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AGENDA
OLD TOWN TEMECULA LOCAL REVIEW BOARD
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
April 12, 2010 — 9:00 a.m.
CALL TO ORDER
Roll Call: Board Members: Blair, Moore, Puma, Watts and Chairman Eden
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 Board 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 Board addressing that item. There is a three (3) minute time limit for individual
speakers.
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 members
of the Local Review Board request specific items to be removed from the Consent
Calendar for separate action.
CONSENT CALENDAR
1 Minutes
RECOMMENDATION
1.1 Approve the Minutes of March 22, 2010
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BOARD BUSINESS
2 A comprehensive amendment to the Old Town Specific Plan
Staff: Stuart Fisk
BOARD MEMBERS REPORT
DIRECTOR OF PLANNING AND REDEVELOPMENT REPORT
SPECIAL EVENTS REPORT
ADJOURNMENT
Next regular meeting: May 10, 2010, 9:00 a.m., Main Conference Room, City Hall, 43200
Business Park Drive, Temecula, CA 92590
The agenda packet (including staff reports) will be available for viewing at City Hall's Planning Department Public
Counter located at 43200 Business Park Drive and at the Temecula Library. located at 30600 Pauba Road during
normal business hours. The packet will be available for viewing the Wednesday before the Old Town Local Review
Board meeting after 4:00 p.m. You may also access the packet the Thursday before the meeting after 4:00 p.m. on
the City's website at www.cityoftemecula.org.
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ITEM 1
--Jill
ACTION MINUTES
OLD TOWN TEMECULA LOCAL REVIEW BOARD
MAIN CONFERENCE ROOM
43200 BUSINESS PARK DRIVE
March 22, 2010 — 9:00 a.m.
CALL TO ORDER
Roll Call: Board Members: Blair, Moore, Puma, Watts and Chairman Eden
Board Member Watts arrived during Item #2 presentation
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 Board 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
rp for to the Board addressing that item. There is a three (3) minute time limit for individual
speakers.
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 members
of the Local Review Board request specific items to be removed from the Consent
Calendar for separate action.
CONSENT CALENDAR
1 Minutes
RECOMMENDATION
1.1 Approve the Minutes of March 8, 2010 APPROVED 4- 0 -1 -0, MOTION BY
BOARD MEMBER PUMA, SECOND BY BOARD MEMBER BLAIR; VOICE
VOTE REFLECTED APPROVAL; WATTS ABSENT
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BOARD BUSINESS
Continued from March 8 2010
2 Planning Application Nos. PA10 -0029, a Vendors License Application for Javier Vazquez
to operate four vendor carts on the Butterfield Square property along Old Town Front
Street APPROVED 5 -0 CONTINGENT UPON BOARD MEMBER REVIEW AND
ACCEPTANCE OF PAINTED MURALS ON ROLL UP DOORS, MOTION BY BOARD
MEMBER MOORE, SECOND BY BOARD MEMBER BLAIR; VOICE VOTE
REFLECTED UNANIMOUS APPROVAL
Applicant: Mr. Javier Vazquez
30097 Sugarpine Street
Lake Elsinore, CA 92530
Staff: Cheryl Kitzerow /Matt Peters
BOARD MEMBERS REPORT
DIRECTOR OF PLANNING AND REDEVELOPMENT REPORT
SPECIAL EVENTS REPORT
ADJOURNMENT
Next regular meeting: April 12, 2010, 9:00 a.m., City Council Chambers, City Hall, 43200
Business Park Drive, Temecula, CA 92590
The agenda packet (including staff reports) will be available for viewing at City Hall's Planning Department Public
Counter located at 43200 Business Park Drive and at the Temecula Library located at 30600 Pauba Road during
normal business hours. The packet will be available for viewing the Wednesday before the Old Town Local Review
Board meeting after 4:00 p.m. You may also access the packet the Thursday before the meeting after 4:00 p.m. on
the City's website at www.cityoftemecula.org.
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ITEM 2
STAFF REPORT — PLANNING
CITY OF TEMECULA
OLD TOWN LOCAL REVIEW BOARD
April 12, 2010
PLANNING APPLICATION NO. LR10 -0011
Old Town Specific Plan Amendment
Prepared by: Stuart Fisk, Senior Planner
APPLICATION INFORMATION:
APPLICANT: City of Temecula
PROPOSAL: A comprehensive amendment to the Old Town Specific Plan
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), Highway Tourist Commercial (HT),
Low Density Residential (L), Medium Density Residential (M),
High Density Residential (H), Public Institutional Facilities (PI),
and Open Space (OS)
EXISTING LAND USE: Retail, office, restaurant, residential, and other uses
SURROUNDING LAND
USES: North: Retail, office, gas station, hotels, and service commercial
South: Retail
East: Residential
West: Office, retail, service commercial, and vacant
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BACKGROUND
In early 2007, with increased development occurring in Old Town over the previous few years
and the new Civic Center being located in the hub of Old Town, questions and concerns were
raised by residents, businesses and the development community about what the community's
vision for Old Town is as it continues to evolve and change.
Of particular concern to the community had been the intensity of building height, building mass
and adequate parking. Some individuals had also expressed concerns that the newer
developments do not maintain and respect the historic character of Old Town. As a response to
these concerns, in mid -2007 the City Council, Planning Commission and Old Town Local
Review Board 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 worked 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) to develop a three -prong approach to
analyzing the issues. This approach recognized that the issues go beyond design and building
height and mass, but also included 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, and providing a connection between Old Town and
Murrieta Creek. As a result of these six workshops, a series of ten recommendations emerged
which were overwhelmingly supported by the workshop attendees. The ten recommendations
address the following issues:
1. Historic Core
2. Streets
3. Building Heights
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)
On March 25, 2008, staff received authorization from City Council to proceed with a
comprehensive amendment to the Old Town Specific Plan to address the abovementioned
recommendations developed from the visioning workshops. Staff has completed the Draft Old
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Town Specific Plan and is now forwarding the draft plan to the Old Town Local Review Board
for review and recommendation. Additionally, staff will present the Draft Old Town Specific Plan
and Draft Program EIR to the Planning Commission for review and comment on April 21, 2010,
and will seek City Council adoption of the Draft Specific Plan and certification of the Draft
Program EIR on May 11, 2010.
PROJECT DESCRIPTION
The Draft Old Town Specific Plan incorporates comprehensive revisions that address the goals
and recommendations developed during the Old Town Visioning project, which were based on
input received from the community at the abovementioned meetings. Staff is now presenting
the Draft Specific Plan to the Old Town Local Review Board for review and comment and will
address comments received from the Old Town Local Review Board and Planning Commission
before seeking adoption of the plan by City Council.
ANALYSIS
To address concerns that the current Specific Plan does not adequately address issues related
to building height and massing and that recently constructed buildings do not respect the
historic character of Old Town, staff has prepared a comprehensive amendment to the Specific
Plan based on input received from the community in developing the abovementioned
recommendations. 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 have been updated and expanded, and criteria has been added for elements that are
not addressed in the current Specific Plan. Additionally, staff has incorporated form -based code
principles into the Specific Plan, primarily in the Development Standards and Design Guidelines
sections of the Specific Plan. These sections have been completely revised and contain the
parameters for development that will facilitate accomplishment of the design goals for Old Town
identified in the ten recommendations developed from the Visioning Project. The use of form -
based code principles results in less emphasis being placed on permitted land uses and a
greater emphasis being placed on building and street forms. The proposed Specific Plan,
however, does not altogether ignore land uses, so certain uses are regulated by the plan. Other
areas of emphasis for the proposed plan include encouraging mixed -use buildings to help
achieve a balance between commercial and residential square footage in Old Town, and
encouraging an urban downtown environment for Old Town that is pedestrian friendly.
Recognizing that uses will come and go, but that the buildings will serve the community for
many years, the proposed Specific Plan emphasizes 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 words, illustrations, and photographs have been incorporated into the
proposed Specific Plan to designate the appropriate form and scale (and therefore, character) of
development in Old Town.
Primary differences in the land use districts between the existing and proposed Specific Plans
are outlined below, beginning with a discussion of the proposed land use districts followed by a
discussion of the proposed changes to each chapter of the Specific Plan.
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Downtown Core
The Tourist Retail Core land use district identified in the existing Specific Plan has been re-
named to "Downtown Core. ". The Downtown Core now allows for four stories if at least one
floor is residential or if the fourth floor is office and provides parking. The proposed plan also
includes a Hotel Overlay that may be constructed at up to eight stories if developed with a full
service hotel containing a restaurant and conference facilities accommodating at least 1,000
people.
The land use standards for this district have also been revised using form -based code principles
as discussed above. Through the use of form -based code principles, specific regulations and
standards are presented within the Specific Plan in both words and diagrams to designate the
appropriate building form, scale, massing, and character of the buildings relative to this zoning
district of the Specific Plan. This, in turn, defines the streetscape to achieve a pedestrian
friendly urban downtown with an active public realm.
The permitted building types in the Downtown Core district include rowhouse, courtyard
building, and commercial block building types. Permitted frontage types in this district include
shop front, arcade, gallery, two -story gallery, and forecourt. The front of these buildings must
be placed . on the 10 -foot build -to line (10 feet behind the property line). The specific regulations
and standards for this area are described in Section IV.D.4.a (pages IV -11 thru IV -26) and
Section V.C.2 (pages V -20 thru V -29) of the proposed Specific Plan.
Residential /Limited Mixed Use
The existing plan designates the area along Moreno Road as Community Commercial and
Highway Tourist land use districts, and designates the areas south of the Mary Phillips Senior
Center (consisting primarily of single - family homes) as the Tourist Serving Residential land use
district. The proposed Specific Plan designates these areas as `Residential /Limited Mixed Use"
districts. The Residential /Limited Mixed Use district expands the option for residential
development by allowing for residential throughout the district, allows for up to three stories (or
up to eight stories for a full service hotel with a Conditional Use Permit in the Moreno Road
area), eliminates the front setback requirement and replaces it with a ten -foot build -to -line
requirement, and eliminates lot coverage restrictions.
The Residential /Limited Mixed Use district allows for a variety of building types including
rowhouse, courtyard building, commercial block, bungalow courtyard, duplex, triplex, and
quadplex. Permitted frontage types include shop front, arcade, gallery, two -story gallery,
forecourt, and stoop. The front of these buildings must also be placed on the ten -foot build -to
line. The specific regulations and standards for this area are presented within Section IV.D.4.b
(pages IV -27 thru IV -42) and Section V.C.2 (pages V -20 thru V -29) of the Specific Plan.
Neighborhood Residential
The existing plan designates the area along the east side of Pujol Street as High Density
Residential and the area along the west side of Pujol Street as Medium Density Residential land
- - - use districts. The High Density Residential district allows for up to 20 units per acre and the
Medium Density Residential district allow for up to 12 units per acre. The proposed Specific
Plan designates these areas as the "Neighborhood Residential' land use district and allows for
up to 35 units per acre throughout the district.
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The Neighborhood Residential district also utilizes form -based code principals and allows for a
variety of building types including rowhouse, courtyard building, bungalow courtyard, duplex,
triplex, quadplex, and detached homes with frontage types including porch, arcade, gallery, two -
story gallery, forecourt, and stoop. These buildings must be placed on a ten -foot build -to line
(ten feet behind the property line) and may be three stories (not including podium parking
levels). The specific regulations and standards for this area are presented within Section
IV.D.4.c (pages IV -43 thru IV -59) and Section V.C.2 (pages V -20 thru V -29) of the Specific Plan.
Civic
The existing plan designates the Civic Center and Old Town Temecula Community Theater
areas as part of the Tourist Retail Core district. The proposed Specific Plan designates these
areas part of the Civic land use district.
Due to the unique nature of buildings and uses anticipated within the Civic district, development
requirements are not codified by the Specific Plan for this district. However, projects in the Civic
district are indented to comply with the Circulation and Streetscape Standards contained in
Section IV.H of the Specific Plan.
Specific Plan Chapters
In addition to the abovementioned proposed changes to the Specific Plan, the Introduction
chapter of the plan (Chapter I, beginning on page 1 -2) has been revised to add a discussion of
the visioning process, the ten recommendations developed through the visioning process, and
the resulting vision for Old Town. This chapter has also been updated to include corrections
and refinement to the Background and History portion of the chapter.
The Goals, Policies and Objectives chapter of the plan (Chapter 11, beginning on page 11 -1) has
been significantly expanded to include a comprehensive set of objectives and policies based on
the following thematic areas of focus:
1. Community Design
2. Sustainable Development
3. Animating the Public Realm
4. Public Art
5. Land Use /Economics
6. Housing Renaissance
7. Mobility and Transportation
8. Parking Management
-
9. Murrieta Creek
10. Infrastructure
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The expanded goals and policies define the community's hope for the future development of Old
Town, help guide future decisions for the development of Old Town, and are intended to help
identify the intent for future development as it relates to the above listed areas. Additionally, the
Goals, Policies and Objectives chapter includes the infrastructure portion of the Specific Plan
(Section II.D, beginning on page II -35). This section has been updated and expanded to identify
the infrastructure and facility needs for Old Town and to identify how these needs will be met.
The infrastructure section of the proposed Specific Plan has also been expanded to include
objectives and implementation measures for each of the infrastructure categories, and public
parking facilities are now addressed in the infrastructure section.
The Administration and Historic Preservation chapter of the Specific Plan (Chapter III, beginning
on page III -1) includes a new section (Section III.E) that describes the relationship of the
Specific Plan with the California Environmental Quality Act and provides requirements for
environmental mitigation with regard to cultural and historical resources. The tables and maps
identifying the location of historic buildings and structures in Old Town and outside of Old Town
have been updated to reflect changes including the demolition of the J.D. Welty building
(previously located on Third Street, adjacent to Murrieta Creek), and the relocation of the Arviso
House from the corner of Mercedes and Fourth Street to Pujol Street and relocation of the
Escallier house and barn from Main Street to Pujol Street.
Chapter IV of the Specific Plan contains the urban development standards for Old Town as
discussed above, and also includes criteria for Circulation and Streetscape Standards, Alley
Standards, and Signs. The sign section (Section IV.J, beginning on page IV -145) allows for an
expanded selection of sign types that complement the architectural character of Old Town.
Signs that are new to the Specific Plan include internally illuminated signs, sidewalk
terrazzo /mosaic signs, and exterior directory signs intended for upper level tenants. In addition,
the proposed Specific Plan allows for portable signs /A -frame signs to be displayed any time
during business hours, as compared to the existing Specific Plan which limits the display of
these signs to Fridays, Saturdays, Sundays, and Monday holidays. The requirements for
temporary banner signs has also been revised to allow for banners to be attached to banisters
or other elements of the building, to limit sign size to 32 square feet, and to allow for the use of
vinyl.
Chapter V of the proposed Specific Plan contains the design guidelines for Old Town. This
section includes a discussion of Old Town's architectural heritage, which sets the stage for the
guidelines relating .to building form and building frontages. In addition, this section includes
guidelines for parking lots, landscaping, public art, outdoor dining and sidewalk furniture, paving
materials, streetscape, allies, and utility equipment placement. The architectural guidelines
have been revised to address the ten recommendations developed through the visioning
process. The architectural guidelines begin with a discussion of the basic building forms, and
then provide detailed descriptions and illustrations for building frontages and architectural styles.
The existing specific plan does not contain guidelines for public, but as section has been added
to Chapter V to address guidelines for public art. These guidelines address locations for public
art, symbolic and thematic content, sculptures and monuments, and other types of public art.
Additionally, the guidelines for parking lots, landscaping, outdoor dining and sidewalk furniture,
streetscape, and utility equipment placement have been revised to reflect the goals of a form - -
based code and its related focus on a comfortable urban environment for pedestrians.
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Finally, an appendices chapter (Chapter VI, beginning on page V -1) is a new addition to the
Specific Plan that provides a glossary of terms utilized within the Specific Plan, provides a plant
list for Old Town, and provides case studies to illustrate how future development can implement
various provisions, regulations, and guidelines contained within the plan.
RECOMMENDATION
Staff is requesting that the Old Town Local Review Board review, provide comments, and
recommend adoption of the proposed Old Town Specific Plan to the Planning Commission and
City Council.
ATTACHMENTS
1. City Website Link to Draft Old Town Specific Plan
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ATTACHMENT NO. 1
CITY WEBSITE LINK TO DRAFT SPECIFIC PLAN
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City Website Link to Draft Old Town Specific Plan
To view the Draft Old Town Specific Plan from the City's web site, go to:
1. http:// Iaserfiche. citvoftemecula .org /weblink7 /Browse.aspx ?dbid =2
2. Open the "Community Development" folder
3. Open the "Draft Old Town Specific Plan /EIR" folder
4. Open either the "Draft Old Town Specific Plan April 2010" pdf file or the "Draft
Old Town Specific Plan April 2010 (2)" Laserfiche link to the plan
-
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