, trash enclosures and service access, roof materials and AC/condensing unit placement, and how enforcement of appearance/maintenance would be handled over time. Tammy Marine and Habitat staff said Habitat maintains a long‑term relationship with homeowners, that maintenance agreements and CC&Rs will define upkeep responsibilities, and that Habitat has mechanisms (including reserve funds and a recaptured‑fund structure) to support repairs. Staff confirmed CC&Rs and regulatory agreements will be recorded to address maintenance and long‑term affordability.

Background: Phase 1 and program outcomes Staff and Habitat representatives noted Habitat Way 1 (completed in 2008) remains occupied by the original homeowners, which Habitat said demonstrates the affiliate’s long‑term homeownership outcomes. Marine said the affiliate has no foreclosures locally and uses selection criteria based on need, willingness to partner (sweat equity) and ability to pay.

Final action Commissioner Bob Hagel moved to approve the tentative map, development plan and density bonus waivers with the revised conditions of approval; Commissioner Fernando seconded. The motion carried 5‑0.

Ending note The approvals allow Habitat to proceed with permitting and the map recordation steps required before sale of the units; details on final sale prices and mortgage terms will be determined later in the entitlement and appraisal process.