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Home My WebLink About021108 OTLRB Agenda i In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951)694-6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting[28 CFR 35.102.35.104 ADA Title II) AGENDA A REGULAR MEETING OF THE OLD TOWN TEMECULA LOCAL REVIEW BOARD MAIN CONFERENCE ROOM 43200 BUSINESS PARK DRIVE February 11, 2008—9:00 a.m. •+rrtwt�v. CALL TO ORDER Roll Call: Board Members: Blair, Eden, Harker, Williams and Chairman Moore PUBLIC COMMENTS A total of 15 minutes is provided so members of the public may address the Board on items that are listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Commission about an item not on the Agenda, a green "Request to Speak" form should be filled out and filed with the Board Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form must be filed with the Board Secretary prior to the Commission addressing that item. There is a three (3) minute time limit for individual speakers. CONSENT CALENDAR NOTICE TO THE PUBLIC All matter listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless member of the Local Review Board request specific items to be removed from the Consent Calendar for separate action. 1 Minutes RECOMMENDATION 1.1 Approve the Minutes of January 14, 2008 ROW Town\Agendas\2008\02-11-08 Agenda.doc 1 BOARD BUSINESS 2 Discussion of the Old Town Visioning Project recommendations, Planning Application No. PA06-0337 Staff: Stuart Fisk Patrick Richardson DIRECTOR OF PLANNING REPORT DIRECTOR OF REDEVELOPMENT REPORT CODE ENFORCEMENT REPORT Code Enforcement Actions in Old Town BOARD MEMBER REPORT ADJOURNMENT Next meeting: March 10, 2008 9:00 a.m., Main Conference Room, City Hall, 43200 Business Park Drive, Temecula, CA 92590 RA01d Town\Agendas\2008\02-11-08 Agenda.doc 2 ITEM #1 MINUTES OF A REGULAR MEETING OF THE OLD TOWN TEMECULA LOCAL REVIEW BOARD JANUARY 14, 2008 CALL TO ORDER The Old Town Temecula Local Review Board convened in a regular meeting at 9:00 a.m., on Monday, January 14, 2008, in the Main Conference Room, of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ROLL CALL Present: Board Members: Blair, Harker, and Chairperson Moore. Absent: Eden and Williams. Also Present: Director of Planning Ubnoske Management Analyst Watson Development Processing Coordinator Noland Minute Clerk Childs Assistant Planner LeComte Code Enforcement Officer II Parker Director of Redevelopment Meyer PUBLIC COMMENTS No comments at this time. CONSENT CALENDAR 1, Minutes RECOMMENDATION 1.1 Approve the Minutes of December 10, 2007. MOTION: Board Member Blair moved to approve the Consent Calendar. Board Member Harker seconded the motion and voice vote reflected approval with the exception of Board Members Eden and Williams who were both absent. BOARD BUSINESS 2. Elect Chair and Vice Chair MOTION: Board Member Blair appointed Peg Moore to serve as Chairperson for Calendar Year 2008. Board Member Harker seconded the motion and voice vote reflected approval with the exception of Board Members Eden and Williams who were both absent. R:/01dTown/LRB/Minutes/011408 1 MOTION: Chairperson Moore appointed Al Blair to serve as Vice Chair for Calendar Year 2008. Board Member Harker seconded the motion and voice vote reflected approval with the exception of Board Members Eden and Williams who were both absent. New Items 3. Planning Application No. PA07-0258. a Comprehensive Sian Program for the existing Rancon Plaza Building located at 28636 Old Town Front Street Assistant Planner LeComte provided the Board with a PowerPoint Presentation, highlighting on the following: • Project Description • Location • Rancon Plaza • Signage Types Proposed • Overview of Proposal • Proposed Signage Buildings A, B, C, D, and E • Existing Signs to Remain • Recommendation In response to Board Member Harker's query, Assistant Planner LeComte stated that the sign criteria was carefully crafted to compliment the unique layout of the building. At this time, the public hearing was opened. A. Thanking staff for their efforts Ms. Incha Lockhart, representing the applicant, spoke in favor of the proposed project and advised that the entrance of the building will be off Old Town Front Street and no man doors will be placed on the rear of the building. At this time, the public hearing was closed. For Board Member Blair, Development Processing Coordinator Noland stated that when two or more businesses exist in a multi-tenant development, a comprehensive sign program would be required. MOTION: Board Member Harker moved to approve staff recommendation. Board Member Blair seconded the motion and voice vote reflected approval with the exception of Board Members Eden and Williams who were both absent. DIRECTOR OF PLANNING REPORT Director of Planning Ubnoske advised that the Old Town Visioning Plan will be brought to the Board in the near future and would anticipate a two-hour meeting; and stated that the Old Town Specific Plan will also be brought forward to the Board. DIRECTOR OF REDEVELOPMENT REPORT Director of Redevelopment Meyer advised that staff is currently in the process of working on the Town Square Market project and will be brought forward to the Board for review when the process is complete. R:/01dTown/LRB/Minutes/011408 2 CODE ENFORCEMENT REPORT A Code Enforcement report was distributed to the Old Town Local Review Board per agenda packet. BOARD MEMBER REPORT A. Board Member Blair expressed concern with the rooftop materials of Mad Madeline's as well as the front display area of the Shire Building. B. Chairperson Moore relayed her opposition to the purple awning at the Chocolate Florist, and requested its removal. In response to Chairperson Moore's concern, Development Coordinator Noland stated that the purple awning was not approved and would be in violation of the Old Town Specific Plan color palette, and will have Code Enforcement explore this issue. For the Board, Director of Redevelopment Meyer advised that Board Member Eden was not able to make this meeting due to a conflict with his schedule. Chairperson Moore relayed her desire to have an alternate appointed to the Old Town Local Review Board. Referencing Chairperson Moore's desire for an alternate Board Member for the Old Town Local Review Board, Director of Redevelopment Meyer noted that it would be his opinion that it was the City Council's desire to not appoint an alternate at this time. With respect to Board Member absences, Director of Planning Ubnoske stated that it would be the purview of the Old Town Local Review Board to discuss the importance of attendance at scheduled meetings, and advised that all absences are documented. Due to the large projects coming forth to the Old Town Local Review Board and the need for a full quorum, Chairperson Moore relayed the importance of addressing attendance. Director of Planning Ubnoske requested that Minute Clark Childs provide her with information with respect to attendance. ADJOURNMENT At 9:30 a.m., Chairperson Moore formally adjourned this meeting to February 11, 2008 Main Conference Room, City Hall, 43200 Business Park Drive, Temecula, California 92590. Chairperson Moore Director of Planning Ubnoske R:/01dTown/LRB/Minutes/011408 3 ITEM #2 STAFF REPORT— PLANNING CITY OF TEMECULA OLD TOWN LOCAL REVIEW BOARD February 11, 2008 PLANNING APPLICATION NO. PA06-0337 Old Town Visioning Project Recommendations Prepared by: Stuart Fisk, Senior Planner Patrick Richardson, Principal Planner APPLICATION INFORMATION: APPLICANT: City of Temecula PROPOSAL: Old Town Visioning Project Recommendations LOCATION: The Old Town Specific Plan area, generally located between Rancho California Road and First Street from north to south, and between Interstate 15 and an area approximately 200 feet west of Pujol Street from east to west EXISTING ZONING: SP-5 (Old Town Specific Plan) SURROUNDING ZONING: North: Highway/Tourist Commercial (HT), Light Industrial (LI), and Open Space—Conservation (OS-C) South: Service Commercial (SC), High Density Residential (H), and Open Space—Conservation East: SP-2 (Rancho Highlands Specific Plan) West: Service Commercial (SC), Professional Office (PO), Business Park (BP), and SP-8 (Westside Specific Plan) GENERALPLAN DESIGNATION: Community Commercial (CC), Low Density Residential (L), Medium Density Residential (M), High Density Residential (H), and Open Space (OS) EXISTING LAND USE: Multiple retail, office, restaurant, residential, and other uses SURROUNDING LAND USES: North: Retail and office South: Retail East: Residential West: Office, retail, and vacant RAFisks\Old Town Visioning-SP Revision\OTLRB Starr Report.doe BACKGROUND Old Town is the heart of Temecula. With increased development occurring in Old Town over the last few years, and the new Civic Center being located in the hub of Old Town , questions and concerns have been raised by residents, businesses and the development community about what is the community's vision for Old Town as it continues to evolve and change. Of particular concern to the community has been the intensity of building height, building mass and adequate parking. Some individuals have expressed concerns that the newer developments do not maintain and respect the historic character of Old Town. As a response to these concerns, the City Council, Planning Commission and Old Town Local Review Board have directed Planning and Redevelopment staff to examine these issues, solicit feedback from residents, businesses, property owners and the development community and return with policy recommendations for their consideration which address these concerns. In response to this direction, staff in conjunction with consulting firms Inland Planning+Design and Gibbs Planning Group (planning, urban design and retail marketing), Keyser-Marston (economic feasibility) and Fehr and Peers (parking and circulation) have developed a three- prong approach to analyzing the issues. This approach recognizes the issues go beyond design, building height and mass, and include market feasibility of different development scenarios for Old Town and the need to identify and provide adequate circulation and parking to serve the Old Town area. Six workshops were held with the community from June to December 2007. These workshops covered the topics of historic and existing conditions, urban design elements, alternative design concepts, market feasibility and parking management and demand. The six workshops were well attended by a mix of business and property owners, residents and concerned citizens. Public feedback included the importance of respecting and maintaining the historic character of Old Town, solving the parking problem, preserving the current mix of buildings to ensure that small businesses are not forced out as new development occurs, and providing a connection between Old Town and Murrieta Creek. As a result of these six workshops, a series of ten recommendations emerged which was overwhelmingly supported by the workshop attendees. Staff is now forwarding these recommendations to the Old Town Local Review Board, Planning Commission and City Council for their review and recommendation. PROJECT DESCRIPTION Staff has assembled goals and recommendations for the Old Town Visioning project based on input we have received from the community at the abovementioned meetings. Staff is now presenting these goals and recommendations to the Old Town Local Review Board for review and comment and will also present this information to Planning Commission for their review and comment. Staff will address any comments received from the Old Town Local Review Board and Planning Commission and will then present this information to the City Council and recommend that the City Council authorize staff to proceed with a comprehensive revision to the Old Town Specific Plan that will focus on the following ten issues: 1. Historic Core 2. Streets 3. Building Heights R:\Finks\Old Town Visioning-SP Revision\OTLRB Staff Repo t.doc 2 4. Architecture 5. Murrieta Creek Walk 6. Infrastructure 7. Residential Neighborhoods 8. Parking 9. Economic Development 10. North Area of Old Town (vicinity of Moreno Road) A detailed description of the goal and recommendation for each of these elements is discussed in Attachment No.1, "Goals and Recommendations." ANALYSIS To address concerns that the current Specific Plan does not adequately address issues related to building height and massing, staff recommends that a comprehensive amendment to the Specific Plan be prepared. The proposed Specific Plan amendment will help to ensure that the elements of Old Town listed above are consistently addressed in a manner that will result in a cohesive "downtown." To achieve this, the areas of the Specific Plan that address the abovementioned elements of Old Town will be updated and expanded, and criteria will be added for elements that are not currently addressed in the Specific Plan. Additionally, staff intends to incorporate form-based code principles into the Specific Plan. This will result in less emphasis being placed on permitted land uses and a greater emphasis being placed on building and street forms. Form- base codes do not, however, have to altogether ignore land uses, so certain uses may still be regulated if desired. Form-based codes recognize that uses will come and go, but that the buildings will serve the community for many years. Therefore, a main premise of form-based codes is that an emphasis is placed on addressing the relationship between building facades and the public realm, the form and mass of buildings in relation to one another, and the scale and types of streets and blocks. Regulations and standards based on form-based code principles, presented in both words and diagrams, will be incorporated into the Old Town Specific Plan to designate the appropriate form and scale (and therefore, character) of development in Old Town rather than only distinguishing land-use types. The form-based regulations will be regulatory, not advisory, and are not to be confused with design guidelines or general statements of policy. This is in contrast to the Specific Plan's current focus on the segregation of land-use types, permissible property uses, and the control of development intensity through simple numerical parameters (e.g., floor area ratio, dwelling units per acre, height limits, setbacks, or parking ratios). R:Tisks\Old Town Visioning-SP Revision\OTLRB Staff Report.doc 3 RECOMMENDATION Staff is requesting that the Old Town Local Review Board review, provide comments, and recommend to the Planning Commission and City Council that staff proceeds with an amendment to the Old Town Specific Plan to address the recommendations as described in the above. ATTACHMENT 1. Goals and Recommendations—Blue Page 3 R:\Fisks\Old Town Visioning-SP Revision\OTLRB Staff Report.doc 4 ATTACHMENT NO. 7 GOALS AND RECOMMENDATIONS R:\Finks\Old Town Visioning-SP Revision\OTLRB Staff Report.doc 5 Recommendation 1: Historic Core Goal: Preserve and respect historic buildings. Discussion: The formative years of Old Town spanned from 1885 to the sale of the Vail Ranch in 1964. All of the historic buildings identified in the Specific Plan were built during this period. The second phase of development, from 1964 through the mid-1980's, created most of the'second generation" of western-style buildings. Finally, recent and proposed projects represent Old Town's transition to include a more urban mix of uses that will co-exist with the historic one and two-story structures. The earliest buildings in - j -'-' -'------- Temecula -----Temecula were positionedon their lots in a very consistent manner. Figure 1 shows a mix of historic and recent buildings. Their Front Street facades all touch the right- of-way, creating a clear - street edge defined by the 80-foot facade-to-facade y --- dimension. Figure 2 below a, - - b --- illustrates frontages of two ---- - y historic buildings. Many -- --- --- c -------- - buildings have porches, 16 boardwalks, arcades and galleries that add interest - a -------- �_--. a ._ and character to the f streetscape. These - ,encroachments'all extend - a maximum of 10 feet into - the space of the street. - - - -'-'- - - - - i Figure 1: Building Positions at Front and Main Streets. > 'a 3 o c� U ' Figure 2: Two examples of historic building frontages. Recommendation: Protect and preserve existing designated historic buildings. Delineate a historic core centered on the intersection of Front and Main Streets. New projects in this core area should be required to pay special attention to the height and massing of the historic buildings. Inland Planning +Design,Inc Keyser Marston Associates, Inc. Fehr&Peers February 1, 2008 Recommendation 1: Historic Core Goal: Preserve and respect historic buildings. Discussion: The formative years of Old Town spanned from 1885 to the sale of the Vail Ranch in 1964. All of the historic buildings identified in the Specific Plan were built during this period. The second phase of development, from 1964 through the mid-1980's, created most of the 'second generation" of western-style buildings. Finally, recent and proposed projects represent Old Town's transition to include a more urban mix of uses that will co-exist with the historic one and two-story structures. The earliest buildings in ( 1 Temecula were positioned on their lots in a very consistent manner. Figure 1 shows a mix of historic and recent buildings. Their Front Street facades all touch the right- of-way, creating a clear - -- street edge defined by the 80-footfagade-to-facade -- - - dimension. Figure 2 below v illustrates frontages of two f -- - ul historic buildings. Many - ------ c ------- - buildings have porches, boardwalks, arcades and �?+ w galleries that add interest a --- ---- ------�a and character to the , maximum of ' feet into - --1 streetscape. These t 'encroachments' all extend - .. - - - - --- - J - -the space of the street. � I Figure 1: Building Positions at Front and Main Streets. f LL f 10' ?0' _ 16' 19' Figure 2: Two examples of historic building frontages. Recommendation: Protect and preserve existing designated historic buildings. Delineate a historic core centered on the intersection of Front and Main Streets. New projects in this core area should be required to pay special attention to the height and massing of the historic buildings. Inland Planning +Design, Inc Keyser Marston Associates, Inc. Fehr&Peers February 1, 2008 Recommendation 2: Streets Goal: Enhance the historic character and pedestrian friendly nature of the streets. Protect the historic grid of streets and alleys. Discussion: The 1885 plat is a classic American town with a rectangular grid of streets and alleys. Front and Main street R.O.W.'s were 80 feet wide, and all other R.O.W.'s were 60 feet wide (Figure 1). River Street was located next to the Creek, but was never built. Alleys facilitated servicing and deliveries for businesses. Figure 2 shows what is left of the grid. The freeway took a piece, as did Murrieta Creek. Many alleys have been vacated over the years. Front and Main street R.O.W.'s were reduced in width from 80 feet to 60 feet. The grid of streets and alleys is the primary historic asset in Old Town. Maintaining and enhancing a lively and interesting pedestrian experience on the public streets is essential. Building entrances and retail displays should face the street, as opposed to facing internal mall-like courtyards. Internal courtyards with shopping and restaurants should be the exception; pedestrian and shopping activity should be oriented primarily to the street. Currently, utilities and deliveries for businesses occurs on the streets rather than the alleys. Trucks double-parked or blocking sidewalks creates safety concerns for pedestrians. Infrastructure recommendations are discussed in greater detail in Recommendation #8. on . ■ FREEWAY ' FRONT RIVER STREET CREED Figure 1: Original Plat from 1884. Figure 2: Current grid of streets and alleys. Welty Building/Ramona Inn First National Bank 1897 1914 MAIN STREET i J` o• 0.vv.. 0' Figure 3: Clear street edge created by historic buildings on Main Street. Recommendation: Future development should a) orient building activity to the street, b) create a clear street edge, and c) preserve existing and reclaim vacated alleys where possible, Inland Planning + Design, Inc Keyser Marston Associates,Inc. Fehr&Peers February 1, 2008 Recommendation 3: Building Heights Goal: Permit up to four-story buildings, subject to detail design standards. Allow taller structures with a Conditional Use Permit. Discussion: The existing Specific Plan allows building heights of 50 feet (three stories) in Old Town. In order to help visualize the appearance of three and four story buildings in Old Town, renderings of hypothetical buildings were overlaid on photographs. These images reflect the strategy of defining the form (size, shape, lot placement) of future buildings, while providing flexibility regarding the mixes of uses that may occur over time. Such a "Form-Based Code" would also include architectural guidelines, which are discussed in recommendation #4. - Figure 1 shows how Front Street would appear if most buildings l were three stories (as is currently permitted). For reference, the Bank building is visible on the �pp left side of the image. E _ _ The feedback from the public indicated support e' for three story buildings on Front Street, with the addition of a fourth floor provided that it was set back from the street facade. Figure 1: Visualization of 50-foot tall buildings on Front Street assuming facades are 10 feet back from the property line. Figure 2 shows how Fifth Street might appear if new three and four story i buildings were built opposite the existing three and four story w'. Dalton buildings. Public feedback generally J supported four story buildings on Mercedes and the numbered streets, with potentially �J higher buildings at the li�-" - edges of Old Town. Figure 2: Visualization of existing buildings on Fifth Street(on right)and potential three and four story buildings(on left). Recommendation: Amend the Old Town Specific Plan as a 'form based code' governing the heights of buildings and their placement on lots. Include detailed performance standards for new development that respect the relationship with adjacent historic structures. Inland Planning + Design,Inc Keyser Marston Associates, Inc. Fehr&Peers February 1,2008 Recommendation 4: Architecture Goal: Future buildings should respect the historic architectural styles in Old Town and contribute to a well-defined, lively and pedestrian-oriented streetscape. a f Vr 4 f � Figure 1: Several historic structures in Old Town providing lively and interesting street edges. Discussion: The massing of buildings in Old Town will largely determine the historic character of the streetscape. Three-dimensional "form" should be defined in detail, while "use" be allowed to be mixed and flexible; this is the essence of a 'Form-Based Code'. Figure 2 below illustrates examples of pre-approved frontages that would ensure successful street edges. A V _Awning/Canopy Gallery._._7 7Wo-Level Gallery Forecourt Entry �I Arcaoe _Tawnhouse/Sloop Figure 2: Definition of frontage types will help ensure desired building form and lively street edges. High quality design and construction will be ensured by providing clearer historical context for the approved architectural styles, more examples of desired outcomes, and detailed drawings and photographs of approved details. Detailed guidelines will also serve to clarify Old Town's design expectations for architects, reducing the time and effort required to understand the 'pre-approved' range of building massing, architectural style, materials and details. Finally, detailed guidelines will streamline the design review process by providing a path of least resistance' for projects to enable expedited review and approvals. If projects meet the design rules, they are approved at an administrative level by the 'town architect'; if variances are requested, then an additional level of design review is required by the 'review board' or other administrative bodies. Recommendation: Amend the Old Town Specific Plan defining in more detail the guidelines for building form, architectural style, street frontage design, materials, detailing and color. These detailed design guidelines should provide design flexibility while ensuring high quality and well designed buildings. Inland Planning + Design, Inc Keyser Marston Associates, Inc. Fehr&Peers February 1, 2008 Recommendation 5: Murrieta Creek Walk Goal: Improve the visual and functional connection between Old Town and Murrieta Creek. Discussion: Development in recent years has largely turned its back on Murrieta Creek. The creek is lined with parking lots and dumpsters, and periodic flooding has contributed to the uneasy relationship. The proposed flood control improvements for the creek and the Main Street bridge replacement proposal have both contributed to widespread interest in creating a more positive connection between Old Town and the creek. The leading idea is a pedestrian and bicycle promenade along the creek edge (Figure 1). MURRIETA CREEK R1 p{iOMENAOE LATER "NON-GRID" LAYOUT ukiGINAL GRID OF 5 i PEE?-S AND ALLEYS Figure 1: The edge of Murrieta Creek in Old Town. The promenade could be enhanced by having residential and commercial buildings facing it, allowing entrances, windows and balconies to overlook the creek. This would take advantage of the excellent views of the restored creek and the hills to the west. The sketch in Figure 2 illustrates this concept. The promenade could provide fire protection access to the ro buildings. y` Another opportunity � - is to << improve the way that numbered streets end at the creek. These K. .. streets could end at landscaped areas, with the views terminated by gazebos or park structures. An example is shown in the lower portion of Figure 2. Figure 2: Rendering showing potential buildings fronting on a ped- estrian walk along the creek. Recommendation: Orient buildings to the proposed creek walk through the use of entrances, courtyards and balconies facing the creek. Develop plans that meet the flood control objectives while creating well-designed paths for pedestrians and bicycles. Develop form-based guidelines for the massing and placement of buildings facing the creek walk. Inland Planning + Design, Inc Keyser Marston Associates, Inc. Fehr&Peers February 1, 2008 Recommendation 6: Infrastructure Goal: Improve infrastructure for future development, including water, sewer, power, communications, trash, and deliveries. Maximize the use of alleys to locate these services and utilities off street. Discussion: The growth scenarios for Old Town over the next 20 years will vastly exceed the capacity of the existing infrastructure for water, sewer, electricity, gas and communications. A detailed analysis of the future infrastructure needs is needed. How and where these utility additions will occur in Old Town is a key issue. The purpose of alleys in traditional town planning is to separate the public frontage on the street from the service functions at the rear. Over time, infrastructure improvements in Old Town have occurred almost exclusively on the street. The result is reduced safety, visual clutter, and a compromised pedestrian experience. Delivery trucks routinely block streets and sidewalks, transformers and utility pedestals separate buildings from the sidewalks, and overhead electric wires clutter the fronts of buildings. While water and sewer are traditionally located in the street (and should stay there), alleys are well suited for new electric, gas, and communications infrastructure. Alley should be carefully considered as locations for new infrastructure. 4 oit 1. - , Figure 1: Deliveries, trash pickup and utilities could be moved to the alleys to improve the safety, functionality and appearance of the streets. ■ R W H FRONT STREET z IP aMENEM Murrieta Creek Figure 2: Vacated alleys that may be reclaimed are shown in red. Recommendation: Prepare a detailed analysis of existing and future infrastructure needs. Locate utilities in alleys to improve streetscape and building frontages. Inland Planning + Design,Inc Keyser Marston Associates, Inc. Fehr&Peers February 1, 2008 Recommendation 7: Residential Neighborhoods Goal: Encourage the development of high quality residential neighborhoods to support the commercial and office core of Old Town. Discussion: In order to support the potential retail and commercial growth in Old Town, it is estimated that about half of the development needs to be residential. It is recommended that residential development be structured to create several identifiable neighborhoods with a range of housing types to support a diverse demographic. Al 1 alA- 61111=7 i, . R ,, Y' Figure 1:A range of housing types in Old Town would encourage a diverse demographic of residents. Housing types could include rownouses(left), courtyards(center)and townhouses(right). d' A�a k.A R 'ta W Y 0.c R dA R Scenario 3. High Intensity H=Historic Buildings R=Recent Buildings } ' v' Civic Censer 1-story buildings(20'tall) s j 3-story buildings(35'tall) 3-senrV buildings(Wten) ■ a stoi v buildings(6s'tall) _cif Hotels V 1 R Figure 2:At full build-out, it is anticipated that approximately 50% of development in Old Town will be residential use. Recommendation: Develop specific development regulations and design guidelines and development standards for housing to be incorporated into the Specific Plan. Allow for residential-only in additional to mixed-use projects. Inland Planning + Design, Inc Keyser Marston Associates,Inc. Fehr&Peers February 1, 2008 Recommendation 8: Parking Goal: Retain existing Specific Plan parking standards both near and long term. Discussion: Like many cities, the City of Temecula has parking standards that specify the number of off-street parking spaces that a particular use must provide when a parcel is developed or redeveloped. When the Specific Plan was last updated, these parking standards or requirements were reduced for certain uses within specific areas of Old Town. In general, parking is not required for uses like commercial buildings or offices in the traditional core areas of Old Town Temecula. Several rationales for limited parking requirements include the availability of on-street parking, shared parking, and the ability for a person to park once within Old Town and visit several stores and restaurants without having to use multiple parking spaces. After the implementation of this policy, development has continued with some property owners providing off-street parking and others choosing not to do so. —_ Since this change was made, some residents and 90 business owners have expressed concerns that there ° _ Thursday Percentage could be insufficient parking in the future as futureC,° of occupied spaces ------- development occurs. These concerns lead to a belief Vis° --- ------------- that there is a "parking problem" in Old Town ° Temecula. In response, a detailed study was conducted to determine parking occupancy and usage. `g'° L -- - - -ar®e.r-.- --- This survey, which was first conducted in February g 1° 2007 and updated again in December 2007, found that there was sufficient parking in Old Town and that ° visitors and employees are able to find parking easily Time of Day throughout the day. One outstanding issue related to Figure 1: Current Parking Demand the existing parking are the period Special Events in Old Town, such as the Rod Run, which require further study and additional planning Since there is adequate parking currently in Old Town, there is little need to revise the parking Y' standards at this time. However, there is a need to accommodate future development within Old Town. One approach would be to conduct regular Q monitoring of parking demand and institute � . appropriate actions when certain thresholds are reached. This monitoring process and the various actions would be documented by a comprehensive parking strategy. 7- i �.n o % Figure 2:Existing On-Street Parking on Front Street Figure 3:Old Town Parking Occupancy Recommendation: Re-survey Old Town parking to verify findings of February 2007 survey. Develop interim parking strategies to address special event parking needs. Develop a comprehensive parking strategy to increase parking supply in the long term. Inland Planning + Design, Inc Keyser Marston Associates,Inc. Fehr&Peers February 1, 2008 Recommendation 9: Economic Development Goal: Ensure that future growth in Old Town meets the needs of its businesses and residents, and that the growth is economically sustainable. Discussion: Old Town offers a unique opportunity to expand a historic district into a vibrant, mixed-use downtown for the Temecula Valley. Major positive factors include: • A resurgent national interest in walkable districts that offer possibilities for live, work, and play • Two decades of rapid growth in population, housing, and commercial development in the Temecula Valley • New investments by the City and its Redevelopment Agency in public infrastructure and facilities in Old Town • Ongoing developer interest in commercial and residential development in Old Town At the same time, future growth in Old Town must overcome several key economic challenges. The housing market downturn will delay proposals for housing and mixed-use developments, and may also slow the growth in retail sales. The strength of 00 Old Town's commercial sector has been its restaurants, bars, and cafes. New office employment and new residents can help support an expanded commercial sector, including specialty , f retail, arts and cultural uses, and business and personal services. The proposed Civic Center, 488- , space parking garage, and related Town Square n 4 Marketplace will likely provide a significant iih economic stimulus to Old Town Figure 1: Bailey's, Old Town The City's current efforts to define a strategic vision for Old Town, and potential future amendments to the Old Town Specific Plan, will chart the course for new development in the district. However, market cycles tend to favor one or two land uses over others -- for example, hotel and office uses are generally stronger in the current market than either residential or retail. The synergies among these uses are key to a successful mixed-use district. Creation of an Economic Development Plan and Marketing Strategy will be essential to implement the strategic vision for Old Town and provide a road map to pursue such important development opportunities as new hotels, market-rate housing (both far-sale and rental), and expanded commercial uses. l - t Figure 2: Dalton 1, Old Town Figures 3&4:Mixed-use Plaza Almeria, Huntington Beach Recommendation: Prepare an economic development plan and marketing strategy to attract desired growth in terms of new development and commercial businesses. Inland Planning + Design, Inc Keyser Marston Associates, Inc. Fehr&Peers February 1, 2008 Recommendation 10: Area North of the Arch Goal: Create greater visual and functional connection between Old Town core and the area north of the arch. Discussion: On the east side of Murrieta Creek, the current boundaries of Old Town extend from First Street to Rancho California Road. In terms of the character and mix of uses, this area is divided into two distinct parts. The core area with the grid of streets has a rich historic character and lively pedestrian life. The area 'north of the arch' area feels disconnected and inconsistent with the Old Town core. The potential exists for the area north of the arch to evolve over time in a manner consistent with the urban form, architectural character, and pedestrian life of the Old Town core. The first step may be a 'visioning study'for this area similar to the study just completed in the core area. 0 INTERSTATE IS 2 a O U S 2 2 tj z 0 LL FRONT STREET N ~ z MURRIETA CREEK 4 AREA NORTH OF ORIGINAL GRID OF STREETS AND ALLEYS THE ARCH Figure 1: Old Town (on the east side of the creek) extends from Rancho California Road to First Street. Recommendation: Explore opportunities to extend street and alley grid to the north. Extend the form based code standards envisioned for the Old Town core into this area. Inland Planning + Design,Inc Keyser Marston Associates, Inc. Fehr&Peers February 1,2008 CODE ENFORCEMENT REPORT ■ CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: Old Town Local Review Board FROM: Debbie Ubnoske, Director of Planning DATE: February 11, 2008 SUBJECT: Code Enforcement Actions in Old Town 1. 42045 3`d Street: Trash and debris, lawn mowers, etc.being stored in public view. Verbal warning was given on January 25 to the property owner to remove the items. 2. 42081 3rd Street: Verbal warning given to remove the occupied tent trailer and to remove the trash and debris. CEO followed up and the tent trailer is now gone. CEO to monitor the clean up progress. 3. Photos taken of all of the signs at the Rancon Plaza Building requested at the last Old Town Local Review Board Meeting (Attachment A). 4. 28670 Old Town Front Street: Verbal warning given to The Chocolate Florist on January 22 for the wrong color awnings. CEO to monitor. 5. No report from Gale Cunningham of the Farmers Market. 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