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What’s in this Newsletter
The General Plan Update Team has three major items to share with you in this newsletter:
Land Use Changes Proposed for Focus Areas
Land use and zoning changes are being proposed as part of the General Plan Update, in certain targeted areas. However, land use policies are expected to remain the same for most residential neighborhoods and most parts of the City.
Before beginning work on the General Plan Update, the City Council decided on five “Focus Areas”:
These areas targeted for change, shown above, include key locations along freeway corridors that are suitable for major land development and redevelopment to carry out the City Council’s economic development strategy. Some of these Focus Areas are anticipated to develop as medical, educational, commercial, and business centers. Land use changes are also being considered in two rural residential areas north of Clinton Keith Road that are adjacent to major new development along I-215.
Land Use Focus Areas
The following provides a brief description of each Focus Area, the catalyst for re-evaluation of the land use in that area, and what is generally being considered.
North Murrieta Business Corridor
The North Murrieta Business Corridor is located on the east side of Interstate 215 (I-215) and extending to the eastern City-limit boundary, north of Clinton Keith Road, and generally south of Scott Road (though mostly south of Keller Road). The areas being considered for potential land use changes generally include vacant, underutilized, or rural residential properties.
The catalyst for change is the construction of the new Loma Linda University Medical Center and the desire to create a medical corridor and high technology/office/research employment center, along with commercial uses that support business and employment needs, such as hotels and restaurants.
Clinton Keith/Mitchell Area
The Clinton Keith/Mitchell area is located west of I-215, north of Clinton Keith Road, and south of the Greer Ranch development. This area is zoned Rural Residential and Business Park, and is primarily rural residential in nature.
The catalyst for change is the encroachment of development around the area and the impact to the rural lifestyle. This area is being considered for range of residential uses, while maintaining employment and retail opportunities along the freeway frontage.
South Murrieta Business Corridor
The South Murrieta Business Corridor is located generally west of Interstate 15 (I-15), extending to Adams Avenue to the west, and south of Murrieta Hot Springs Road to the southern City boundary.
The catalyst for change is the Murrieta Education Center, which introduces Class A office building design to the area. The focus for the South Murrieta Business Corridor is office/research while maintaining a true Business Park type land use designation, to strengthen the industrial corridor along Jefferson Avenue. Properties have been identified for re-designation to office uses; primarily, these properties are currently vacant or underutilized. A follow-up analysis will be completed for the merger of the Multiple Use 2 (MU-2) and Business Park (BP) zones, which are nearly identical in terms of the types of business and industrial uses allowed. The intent will be to eliminate the MU-2 zone and rezone those areas to Business Park or Office.
Golden Triangle North
The Golden Triangle North is an area located between Interstates 215 and 15, south of Los Alamos Road, and generally north of Murrieta Hot Springs Road.
The catalysts for change are the Crossroads Corporate Center and the Ranch Springs Medical Center. Portions of this area have been developed, but most properties are vacant or are occupied by single-family homes or small businesses. Golden Triangle North is being considered for an office/technology park employment center, with some areas reserved for office and regional commercial.
Multiple Use 3 (MU-3) Area
The Multiple Use 3 (MU-3) zone is primarily located on the west side of I-15, and has been developed with both commercial and multiple-family residential uses. There are also a number of parcels that are vacant, single-family residential, underdeveloped, or a combination of single-family and commercial businesses.
There have been different interpretations of how this zone should be developed over the years, which has resulted in 100% commercial and 100% multi-family development on individual parcels, as opposed to a true mixture of uses on one parcel. The City Council directed staff to review this area and the evaluation has been incorporated into the General Plan Update. Most of the area has been developed, and new designations for the developed parcels would be consistent with what has already been built.
Community Involvement in Land Use Alternatives
The General Plan Update Team sought input on land use changes in the five Focus Areas from local residents, property owners, and other stakeholders by holding a series of land use workshops from March to June 2010. A community workshop was held on March 27, and meetings were held in each of the Focus Areas:
The stakeholder input received at those meetings, and in writing, is summarized in the Land Use Summary Report: Community Workshop and Land Use Area Meetings.
City Council and Planning Commission Provide Direction
Joint meetings of the City Council and Planning Commission were held on June 23, 2010 and July 6, 2010, so that these officials could review a series of land use alternatives for the five Focus Areas and provide direction to City Staff and the General Plan Update Team on a Recommended Land Use Alternative.
Maps showing the Recommended Land Use Alternative for each of the Focus Areas are available in this PDF file. Each Land Use Alternative sets broad direction for the types of land uses that will be allowed in the Focus Area, such as Open Space, Commercial, employment and business uses, and residential uses. These land use categories will be refined further in the General Plan Update and then implemented through changes to the Zoning Code, which will provide more specific direction on what is allowed.
What’s Next?
The next step in developing the updated General Plan is to forecast the potential impacts of these land use changes. The General Plan Update Team will be reviewing fiscal implications, as well as impacts on the circulation and infrastructure systems and the environment. This information helps to determine what kinds of improvements may be needed in order for Murrieta’s transportation and infrastructure systems to perform as desired. Refinements may also be made to the Recommended Land Use Alternative. Potential environmental impacts will be considered through the Environmental Impact Report process, with opportunities for public review and comment. At the same time, the General Plan Update Team will be writing policies for the General Plan Update that support the desired changes in the Focus Areas and accomplish other community goals.
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Murrieta, we heard you! Our new report describes the community-based vision for the General Plan Update — and for the future of the City. The Community Vision Report describes ten community priorities that will form a foundation for goals and policies in the General Plan Update.
The first phase of community participation in the General Plan Update was called “visioning” because it asked the community to help define a vision of what Murrieta should be in the future. Participation opportunities that started in January 2010 included workshops and surveys. The input received from participants shaped the community priorities laid out in the report.
In brief, community members desire City leadership to balance the following ten priorities for Murrieta:
These community priorities will guide the comprehensive update of the Murrieta General Plan and will be reflected in its goals and policies. The public will have more opportunities to provide input on these goals and policies before the updated plan is adopted by the City Council.
The Community Vision Report is available on the Documents page of the General Plan Update website. It describes the community priorities in more detail and provides summaries of workshops and surveys, along with direct quotes from participants.
Please keep an eye on your email inbox for a notice in October about the next community workshop. We will be asking for public input on General Plan Update goals, with a special focus on the topic of "healthy community."
Visit the Website
For current news and background information about the General Plan Update, please visit the website: www.murrietaplan.info. |
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