Old growth problems continue to haunt Old Town Temecula

By: NICOLE SACK - Staff Writer | Tuesday, August 21, 2007 12:04 AM PDT ∞

TEMECULA -- Carlos Palma was digging through boxes of his father's things when he found various documents that he brought to share with participants at a meeting in Old Town on Monday evening.

Palma, who has operated the Palomar Hotel in Old Town for the last 17 years, had with him something eerily timely and significant to read to the 70 community members who attended the second of five meetings on how Old Town will be developed.

From an envelope, Palma pulled out a stapled, yellowed manuscript on which the cover read: Temecula Town Interim Concept Report, Aug. 24, 1966.

Palma read to the group from the report compiled by Van Arsdale France Associates:

"Other towns in the area have grown in population and commerce, but in most instances this has been at the cost of losing their individual personalities. This report proposes a concept for Temecula Town. Hopefully, this will lead to a final plan which will receive the acceptance of the present Temecula citizens to create a happy vibrant community which will command international attention and respect."

Palma paused for roaring laughter from the audience at City Hall who sensed the irony. Then came a shout, "And we're still waiting for it."

While Temecula now has 98,000 residents, the issue of "how to grow" remains. Just as a consultant was picked to help steer the city 41 years ago, the Temecula of today has hired outside help to create a road map of the future.

Frank Miller of Inland Planning and Design Inc. was hired by the city in May for $75,200 and is heading the specific plan review for Old Town. He spent nearly 40 minutes presenting various urban designs for the historical district located along the grid of streets running from Sixth Street south to First Street on the west side of Interstate 15.

Miller presented the idea of mid-block parking, which are public parking areas placed in the center of a city block and surrounded by buildings. The design allows for storefronts to line the sidewalks, which he said promotes pedestrian traffic. He said the benefit of that type of design is it will disperse parking areas throughout Old Town, but the downside is it chews up land that could be used as building footage.

Ron Minsberg, owner of All Valley Coin and Jewelry near Old Town Front and Fifth streets, was one of the two dozen public speakers who responded to the consultant. He said he did not see how the mid-block parking would work.

"Who is going to give up their retail space for that?" Minsberg said. "We're selfish businessmen; we want to stay in business. It looks like the city is trying to get rid of all the old stores, but that is what makes Old Town."

Miller also presented the idea of a "river promenade" that could be located in between Second and Fourth streets, facing Murrieta Creek. Miller said there is a strong possibility that Old Town should have buildings facing the creek, which could be desirable residential, retail or commercial space. Possible changes to street alignment were also introduced. One suggestion was to loop the south end of Mercedes Street into First Street.

"These elements will be used to design guidelines. Those guidelines will be used to create Old Town scenarios, which will be presented to the community at a later workshop meeting," Miller said.

Bob Gibbs, who has worked as a retail consultant for Walt Disney Co. and Forest City Enterprises, which owns The Promenade mall, spoke to the audience about how an improved design plan could improve the retail district of Old Town.

He called Temecula a "rarity" as it embodies a charm that attracts tourists. He said having a historical district can be a double-edged sword as stringent building codes can be restrictive and maddening, but those same restrictions also preserve the rustic look that boosts the popularity of such a district and bolsters sales there.

But Gibbs noted that Old Town is greatly underserved when it comes to the number of restaurants, especially those that serve liquor. It is also lacks retail businesses such as home furnishings and shoe stores.

"I'm not here to tell you what you should be (doing), but what might happen," Gibbs said. "I'm not trying to turn you into a mall. That would be wrong."

While the residents and business owners continued to share their thoughts on Old Town for about two hours, one recurring theme kept coming up: Why does it have to change?

"I think you all realize this is a free-market system. People have the right to sell their property," Assistant City Manager Bob Johnson said, referring to the need for guidelines ensuring that future developments keep in step with the wishes of current residents and business owners. "You are all affected. Doing nothing is a decision. But so is taking a proactive stance."

Johnson said there will be three more community meetings in the process of revamping the Old Town specific plan. The dates of those meetings are yet to be scheduled.

-- Contact staff writer Nicole Sack at (951) 676-4315, Ext. 2616, or nsack@californian.com.