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Home My WebLink About061311 OTLRB Agenda � In compliance with the Americans wifh 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 il] � J AGENDA OLD TOWN TEMECULA LOCAL REVIEW BOARD � GREAT OAK CONFERENCE ROOM 41000 MAIN STREET June 13, 2011 — 9:00 a.m: **�.*�* CALL TO ORDER Roll Call: Board Members Blair, Eden, Moore, Puma, and Chairman Watts 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 ior 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 14, 2011 � BOARD BUSINESS 2 Presentation on proposed multi-way stop signs on Old Town Front Street and Mercedes Street Staff: Jerry Gonzalez, Traffic Engineer R:\Old TownWgendas�2011\06-13-11 Agenda.doc � 3 Planninq Application Nos. PA10-0226 and PA11-0053, a Development Plan for Chaparral 3, a 21,055 sauare foot, mixed use, three-story buildinq with retail on the first floor and offices above, and associated Variance reauest to reduce setback at northeast propertv corner parkinq setback and landscape reauirement alona western propertv line located at 28455 Old Town Front Street Applicant: Chris Campbell, Walt Allen Architect On behalf of RCM Capital Partners, LLC Staff: Cheryl Kitzerow BOARD MEMBERS REPORT DIRECTOR OF PLANNING AND REDEVELOPMENT REPORT Status of Projects approved by Board 2009-2011 SPECIAL EVENTS REPORT Presentation on Summerfest events ADJOURNMENT Next regular meeting: July 11, 2011, 9:00 a.m., Great Oak Conference Room, City Hall, 41000 Main Street, Temecula, CA 92590 The agenda packet (including staff reports) will be available for viewing at City Hall's Planning Department Public Counter located at 41000 Main Street 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. R:\Old TownWgendas�2011\06-13-11 Agenda.doc 2 ITEM 1 ACTION MINUTES OLD TOWN TEMECULA LOCAL REVIEW BOARD GREAT OAK CONFERENCE ROOM 41000 MAIN STREET March 14, 2011 — 9:00 a.m. *,��* CALL TO ORDER Roll Call: Board Members: . Blair, Eden, Moore, Puma, and Chairman Watts 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 r ior 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 February 14, 2011 APPROVED 4-0-0-1, MOTION BY BOARD MEMBER EDEN, SECOND BY BOARD MEMBER BLAIR; VOICE VOTE REFLECTED APPROVAL; MOORE ABSTAINED BOARD BUSINESS 2 Planninq Apqlication No. PA11-0034, a Minor Modification (Plannina Review Onlv) to allow a balconv cover to be placed alona the second (east elevation) and third floor (west elevation) floor balconies of the existina Old Town Center One Buildinq located at 28544 Old Town Front Street APPROVED 5-0, MOTION BY BOARD MEMBER MOORE, SECOND BY BOARD MEMBER PUMA; VOICE VOTE REFLECTED UNANIMOUS APPROVAL R:\Old Town\Minutes�2011\03-14-11 Action Minutes.doc 1 Applicant: Bob Hemme 28544 Old Town Front Street Temecula, CA 92590 Staff: Eric Jones 3 Planninq Application No. PA11-0042, a Minor Modification to a previouslv approved Minor Modification (PA10-0049) for Granddad's Hot Doqs to add a new fa�ade alonq 5in Street and build a roof over an existinp patio/dininq area located at 41964 5 Street APPROVED 5-0, MOTION BY BOARD MEMBER PUMA, SECOND BY BOARD MEMBER MOORE; VOICE VOTE REFLECTED UNANIMOUS APPROVAL Applicant: Elliott Urich 42072 Fifth Street Temecula, CA 92590 Staff: Matt Peters , BOARD MEMBERS REPORT DIRECTOR OF PLANNING A►ND REDEVELOPMENT REPORT SPECIAL EVENTS REPORT ADJOURNMENT Next regular meeting: April 11, 2011, 9:00 a.m., Great Oak Conference Room, City Hall, 41000 Main Street, Temecula, CA 92590 Gary Watts Patrick Richardson Chairman Director of Planning and Redevelopment R:\Old Town\Minutes�2011\03-14-11 Action Minutes.doc 2 ITEM 2 ��\ I �/i � MEMORANDUM ;,.:f 89 ` TO: Old Town Local Review Board FROM: Greg Butler, Director of Public Works/City Engineer DATE: June 13, 2011 SUBJECT: Multi-Way Stop Signs — Old Town Front Street and Mercedes Street Prepared By: Jerry Gonzalez, Associate Engineer — Traffic The Public Works, Traffic Engineering Staff received a request to consider the feasibility of installing multi-way stop signs at three (3) intersections on Old Town Front Street and the intersection of Mercedes Street at Sixth Street. An evaluation of conditions and multi-way stop warrant analysis was performed to determine if stops are justified at the requested locations. As with all multi-way stop sign request's, this item is scheduled for consideration by the Public/Traffic Safety Commission and City Council at a future meeting. Jerry Gonzalez, Associate Engineer — Traffic, will provide a brief presentation of the evaluation process and results of the analysis. . Attachment: 1. Public/Traffic Safety Commission Agenda Report. AGENDA REPORT ��`!.!% : ,� 0- TO: Public/Traffic Safety Commission :;,��:-:� . �1989'� FROM: Greg Butler, Director of Public Works/City Engineer DATE: TBD SUBJECT: Multi-Way Stop Signs — Various Locations on Old Town Front Street and Mercedes Street Prepared By: Jerry Gonzalez, Associate Engineer — Traffic RECOMMENDATION: That the Public/Traffic Safety Commission: 1. Recommend that the City Council adopt a resolution establishing Multi-Way Stop signs at the intersection of Old Town Front Street at Third Street, and Mercedes Street at Sixth Street; and 2. Direct Staff to maintain the present level of control on Old Town Front Street at Fourth Street and Fifth Street. BACKGROUND: A request was received to consider the feasibility of installing multi-way stop signs at three (3) intersections on Old Town Front Street and the Mercedes Street at Sixth Street intersection. The public has been notified of the Public/Traffic Safety Commission's consideration of this issue through the agenda notification process. Old Town Front Street is designated as a forty (40) foot wide Collector roadway on. the City's Circulation Plan. Old Town Front Street is striped for one travel lane in each direction with parking on both sides of the roadway. Old Town Front Street carries 14,000 Average Daily Traffic (ADT) south of Rancho California Road 9,700 ADT south of Main Street, and 9,100 ADT north of Temecula Parkway. The speed limit is posted at 25 MPH on Old Town Front Street befinreen Rancho California Road and Santiago Road/First Street and 40 MPH between Santiago Road/First Street and Temecula Parkway. Mercedes Street is a forty (40) foot wide local roadway, which functions as a collector roadway by providing access to the arterial roadway network for commercial and residential units. Mercedes Street is striped for one travel lane in each direction with parking on both sides of the roadway. Mercedes Street carries 2,100 ADT. The speed limit is posted at 25 MPH on Mercedes Street. Third Street is a forty (40) foot wide local roadway, which provides access to Old Town Front Street and Mercedes Street for numerous commercial units and the Old Town Garage parking structure. Third Street provides one travel lane in each direction with parking on both sides of the street. Third Street carries 600 ADT. The Business District prima facie speed limit is 25 MPH on Third Street. 1 Fourth Street is a forty (40) foot wide local roadway, which provides access to Old Town Front Street and Mercedes Street for commercial and residential units. Fourth Street provides one travel lane in each direction with parking on both sides of the street. Fourth Street carries 470 ADT. The Business District prima facie speed limit is 25 MPH on Fourth Street. Fifth Street is a forty (40) foot wide local roadway, which provides access to Old Town Front Street and Mercedes Street for commercial and residential units. Fifth Street provides one travel lane in each direction with parking on both sides of the street. Fifth Street carries 530 ADT. The Business District prima facie speed limit is 25 MPH on Fifth Street. Sixth Street is a forty (40) foot wide local roadway, which provides access to Old Town Front Street and Mercedes Street for numerous commercial and residential units. Sixth Street provides one travel lane in each direction with parking on both sides of the street. Sixth Street carries 590 ADT. The Business District prima facie speed limit is 25 MPH on Fourth Street. In April 2011, a review of conditions was performed on Old Town Front Street and Mercedes Street at the four (4) intersections which included an evaluation of sight distance, accident history and multi-way stop warrant analysis. The sight distance .evaluation revealed the following: • Old Town Front Street at Third Street, Fourth Street and Fifth Street The evaluation determined the visibility at the three (3) intersections on Old Town Front Street is obstructed by on-street parking and does not satisfy the minimum sight distance requirements for prevailing speeds. The sight distance improves to acceptable standards when motorists "edge-ouY' beyond the limit line before entering Old Town Front Street. An unobstructed sight distance of approximately 155 feet is required for the posted speed limit of 25 MPH on Old Town Front Street. • Mercedes Street at Sixth Street l The evaluation determined the visibility looking north and south from the west leg of Sixth Street is obstructed by on-street parking, vegetation, and the horizontal alignment of the north leg of Mercedes Street. The evaluation determined the sight distance at this intersection is approximately 80 feet looking north and 75 feet looking south from Sixth Street. The evaluation further revealed that the visibility looking north from the east leg is unobstructed and exceeds the minimum sight distance required for prevailing speeds. However, looking south, from the east leg, the visibility is obstructed by on-street parking, vegetation and a block wall. The sight distance at the obstructed locations does not improve when motorists "edge-out" beyond the limit line. An unobstructed sight distance of approximately 155 feet is required for the posted speed limit of 25 MPH on Mercedes Street. A review of the accident history for the twelve (12) month period from May 1, 2010 to April 30, 2011, indicates there was only one reported collision. The collision occurred at the intersection of Old Town Front Street and Third Street. This favorable record can be attributed to the low vehicular travel speeds and motorists exercising due care when entering each intersection. The California Manual on Uniform Traffic Control Devices (California MUTCD) indicates that a Multi- Way Stop installation may be useful at locations where the volume of traffic on intersecting roads is approximately equal and/or where a combination of high speed, restricted sight distance and an accident history indicates that assignment of right-of=way is necessary. There are four (4) criteria that the MUTCD has established for the evaluation of Multi-Way Stop signs. These criteria are as follows: z A. Where traffic signal controls are justified, the multi-way stop is an interim measure that can be installed quickly to control traffic while arrangements are being made for the installation of the traffic control signal. � B. An accident problem, as indicated by five (5) or more reported accidents in a twelve (12) month period that are susceptible to correction by a multi-way stop installation. Such accidents include right and left-turn collisions as well as right-angle collisions. C. Minimum Volumes 1. The vehicular volume entering the intersection from the major street approaches (total both approaches) averages at least 300 vehicles per hour for any eight (8) hours of an average day, and ' 2. The combined vehicular, pedestrian and bicycle volume entering the intersection from the minor street approaches (total of both approaches) averages at least 200 units per hour for the same eight (8) hours, with an average delay to minor street vehicular traffic of at least 30 seconds per vehicle during the maximum hour, but 3. If the 85-percentile approach speed of the major street traffic exceeds 40 miles per hour, the minimum vehicular volume warrants are 70 percent of the above values. D. Where no single criterion is satisfied, but where Criteria B, C.1, and C.2 are all satisfied to 80 percent of the minimum values, Criterion C.3 is excluded from this condition. Other criteria that may be considered when evaluating the need for multi-way stops include: E. The need to control left-turn conflicts; F. The need to control vehicle/pedestrian conflicts near locations that generate high pedestrian volumes; G. Locations where a motorist, after stopping, cannot see conflicting traffic and is not able to reasonably safely negotiate the intersection unless conflicting cross traffic is also required to stop; and H. An intersection of two residential neighborhood collector streets of similar design and operating characteristics where multi-way stop controls would improve the traffic operational characteristics of the intersection. The Multi-Way Stop warrant criteria shown above, was used to evaluate the three (3) intersections along Old Town Front Street. The analysis performed found that existing volumes are lower than � the applicable criteria and multi-way stop signs would not be justified. However, criteria D of the MUTCD provides the flexibility to consider multi-way stop signs at locations where a combination of , 80% of the minimum values are satisfied and where there is a need to control left-turn conflicts and conflicts between pedestrians and vehicles. Based on these special circumstances Stafffound that the intersection of Old Town Front Street and Third Street satisfies the minimum criteria and there is a need to provide multi-way stop controls at this intersection. More importantly, the Old Town Specific Plan identifies a stop control along the Old Town Front Street corridor befinreen Santiago Road and Main Street to enhance pedestrian crossing and improve vehicular circul�tion between Mercedes Street and Old Town Front Street. The specific � plan identifies Second Street as a potential location for stop controls. However, the close proximity of Second Street to the signalized intersection of Santiago Road/First Street could affect the signal's operation. It is Staff's opinion that installing stop controls at Third Street maintains the integrity of the specific plan while minimizing impacts to the signalized intersection. 3 Since Mercedes Street functions as a commercial/residential collector street and it does not appear on the Ciry's Circulation Plan, the Multi-Way Stop Sign Installation Policy for Residential Streets warrant criteria was used to evaluate the need for multi-way stop signs at the intersection of Mercedes Street and Sixth Street. The warrants allow for the installation of multi-way stop signs when the following conditions are satisfied: 1. Minimum Traffic Volumes a) The total vehicular volume entering the intersection from all approaches is equal to or greater than three-hundred (300) vehicles per hour for any eight (8) hours of an average day , and b) The combined vehicular volume and pedestrian volume from the minor street is equal to or greater than one-hundred (100) per hour for the same eight (8) hours. 2. Collision History a) Three (3) or more reported collisions within a twelve (12) month period of a type susceptible to correction by a multi-way stop installation. Such accidents include right and left-turn collisions as well as right-angle collisions. 3. Roadway Characteristics a) The traffic volume on the uncontrolled street exceeds two thousand (2,000) vehicles per day, b) The intersection has four (4) legs, with the streets extending 600 feet or more away from the intersection on at least three (3) of the legs; c) The vehicular volumes on both streets are nearly equal to a forty/sixty percent (40/60%) split, and d) Both streets are 44 feet wide or narrower. WARRANTS 1, 2, and 3 MUST BE SATISFIED Other criteria that may be considered when evaluating the need for multi-way stop signs include: 4. Visibility a) The intersections sight distance is less than: • 155 feet for 25 MPH • 200 fee.t for 30 MPH • 250 feet for 35 MPH 5. The need to control left-turn conflicts. 6. The need to control vehicle/pedestrian conflicts near locations that generate high pedestrian volumes such as schools, parks and activity centers. 7. The roadways and intersection appear on a Suggested Route to School plan. 8. There are no traffic signal or all-way stop controls located within 600 feet of the intersection. 9. The installation of multi-way stop signs is compatible with overall traffic circulation needs forthe residential area. The Multi-Way Stop warrant analysis performed indicates that Warrants 1 and 2 are not satisfied but all aspects of the Roadway Characteristics warrant are satisfied. Since all three combined warrants are not satisfied, multi-way stop signs would not be justified. However, the Optional warrant criteria does provide the flexibility to consider multi-way stop signs at locations where the intersection sight distance falls below acceptable standards for the posted speed limit and where there is a need to control conflicts between pedestrians and vehicles at locations that generate high pedestrian volumes. Based on these special circumstances, it is Staff's opinion that there is a compelling need to provide stop controls at this intersection. 4 Based on the results of both multi-way stop warrant analyses, staff recommends the Commission approve a recommendation that the City Council adopt a resolution establishing Multi-Way Stop signs at the intersection of Old Town Front Street at Third Street and Mercedes Street at Sixth Street, and direct staff to maintain the present level of control on Old Town Front Street at Fourth Street and Fifth Street. FISCAL IMPACT: Minor cost associated with relocating and installing signs and associated pavement markings. Adequate funds are available in the Traffic Division operating budget. Attachment 1. Exhibit "A" — Location Map 2. Exhibit "B" — Multi-Way Stop Warrants 5 -� EXHIBIT "A" LOCATION MAP 6 i I �, 'CF{ECI'11"OF �•�! TEMECULA .�. � tMf�vAY�...F.�t�.nutw a i. � � � - � � �, ,� , ;, 4 f .�'t� � '_ .-' � ..�- � y � ' _ 1 .!y - j \ ' y. � � . .-,! � a � - 9 . ' .P.�� ✓: D' .. �' „ '4� ��- i .- ..� ,.. y � ", . �,�: - `�y ��'po _ � �� s � ^,P �•�� _ �� i �� . . I i.. �� /� � t'�. �1 ]� � � ` \ �' y ' � �. � /�� Legend . o �, - -_ � ,; r• � '�r' � ' �r` `�, 0 ckY �' � . ~ �I • ��. N SIfM� �� n p Psrcels ...� � ��, 0 �� AeAa17010 l � . � r �' �� =�� ' .Z• t ' �y G i �� ,� Y � � - a� � ,`��}`�� . '' Q O _ ;�� '2 � ��F W a '' � , r ,` ,� . v Q l � ` 'M t ^ V � � �. � `��: Q 1 � � .F � ✓ J c� { , a . � ., � i � -�° ' '�o 0 _ . � l�� `? 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EXHIBIT "B" MULTI-WAY STOP WARRANTS � MULTI-WAY STOP WARRANT ' Major Street: Old Town Front Street Critical Approach Speed 25 MPH Minor Street: Third Street Critical Approach Speed 25 MPH � � Minimum Vehicular Volume < 4p MPH 100% SATISFIED YES NO X SO°k SATISFIED YES � NO � MINIMUM REQUIREMENTS 80°� SHOWN IN BRACKETS 10-11 AM 12-1 PM 1-2 PM 2-3 PM 34 PM 45 PM 5-6 PM ' 6-7 PM Hour Both Approaches 300 Ma'or Street 240 779 772 805 808 846 856 790 774 Both Approaches 200 MinarStreet 160 127 140 157 151 156 160 138 130 (70% VOLUME USE WHEN) Minimum Vehicular Volume > 41 MPH 100 SATISFIED YES O NO � MINIMUM REQUIREMENTS Hour Both Approaches Ma'or Street 210 Both Approaches Minor Street 140 ti Crash Warrant SATISFIED YES � NO �X FULFILLED MINIMUM REQUIREMENTS NUMBER OF ACCIDENTS 5 OR MORE 1 YES NO X � OPTION: FULFILLED A. THE NEED TO CONTROL LEFT-TURN CONFLICTS; YES � NO � 8. THE NEED TO CONTROL VEHICLE/PEDESTRIAN CONFLICTS NEAR LOCATIONS THAT GENERATE HIGH PEDESTRIAN VOLUMES; YES �X NO � C. LOCATIONS WHERE A ROAD USER, AFTER STOPPING, CANNOT SEE CONFLICTING TRAFFIC AND IS NOT ABLE TO REASONABLY NEGOTIATE THE INTERSECTION UNLESS CONFLICTING CROSS TRAFFIC IS ALSO REQUIRED TO STOP; AND YES � NO � D. AN INTERSECTION OF TWO RESIDENTIAL NEIGHBORHOOD COLLECTOR (THROUGH) STREETS OF SIMILAR DESIGN AND OPERATING CHARACTERISTICS WHERE MULTI-WAY STOP CONTROL WOULD IMPROVE TRAFFIC OPERATIONAL CHARACTERISTICS OF THE INTERSECTION. " YES � NO � " NOT APPUCABLE MULTI-WAY STOP WARRANT Major Street: Old Town Front Street Critical Approach Speed 25 MPH Minor Street: Fourth Street Critical Approach Speed 25 MPH Minimum Vehicular Volume < 40 MPH 100°k SATISFIED YES NO X SO% SATISFIED YES � NO X MINIMUM REQUIREMENTS 80°� SHOWN IN BRACKETS 10-11 AM 11-12 PM 12-1 PM 1-2 PM 2-3 PM 3-4 PM 4-5 PM 5-6 PM Hour Bath Approaches 300 Ma'or Street 240 743 803 875 831 832 898 953 969 Both Approaches 200 Minor Street 160 75 74. 87 88 108 100 75 95 (70% VOLUME USE WHEN) Minimum Vehicular Volume > 41 MPH 100°k SATISFIED YES � NO � MINIMUM REQUIREMENTS Hour Bath Approaches Ma'or SVeet 210 Both Approaches Minor SVeet 140 Crash Warrant SATISFIED YES � NO � FULFILLED MINIMUM REQUIREMENTS NUMBER OF ACCIDENTS 5 OR MORE 0 YES NO X OPTION: PULFILLED A. THE NEED TO CONTRO� LEFT-TURN CONFLICTS; YES � NO � B. THE NEED TO CONTROL VEHICLEIPEDESTRIAN CONFLICTS NEAR LOCATIONS THAT GENERATE HIGH PEDESTRIAN VOLUMES; YES � NO � C. LOCATIONS WHERE A ROAD USER, AFTER STOPPING, CANNOT SEE CONFLICTING TRAFFIC AND IS NOT ABLE TO REASONABLY NEGOTIATE THE INTERSECTION UNLESS CONFLICTING CROSS TRAFFIC IS ALSO REQUIRED TO STOP; AND YES � NO � D. AN INTERSECTION OF TWO RESIDENTIAL NEIGHBORHOOD COLLECTOR (THROUGH) STREETS OF SIMILAR DESIGN AND OPERATING CHARACTERISTICS WHERE MULTI-WAY STOP CONTROL WOULD IMPROVE TRAFFIC OPERATIONAL. CHARACTERISTICS OF THE INTERSECTION. " YES � NO � " NOT APPLICABLE MULTI-WAY STOP WARRANT Major Street: Old Town Front Street Critical Approach Speed 25 MPH Minor Street: Fifth Street Critical Approach Speed 25 MPH Minimum Vehicular Volume < 40 MPH 100°k SATISFIED YES NO X SO°k SATISFIED YES � NO � MINIMUM REQUIREMENTS 80°k SHOWN IN BRACKETS 10.11 AM 11-12 PM 12-1 PM 1-2 PM 2-3 PM 3-4 PM 45 PM S6 PM Hour Both Approaches 300 Ma'or SUeet 240 726 792 860 831 826 896 923 927 Both Approaches 200 ' Minor SVeet 160 88 91 96 97 95 88 84 80 (70°h VOLUME USE WHEN) Minimum Vehicular Volume > 41 MPH 100°h SATISFIED YES � NO � MINIMUM REQUIREMENTS Hour • Both Approaches Ma'or SVeet 210 Both Approaches Minor Street 140 Crash Warrant SATISFIED YES � NO �X FULFILLED MINIMUM REQUIREMENTS NUMBER OF ACCIDENTS 5 OR MORE 0 YES NO X OPTION: FULFILLED A. THE NEED TO CONTROL LEFT-TURN CONFLICTS; YES � NO � B. THE NEED TO CONTROL VEHICLE/PEDESTRIAN CONFLICTS NEAR LOCATIONS THAT GENERATE HIGH PEDESTRIAN VOLUMES; YES � NO � C. LOCATIONS WHERE A ROAD USER, AFTER STOPPING, CANNOT SEE CONFLICTING TRAFFIC AND IS NOT ABLE TO REASONABLY NEGOTIATE THE INTERSECTION UNLESS CONFLICTING CROSS TRAFFIC IS ALSO REQUIRED TO STOP; AND YES � NO � D. AN INTERSECTION OF TWO RESIDENTIAL NEIGHBORHOOD COILECTOR (THROUGH) STREETS OF SIMILAR DESIGN.AND OPERATING CHARACTERISTICS WHERE MULTI-WAY STOP CONTROL WOULD IMPROVE TRAFFIC OPERATIONAL CHARACTERISTICS OF THE INTERSECTION. " YES � NO � "NOT APPL�CABLE MULTI-WAY STOP WARRANT (Residential Streets) Major Street: Mercedes Street Critical Approach Speed 25 MPH Minor Street: Sixth Street Critical Approach Speed 25 MPH Waramts 1, 2, and 3 Must Be Satisfied 7. Minimum Vehicular Volume Satisfied Yes 0 No �X MINIMUM REQUIREMENTS 10-17 AM 11-12 PM 72-1 PM 1-2 PM 2-3 PM �4 PM 4-5 PM 5-6 PM Hour Total AII A roaches 300 240 243 242 241 245 244 244 285 [80°�] Combined Vehicular Ped Volume Minor Street 100 78 77 87 96 93 76 97 96 [88%] 2. Coilision History Satisfied Yes � No �X MINIMUM REQUIREMENTS NUMBER OF ACCIDENTS 3 OR MORE 0 3. Roadway Characteristics Satisfied Yes 0 No �X (All Parts Below Must Be Satisfied) A. The traffic volume on the uncontrolled street exceeds two thousand (2,000) vehicles Yes �X No O per day, B. The intersection has four (4) legs, with the streets extending 600 feet or more away from the intersection on at least three (3) of the legs, Yes �X No � C. The vehicular volumes on both streets are nearly equal to a forty/sixty percent (40/60%) split, and Yes � No �X D. Both streets are 44 feet wide or narrower. Yes OX No � Options (Other Criteria That May Be Considered) , Satisfied 4. Visibility The intersection sight distance is less than: • Yes �X No 0 155 feet for 25 MPH 200 feet for 30 MPH 250 feet for 35 MPH 5. The need to control left-turn conflicts. Yes �X No � 6. The need to control vehicle/pedestrian conflicts near locations that generate high pedestrian volumes such as schools, parks and activity centers. Yes �X No � 7. The roadways and intersection appear on a Suggested Route School plan. Yes � No �X 8. There are no traffic signal or all-way stop controls located within 600 feet of the intersection. Yes OX No � 9. The installation of multi-way stop signs is compatible with overall traffic circulation needs of the residential area. Yes �X No O ITEM 3 STAFF REPORT — PLANNING CITY OF TEMECULA OLD TOWN LOCAL REVIEW BOARD June 13, 2011 PLANNING APPLICATION NOS. PA10-0226 and PA11-0053 (Development Plan and Variance) Prepared by: Cheryl Kitrerow, Associate Planner APPLICATION INFORMATION: APPLICANT: Chris Campbell, Walt Allen Architect On behalf of RCM Capital Partners, LLC PROPOSAL: A Development Plan for Chaparral 3, a 21,055 square foot, mixed use, three-story building with retail on the first floor and offices above at 28455 Old Town Front Street between Moreno Road and Sixth Street. Associated with a Variance request (PA11-0053) to reduce setback at northeast property corner, parking setback and landscape requirement along western property line. (APN 922- 026-041) LOCATION: Along the west side of Old Town Front Street, 120 feet south of Moreno Road EXISTING ZONING: Downtown Core (DTC) SURROUNDING ZONING AND LAND USES: North: Open Space (vacant) South: DTC (Chaparral North and Chaparral retail/office. buildings) East: DTC (Old Town Front StreeU Stage Stop center across street) West: Open Space (Murrieta Creek) GENERAL PLAN DESIGNATION: Specific Plan Implementation (SP-I) ' EXISTING LAND USE: Parking lot/vacant G:\PLANNING\2010\PA10-0226 Chaparral 3 DP\Planning\OTLRB Staff Report.doc 1 BACKGROUND/PROJECT DESCRIPTION On July 23, 2010, Mr. Chris Campbell submitted Planning Application No. PA10-0226 for a Development Plan to construct the Chaparral 3 mixed use building. Based on staff review, it was determined that the project did not meet certain criteria in the Old Town Specific Plan (OTSP), and on February 25, 2011, Mr. Chris Campbell submitted Planning Application No. PA11-0053 for two variance requests that include: (1) reducing the front setback from 10 feet to between 18 inches and four feet; and, (2) reducing the parking/drive aisle setback and eliminating the three foot landscape requirement at the rear of the site at Murrieta Creek. ANALYSIS The Downtown Core (DTC) district is intended to provide for uses that support pedestrian oriented and mixed use development, defined by multi-story urban buildings of up to four stories. Retail uses are anticipated for the ground floor, while office and residential uses are restricted to the second floor and higher for parcels along Old Town Front Street. The proposed project is located in the DTC, along the west side of Old Town Front Street at the entrance to Old Town. The building is designed to provide actiVe frontage along both the street and Murrieta Creek. The ground floor and mezzanine are proposed as retail/restaurant uses. The second and third floors are proposed as office space. Pedestrian access will be provided directly from Old Town Front Street and from a breezeway along the southern property line adjacent to the existing Chaparral North building that leads to an open air plaza between the proposed and existing building. Vehicular access will be provided from the extension of the existing drive aisle along the western property line adjacent to Murrieta Creek. Parking is ,proposed as tuck-under parking along the rear of the building. The proposed nine (ptus one van accessible) parking spaces are not required by the OTSP. The Specific Plan establishes a build-to-line for all new buildings. Within the DTC, the building is required to be placed 10 feet behind the street side property line with parking areas to be located an additional 20 feet from the property line. The proposed building meets this requirement along the majority of the Old Town Front Street frontage, however the building encroaches in this build-to-line along the northeastern portion of the site. In this location, the building is proposed to be located between 18 inches and four feet from the property line, where the existing property line jogs back into the site approximately 12 feet and provides an expanded right-of-way. This reduction in the setback is Variance Request #1. Staff has reviewed this setback modification and has determined that it is appropriate based on the following: the existing property line configuration and right-of-way varies in this location, the continuity between the building faCade is important irrespective of the jog in property line, and there is an expanded sidewalk and right of way adjacent to the reduced setback. Allowing the building to encroach to the property line in this location does not negatively impact the pedestrian zone as the desired sidewalk width has been achieved through the expanded right- of-way, which varies befinreen 10 to 30 feet along the project frontage. Variance Request #2 occurs along the rear property line at the Murrieta Creek frontage. For properties with creek frontage in the DTC, the Specific Plan requires that parking areas be set back a minimum of 40 feet from the creek frontage (with 70 feet recommended) and that all at- grade parking areas be screened by a 3 foot minimum landscape area along the property line. The proposed project includes a zero setback and no landscape buffer adjacent to Murrieta Creek. The proposed parking area on-site will be accessed from an extension of the existing drive aisle and parking area along the rear of the Chaparral Center and Chaparral North building. This drive aisle is located adjacent to the existing property line and Murrieta Creek (no setback exists as a result of the Murrieta Creek Flood Control Project). The extension of the G:\PLANNING\2010\PA10-0226 Chaparral 3 DP\Planning\OTLRB Staff Report.doc 2 shared/existing drive aisle is the most appropriate secondary vehicular access since there is no alley or side street contiguous to the project site and access from Old Town Front Street is discouraged. In order to meet the parking setback and landscape buffer, the existing improvements would need to be reconfigured. Staff reviewed this parking setback and landscape requirement and determined that they can be supported based on the following: the future Murrieta Creek Multi-Use Trail will effectively act as a buffer from the Creek, and the project is an extension of the adjacent development and the existing improvements (drive aisle) will be shared and extended. In addition to build-to-line requirements, the Specific Plan establishes allowable building and frontage types appropriate for a vibrant public realm. The DTC allows the following building types: Rowhouse, Courtyard and Commercial Block; the following frontage types are permitted in the DTC: Shopfront, Arcade, Gallery, Two-story Gallery, and Forecourt. The proposed project incorporates the Commercial Block building type and a combination Gallery and Shopfront frontage types. The gallery frontage type is proposed for the southerly portion of the building along Old Town Front Street and the Shopfront frontage type is proposed for the northerly portion of the building. The building meets all design requirements and standards, including building height, access, landscaping, size, and massing for each of these styles. Other improvements to occur in conjunction with the project include replacement of the wood boardwalk with stamped concrete per the OTSP and the relocation of existing utilities and meters along the project frontage. The application is consistent with the goals of the Old Town Specific Plan and has proposed an effective design to create a vibrant streetscape. Architecture The architectural design of the building is consistent with the Old Town Specific Plan. The three-story building incorporates a Western Frontier style with Victorian influences along the south and east facades and an American Mercantile style along the north and west facades. The Western Frontier style with Victorian influences includes design elements such as mansard roof, finials, and second floor balcony. A portion of the building adjacent to the existing Chaparral North center incorporates horizontal siding to provide a transition and connectivity to the existing buildings. The Merchantile style incorporates a brick farade with a ground floor arcade, and repetitive fenestration at the second and third floors. Decoration is limited to corbels, cornices, and window trim. Balconies are proposed along both the Old Town Front Street and Murrieta Creek frontages. The balcony along the street is on the second floor and is accessible from the office uses. The balcony at the Creek frontage is at the Mezzanine level and is accessible from the retail/restaurant use. In addition to the new construction, the project also includes revisions to the Chaparral North building. These revisions include new service/ADA ramps along both the north (side) and west (rear) elevations of Chaparral North building. These ramps are proposed to meet ADA requirements due to the elevation change between the existing and proposed buildings. Direction Requested: Staff has requested that the cornice detail on the Mercantile style along Old Town Front Street wrap to the Murrieta Creek frontage to provide additional enhancement along this visible secondary frontage. The applicant has requested that this not be required. Staff requests direction from the Old Town Local Review Board on this item. G:\PLANNING\2010\PA10-0226 Chaparral 3 DP\Planning\OTLRB Staff Report.doc 3 RECOMMENDATION Staff has determined that the proposed building is consistent with the Old Town Specific Plan as to building design, materials and colors. In addition, based on existing property line configuration and unique parcel characteristics/existing conditions, Staff is supportive of the proposed Variance requests. Staff is requesting that the Old Town Local Review Board review, provide comments, and recommend approval of this project. ATTACHMENTS 1. Plan Reductions 2. 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' . . . .rr�.. , . � . .. . � i � � i i � �� ` ■ � ■ N : ■ N.:. ■,a■■ e� ;� i �� a � � _ � ��,,� ; �; ' � a�■ � F . � iriwr i.�.wi .�' ' ` � � �I�I� m STATEMENT OF JUSTIFICATION G:\PLANNING\2010\PA10-0226 Chaparral 3 DP\Planning\OTLRB Staff Report.doc 6 :;!� �--��,_-.�� ! ':-_ 1: If ` ; �; • I, _ �iia"�! O �l Lil f� '. _�� . � � �� "s�-_. � a r c h i t e c t + a s s o c i a t e s 28A65 Gid TaU✓n Front Street May2,2011 Sui�e 2C1 Temecul�, Ch 92590 � p - (951 j 693-0301 Statement of Justification f- ( 9 5 i) 6 4 3- 4 G 8 0 Dear Staff & Commissioners, On behalf of the project owner and applicant, RCM Capital Partners, we would like to thank you for your review and consideration of this application for two variances for the proposed Chaparral3 project. The Chaparral 3 project is located at 24855 Old Town Front Street, which is the north end of Old Town Temecula, adj acent to the northern Old Town arch. Surrounding uses include open space to the north, Murrieta Creek to the west, the existing Chaparral Center to the south, and Old � Town Front Street to the east. (Figurel, vicinity map) Project Background: . Walter R. Allen Architect & Associates began design analysis of the site in late 2005. The design was submitted to the City of Temecula Planning Department for a pre-application review in the summer of 2008, prior to the adoption of the current revised Old Town Specific Plan. The formal development plan application was submitted to the Planning Department in July 2010. The City adopted the revised Old Town Specific Plan (OTSP) in May 2010. During its review of the project, Planning staff identified two design issues—both related to setbacks that are not consistent with the development standards of the adopted OTSP: 1) the ground floor building setback from Old Town Front Street; and 2) the parking lot setbacks & landscaping at the rear of the proposed project (along the Murrieta Creek frontage). Because strict application of the OTSP would create practical difficulties and unnecessary hardships for the project, the applicant proposes two variances from the literal requirements of the OTSP: Varianee One – Ground floor building setback from the primary street (Old Town Front Street) property line to be reduced from the required 10 foot setback (as designated by the arcade fa�ade type) to a variable dimension (minimum 18" setback to maximum 4'-0" setback) along the northerly portion of the building where the design designates the "shop front" fa�ade. (Figure Z, Setbacks & Figure 5, Site Plan Diagram) Variance Two – Parking lot setback & planting requirements to be reduced from the required 20 feet behind the "build-to line," (40 feet behind the property line) on the Murrieta Creek Frontage, to 0 feet setback from the property line and 3' planting islands to be reduced to zero feet respectively. � (Figure 6, Parking Placement & Figure 5, Site Plan Diagram) � - 1 � , This reduced setback is consistent with the location of the build-to line for all other properties in the Downtown Core Zone with street frontage. The building's shop-front fa�ade is located 22 feet from the face of the curb, typical of all other properties in the same zone. A strict interpretation of the OTSP would require the Chaparral 3 building to be setback a fu1132 feet from the typical Front Street face of the curb (22 feet from the street to the property line plus � 10 feet from the property line to the build-to line). In fact, in this case, the required setback from the face of the curb would measure 40 feet because of the constriction of Old Town Front Street near the northern Old Town arch. A 32-foot setback would be substantially greater than any other business in the Downtown Core Zone. This increased setback also is inconsistent with the guiding principles of the "build-to line" concept outlined in the OTSP (See Section IV-H, Circulation & Streetscape Standards.) A 32- foot setback would make visibility difficult for retail tenants on the ground floor and threaten the � commercial viability of the project. This reduced visibility is made worse by the location of the Old Town arch at the front of the property. The arch sits directly in front of the building, right where the shop-front fa�ade is designated. (Figure 4, ROV� The variance request affects only the ground floor retail suites. The upper floors remain with the reduced setback because the OTSP's arcade frontage development standards allow a zero setback for the upper floors. Findings: 1. There are practical d�culties and unnecessary hardships created by the strict application of the code due to the physical circumstances and characteristics of the property that are not shared by other properties in the zone. The properiy configuration along Old Town Front Street has a variable right-of-way. This is the only property in the Downtown Core Zone with such a variable frontage. Strict application of the OTSP would therefore create practical difficulties and unnecessary hardships. The increased setback from the street caused by the 12-foot jog in the property line, and the obstruction of the northern Old Town arch, would significantly reduce visibility of the building. This situation is compounded by the fact that this parcel is located at the end of Old Town and so is not adjacent to other retail to the north ar pedestrian access from the soutli. These property characteristics are not addressed by the OTSP. Strict application of the OTSP setback requirements would mean that this parcel would be the only parcel required to have an additional 12-foot setback from the typical build-to line along Old Town Front Street. 2. The circumstances and characteristics were not created by the applicant. The irregular lot configuration resulted from two separate actions beyond the applicant's control. The first was an eminent domain action initiated by the Riverside County Flood Control and Water Conservation District (RCFC&WCD). As partial compensation for property taken by RCFC&WCD to complete the Murrieta Creek 3 improvements, a new parcel was created north of the traditional boundaries of the Downtown Core Zone and transferred to the applicant. This is the parcel on which the Chaparral 3 project is proposed. The parcel is fronted by two different right-of-way standards. The revised OTSP standards do not account for properties within the Downtown Core Zone that have variable right-of-way, or property lines greater than 10 feet from the face of the curb. 3. The granting of the variance does not grant special privileges which are not otherwise ayailable to surrounding properties and will not be detrimental to the public welfare or to the property of other persons located in the vicinity. The granting of the variance would not grant special privileges to the applicant, but rather would allow the applicant to develop its site consistent with all other properties within the Downtown Core Zone with frontage along Old Town Front Street. The variance will simply promote greater retail visibility and thus will not adversely impact the welfare and safety of property or persons in the surrounding area. 4. The variance places suitable conditions on the property to protect surrounding properties. Because the variance will not adversely impact the surrounding properties, suitable conditions are not necessary to maintain the quality of life and public health, safety and general welfare of the surrounding properties. 5. The variance does not permit uses which are not otherwise allowed in the zone. ' The variance is for a proposed office/retail mixed use building located in the Downtown Core Zone of the OTSP (SP-5) and is consistent with the current allowable land uses in this zoning district. , Variance Two — Parking Placement Setback Discussion & Findings . On a site with creek frontage within the Downtown Core Zone, the OTSP requires that parking facilities be set back from the creek frontage property line a minimum of 40 feet (70 feet is recommended). (See OTSP Section IV.D.4.iii.) A 20-foot setback is required for all structures facing the creek (called the "build-to line"), and a 20-foot setback from that build-to line (50 feet recommended) is required for all parking facilities. (Figure 6, parking placement) Additionally on page IV-29, Section IV.D.4.x the specific plan requires 3' landscape planters around all at grade parking. Because of special circumstances unique to its parcel, the Chaparral3 project cannot meet the setback requirement for parking. The Chaparral 3 parking design proposes a 0-foot setback from the creek frontage property line and no perimeter planting. The site currently has two parking areas. The first is accessed from Old Town Front Street and is proposed to be replaced by the new Chaparral3 building, so that parking will be lost. The second is along the rear of the property fronting the creek. This parking area's current configuration has 4 a 0-foot setback. This resulted from the RCFC&WCD eminent domain action, which adjusted the lot line of the Chaparral Center to align with the face of the existing curb. Access to this parking area is from the south by way of a common driveway/parking lot shared by two existing structures: the Chaparral Center and the Chaparral North building. The parking area connects with the terminus of 6` Street to the south. The Chaparral3 project proposes to leave this rear parking area intact, with some modification, at its current elevation, and to extend the parking area to the north. The resulting design provides 10 parking spaces where as the existing parking areas provided 15 spaces. (Figure 7, site aerial) The existing shared access driveway is to continue to be used as the only vehicle access point. The OTSP places several constraints on parking lot access. Since the project site is not served by an alley or a side street, and access from Old Town Front Street is discouraged, the existing access point is the only feasible alternative. � As the existing driveway curb is the creek frontage property line the requirement for three foot landscape planters at the perimeter of the parking area is not feasible without demolishing and realigning the existing rear access driveway, forcing a reduction in area of the ground floor. Therefore no planting is proposed at the rear property line adjacent to the existing driveway. Additionally the Murrieta Creek Multi-Use Trail proposes a landscape buffer along the full length of the rear properiy line which will provide the landscape buffering required by the OTSP. Findings: 1. There are practical difficulties and unnecessary hardships created by the strict application of the code due to the physical circumstances and characteristics of the property that are not shared by other properties in the zone. The development standards in the OTSP specify parking lot placement based upon two typical lot configurations. (See OTSP, Figures IV-4 & IV-5.) Neither of these two lot configurations is consistent with the project site. Yet Staff has indicated the standard applicable to the project is the one shown in Figure IV-5. The parking placement configuration shown in Figure IV-5 is inconsistent with the actual configuration of the Chaparral3 lot. The standard designates a property with creek frontage on a side yard, fronting a side street, and backing up to an alley. This is not the case with the applicant's parcel. The Chaparral3 parcel fronts Old Town Front Street and backs up to the creek. There is neither side street frontage nor alley access. This parcel and the two developed parcels immediately to its south are the only parcels between the Arches in Old Town Temecula that share this particular configuration. The application of the allowable parking placement specified in Figure IV-5 effectively prohibits any parking on the site. It is not possible to provide parking on the site consistent with the standards of the OTSP because of its limited size and the existing access points. Further, the OTSP discourages any new vehicle access points in the location existing access is available. This situation creates an unnecessary hardship for a proposed retail/office use, particularly since the existing parking on the site will be lost by the construction of the Chaparral 3 building. 5 2. The circumstances and characteristics were not created by the applicant. The configuration of the Chaparral 3 lot is the result of two separate actions beyond the control of the applicant. The first was the eminent domain action by RCFC&WCD. In this proceeding, RCFC&WCD adjusted the property line to align with the curb of the existing parking area, and this parking area was allowed to remain. This resulted in a smaller site at the creek frontage. The site is bounded by the existing Chaparral Center structures, which were constructed under a different set of development standards than those outlined in the updated OTSP. Access to the site is consistent with the prior OTSP. In addition, the existing parking area at the rear of � the Chaparral Center was improved under the prior OTSP. At the time, the applicant could not possibly have known this configuration might restrict its ability to construct additional parking and landscaping to the north under the standards of the future OTSP. 3. . The granting of the variance does not grant special privileges which are not otherwise available to surrounding properties and will not be detrimental to the public welfare or to the property of other persons located in the vicinity. The granting of the variance would allow the property owner to leave intact and expand an existing parking facility to make up the loss of other on-site spaces. The surrounding site constraints are unique to this site. The existing development to the south sets the precedent for site access and the configuration of the elements that bound the site are not consistent with any one development standard within the new OTSP. The variance will not have a negative impact on the welfare and safety of property or persons in the surrounding area. Rather, the additional parking provided on the site will alleviate the public's demand for the already limited on-street and public parking in the vicinity. In fact, without the variance to allow on-site parking, the addition of 4,000 sf of retail and 10,000 sf of office will have substantial negative impacts to the surrounding businesses and property owners as tenants and customers of the Chaparral Center North and Chaparral3 building will look for parking elsewhere. 4. The variance places suitable conditions on the property to protect surrounding properties. Because the variance will not adversely impact the surrounding properties, suitable conditions are not necessary to maintain the quality of life and public health, safety and general welfare of the surrounding properties. However, the applicant would be amenable to conditions that require recordation of a reciprocal access easement for the existing and proposed parking areas. 5. The variance does not permit uses which are not otherwise allowed in the zone. 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" PLANNING DIRECTOR REPORT � , CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: Old Town Local Review Board FROM: Patrick Richardson, Director of Planning & Redevelopment DATE: June 13, 2011 SUBJECT: Status Update for Old Town Projects As requested by Chairman Watts, attached is a list of projects reviewed by the Old Town Local Review Board between April 13, 2009 and March 14, 2011 along with information on the status of each of these projects. _ ___ _ . _ . __ _ _ . _ _ __.. . _ _ .. _ _ _ . ___ __ __ _ _ . . _ . :.. _.. . _ ..._. _ _ .. _ . ..__: _ __ __..._ . ..__.._ __. .__ ___ _. .. .._ ..:... _.. _ .... _._ _ _ _ __ . ._.. _ _ _ _.. _ _ . _... _ _ _. _ . _ _ —_ __ _ . __ __ _ _. . _ _ _. ._ _ _ _ _ . _ . _ _ __._._ . ___.._... ... _ ... ... . _ . _. _ _ _._ ._. _ _. _. _. _. ___ _ _.. _ .. . . _ _ _ _ _ _. ,-. _ __ _. _ _ __ OLD TOWN LOCAL REVIEW BOARD . _: _ . _ .STATUS OF PROJECTS _ _ . _ _... _ _ _ Date PA Number Type of Project Description Status 4/13/09 PA08-0288 Minor Modification Emporium commercial complex fa�ade improvement Extension of Time approved 5/23/11 PA09-0012 Sign Program Emporium commercial complex Approved PA09-0045 Certificate of Appropriateness Emporium commercial complex Approved 5/11/09 PA09-0101 Conditional Use Permit Arviso House Museum operation No activity. Expired 5/21/11. PA07-0302 Certificate of Appropriateness Arviso House Museum operation Approved 12/14/09 PA08-0134 Development Plan Palomar Hotel wine garden and four-story addition Awaiting submittal of building and grading plans PA09-0309 Certificate of Appropriateness Palomar Hotel wine garden and four-story addition Approved PA08-0138 Minor Conditional Use Permit Palomar Hotel wine.garden and four-story addition Awaiting submittal of construction plans 3/8/10 PA10-0029 Vendor's License Vendor Carts on Butterfield Square property Continued to 3/22/10 3/22/10 PA10-0029 Vendor's License Vendor Carts on Butterfield Square property Operational. TUP expired 4/5/11. New TUP 4/22/11. 6/14/10 PA10-0150 Minor Modification Change paint colors non-historic building 6th and Front Completed 6/14/10 PA10-0049 Minor Modification Fa�ade and shade coverings for Jule's Backyard BBQ Approved, but superseded by Granddad's Hot Dogs Modification 7/12/10 PA10-0199 Sign Program Amendment Roof mounting at Temecula Stage Stop Installed 10/11/10 PA10-0240 Minor Modification Drizzle's repaint, parapet screen, trash enclosure Approved, but applicant did not open business 11/8/10 PA09-0283 Sign Program Old Town Center One Sent back to applicant for revisions. Approved 2/14/11. 2/14/11 PA10-0251 Development Plan • Front Street Plaza four-story mixed use building Approved at Planning Commission 3/2/11 2/14/11 PA09-0283 Sign Program Old Town Center One Approved 3/14/11 PA11-0034 Minor Modification Old Town Center One balcony covers Approved. Under construction. 3/14/11 PA11-0042 Minor Modification Granddad's Hot Dogs new fa�ade and patio roof Approved