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Home My WebLink About091615 PC AgendaIn 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]. TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET TEMECULA, CALIFORNIA SEPTEMBER 16, 2015 — 6:00 PM Next in Order: Resolution: 15-21 CALL TO ORDER: Flag Salute: Vice Chairperson Guerriero Roll Call: Guerriero, Harter, Telesio, Turley-Trejo and Youmans PUBLIC COMMENTS A total of 15 minutes is provided so members of the public may address the Commission on items that are not listed on the Agenda. Speakers are limited to three minutes each. If you desire to speak to the Commission about an item not on the Agenda, a salmon colored "Request to Speak" form should be filled out and filed with the Commission 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 Commission Secretary prior to the Commission addressing that item. There is a three-minute time limit for individual speakers. NOTICE TO THE PUBLIC All matters 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 Planning Commission request specific items be removed from the Consent Calendar for separate action.. CONSENT CALENDAR 1 Minutes RECOMMENDATION 1.1 Approve the Action Minutes of September 2, 2015 Commission meeting COMMISSION BUSINESS 2 Old Town Market Opportunities Study (presentation by Paul Marra, Keyser Marston Associates, Inc.) RECOMMENDATION: 2.1 Receive and file REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT ADJOURNMENT Next regular meeting: Planning Commission, Wednesday, October 7, 2015, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. NOTICE TO THE PUBLIC The agenda packet (including staff reports) will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 PM the Friday before the Planning Commission meeting. At that time, the agenda packet may also be accessed on the City's website — www.cityoftemecula.org — and will be available for public viewing at the respective meeting. Supplemental material received after the posting of the Agenda Any supplemental material distributed to a majority of the Commission regarding any item on the agenda, after the posting of the agenda, will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula, 8:00 AM — 5:00 PM). In addition, such material may be accessed on the City's website — www.cityoftemecula.org — and will be available for public viewing at the respective meeting. If you have questions regarding any item on the agenda for this meeting, please contact the Planning Department at the Temecula Civic Center, (951) 694-6400. ITEM 1 ACTION MINUTES TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET TEMECULA, CALIFORNIA SEPTEMBER 2, 2015 — 6:00 PM Next in Order: Resolution: 15-20 CALL TO ORDER: Flag Salute: Commissioner Harter Upon Roll Call, Interim Chairperson Turley-Trejo pulled Item #3 from Commission Business to swear -in new Planning Commissioner Gary Youmans. 3 Seating of newly appointed Planning Commissioner Gary Youmans Gary Youmans came forward to be sworn in to the Planning Commission, by City Clerk Randi Johl PRESENTATIONS/PROCLAMATIONS Business Spotlight Recognition Presentation, 60 Grit Studios, Christine Damko (Recommence) Roll Call: Guerriero, Harter, Telesio, Turley-Trejo, and Youmans Staff Attendees: Watson, Johl, De LaTorre, Lee, Fisk, Cooper, Jacobo and Damko PUBLIC COMMENTS There were no Public Comments. NOTICE TO THE PUBLIC All matters 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 Planning Commission request specific items be removed from the Consent Calendar for separate action. CONSENT CALENDAR 2 Minutes RECOMMENDATION: 2.1 Approve the Action Minutes of July 15, 2015; APPROVED 3-0-2-0; MOTION BY COMMISSIONER TELESIO, SECOND BY COMMISSIONER GUERRIERO; AYE VOTES FROM COMMISSIONERS GUERRIERO, HARTER, AND TELESIO; TURLEY-TREJO, YOUMANS ABSTAINED COMMISSION BUSINESS 3 (Pulled earlier) Seating of newly appointed Planning Commissioner Gary Youmans 4 Reorganization of the Planning Commission 4.1 a) Select nominations and vote for Chairperson to serve until the last meeting of December, 2015. APPROVED 5-0; COMMISSIONER TELESIO MADE THE MOTION TO APPOINT COMMISSIONER TURLEY-TREJO TO SERVE AS CHAIRPERSON; IT WAS SECONDED BY COMMISSIONER GUERRIERO; AYE VOTES FROM COMMISSIONERS GUERRIERO, HARTER, TURLEY- TREJO, YOUMANS AND TELESIO 4.2 b) Select nominations and vote for Vice Chairperson to serve until the last meeting of December, 2015. APPROVED 5-0; BOARD MEMBER HARTER MADE THE MOTION TO APPOINT COMMISSIONER GUERRIERO TO SERVE AS VICE -CHAIRPERSON; IT WAS SECONDED BY COMMISSIONER TELESIO; AYE VOTES FROM COMMISSIONERS TELESIO, HARTER, GUERRIERO, TURLEY-TREJO AND YOUMANS PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Planning Department application and must be accompanied by the appropriate filing fee. 5 Planning Application No. PA15-1214, a Finding of Public Convenience or Necessity for Fairfield Inn & Suites to allow the sale of beer and wine within the designated marketplace of the existing hotel under a Type 20 (Off -Sale Beer & Wine) ABC License, located at 27416 Jefferson Avenue, Scott Cooper APPROVED 5-0; MOTION BY COMMISSIONER TELESIO, SECOND BY COMMISSIONER HARTER; AYE VOTES FROM COMMISSIONERS TELESIO, HARTER, GUERRIERO, TURLEY-TREJO, AND YOUMANS RECOMMENDATION: 5.1 Adopt a resolution entitled: RESOLUTION NO. 15-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA15-1214, A FINDING OF PUBLIC CONVENIENCE OR NECESSITY FOR FAIRFIELD INN & SUITES TO ALLOW THE SALE OF BEER AND WINE WITHIN THE DESIGNATED MARKETPLACE OF THE EXISTING HOTEL UNDER A TYPE 20 ABC LICENSE (OFF SALE BEER & WINE) LOCATED AT 27416 JEFFERSON AVE (APN 910-310-011) REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT ADJOURNMENT Next regular meeting: Planning Commission, Wednesday, September 16, 2015, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. Lanae Turley-Trejo Chairperson Luke Watson, Interim Director of Community Development ITEM 2 CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: Planning Commission Chairperson and members of the Planning Commission FROM: Luke Watson, Interim Director of Community Development DATE: September 16, 2015 SUBJECT: Old Town Market Opportunities Study Update PREPARED BY: Lynn Kelly -Lehner, Senior Management Analyst RECOMMENDATION: Receive and file. BACKGROUND: After more than 25 years of incorporation, the City is transitioning from a growth city to a maintenance city. While there are several opportunities for large developments remaining throughout the community, the majority of developable vacant properties are considered to be smaller infill projects. The City wishes to remain fiscally prudent and maintain a healthy fiscal and economic balance, and evaluate land development potential, and economic opportunity throughout the City. On June 24, 2014, at the recommendation of the Infill Land Use Subcommittee, consisting of Mayor Comerchero and Mayor Pro Tem Naggar, the City Council entered into an agreement with Keyser Marston Associates (KMA) for economic consulting services to conduct a land use economic opportunity study throughout the City. The City seeks to determine whether the existing General Plan land use designations for the remaining vacant land will enable the City to maximize economic opportunity for the community. As a part of this study, Keyser Marston Associates has updated a previous market assessment for Old Town, originally prepared by KMA in 1998. The 1998 Market Opportunities Study drove the vision of Old Town and greatly affected its success and image today. The primary objectives of the Market Opportunities Study Update are tri -fold: To evaluate the progress achieved since 1998 To assess market potential for additional development To recommend implementation strategies to further improve Old Town Progress Achieved Since 1998 There have been many notable accomplishments in Old Town since the 1998 KMA Study. These include: • Reinforcing Old Town as Temecula's downtown • Development of new cultural uses • Installation of major public improvements • Completion of the Civic Center and Town Square Park Planning Commission Old Town Market Opportunities Study Update September 16, 2015 Page 2 Development of significant office space Development of multi -family units along Pujol Street Old Town is widely recognized as a dining and entertainment district The City has entered into an agreement with a developer for the future development of the Town Square Marketplace, which will ultimately create a link between public gathering places and the Civic Center. The City has also invested heavily in public improvements throughout Old Town such as streetscape improvements, bike lanes, and sharrows. However many streets still lack curb, gutter, and sidewalks. While the Murrieta Creek Regional Plan has been improved, the plan is a long term planning project. There has been little progress on the formation of an Old Town Business Improvement District or the development of a major new hotel within the district. Market Demand Forecast KMA developed long term forecasts for each major land use in Old Town, based on Citywide and regional trends, demographics, and projected future development. Over the next twenty years, Old Town can absorb approximately 330,000 square feet of office space, 250,000 square feet of retail, 750 hotel rooms, and 2,100 residential units. Conversely, the remaining supply of various land uses is 809,000 square feet of office, 485,000 square feet of retail, 540 hotel rooms, and 1,800 residential units. These projections result in a relative disequilibrium of supply (development capacity) and demand (absorption) of land uses. At year twenty of KMA's analysis, Old Town is predicted to have a 479,000 square feet oversupply of office space, a 235,000 square foot oversupply of retail space, undersupply of 210 hotel rooms, and undersupply of 300 residential units. This comparison suggests that the City should consider accommodating additional hotel and residential development within Old Town over the long term. Old Town Absorption Potential vs Development Capacity Average Annual Projected Old Town Remaining Oversupply/ Absorption 20 Year Absorption Development (Undersupply) (Midpoint) (midpoint) Capacity at Year 20 Office 16,500 SF 330,000 SF 809,000 SF 479,000 SF Retail 485,000 SF 250,000 SF 485,000 SF 235,000 SF Hotel 540 Rooms 750 Rooms 540 Rooms (210) Rooms Residential 1,800 Units 2,100 Units 1,800 Units (300) Units Summary of Best Practices from Comparable Districts KMA surveyed five comparable mixed-use village districts throughout California and identified best practices that have led to success in Little Italy (San Diego), Carlsbad, Chico, Windsor, and Planning Commission Old Town Market Opportunities Study Update September 16, 2015 Page 3 Petaluma. These locations were based on similarities in land use mix, scale, arts and culture uses, and proximity to wine country. The best practices include: • Encouraging the formation of a Business Improvement District to support coordinated marketing efforts and special events • Establishing a parking in -lieu fee program to enhance the feasibility of in -fill projects • Forming partnerships with business and non-profit organizations to promote Old Town • Incorporating signage and gateway monumentation accentuating the district's theme • Promoting the creation of inviting, clean, and safe public spaces • Enhancing outdoor experience with lighting, seating, shade structures, outdoor dining • Permitting live outdoor music at select restaurants and bars • Engaging HOAs to inform residents of planned events Recommended Opportunities and Strategies Keyser Marston identified four umbrella strategies to optimize opportunity for the district Branding Old Town Old Town has successfully developed numerous restaurants, coffee shops, bars, and music venues, however is not recognized as an important dining destination. Old Town has an opportunity to enhance the business environment and visitor experience by developing and marketing a "foodie district" brand. Secondary branding concepts could include health and wellness, arts and culture, and entertainment. Developing a "foodie district" requires more than a critical mass of farm to table and fine dining restaurants. An essential feature of a "foodie district" is a market hall; essentially a year round, under roof farmers market, food court, and culinary institute in one. Some popular examples of market halls include Granville Island in Vancouver, Grand Central Market in Los Angeles, Anaheim Packing District, and Reading Terminal Station in Philadelphia. Given the concentration of restaurants in Old Town, and the proximity to wine country, plus the burgeoning micro -brewery sector, the "foodie district" theme celebrates the community's identity, history, and culture, while also playing to its strengths. New Private Development Potential Town Square Marketplace: The City is currently in negotiations to develop this City -owned, one acre property adjacent to City Hall. Development of this site will activate and enhance Town Square Park and will bring Old Town Front Street and Mercedes Street closer together. It is a missing link to establish Main Street as the important heart of Old Town. Boutique Hotel: Existing overnight accommodations in Old Town are very limited in number, selection, and amenities. Development of one or more new hotels at the midscale or upscale level can have a transformational impact on the district. Planning Commission Old Town Market Opportunities Study Update September 16, 2015 Page 4 Market Rate Housing: The former Redevelopment Agency was successful in stimulating the development of multi -family and mixed use developments within the core of Old Town and along Pujol Street. However, currently all of these housing units have been restricted as affordable rentals. KMA recommends that the City encourage additional market rate housing in Old Town, including both for sale and rental units. Improvements to the Public Realm Murrieta Creek Regional Trail: The completion of the Murrieta Creek Trail may have a transformational effect on Old Town by enhancing both the natural and commercial environments by creating a visual and functional connection between Murrieta Creek and Old Town. Gateways and Streetscape: The north and south ends of Old Town are marked by arches spanning the streets. KMA recommends that the City and Old Town incorporate signage and monumentation that accentuate Old Town's themes and enhance the outdoor experience with improved lighting and seating. The City may wish to consider parklets and plazuelas, as well as additional street furniture. Parking: As Old Town builds out, the availability of shared public parking will diminish. The southern end of Old Town is currently well served by both surface parking and the Civic Center garage. The City may wish to revisit the parking study completed by Fehr and Peers in 2010 and incorporate parking strategies for additional parking toward the north end of Old Town. South Side Mixed Use Development: The southern entrance to Old Town is unattractive today, with a mix of commercial, industrial, and vacant land uses stretching approximately one mile from Temecula Parkway. The City may wish to explore options to rezone the corridor and encourage mixed use development. Marketing and Promotion Strategies Potential for a Business Improvement District: KMA recommends the formation of a Business Improvement District (BID) in Old Town. A BID works to unify business and property owners within a particular district to work towards the common goal of economic revitalization. This is often conducted through marketing and event programs, beautification projects, commercial tenant recruitment, and parking and transportation improvements. Co -Marketing with Wineries/Pechanga: The unique, big draws in the Temecula Valley are the wineries, Pechanga Resort and Casino, and Old Town. Old Town can enhance its regional success through co -marketing efforts with these organizations. There is a high demand for visitor lodging in Temecula with over 34,000 visitors using hotel services each month. Old Town has the potential to increase its capture of visitors and spending in the Temecula Valley by co- marketing and branding Old Town as a "foodie district" and an extension of the existing wineries. Old Town should complement existing promotional efforts of the wineries by emphasizing farm to table culinary arts, and allowing visitors and residents to experience the organic nature of Temecula Valley. FISCAL IMPACT: There is no fiscal impact to the City