Loading...
HomeMy WebLinkAboutAgenda Item No. 1CITY OF 0 LADE 5,9 LSIIYOTZE AED~Cy OPMENT REPORT TO CITY COUNCIL TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL, PLANNING COMMISSION & PUBLIC SAFETY ADVISORY COMMISSION FROM: ROBERT A. BRADY CITY MANAGER DATE: MAY 6, 2009 SUBJECT: JOINT DOWNTOWN MASTER PLAN STUDY SESSION Background Based on public input received in association with both the Civic Center Competition and the General Plan Update process, it became evident that a comprehensive study and plan were needed for the overall Downtown Lake Elsinore area. The City's Redevelopment Agency subsequently authorized City Planning Division staff to submit a request for proposal from qualified private consulting firms to prepare a land use plan and associated development standards for a defined downtown study area. The area is generally located south of Interstate 15 and north of the lakefront between Riley Street and Chestnut Street. After reviewing numerous proposals and conducting several interviews, Planning Division staff selected the nationwide architectural and planning firm of Cooper Carry based on their highly qualified team members and impressive resume of previously completed projects around the country including the Southern California area. City staff and the Cooper Carry design team, along with their various sub- consultants commenced working on the Downtown Master Plan project in November 2008. The team's initial task was to become familiar with previously drafted documents having any and all association with the downtown Lake Elsinore area- Once the team had completed their review of the various background documents, they then undertook a field reconnaissance inspection of the entire study area in order to experience the existing conditions and identify the various types of constraints and opportunities. The team then prepared to obtain input from City residents, downtown merchants and property owners. Thursday December 4 and Friday December 5, 2008 - Representatives from the economic sub-consultant firm of Economic & Planning Systems conducted a Downtown Master Plan Joint Study Session May 6, 2009 Page 2 of 7 series of interviews at the City Cultural Center with various downtown stakeholder groups including merchants, local developers and realtors to ascertain existing economic conditions within the downtown area and the City as a whole. Saturday Morning December 6, 2008 - The first interactive public workshop was conducted at the City Cultural Center. Notice of the workshop was provided to property owners within the study area, the Downtown Merchants Association and the City's General Plan Update contact list. In addition, the workshop was advertised in local papers and the City Events Channel. The purpose of the workshop was to identify the various needs and perceptions associated with the downtown master plan study area. Moreover, clear goals needed to be formulated in order to achieve a viable, livable and memorable downtown area. A mock downtown street was created and workshop participants were asked to play the "Main Street Game". Participants gathered at the theoretical town square and responded to issues that arose from previous General Plan Update and Civic Center Competition input. Some of the main points garnered from the participant's responses included the following: o Need for large public area at the lake front. o Need for a strong downtown connection to the lake. o Need to improve actual or perceived safety issues downtown. o Need to create a civic center in the downtown area. o Need to "reuse" old buildings downtown. Workshop participants were then asked to visit six different mock storefronts along the main street to provide additional input. Each storefront represented a different topic that was the focus of discussion. Topics included architectural character, civic uses, commercial uses, residential uses, waterfront uses and the public realm. The most common "investments" identified at each storefront were then placed on a game board. Participants were then given several phony ten dollar bills and asked to place the bills on their preferred potential investments. The top five investments which accumulated the most money included the following: Pier • Downtown Street Improvements • City to Publicly Purchase Land • Lake Boardwalk ■ City Hall The design team then compiled all the information gathered from their document review and field research along with the various interviews and workshop input and commenced drafting a conceptual land use plan for the downtown study Downtown Master Plan Joint Study Session May 6, 2009 Page 3 of 7 area. Once the land use plan began to take shape, the team's economic sub- consultants commenced drafting a market study for the downtown area so as to ensure that the envisioned land use plan was economically viable based on future anticipated market conditions. Thursday Evening January 29, 2009 - The second interactive public workshop was conducted at the City Cultural Center. The workshop was advertised again utilizing the same procedures as the first workshop. The main purpose of the workshop was to unveil the conceptual land use plan to the workshop participants and to receive additional input on topics that needed further clarification after the first workshop. Conceptual land Use Plan The main concept of the conceptual land use plan is to reconnect the existing downtown area with the lakefront to the south. The concept would be achieved by realigning and extending Main Street directly to the water. Moreover, Lakeshore Drive would be extended west across the existing drainage channel. Given the length of Main Street between the 1-15 freeway and the lake, and the public's propensity to walk a limited distance, the design team has created five distinct districts that can be walked in five minutes time. The districts include the following: Gateway District - This area is composed of the block between Flint Street and I- 15. The district would consist primarily of office buildings up to six stories tall. Limited retail space would also be provided to serve the offices. A hotel may also be constructed to serve the adjacent businesses as well as travelers along 1-15. Garden District - Just south of the Gateway District, the Garden District envisions primarily residential uses allowing residents to live and shop downtown. The Main Street frontage is planned to consist of multi-family housing which appear to be large historic single-family residences with gardens abutting the roadway. Small retail or office uses could be established on the ground floor of the .residential buildings. A mix of townhouses and row houses will fill the remainder of the block faces along with the inclusion of public gardens and fruit bearing trees- Cultural District - Just north of the Historic District, the conceptual land use plan recommends diverting Main Street around a traffic circle containing a new public library and museum, and the historic Armory building creating a unique environment. The Cultural District also anticipates a potential future performing arts center, which would be supplemented by mixed-use retail and residential uses. Historic District - The heart of downtown Lake Elsinore comprises the three block stretch of Main Street spanning from Heald Avenue to Prospect Street. The Downtown Master Plan Joint Study Session May 6, 2009 Page 4 of 7 primary intent of the Historic District is to preserve the architectural facades of the buildings while allowing for the upgrading of the buildings with a mixture of uses at both infill and above existing retail stores enabling the area to serve as the City's downtown commercial core long into the future. Waterfront District - The conceptual land use plan saves the best for last with significant new investment by the waterfront. Improvements include a City Hall and Council Chamber, other governmental offices, an upgraded city park, retail space, restaurants, hotel and mixed use development with residential above retail. In addition, the plan envisions an upscale resort hotel adjacent to a new pier on the lake side of Lakeshore Drive. A large waterfront park is also anticipated which will feature a variety of active uses and programmed space. Main Street would terminate on a new pier which would feature a large Ferris wheel ride, shops and a restaurant, as well as stands for temporary uses such as a farmers market and other ongoing events. Each of the five proposed districts would have its own specific theme and feel regarding architectural styles, signage and streetscapes. A series of public open spaces with public art would be established throughout the various districts. In addition, several shared public parking structures would be constructed throughout the downtown area so as to serve the parking needs of the general public. Downtown Master Plan Market Study Subsequent to the drafting of the Conceptual Land Use Plan, the economic sub- consultants completed the "Revised Draft Lake Elsinore Downtown Market Study" (See Attachment No. 2). The study examined the market potential for residential, retail, office and hotel development within the study area. The study estimates the following potential real estate absorption rates: Land Use Demand Throu h 2013 Demand Through 2035 Residential 120-200 Units 790-1,470 Units Retail 9,000-13,000 S uare Feet 63,000-95,000 S uare Feet ' Office 12,000 Square Feet 80,000 Square Feet Hotel 40-80 Rooms 150-300 Rooms The absorption rates listed above are based on the following projections and trends: Socioeconomic Assessment The City is estimated to grow at a faster pace (2.5 percent annually) nearly doubling its current population by 2035 with a total population of over 90,000 residents. Downtown Master Plan Joint Study Session May 6, 2009 Page 5 of 7 If the Downtown Master Plan market area grows at its historical growth rate, there is potential to add as many as 4,800 residents to the downtown area by 2035. • The. City is projected to add over 6,000 new jobs in the next thirty years which results in 19,000 total jobs by 2035. The downtown market area may absorb as many as 570 of these new jobs. Substantial population and employment growth projections suggest continued demand for residential, retail, office and hotel uses in the downtown area once the current economic recession lifts. Housing Market Single-family and multi-family housing prices within the City are the most affordable in the region. These low prices should continue to be attractive to potential residents and private developers who want to participate in the redevelopment of downtown. Downtown is projected to absorb approximately 120 to 200 units by 2013 and 790 to 1,470 residential units by 2035 representing an average annual absorption rate of 30-55 units. The proposed alignment of residential uses with nearby retail and the proximity of new housing nodes to recreational and civic uses will be attractive to potential downtown residents. Moreover, the development of residential uses should be timed with the development of nearby recreational and civic uses and streetscape improvements to maximize the buyer's vision of downtown. Retail Market Within the Downtown Master Plan boundary, the Historic District features solid elements for a thriving downtown' including a pedestrian friendly urban design aesthetic and unique charm as an authentic "Main Street'. These elements should be capitalized upon so as to enhance the retail market downtown. The proposed connectivity between the Historic District and other proposed downtown districts, lakefront and other nearby amenities such as the baseball stadium all serve to assist with the enhancement of retail activity downtown. Existing food stores and drinking establishments downtown might be capitalized upon by adding similar food related tenants creating a niche for quality dining options that attract additional local and regional demand. Downtown Master Plan Joint Study Session May 6, 2009 Page 6 of 7 Office Market • While demand for office space in the region is currently low, it is expected to grow in the future based on projected population and labor force increases. • Office space downtown is most likely to be demanded by locally serving businesses. i.e. smaller companies in multiple tenant spaces. Hotel Market ■ Hotel development in the region may not be feasible for the next several years given the current economic downturn. • Once the economy does improve, the greatest opportunity for hotel development regionally is in the upscale hotel market. • In order to compete for an upscale hotel in the downtown area, the City should address existing perceptions of crime and poverty along with limited recreational and retail amenities. The proposed Downtown Master Plan serves to address these issues and if implemented, should create the environment for an upscale hotel development. • The proposed waterfront district is the ideal location for a future upscale hotel development. General Plan and Downtown Master Plan Consistencv The proposed creation of five separate land use districts within the Downtown Master Plan study area serves as a shift away from retail/commercial zoning dominating the entire Main Street corridor from 1-15 to the lakefront as previously proposed in association with the City's General Plan Update. On February 10, 2009, staff presented the City Council with various land use designation revisions needed for the Historic District General Plan Update Draft Land Use Alternative 1. Revisions include the creation of two new general plan land use designations as well as various modifications to other existing designations (See Attachment No. 4). The revisions would ensure consistency between the City's Updated General Plan and the Downtown Master Plan. City Council directed staff to proceed with the preparation of the revisions and to analyze the revisions in the Draft Environmental Impact Report for the General Plan Update. Next Steps in the Process The consultant team has completed a draft Vision Master Plan book (See Attachment No. 1). The book serves to summarize the public input process, Downtown Master Plan Joint Study Session May 6, 2009 Page 7 of 7 presents the comprehensive master plan, demonstrates associated streetscapes and sections and outlines an implementation strategy for the plan. The team is also in the process of drafting a Form Based Code, also called the "downtowncode", which serves as the development standards for each of the five specific districts within the downtown master plan area (See Attachment No. 3 for a summary of the Code and its Table of Contents). Once completed, the Downtown Code will be reviewed and commented on by affected City Departments and outside agencies. After the comments have been addressed by the consultants, the entire Downtown Master Plan package will be brought before both the Planning Commission and City Council for consideration at public hearings. Final documents will be brought before both bodies once the General Plan Update has been adopted and the associated environmental analysis has been certified. Attachments 1. Draft Vision Master Plan Book 2. Lake Elsinore Downtown Master Plan Revised Draft Market Study dated March 19, 2009 3. Downtown Code Summary 4. Proposed Historic District Land Use Plan Revised Alternative i