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AGENDA
TEMECULA CITY COUNCIL
SPECIAL MEETING - WORKSHOP
CONFERENCE CENTER
41000 MAIN STREET
TEMECULA, CALIFORNIA
OCTOBER 7, 2025 - 10:00 AM
CALL TO ORDER: Mayor Brenden Kalfus
FLAG SALUTE: Mayor Brenden Kalfus
ROLL CALL: Alexander, Kalfus, Rahn, Schwank, Stewart
BUSINESS
Any member of the public may address the City Council on items that appear on the Business portion of the agenda. Each speaker is limited to 5 minutes. Public comments may be made in person at the meeting by submitting a speaker card to the City Clerk. Speaker cards will be called in the order received. Still images may be displayed on the projector. All other audio and visual use is prohibited.
Public comments may also be submitted by email for inclusion into the record. Email comments must be received prior to the time the item is called for public comments and submitted to [email protected]. All public participation is governed by Council Policy regarding Public Participation at Meetings adopted by Resolution No. 2021-54.
1. Conduct Workshop Regarding Existing and Future Housing and Provide General Direction Regarding _ the Same
Recommendation: That the City Council conduct a workshop regarding existing and future housing and provide general direction regarding the same.
Attachments: Agenda Report
ADJOURNMENT
The next regular meeting of the City Council will be held on Tuesday, October 14, 2025, at 2:00 p.m., for a Closed Session, with regular session commencing at 3:00 p.m., at the Council Chambers located at 41000 Main Street, Temecula, California.
NOTICE TO THE PUBLIC
The full agenda packet (including staff reports, public closed session information, and any supplemental material available after the original posting of the agenda), distributed to a majority of the City Council regarding any item on the agenda, will be available for public viewing in the main reception area of the Temecula Civic Center
City Council
Agenda October 7, 2025
during normal business hours at least 72 hours prior to the meeting. The material will also be available on the City's website at TemeculaCa.gov. and available for review at the respective meeting. If you have questions regarding any item on the agenda, please contact the City Clerk's Department at (951) 694-6444.
CITY OF TEMECULA
AGENDA REPORT
TO: City Manager/City Council
FROM: Matt Peters, Director of Community Development
DATE: October 7, 2025
SUBJECT: Conduct Workshop Regarding Existing and Future Housing and Provide General Direction Regarding the Same
PREPARED BY: Haide Urias, Housing Analyst
RECOMMENDATION: That the City Council conduct a workshop regarding existing and future housing and provide general direction regarding the same.
BACKGROUND: Housing developments and affordable housing remain a widely discussed topic in our community. This workshop is designed for staff to present on the following housing topics:
1. The History of Housing Production in Temecula
2. State Housing Law Update
3. Affordable Housing Financing
4. General Plan Update Discussion
Staff intends to inform the City Council and engage in a general discussion regarding housing development within the City.
FISCAL IMPACT: No fiscal impact is anticipated as this is a general discussion.
ATTACHMENTS: None
PRESENTATIONS
The General Plan and Housing
De Novo Planning Group
October 7th, 2025
1 •The State requires every city and
county in California to adopt a
General Plan
•A comprehensive blueprint for the
future
•Long-range planning document
projecting 20+ years
•Built on community goals and priorities
•Temecula adopted its current GP in
2005
•The City’s Zoning Code implements the
General Plan (they must be consistent)
WHAT IS A GENERAL PLAN?
•Required and optional Elements (i.e., Chapters)
•Each Element includes:
•Goals
•Policies
•Actions
•Maps
•Each Element will:
•Reflect the goals and priorities of the community
•Address the requirements of state law
•Seek to avoid or mitigate environmental impacts
•Ensure internal consistency with other elements
WHAT IS INCLUDED IN THE GENERAL PLAN?
•Changes to demographics and
market conditions since 2005
•Changes to state law in the way cities
address housing, mobility, climate
change, and environmental justice
•Opportunity to ensure policy direction
reflects long-term community vision
and values (consistent with the QLMP)
•Prepare for the City’s next Housing
Element Update (7th Cycle)
WHY IS THE CITY UPDATING ITS GENERAL PLAN?
•The Housing Element is the City’s plan for meeting its “fair share” of regional housing needs as determined by the State of California •Required to be updated every 8 years on a set schedule (does not usually coincide with a comprehensive General Plan Update) •Determination of “fair share” starts with the State calculating the future housing need for each region over the planning period (2021-2029) •Southern California Association of Governments (SCAG) develops methodology for distributing the regional housing needs to all cities in the region •SCAG’s methodology, in part is based on socioeconomic information like population trends, household income, home prices, and commute patterns WHAT IS A HOUSING ELEMENT?
•Temecula receives a Regional Housing Needs Allocation (RHNA) from SCAG and must show that there is enough land zoned for housing to accommodate its RHNA
•The RHNA is also broken down into annual income affordability levels which tell the City how many units need to be designated for each income level (based on a family of 4):
•Very Low Income (0-50% AMI): $0-$55,950 ($29/hr)
•Low Income (51-80% AMI): $55,951-$89,500($43/hr)
•Moderate Income (81-120% AMI): $89,501-$124,700($60/hr) •Above Moderate Income (above 120% AMI): $124,700+ ($60/hr +) HOW ARE HOUSING NEEDS DETERMINED?
6TH CYCLE RHNA
Income
Level
Area Median
Income (AMI)
Unit
Count
Percent
of Total
Extremely Low Less than 30% AMI 679 16%
Very Low 31% to 50% AMI 680 16%
Low Income 51% to 80% AMI 801 19%
Moderate 81% to 120% AMI 778 19%
Above
Moderate Over 120% AMI 1,255 30%
Total 4,193 100%
6TH CYCLE SITE INVENTORY
HOW WILL THE GENERAL PLAN ADDRESS HOUSING?
Opportunities
and
Challenges
Land Use
Alternatives
Proposed
Land Use Map
General Plan
Policy
Document
Environmental
Review
COMMUNITY OUTREACH
•Gather public input on how/where housing can be
accommodated over the next 20 years
•Identification of key focus areas what need special land use attention
•Analysis of how well current land use designations are working
•Consideration of State legislation on how cities plan for housing
OPPORTUNITIES AND CHALLENGES
•Stakeholder input will be reflected in a range of
conceptual Land Use Maps to be analyzed in a report
•Will identify areas where new housing could be
accommodated as stand-alone uses or as part of
mixed-use projects
•Each scenario will include an analysis of
fiscal/economic implications, transportation
implications, growth projections, and job-generating
potential
LAND USE ALTERNATIVES PROCESS
•Land Use Alternatives Report will be circulated for
review
•Components of various alternatives expected to be
reflected in the “Proposed Land Use Map”
•The “Proposed Land Use Map” will be brought forward
for Council confirmation
•Will serve as the basis for the General Plan and EIR
•Goal to proactively prepare for 7th Cycle Housing
Element Site Inventory
PROPOSED LAND USE MAP
GENERAL PLAN POLICY DOCUMENT
GOALS
Broad statements of community desires, preferences, and the General Plan’s purpose
POLICIES
Guides decision-makers on development proposals, future growth and resource allocation
ACTIONS
Implementation steps to ensure goals and policies are carried out MAPS
Visually depicts where things will happen, including new housing and mixed-use development
•Analysis of potential environmental impacts associated with development of the Proposed Land Use Map
•Streamlines future development that is consistent with the Proposed Land Use Map
•Positions the City to seek grants and funding/assist with applications for “shovel-ready” projects
ENVIRONMENTAL REVIEW
City of Temecula
Housing Workshop
October 7th, 2025
1 CITY OF TEMECULA HOUSING ANALYST
2 •Temecula’s Housing Inventory
•Area Median Income (AMI)
•County of Riverside’s Income Categories
•Regional Housing Needs Allocation (RHNA)
•City Actions
TYPES OF HOUSING IN TEMECULA
3 •Private Housing
•Housing that is privately funded, constructed and owned •No direct government subsidy
•Affordable Housing
•Housing that subsidized by government agencies to lower the costs for tenants
TEMECULA’S MARKET RATE HOUSING INVENTORY
4 Housing
Type
Number of
Completed
Units
Entitled/
Under
Construction
Percentage
of
Total Units
Single Family
Detached 30,402 1,143 72.9%
Single Family
Attached 1,351 966 5.4%
Multi-Family 7,299 1,943 21.4%
Mobile
Homes 180 3 0.4%
Total 39,232 4,055 100.0%
FROM 1987 TO 2025
Sommers Bend
TEMECULA’S AFFORDABLE HOUSING INVENTORY
5 Housing
Type
Number of
Units
Entitled /
Under
Construction
Percentage
of Total
Units
Single Family
Detached 22 5 3.0%
Single Family
Attached 11 6 1.9%
Multi-Family 803 60*95.1%
Total 836 71 100.0%
FROM 1987 TO 2025
Habitat Way II
*Uptown Temecula RFP – 71-91 units
HOUSING IN TEMECULA
6 •Historically Temecula’s market rate housing has provided relatively “affordable” options for multiple income levels •Affordable Meaning: reasonably priced in comparison to San Diego, Los Angeles, and Orange County
AREA MEDIAN INCOME (AMI)
7 •What is Area Media Income (AMI)?
•A figure determined annually by U.S. Department of Housing and Urban Development (HUD) that represents the midpoint of a specific geographic region’s household income distribution AMI = Mid-Point
Half of the households earn
above the AMI
Half of the households earn
below the AMI
•AMI is a benchmark used to set the eligibility for affordable housing programs •Temecula uses Riverside County’s AMI
-
Sample Workforce Pay
(Starting Pay)
Income Level (AMI)
Household Size: 1-8 people
•Severely low income usually qualifies for
subsidized housing such as Section 8
•Someone receiving SSI (approximately
$11,600/yr)
Acutely Low Income (At or Below 15% AMI)
$10,900-$20,600
($5.24-$9.90/hr)
•Teacher ($30/hr)
•Planning Technician ($33/hr)
•Deputy Sheriff Trainee ($35/hr)
•Resident Physician ($37/hr)
Lower Income (51%-80% AMI)
$62,650-$118,150
($30-$56/hr)
•
•
Retail Associate ($16/hr)
Hostess or Dishwasher at Restaurant ($17/hr)
Front Desk Receptionist ($20/hr)
Extremely Low Income (15%-30% AMI)
$23,500-$54,150
($11-$26/hr)•
•
Sgt. Major in Marine Corp ($25/hr)
Dental Assistant ($24/hr)
•Paralegal ($28/hr)
Very Low Income (31%-50% AMI)
$39,200-$73,850
($18-$35/hr)
•
•Registered Nurse ($40/hr)
•Management Analyst ($40/hr)
•Associate Civil Engineer ($55/hr)
Moderate Income (81%-120% AMI)
$87,300-$164,600
($40-$79/hr)
•Commercial Pilot ($75/hr)8
9 2025 Area Median Income Chart
Income
Levels
Number of Persons in Household
1 2 3 4 5 6 7 8
Acutely
Low $10,900 $12,500 $14,050 $15,600 $16,850 $18,100 $19,350 $20,600 Extremely
Low $23,500 $26,850 $30,200 $33,550 $37,650 $43,150 $48,650 $54,150 Very Low
Income $39,200 $44,750 $50,350 $55,950 $60,450 $64,900 $69,400 $73,850 Low
Income $62,650 $71,600 $80,550 $89,500 $96,700 $103,850 $111,000 $118,150 Median
Income $72,750 $83,100 $93,500 $103,900 $112,200 $120,500 $128,850 $137,150 Moderate
Income $87,300 $99,750 $112,250 $124,700 $134,700 $144,650 $154,650 $164,600 Riverside County
10 2025 Area Median Income Chart
Income
Levels
Number of Persons in Household
1 2 3 4 5 6 7 8
Acutely
Low $10,900 $12,500 $14,050 $15,600 $16,850 $18,100 $19,350 $20,600 Extremely
Low $23,500 $26,850 $30,200 $33,550 $37,650 $43,150 $48,650 $54,150 Very Low
Income $39,200 $44,750 $50,350 $55,950 $60,450 $64,900 $69,400 $73,850 Low
Income $62,650 $71,600 $80,550 $89,500 $96,700 $103,850 $111,000 $118,150 Median
Income $72,750 $83,100 $93,500 $103,900 $112,200 $120,500 $128,850 $137,150 Moderate
Income $87,300 $99,750 $112,250 $124,700 $134,700 $144,650 $154,650 $164,600 Riverside County
•It is not the City’s role to decide how many units are built for each income level
HOW DOES THE CITY ACCOMMODATE HOUSING FOR THE
WORKFORCE?
State
•Department of Housing and Community Development
(HCD)
•Determines how many housing units at a variety of
affordability levels is needed for each region in the state (Regional Housing Needs Allocation –RHNA)
Region
•Southern California Association of Governments (SCAG)
•Ensures that local governments prepare to
accommodate enough housing for the various income
levels in the workforce
City
•City of Temecula
•Zone enough land (in acres) to
accommodate the State assigned
RHNA (units) 11
TEMECULA GENERAL PLAN
12 •A State required document that provides the
blueprint for the City’s future
•The City’s plan for meeting the regional housing needs allocation determined by the State
CITY OF TEMECULA RHNA NUMBERS
2021-2029 HOUSING ELEMENT
Extremely Low
Income
(0-30%AMI)
Very Low
Income
(30-50% AMI)
Low Income
(51-80% AMI)
Moderate
Income
(81-120% AMI)
Above Moderate
Income
(121% + AMI)
Total
680 units 679 units 801 units 778 units 1,255 units 4,193 units The City’s role is to zone enough land (in acres) to
accommodate our assigned RHNA (units) for developers
to build
13 CITY ACTIONS
1.Adopted an HCD Certified Housing Element
•Comprehensive Plan that address:
•Providing housing sites
•Assisting in development of affordable and special needs housing •Removing constraints to housing production
•Conserving and improving existing housing stock
•Affirmatively furthering fair housing
•Promoting public participation
2.City Investment in Affordable Housing w/o State/Federal Funding •Redevelopment agency was dissolved in 2012 the City has invested the remainder of that funding •Invested community reinvestment program (CRP) funds
•Donated land to affordable housing developers in strategic areas of the City 14 CITY ACTIONS CONTINUED
3. Streamlined Residential Approvals
•Uptown Temecula Specific Plan
•Allows for redevelopment with modern development standards •Mixed use overlay area
•Affordable Housing Overlay Zone (AHOZ)
4. Spearheaded New Tools to Speed Entitlement:
•Objective Design Standards
•Permit ready ADU plans
•Updated ordinances consistent with state law
15 16
176
226
303
451
754
836
161
0 100
200
300
400
500
600
700
800
900
1000
City of
Wildomar
City of
Menifee
City of Hemet City of
Murrieta
City of Lake
Elsinore
City of
Temecula
Affordable Housing Units per City (Southwest Riverside) 997In the Pipeline
CITY OF TEMECULA RFP
•The City put out a request for Proposal
on June 4th for a parcel in Uptown
Temecula
•Received 6 proposals with the unit
count ranging from 71-91units
• The Supportive Housing Subcommittee
is in the process of reviewing and will
go before the full City Council with a
recommendation
17 IN CONCLUSION
18 •City of Temecula’s housing inventory
•Affordable housing income levels
•What the City’s role is in housing the local workforce by working towards meeting the RHNA allocation
Financing Affordable Housing
Keyser Marston Associates, Inc.
October 7th, 2025
1 KEYSER MARSTON ASSOCIATES, INC.
•Real Estate Advisory
•Affordable Housing
•Land Use Economics
•Enhanced Infrastructure Financing Districts
•Fiscal and Economic Impacts
•Economic Development
2 AFFORDABLE HOUSING BASICS
•Mostly rental housing; however, there are
some ownership examples
•Rents are limited to 30% of tenant's income
•Affordability covenants often in place for 55
years for rental housing and 45 years for
ownership
•Common funding sources:
•First mortgage
•Low Income Housing Tax Credits (LIHTC)
•State and local “soft” loans
•Project-Based Vouchers
•Development standards are on par with
market-rate housing
3 Front Street Plaza and
Warehouse at Creekside
AFFORDABLE UNITS NEEDED: RHNA ALLOCATION OF
UNITS – CITY OF TEMECULA, 2021-2029
4 Income
Level
Area Median
Income (AMI)
Unit
Count
Percent
of Total
Extremely Low Less than 30% AMI 679 16%
Very Low 31% to 50% AMI 680 16%
Low Income 51% to 80% AMI 801 19%
Moderate 81% to 120% AMI 778 19%
Above
Moderate Over 120% AMI 1,255 30%
Total 4,193 100%
AFFORDABLE AND MARKET RENTS, 2025 (1)(2)
Unit Type
Extremely
Low Income
30% AMI
Very Low
Income
50% AMI
Low Income
60% AMI
Moderate
Income
110% AMI
Average
Market
Rents (3)
1 Bedroom $623 $1,039 $1,247 $2,285 $2,124
2 Bedroom $701 $1,169 $1,403 $2,571 $2,445
3 Bedroom $779 $1,299 $1,559 $2,857 $3,115
(1)Affordable rents based on established benchmarks defined in H&SC Section 50053. (2)Affordable rents reflects gross rent. Gross rent minus utility allowance = maximum cash rent. (3)Source: CoStar Group, September 2025.5
AFFORDABLE HOUSING PROJECTS IN TEMECULA
No
LIHTC
•Cameron Historical Building – 24 Units
•Palomar Heritage –22 Units
•Warehouse at Creekside –32 Units
•Front Street Plaza –23 Units
With
LIHTC
•Mission Village – 76 Units
•Las Haciendas –77 Units
•Vine Creek –60 Units
6 Las Haciendas
Cameron Historical Building
LOW INCOME HOUSING TAX CREDIT PROGRAM
❑Established as part of the Tax Reform Act
1986 to incentivize the development of
affordable rental housing
❑Generates dollar-for-dollar reduction in tax
liability for investors
❑Developers apply for LIHTC through a
competitive process administered by the
California Tax Credit Allocation Committee
(TCAC)
❑The LIHTC Program offers two types of
credits:
❑4% Tax Credits – Used with tax-exempt
bonds
❑9% Tax Credits – More competitive and
provides a larger subsidy 7
4% VS. 9% TAX CREDITS
LOW INCOME HOUSING TAX CREDIT PROGRAM
4% Tax Credits 9% Tax Credits
•Tax-exempt bonds competitively awarded by the
California Debt Limit Allocation Committee
(CDLAC).
o Projects financed with tax-exempt multi-family
bonds “automatically” receive 4% Tax Credits
•Competitively awarded by the California Tax
Credit Allocation Committee (CTCAC) based on
point scoring
•Affordable housing developers “sell” Tax Credits
to outside investors in exchange for equity
contribution to affordable housing project
•Affordable housing developers “sell” Tax Credits
to outside investors in exchange for equity
contribution to affordable housing project
•Tax Credit investor is co-owner of project for the
15-year compliance period
•Tax Credit investor is co-owner of project for the
15-year compliance period
•Tax credit benefit equal to approximately 40% of
depreciable costs
•Tax credit benefit equal to approximately 90% of
depreciable costs
•55-year restrictions
•Typically average
affordability @ 50% AMI
8 FUNDING SOURCES
Supportable First Mortgage
Loans supported by project net
operating income
Equity Investment
Low Income Housing
Tax Credits (30 – 70% of costs)
Federal and/or State
Loans and Grants
Local Gap Financing
“Soft loans” from local public
agencies
Funding Stack
Private non-profit or for-profit affordable housing
developers rely on multiple funding sources
9 10
SOFT DEBT
Fe
d
e
r
a
l
P
r
o
g
r
a
m
s
•Affordable
Housing Program
•HOME Investment
Partnership
Program
•Affordable Housing
Sustainable
Communities (AHSC)
Program
•Infill Incentive Grant
Program (IIG)
•Multi-Family Housing
Program (MHP)
•Mixed-Income
Program (MIP)
•No Place Like Home
(NPLH)
St
a
t
e
P
r
o
g
r
a
m
s
Lo
c
a
l
C
o
n
t
r
i
b
u
t
i
o
n
•City of Temecula
•Riverside County
11 FINANCING GAP
•Difference between total available funding
sources and estimated development costs
•Typically filled by local jurisdiction
Available
Funding
Sources
Estimated
Development
Costs
Local
Financing Gap
Vine Creek Apartments
State Housing Law Update
RWG
October 7th, 2025
1 •GOAL: To build more housing
•Reduce Local Discretion over Housing Projects
•Increase Residential Development Capacity
•Encourage More Affordable / Denser Housing
•Streamline / Expedite Housing Approvals
•Strengthen State Enforcement
2 BROAD TRENDS IN HOUSING LAW
Housing Element Law
3 •Each city / county gets a total RHNA allocation, divided by income level
4 REGIONAL HOUSING NEEDS ASSESSMENT
Temecula’s Sixth Cycle (2021-2029)
RHNA Allocation
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income Total
1,359 801 778 1,255 4,193
•List of Properties by Assessor’s Parcel Number with
Information for Each Parcel
•Realistic development capacity
•Number of units and income level that can be accommodated on each site
•Demonstrate zoning to accommodate need for lower income households
SITES INVENTORY & ANALYSIS
5 •Previously Used Sites
•Create By-Right Process per Government Code §
65583.2(c) if using for lower income RHNA
•Affordable Housing Overlay Zone
SITE IDENTIFICATION
6 Density Bonus Law
7 •5% Very Low Income Households
•10% Lower Income Households
•10% Moderate Income Persons / Families (For-Sale)
•100% “Affordable” Projects (80 / 20 Split)
•Senior Citizen Housing Development
•New: Residential Care Facilities for the Elderly
•Student Housing (20 % Lower Income)
•New: Changed Parameters / Additional Benefits
QUALIFYING PROJECTS
8 •Qualifying projects entitled to receive:
•A density bonus (based on a sliding scale) plus “stackable” density bonus;
•Specific number of “incentives / concessions” (based on affordability);
•Waivers / reductions of development standards (where
standards would “physically preclude” the development); and •Reductions in parking requirements
▪9
BENEFITS FOR THE APPLICANT
9 •Applicant may request reduction or waiver of any
development standard that has the effect of physically
precluding a development meeting the affordable
housing thresholds at the densities or with the concessions or incentives permitted by state density bonus law
10 WAIVERS OF DEVELOPMENT STANDARDS
•Density bonus eligible applicants can request the
following parking ratios:
•0-1 Bedroom: 1 onsite parking space
•2-3 Bedrooms: 1.5 onsite parking spaces
•4+ Bedrooms: 2.5 parking spaces
•No parking requirements for some wholly affordable
projects for senior rental housing projects and special needs populations
11 REDUCTIONS IN PARKING REQUIREMENTS
Ministerial Approvals in
Residential Neighborhoods
12 •Duplexes / Urban Lot Splits (SB 9/SB 450)
•Maximum 4 units
•ADUs / JADUs
•Maximum differs (SF v. MF lots)
•Small Lot Subdivisions (SB 683/SB 1123)
•Maximum 10 Units
13 MINISTERIAL APPROVALS
•Must ministerially approve a housing development with
two units on one single-family zoned lot
•Possibly results in 4 units on original lot
•The City may impose objective zoning, subdivision, and design review standards
•Except standards that physically preclude construction of up to two units of at least 800 square feet each
•Cannot impose standards that “do not apply uniformly to development within the underlying zone”
14 SB 9 “DUPLEX” PROJECTS
•City must ministerially approve parcel maps for urban lot splits of single-family zoned lots that meet the following:
•No more than two parcels created
•The new parcels must be approximately equal in size, with one parcel being no smaller than 40% of the original parcel size •Each parcel must be at least 1,200 sq. ft
15 SB 9 “URBAN LOT SPLITS”
•Building Permit Only Approvals
•Subject only to the standards in state law
•Single-Family Converted ADUs and JADUs
•Conversion of existing space / accessory structure on a lot with a SFR into one ADU and one JADU
•Single-Family Detached ADUs
•New construction of detached ADU with SFR
16 ADUS: SINGLE-FAMILY
•Multi-Family Converted ADUs
•ADUs from converted nonlivable space
•up to 25 % of existing number of units
•Multi-Family Detached ADUs
•Existing Multi-Family Structure
•Up to 8 detached ADUs
•But no more than existing units onsite
•Proposed Multi-Family Structure
•Up to 2 detached ADUs
17 ADUS: MULTI-FAMILY
•Must ministerially approve residential subdivisions of 10 legal lots and related units if they meet state law
standards
•Cannot impose requirements for minimum lot size, width, frontage, or depth
•Approve within 60 days
•Specific, adverse impact finding for denial
18 SMALL LOT SUBDIVISION (SB 684)
•Vacant or Redevelopment
•Existing Lot Size must be ≤ 5
acres
•Resulting Lot Sizes must be ≥ 600
sq. ft.
•Only if lot is “vacant”
•Existing Lot Size must be ≤ 1.5
acres
•Resulting Lot Sizes must be ≥
1,200 sq. ft.
•N/A for sites with affordable
housing or recent tenant-
occupied housing
19 SB 1123: AMENDMENTS TO SB 684
Single-Family Zone Multi-Family Zone
Housing Projects on
Commercial Sites
20 •Creates a ministerial approval process for two types of housing projects on sites where office, retail, or parking are “principally permitted uses”:
•Wholly affordable projects
•Mixed-income housing projects along “commercial corridors” •Development standards in state law
•Labor requirement
21 AFFORDABLE HOUSING AND HIGH ROADS
JOBS ACT OF 2022 (AB 2011)
•Housing projects are an allowable use on sites where office, retail, or parking are principally permitted uses:
•100-percent residential project, or
•Mixed-use project (at least 50 % of square footage dedicated to residential use) •Mandatory minimum density
•No mandatory affordability requirement
•Does not create ministerial approval process
•Labor requirement
22 MIDDLE CLASS HOUSING ACT OF 2022 (SB 6)
•More projects qualify for AB 2011 and SB 6
•Allowed on site of “regional mall” up to 100 acres
•Some significant AB 2011 changes include:
•Parking is a “principally permitted use” even if a CUP is required •Now allowed within 500 feet of freeways (with air filtration for future residents)
•Minimum density requirements
•Additional processing requirements / deadlines
23 AB 2243: AMENDMENTS TO SB 6 AND AB 2011
REQUEST TO SPEAK
FORMS AND ELECTRONIC
SUMBITTED PUBLIC
COMMENTS
:,t
, REQUEST TO SPEAK
t ' : CITY OF TEMECULA
it it ..-:. ,.:..''','..
1989 -
Date: f//o d 5-
Public Comment: Non-Agenda Item: Agenda ltem:
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1 Subject:FW: CC Workshop 10/7/2025 - Item #1
From: Richard Valdez
Subject: Fwd: CC Workshop 10/7/2025 - Item #1
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I may not be able to attend the upcoming housing workshop in person, but I’d like to share a few housing related observations based on Temecula’s 2025 demographic data, as taken from the City website:
https://temeculaca.gov/DocumentCenter/View/16206/2025-Demographics
1. Roughly 14% of Temecula’s population is currently 65 or older, and that number is expected to exceed 25% within the next decade. Yet, senior-friendly or active adult housing options remain scarce. As an empty-nester senior myself, living in a two-story home with unused bedrooms, an underutilized pool, and increasing maintenance costs, I can attest to the need for better downsizing options. If seniors like me could find appealing, right-sized housing, we’d gladly open our existing homes to younger families—creating a natural cycle of housing renewal.
2. Nearly half of Temecula’s households consist of only one or two people, which seems strikingly out of balance considering our ongoing and pervasive housing shortage. There’s a clear mismatch between the types of housing available and what the growing community wants and needs.
3. About 80% of Temecula’s housing stock consists of single-family homes. That model served us well in earlier growth phases, but for a diverse/prospering/evolving city, it is definitely a problem. Not everyone wants—or can afford—a large-lot single-family home.
There are also some missing data points I hope the City can share:
• What percentage of single-family homes are two-story? • How many vehicles per household does Temecula average? • What proportion of the city’s workforce commutes in from outside the area, likely due to limited housing affordability?
2 In summary, I am advocating for the City to encourage and facilitate more housing options to include senior housing, ADUs, starter/expandable homes, cottages, duplexes, triplexes, and SB9 urban lot splits within Single Family zoning districts.I have attached a highlighted/annotated version of the City's demographic info for your reference.
Thank you for considering these points as part of the broader conversation about Temecula’s future.
Warm regards,
Richard Váldez
"If you plan your City where everyone drives and everyone has a single family home, then you've designed it wrong" - Unknown