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HomeMy WebLinkAbout04202020 OTLRB Agenda - Special Meeting 1 SPECIAL MEETING NOTICE/AGENDA OLD TOWN TEMECULA LOCAL REVIEW BOARD GREAT OAK CONFERENCE ROOM 41000 MAIN STREET, TEMECULA, CALIFORNIA MONDAY, APRIL 20, 2020 9:00 AM IMPORTANT NOTICE REGARDING MEETING This meeting is being conducted utilizing teleconferencing and electronic means consistent with State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID-19 pandemic. In accordance with this order, the public may view/listen to the meeting online at https://temeculaca.gov/tv and not in person at City Hall. Submission of Public Comments: For those wishing to make public comments at this meeting, please submit your comments by email to the Principal Management Analyst at lynn.lehner@temeculaca.gov. Email comments on matters not on the agenda must be submitted prior to the Public Comments item being called. Email comments on an agenda item must be submitted prior to the close of public comments on that agenda item. All email comments shall be subject to the same rules as would otherwise govern speaker comments at noticed meetings. Electronic comments may only be submitted via email and comments via text and social media (Facebook, Twitter, etc.) will not be accepted. Reading of Public Comments: Email comments will be read into the record, provided that the reading shall not exceed three (3) minutes, or such other time as the Board may provide, consistent with the time limit for speakers at noticed meetings. CALL TO ORDER: Chairperson Blair ROLL CALL: Brown, Jackson, Moore, Puma, Blair PUBLIC COMMENTS A total of 15 minutes is provided for members of the public to address the Board on items that are listed on the agenda. Each speaker is limited to three minutes. For submission and reading of public comments into the record see above-referenced notice. In compliance with the Americans Disabilities Act, if you need special assi stance to participate in this meeting, please contact the City Clerk's Department at 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] 2 CONSENT CALENDAR 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. 1. Action Minutes RECOMMENDATION: Approve the Action Minutes of October 14, 2019 BOARD BUSINESS 2. Elect 2020 Chairperson and Vice Chairperson 3. Proposed Text Additions to the Old Town Specific Plan RECOMMENDATION: Review, provide comments, and recommend adoption of the proposed Old Town Specific Plan Amendment to the Planning Commission and City Council. Staff: Stuart Fisk, Principal Planner DIRECTOR OF PUBLIC WORKS REPORT BOARD MEMBER REPORT DIRECTOR OF COMMUNITY DEVELOPMENT REPORT CODE ENFORCEMENT REPORT ADJOURNMENT The next regular meeting of the Old Town Local Review Board will be held on Monday, May 11, 2020, at 9:00 a.m., located in the Great Oak Conference Room, City Hall, 41000 Main Street, Temecula, CA 92590 NOTICE TO THE PUBLIC Due to the closure of City Hall, the library and other city facilities due to the COVID-19 pandemic, the full agenda packet (Including staff reports and any supplemental material available after the original posting of the agenda), will only be available for viewing on the City’s website at https://temeculaca.legistar.com/Calendar.aspx at least 72 hours prior to meeting. If you have questions regarding an item on the agenda, please contact the Community Development Department at (951) 694-6400. ITEM 1 MEETING ACTION MINUTES OLD TOWN TEMECULA LOCAL REVIEW BOARD GREAT OAK CONFERENCE ROOM 41000 MAIN STREET TEMECULA, CALIFORNIA October 14, 2019 – 9:00 a.m. ********* CALL TO ORDER Chairperson Blair called the meeting to order at 9:01 a.m. ROLL CALL: Board Members: Brown, Jackson, Moore, Puma and Chairperson Blair PUBLIC COMMENTS There were no public comments. CONSENT CALENDAR 1 Action Minutes RECOMMENDATION 1.1 Approve the Action Minutes of August 12, 2019 APPROVED 5-0; MOTION BY BOARD MEMBER PUMA, SECOND BY BOARD CHAIRPERSON BLAIR; AYE VOTES BY BOARD MEMBERS JACKSON, MOORE, PUMA, BROWN AND BLAIR BOARD BUSINESS 2 Long Range Application No. LR17-1502, Update to the 2010 Old Town Parking Management Plan APPROVED TO CONTINUE THE PARKING STUDY 5-0; MOTION BY BOARD MEMBER PUMA, SECOND BY CHAIRPERSON BLAIR; AYE VOTES BY BOARD MEMBERS BLAIR, BROWN, JACKSON, MOORE AND PUMA Staff: Eric Jones, Associate Planner BOARD MEMBER REPORT DIRECTOR OF COMMUNITY DEVELOPMENT REPORT Old Town Local Review Board Action Minutes October 14, 2019 Page 2 ADJOURNMENT In observance of Veterans Day, the next regular meeting of the Old Town Local Review Board scheduled for Monday, November 11, 2019 will be cancelled. The next regular meeting of the Old Town Local Review Board will be held on Monday, December 9, 2019, at 9:00 a.m., located in the Great Oak Conference Room, City Hall, 41000 Main Street, Temecula, CA 92590 The meeting adjourned at 10:46 a.m. _________________________________ _______________________________ Albert Blair Luke Watson Chairperson, Old Town Local Review Board Director of Community Development ITEM 2 ELECT CHAIRPERSON AND VICE CHAIRPERSON ITEM 3 STAFF REPORT – PLANNING CITY OF TEMECULA OLD TOWN LOCAL REVIEW BOARD April 20, 2020 PLANNING APPLICATION NO. LR20-0209 Prepared by: Stuart Fisk, Principal Planner APPLICATION INFORMATION: APPLICANT: City of Temecula PROPOSAL: A Specific Plan Amendment to allow four-story hotels in the Downtown Core district and to add language to the Specific Plan to clarify the intended use of a Minor Exception for building height. 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: Uptown Temecula Specific Plan (SP-14), Light Industrial (LI), and Service Commercial (SC) South: Service Commercial (SC), High Density Residential (H), and Open Space-Conservation (OS-C) East: Rancho Highlands Specific Plan (SP-2) West: Altair Specific Plan (SP-15), Service Commercial (SC), and Professional Office (PO) GENERAL PLAN DESIGNATION: North: Specific Plan Implementation (SPI), Service Commercial (SC), and Industrial Park (IP) South: Service Commercial (SC), High Density Residential (H), and Open Space (OS) East: Low-Medium Density Residential (LM), High Density Residential (H), Highway Tourist (HT), and Open Space (OS) West: Specific Plan Implementation (SPI), Service Commercial (SC), Professional Office (PO), 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 BACKGROUND In May, 2010, the City Council adopted a comprehensive amendment to the Old Town Specific Plan (OTSP). The primary purpose of the Specific Plan Amendment was to incorporate form- based code principles into the Specific Plan to more clearly define development regulations, to better facilitate pedestrian friendly development through building placement and streetscapes, and to encourage mixed-use development within Old Town. The Specific Plan Amendment was intended to achieve these goals through changes to site planning standards and guidelines, streetscape standards and guidelines, land use district locations and titles, architectural standards and guidelines, parking lot guidelines, public art guidelines, paving material guidelines, outdoor dining/sidewalk furniture guidelines, sign regulations and guidelines, alley guidelines, and landscape guidelines within the Specific Plan. The approved Specific Plan (Section IV.B.2.a) allows four story building in the Downtown Core district, but requires four story buildings to provide at least one floor of residential or one floor of office use with parking. The Specific Plan does not currently allow four story hotels. ANALYSIS Since adoption of the 2010 Specific Plan Amendment, staff has heard from multiple hotel developers that the ability to construct four story hotels in the Downtown Core is necessary for new hotels to be economically feasible. Staff has reached out to Keyser Marston Associates (KMA), who prepared the market study that guided development of the 2010 Specific Plan Amendment, and received information validating assertions relating to the economic feasibility of three story versus four story hotels in the Downtown Core. It should also be noted that no three story hotels have been built in the Downtown Core district since the 2010 Specific Plan Amendment was adopted. Considering the intent of the current Specific Plan requirement that four story buildings located within the Downtown Core district provide at least one floor of residential or one floor of office use with parking, the primary goal was to provide an incentive for the development of residential units in Old Town by allowing a fourth floor. With more residents located within Old Town, it was anticipated that those residents would help support the businesses located in Old Town. During the development of the 2010 Specific Plan Amendment, property owners seeking the ability to construct four story buildings that did not include residential units negotiated the provision for four story buildings that include one floor of office use with parking. While residents living in Old Town may help support the businesses located in Old Town by occasionally shopping or dining in Old Town, it is likely that hotel rooms in Old Town would provide even greater support to Old Town’s businesses anticipating that the hotel patrons would frequently shop and dine in Old Town. To allow four story hotels in the Downtown Core district, the proposed Old Town Specific Plan Amendment would modify the requirements in the Specific Plan for multi-story buildings within the Downtown Core district. As stated above, the current Specific Plan (Section IV.B.2.a) requires four story buildings to provide at least one floor of residential or one floor of office use with parking. The Downtown Core Hotel Overlay Zone, located within the Downtown Core zoning designation, allows up to eight stories and does not require residential or office to be included in hotels. The existing OTSP allows for up to 499 hotel rooms within the Downtown Core and Residential/Limited Mixed-Use Districts, based on a market study that supported the 2010 Specific Plan Amendment and Program EIR. Of those 499 allowable hotel rooms, 343 hotel rooms have already either been constructed or approved, leaving a balance of 156 hotel rooms analyzed in the 2010 Program EIR. Projects that exceed 499 total hotel rooms will be required to prepare additional CEQA documentation. In addition, to clarify the intended use of a Minor Exception for building height, the proposed Old Town Specific Plan Amendment would add footnotes to Table IV-8 (Allowable Building Types and Height in the Downtown Core and Downtown Core/Hotel Overlay District), Table IV-17 (Allowable Building Types and Building Height in the Residential/Limited Mixed-Use District), and Table IV-28 (Allowable Building Types and Building Heights in the Neighborhood Residential District) of the Specific Plan to state that “Section 17.03.060 of the Temecula Municipal Code, which provides criteria for Minor Exceptions to development regulations, may be utilized for building height in Old Town for the purpose of providing architectural elements to a portion (or portions) of a building to add roofline variation or to otherwise enhance the aesthetics of the building consistent with its architectural style. A Minor Exception is not intended to be utilized to add overall height to the base roof line of the building or to add extra floor to ceiling height of any one or more stories.” RECOMMENDATION Staff is requesting that the Old Town Local Review Board review, provide comments, and recommend adoption of the proposed Old Town Specific Plan Amendment to the Planning Commission and City Council. ATTACHMENTS Proposed Text Additions to the Old Town Specific Plan City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS 2. Old Town Zoning Districts a. Downtown Core (DTC) The Downtown Core district is intended to provide for uses that support pedestrian oriented and mixed-use development. The Downtown Core Zoning district is defined by multi-story urban buildings of up to four stories (when at least one floor of residential is provided,; or when at least one floor of office (with parking) is provided; or when four floors of hotel are provided). The Downtown Core is intended to accommodate a variety of land uses that will create a vibrant public realm. Uses include, but are not limited to art galleries, museums, restaurants, entertainment oriented uses, small scale boutique retailers such as gift, specialty food, and antique shops and similar retail uses, offices and service oriented uses. Residential development at 40 to 70 dwelling units per acre and mixed-use developments are also anticipated within this district. Service and office uses are restricted to the second floor and higher for parcels along Old Town Front Street and Main Street. Residential uses are permitted in the Downtown Core Zoning district, but are also restricted to the second floor and higher for parcels along Old Town Front Street and Main Street. All four story buildings in the Downtown Core district must contain at least one floor restricted to residential use; or one floor of office with on-site parking; or four floors of hotel uses. b. Downtown Core/Hotel Overlay (DTC/HO) The Downtown Core/Hotel Overlay district is intended to encourage the development of a hotel with conference facilities, restaurant and other guest services. The Downtown Core/Hotel Overlay district permits a full service hotel with conference facilities, restaurant and other guest services, to be constructed at a greater building height than other buildings (up to eight stories) in the underlying Downtown Core district. This will provide adequate visitor accommodations for Old Town and the surrounding area. c. Residential/Limited Mixed-Use (R/LMU) The Residential/Limited Mixed-Use district is intended to provide for attached residential at 20 to 70 dwelling units per acre, or mixed-use development to accommodate a variety of attached housing types with some opportunities for ground floor retail and restaurant uses. Office uses are also permitted and may be located on the first or second floor. When a building in this zone is proposed to be a fully residential use the residential units may be located on the first floor. The construction of a neighborhood market is also anticipated in this district to support the surrounding residential uses in this area. d. Neighborhood Residential (NR) The Neighborhood Residential district is intended to provide for attached and detached three-story residential development at a density of 20 to 35 dwelling units per acre. Typical housing types include detached single family, multi-family, duplexes, triplexes, condominiums, and apartments. Commercial uses proposed as a part of a live/work project are limited to the first floor only. e. Civic District (CV) The Civic district is intended to provide for public and quasi-public uses such as parks, City offices, and government buildings, police/fire stations, senior citizen centers, community centers and other community assembly uses, public museums, libraries, public art displays and similar facilities. Due to the unique nature of buildings and uses located within the Civic district strict application of the development standards do not apply. f. Open Space District (OS) The Open Space district includes both public and private areas of permanent open space along the floodways of Murrieta Creek. The Open Space district is intended to provide for the preservation of biological and cultural resources, and to protect the public from flood hazards. The future Murrieta Creek Restoration Project and Trail is anticipated to be located within the Open Space district. No other development will occur in this zone. C. LAND USE REGULATIONS The land uses in the Old Town Specific Plan area are regulated by district in order to achieve the mixed-use character envisioned for the area. Each zone establishes the land uses that are permitted, conditionally permitted or not permitted in the zone. Table IV-1, Land Use Matrix, outlines the allowable land uses by zone. The land use regulations, combined with the regulating plan for each zone, are intended to implement the goals, policies and objectives of this Specific Plan and accomplish the vision for Old Town. If a land use is not listed in the land use matrix a land use determination shall be made by the Planning Commission. The Civic district (CV) is exempt from the development standards and not included in the land use matrix. The Open Space (OS) zone is not included in the land use matrix because there will be no development within this district expect for what is constructed as part of the Murrieta Creek Trail project. IV-10 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS Except hotel operations, business activities within the Residential/Limited Mixed-Use and Neighborhood Residential during the hours of 12:00 a.m. and 5:00 a.m. shall require a Conditional Use Permit. Any use not explicitly stated above shall require a use determination by the Planning Commission. P Use is permitted by right C Use is permitted with a Conditional Use Permit - Use is not permitted 1. Use is limited to ground floor only. 2. These uses are limited to either the second floor (or higher) or to locations that do not front upon or open directly onto either Old Town Front Street or Main Street. 3. This use is limited to locations that front Moreno Road. Full service hotel uses with food service and conference facilities at heights greater than three stories but limited to eight stories may be considered under a Conditional Use Permit. Subject to the Supplemental Standards for hotels over 3 stories. 4. Full service hotel uses with food service and conference facilities in the Downtown Core -Hotel Overlay (DTC/HO) are allowed eight stories. Subject to the Supplemental Standard and Special Use Standards in Section IV.G of this chapter, for hotels over threefour stories. 5. Outdoor entertainment is not permitted in Old Town. City sponsored signature events and/or events when the City is the applicant are exempt. Outdoor live entertainment may be considered for private businesses in Old Town with a Temporary Use Permit as appropriately conditioned, limited to one event per quarter. 6. Ground floor residential not permitted in the Downtown Core area along Old Town Front Street and Main Street. 7. Shall include a store front tasting room. Premises with or without the product sale for off-site consumption is limited to a Department of Alcoholic Beverage Control License Type 02 (Winery/Winegrower). 8. Premises with or without the product sale for off-site consumption is limited to the Department of Alcoholic Beverage Control License Type 02 (Winery/Winegrower). 9. Outdoor Dining or Sidewalk Cafes are permitted in conjunction with a restaurant subject to the review and approval of a Minor Modification or as approved with a Development Plan application. 10. Premises with or without the product sale for off-site consumption applying for any Department of Alcoholic Beverage Control License type other than a Type 02 (Winery/Winegrower). 11. Subject to Chapter 17.10 Supplemental Development Standards of the Development Code. 12. This use is permitted on either the ground floor or second floor. IV-12 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT vi. Allowable Building Types and Building Height The table below outlines the allowable building types and building heights in the Downtown Core and Downtown Core/Hotel Overlay district. Additional standards related to Building Types are addressed in Section E of this chapter and shall be applied to all projects in the Downtown Core and Downtown Core/Hotel Overlay district. Sections V.B and V.C of the Design Guidelines Chapter, also discuss basic building forms and the architectural character that is required to reflect the historical context of Old Town Temecula and shall be applied to all building constructed in the Downtown Core and Downtown Core/Hotel Overlay district. The Design Guidelines contained in Chapter V shall be used in concert with the urban standards contained in this chapter. Table IV-8: Allowable Building Types and Building Height in the Downtown Core and Downtown Core/Hotel Overlay District Building Type1 Permitted Not Permitted Allowable Building Height (max. feet/ stories)2, 3, 4 Rowhouse X 50 feet maximum height in 4 stories Courtyard Building X 50 feet maximum height in 3 stories; but up to 50 feet in four stories allowed when at least one level is residential, or; when one level is office and parking is provided; or when four floors of hotel are provided. Commercial Block X 50 feet maximum height in 3 stories; but up to 50 feet in four stories when at least one level is residential, or; when one level is office and parking is provided; or when four floors of hotel are provided. Detached House X N/A Duplex, Tri-plex, Quad- plex X N/A Bungalow Courtyard X N/A 1 Building Type and Building Frontage Standards shall be applied as required in Section E and F of this chapter. 2 Allowable Building Height in the Hotel Overlay is eight stories equivalent to no more than 100 feet to allow by right a full service boutique hotel with food service and conference facilities. 3 Buildings adjacent to a designated historic structure that share a street frontage shall not be constructed more than one story or 25 feet higher than the historic structure, in the adjacent 25 feet of frontage. 4 Section 17.03.060 of the Temecula Municipal Code, which provides criteria for Minor Exceptions to development regulations, may be utilized for building height in Old Town for the purpose of providing architectural elements to a portion (or portions) of a building to add roofline variation or to otherwise enhance the aesthetics of the building consistent with its architectural style. A Minor Exception is not intended to be utilized to add overall height to the base roof line of the building or to add extra floor to ceiling height of any one or more stories. IV-20 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT vi. Allowable Building Types and Building Heights The table at right outlines the allowable building types and building heights in the Residential/Limited Mixed- Use district. Additional standards related to building types are addressed in Section IV.E of this chapter and shall be applied to all projects in the Residential/Limited Mixed-Use district. Section V.B and V.C of the Design Guidelines, also discuss basic building forms and the character required to reflect the historical context of Old Town Temecula and shall be applied to all buildings constructed in the Residential/Limited Mixed-Use district. The Design Guidelines contained in Chapter V shall be used in concert with the urban standards contained in this chapter. Table IV-17: Allowable Building Types and Building Height in the Residential/Limited Mixed-Use District Building Type1 Permitted Not Permitted Allowable Building Height (max. feet/stories) 2,3, 4 Rowhouse X 40 feet maximum height in three stories. Courtyard Building X 40 feet maximum height in three stories, or up to three stories in 50 feet when a mixed-use building includes at least one floor of residential or when one level is office and parking is provided. Commercial Block X 40 feet maximum height in three stories, or up to three stories in 50 feet when a mixed-use building includes at least one floor of residential or when one level is office and parking is provided. Bungalow Courtyard X 40 feet maximum height in three stories. Duplex, Triplex, Quad- plex X 40 feet maximum height in three stories. Detached House X N/A 1 Building Type Standards shall be applied as required in Section E of this Chapter. 2 Buildings adjacent to a designated historic structure that share a street frontage shall not be constructed more than one story or 25 feet higher than the historic structure in the adjacent 25 feet of frontage. 3 Roof pitches shall not be counted toward the maximum height limit for the zone. 4 Section 17.03.060 of the Temecula Municipal Code, which provides criteria for Minor Exceptions to development regulations, may be utilized for building height in Old Town for the purpose of providing architectural elements to a portion (or portions) of a building to add roofline variation or to otherwise enhance the aesthetics of the building consistent with its architectural style. A Minor Exception is not intended to be utilized to add overall height to the base roof line of the building or to add extra floor to ceiling height of any one or more stories. IV-35 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT vi. Allowable Building Types and Building Heights Table IV-28 below outlines the allowable frontage types and building heights in the Neighborhood Residential District. Additional standards related to building types are addressed in Section IV-E of this chapter and shall be applied to all projects in the Neighborhood Residential District. The Design Guidelines contained in Chapter V Sections B and C also discuss basic building forms and the character required to reflect the historical context of Old Town Temecula and shall be applied to all buildings constructed in the Neighborhood Residential District. The Design Guidelines contained in Chapter V shall be used in concert with the urban standards contained in this. Table IV-28: Allowable Building Types and Building Heights in the Neighborhood Residential District Building Type1 Permitted Not Permitted Allowable Building Height (max. feet/stories) 2, 3, 4 Rowhouse X 50 feet maximum height in three stories. Courtyard Building X 50 feet maximum height in three stories. Bungalow Courtyard X 50 feet maximum height in three stories. Duplex, Triplex, Quadplex X 50 feet maximum height in three stories. Detached House X 50 feet maximum height in three stories. Commercial Block X N/A 1 Building Type Standards shall be applied as required in Section E of this chapter. 2 Buildings adjacent to a designated historic structure that share a street frontage shall not be constructed more than one story or 25 feet higher than the historic structure in the adjacent 25 feet of frontage. 3 Roof pitches shall not be counted toward the maximum height limit for the zone. 4 Section 17.03.060 of the Temecula Municipal Code, which provides criteria for Minor Exceptions to development regulations, may be utilized for building height in Old Town for the purpose of providing architectural elements to a portion (or portions) of a building to add roofline variation or to otherwise enhance the aesthetics of the building consistent with its architectural style. A Minor Exception is not intended to be utilized to add overall height to the base roof line of the building or to add extra floor to ceiling height of any one or more stories. IV-53