Item Number: 2
City Council / Board of Directors
Public Hearing(s)
Meeting of: September 1, 2026
Submitted By:
Alex Jauregui, City Planner
Subject:
An Amendment to the Old Town Specific Plan with an environmental exemption to allow for various updates and changes including but not limited to modified land use allowances, updated signage and public art standards, and document revisions to correct inconsistencies and grammatical errors on property bounded roughly by the Mojave River and Stoddard Wells Road to the northeast, Eleventh Avenue to the east, Mojave Drive and Verde Street to the south, and Interstate 15 to the northwest Recommendation:
That the Honorable City Council:
(1) Open and conduct a Public Hearing to receive public testimony; (2) Close the Public Hearing;
(3) Find the Old Town Specific Plan Amendment categorically exempt per CEQA Guidelines Section 15061(b)(3);
(4) Introduce Ordinance No. 2470 for adoption and first reading by title only to amend the Old Town Specific Plan; and
(5) Waive a further reading in full of proposed Ordinance No. 2470.
Fiscal Impact:
There is no fiscal impact associated with this action.
Strategic Plan Goal:
Approval of proposed Ordinance No. 2470 will enable the City to further fulfill the following Goals outlined in the 2023-2026 Strategic Plan:
Goal C: Community and Economic Development – The proposed Old Town Specific Plan amendment expands the range of allowable land uses, helping attract new businesses and activity in the specific plan area. By establishing clear operational regulations for community farmers markets within designated zoning districts, the proposed ordinance will encourage more pedestrian-oriented activity in Old Town and 4 8
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create additional opportunities for small business growth. Overall, the proposed changes support increased business development and community engagement in Old Town and align directly with the strategies outlined in Goal C. Goal D: Reduce Homelessness – The expanded zone districts where Accessory Dwelling Units and Junior Accessory Dwelling Units are permitted will allow for broader opportunities for smaller and lower-cost housing development within Old Town Victorville. By implementing State law requirements, adoption of this ordinance will help expand the supply of flexible housing options for individuals, families, caregivers, and residents at risk of housing insecurity.
Background:
Specific Plan History and Context
The Old Town Specific Plan (Attachment B), adopted by the City Council on November 20, 2018, encompasses 428 acres located in the north-central portion of the City, in the area known as the historic downtown of Victorville. The purpose of the Old Town Specific Plan (“OTSP” or “Specific Plan”) has been to revitalize the Old Town area, create a walkable downtown, honor the Route 66 heritage, create a unique and inviting destination and to create a vibrant mixed-use environment. The Specific Plan contains several district types: Multi-Family Residential, Mixed-Use Commercial, Community Anchor, Light Industrial and Open Space as depicted on the OTSP Land Use Map (Attachment C).
Purpose of Amendment
City staff is proposing an Amendment to the Old Town Specific Plan to establish clear regulations and approval procedures for signage and public art, introduce land use allowances and development standards for farmers markets within designated commercial zones, and revise provisions related to Low-Barrier Navigation Centers and Accessory Dwelling Units to reflect recent changes in State law. In addition, the amendment includes general cleanup items, such as correcting typographical errors, resolving inconsistencies between the land use table and glossary definitions, and making other minor clarifying updates. These changes are consistent with the Implementation Chapter of the OTSP, which encourages periodic amendments to maintain the plan’s relevance and flexibility over time. Additionally, the proposed amendment advances the Vision of the Old Town Specific Plan, which seeks to create an area that “…attracts people, activities, and commerce to the area…” and fosters a sense of place that is “…an economically vibrant, walkable destination that is inviting to pedestrians…”.
Planning Commission Action
At a regular meeting held August 12, 2026, the Planning Commission conducted a public hearing on the proposed amendment and subsequently adopted Resolution No. P-26- 016, recommending City Council approval of Specific Plan Amendment Case No.
PLAN26-00013 by vote of 5-0. The Planning Commission’s recommendation included a 4 8
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minor revision to correct an error that omitted several zone districts from Table 4.2 for conditionally permitted locations for transitional uses that are ancillary to City facilities.
Ordinance 2470 discussed herein includes the noted revision approved by the Planning Commission.
Discussion:
Proposed Amendments
As authorized by Section 9.4 of the Old Town Specific Plan titled Plan Administration, amendments to the specific plan are permitted as frequently as necessary in order to encourage economic growth in the area, provided the proposed changes can be substantiated by detailed information to document the change required. From the time of adoption of the OTSP, amendments have occurred almost annually to keep the Specific Plan relevant and beneficial to the area.
The proposed changes to the Specific Plan are discussed below, with a brief synopsis of each change provided and the full text changes (including existing and deleted text) located in the attached Ordinance 2470 (Attachment A).
Accessory Dwelling Units
OTSP Chapter 4.0 Land Use Plan
OTSP Appendix A Glossary
To ensure the plan remains compliant with current California state housing laws, the following updates are proposed within the OTSP Permitted Uses Table 4.2 (Chapter 4.0):
Accessory Dwelling Units (ADUs) - Definitions within the OTSP have been updated and the Permitted Uses Table has been revised to allow ADUs as an accessory use to any existing or proposed residential unit within all zone districts that currently allow residential development. This includes:
Residential Medium Density (RM)
Residential Medium Density Overlay (RMO)
Residential Medium-High Density (RMH)
Mixed-Use Retail (MUR)
Mixed-Use Retail Overlay (MURO)
Mixed-Use Service (MUS)
Mixed-Use Service Overlay (MUSO)
Light Industrial (LI)
Junior Accessory Dwelling Units (JADUs) - Definitions within the OTSP have been added and the Permitted Uses Table now also allows JADUs as an accessory use to existing or proposed single-family residences in zones where single-family homes are already permitted, including:
Residential Medium Density (RM)
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Residential Medium Density Overlay (RMO)
Low-Barrier Navigation Centers
OTSP Chapter 4.0 Land Use Plan
California Senate Bill 1395, known as the Interim Housing Act, permanently eliminated the January 1, 2027, sunset date for the by-right approval process of Low-Barrier Navigation Centers, as referenced in the Effective Date subsection of Section 4.6.2 of the OTSP. As such, Section 4.6.2(d) has been removed by this proposed amendment.
Farmers Markets & Temporary Uses
OTSP Chapter 4.0 Land Use Plan
OTSP Appendix A Glossary
To support community-focused activities in Old Town and ensure the Specific Plan aligns with state and local regulations, the amendment introduces clear standards and a defined review process for establishing and operating farmers markets, and includes a definition for a farmers market within the Appendix A Glossary of the OTSP.
While the existing OTSP encourages farmers markets, it does not currently include regulations or guidance for how they may be reviewed or operated. This amendment adds those missing components, supplementing the City’s existing Temporary Use Permit (TUP) process with standards specific to farmers markets.
Allowable Locations for Farmers Markets - With an approved Temporary Use Permit, farmers markets may operate on private property within the following zones, when accessory to an existing business on the same site:
Mixed-Use Retail (MUR)
Mixed-Use Retail Overlay (MURO)
Mixed-Use Service (MUS)
Mixed-Use Service Overlay (MUSO)
Community Anchor (CA)
Farmers markets organized by the City on City-owned or City-operated properties, or within the public right-of-way, are regulated through separate City agreements (such as a Facilities Use Agreement) but must still comply with the standards included in this amendment.
Operational Standards - The amendment establishes the following requirements for all farmers markets:
Required Temporary Use Permit or applicable City agreement, including site layout review and written property owner approval (as needed). An event manager must be designated to oversee the market and associated permitting. 4 8
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Display of required permits and licenses by vendors, such as County Health permits, Certified Producer’s Certificates, Seller’s Permits, and City business licenses.
Time limits for farmers markets on private property allow for up to 90 consecutive days per calendar year at the same location (as approved by the Zoning Administrator).
oFarmers markets authorized through other City agreements may exceed these time limits.
Site Requirements - To ensure safe and accessible operations, farmers markets must:
Provide adequate off-street parking, unless public parking is available within 200 feet. Public parking may include street parking, public lots, or shared private parking with written approval.
Establish vendor layouts that allow safe pedestrian movement and emergency access, with wayfinding signs installed as needed.
Provide lighting for evening or low-light conditions unless existing permanent lighting is sufficient.
Other Amendments - The proposal also updates Section 4.8.1 related to Food Truck Hubs to correctly reference Title 16 standards for Special Event Sales and remove outdated or unclear language.
Historic Wall Murals & Public Art
OTSP Chapter 4.0 Land Use Plan
Though the OTSP includes language allowing historic wall murals and public art programs in the Old Town area, the proposed amendment provides greater clarity by outlining the purpose of these programs and establishing a defined approval process. This process designates the appropriate reviewing body, ranging from the City Council to the Planning Commission or the Zoning Administrator, based on the content and location of the proposed mural or art program.
Sign Standards
OTSP Chapter 5.0 Development Standards
The proposed amendment adds a new Sign Standards section to the OTSP that clarifies how Title 16 sign regulations apply within each land use district of the Specific Plan through the creation of a cross-reference table. The amendment also introduces customized temporary sign allowances tailored to Old Town, including permitting non-illuminated A-frame signs for active businesses when placed safely along sidewalks and meeting specific size, placement, and accessibility requirements. In addition, the amendment establishes exemptions for temporary signs associated with City-operated or City-sponsored public gatherings.
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Other Minor Land Use Changes
OTSP Chapter 4.0 Land Use Plan
OTSP Appendix A Glossary
Transitional Uses - Table 4.2, which outlines permitted uses within Chapter 4 of the OTSP, has been updated to allow Transitional Uses within the Residential Medium-High Density (RMH) district when such uses are ancillary to a City facility and approved through a Conditional Use Permit. This change provides additional flexibility for City-supported services in appropriate locations.
Personal Services - To maintain consistency between the Glossary and Table 4.2, laundromats have been removed from the Personal Services definition given that they are separately listed in Table 4.2 to ensure that zoning allowances remain clear and accurately reflect how uses are regulated within the Specific Plan.
Environmental Assessment
The proposed amendment to the Old Town Specific Plan is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA guidelines, as there is no possibility that the proposed amendment will have a significant effect on the environment. The proposed changes do not authorize new development, modify land use intensity, or expand allowable densities beyond what is already permitted by the Old Town Specific Plan. Because the amendments are limited to policy refinements, clarifications, and compliance adjustments that do not directly result in or permit physical changes to the environment, it can be determined with certainty that the project has no potential to cause a significant effect on the environment. Therefore, the project is exempt from CEQA review under Section 15061(b)(3).
Prepared By:
Daisy Kawasaki, Senior Planner
Attachments: A. Ordinance 2470 - Specific Plan Amendment B. Old Town Specific Plan
C. OTSP Land Use Map
D. Background Information from Planning Commission's August 12, 2026, Meeting - Executive Summary, Excerpt Minutes, and Staff Report