Temecula planning commission reviews draft land-use study, weighs Southtown, Innovation Corridor and site changes

The Temecula Planning Commission on Wednesday reviewed a draft land-use study that outlines four strategic study areas and eight site-specific changes as part of a two-year comprehensive general plan update.

Amanda Tropeano, a principal at De Novo Planning Group, told the commission the outreach phase included in-person open houses, a citywide mailing to roughly 40,000 addresses and an online survey that drew nearly 1,000 responses. The update is intended to reflect the Quality of Life Master Plan values and guide city policy and an eventual environmental impact review.

Tropeano said the draft emphasizes targeted, place-based reinvestment rather than broad citywide changes. The consultant proposed three mixed-use overlay tools ("mixed-use edge," "mixed-use neighborhood" and "mixed-use core") and introduced a planning tool labeled "very high density residential" (defined in the presentation as 21 to 32 dwelling units per acre) that is not yet mapped to any parcels.

The presentation highlighted four study areas: Southtown (an arts- and commerce-focused extension of Old Town), an Innovation Corridor along Overland Drive intended to strengthen employer amenities and attract higher-wage jobs, Town Center/Tower Plaza with pedestrian and aesthetic upgrades, and a "Commerce-to-College" corridor linking the Promenade mall to Mt. San Jacinto College (MSJC).

Tropeano recommended designating Southtown for specific-plan implementation and applying a mixed-use neighborhood overlay to guide cohesive redevelopment. For the Innovation Corridor, staff recommended an overlay to provide policy direction while making no immediate land-use changes. In Commerce-to-College the consultant proposed protecting a stretch of creek as permanent open space and exploring workforce or student housing proximate to MSJC.

The consultant also reviewed eight site-specific proposals (labeled A through H). Highlights in the presentation include: - Site A ("Diaz site"): a city-owned parcel discussed for redesignation to industrial and eventual sale to help fund affordable housing; staff noted the parcel currently has a project development overlay (PDO) that would need review. - Site B (Solana Way split-zone): owned by the same interests as ABC Preschool; the owner requested changing part of the split lot from professional office to high-density residential and staff said they would be supportive given surrounding zoning. - Site D: an approximately 20-acre vacant lot north of Target proposed to change from community commercial to service commercial to allow auto dealerships without a conditional use permit. - Site F (Boys & Girls Club): proposed expansion of the public institutional facilities zone to facilitate amenities such as a gym. - Site G: a city-owned ~7-acre parcel at Santiago and Ninez proposed to change from very-low-density residential to open space for potential equestrian or park use.

Director Matt Peters and staff brought forward four additional areas for further consideration, including the Diaz basin and a 30-acre city parcel that the subcommittee discussed as a potential recreational complex site (including conceptual parking connections), Los Ranchitos parcels (including a Temecula Parkway frontage site), and a proposed "equestrian sphere of influence" east of the city limits to preserve connectivity to the county.

Commissioners asked detailed technical and process questions. Commissioner Fernando Solis sought clarity on existing tenants and business-owner outreach in Southtown and how Overland Drive would tie into the Innovation Corridor. Tropeano said traffic and circulation analyses will follow the current policy-direction phase and that staff will prepare technical studies (including a traffic impact assessment) as part of the draft general plan process.

Public comment included a lengthy statement from Dennis Fitz urging the city to revisit zoning in the Nicholas Valley, arguing prior planning left large undeveloped lots on dirt roads and recommending consideration of higher-density (one-acre or similar) lot options now that road and drainage improvements have been made. John Mayer, speaking for Melinda Margiotta, asked the commission to support the owner's request for Site B. Ken Howard, a contractor, urged the city to ensure public spaces have high-quality internet to foster remote and AI-enabled work.

Commissioners generally praised the presentation while raising practical concerns about sidewalk widths, walkability in Temecula's car-oriented environment, retail leakage to neighboring jurisdictions, and the potential for gentrification as walkable areas are promoted. Absent commissioners' written comments (read into the record) emphasized limiting residential heights in certain study areas to two to three stories and resisting residential uses in the Innovation Corridor where appropriate.

Next procedural steps are to incorporate Planning Commission feedback into a proposed land-use map and present the ideas, with staff recommendations, to the City Council on May 26. Staff said they will reach out directly to property owners affected by study-area concepts and will publish exhibits and notices associated with the EIR and future hearings.

No formal motions or votes were taken at the meeting; the commission provided advisory feedback for staff and the consultant to carry forward.