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HomeMy WebLinkAbout1997/06/11 - Agenda Packet - Adj (Workshop)CITY OF RANCHO CUCAMONGA PLANNING COMMISSION WORKSHOP AGENDA WEDNESDAY JUNE 11, 1997 8:30 PM Rancho Cucamonga Civic Center De Anza Room 10500 Civic Center Drive Rancho Cucamonga, California CALL TO ORDER Roll Call Chairman Barker Vice Chairman McNiel Commissioner Bethel __ Commissioner Macias __ Commissioner Tolstoy II. NEW BUSINESS ENVIRONMENTAL ASSFSSMENT AND CONDITIONAL USE PERMIT 97-13 - WOHL/RANCHO PARTNERS - A request to develop a master plan for a retail shopping center consisting of design review for 116, 394 square feet of leasable space on 11.75 acres of land under the Community Commercial designation of the Industrial Area Specific Plan (Subarea 7), located between Spruce and Elm on the south side of Foothill Boulevard - APN: 208-352-63 through 69. Related File: Tentative Parcel Map 15044. III. PUBLIC COMMENTS This is the time and place for the general public to address the Commission. Items to be discussed here are those which do not already appear on this agenda. IV. ADJOURNMENT The Planning Commission has adopted Administrative Regulations that set an 11:00 p.m. adjournment time. If items go beyond that time, they shall be heard only with the consent of the Commission. I, Gall Sanchez, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on June 5, 1997, at least 72 hours prior to the meeting per Government Code Section 54964.2 at 10500 Civic Center Drive, Rancho Cucamonga. VICINITY MAP ~............... ....... ................................ :............................... · ................................... ........./....,..... ............... · ~ ~ ................... '-'.'.'.'.'.'.'.'.'.'.'.'.'.' ........· ....................~,w, ...... :..'.'.'.'.'.'-'.'.'.'.'.'.'.'.'.'.'/.'.'.'.'.' .............. : ..... 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FIR ,~ , -. ,t(\ j CiTY HALL CITY OF RANCHO CUCAMONGA 8:00 p.m. DESIGN REVIEW COMMENTS Miki Bratt June 3, 1997 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 97-13 - WOHL/RANCHO PARTNERS - A request to develop a master plan for a retail shopping center consisting of the design review for 116,394 square feet of leasable space on 11.75 acres of land under the Community Commercial designation of the Industrial Area Specific Plan (Subarea 7), located between Spruce and Elm on the south side of Foothill Boulevard - APN: 208-352-63 through 69. Related File: Tentative Parcel Map 15044. Background: Direction on site plan design has been given by the Commission as part of a series of application reviews. The most recent was Design Review 96-17 for Mimi's Restaurant. The restaurant is open on the northwest comer of the site and a hotel occupies the southwest corner of the block. The automobile circulation plan and the pedestrian circulation plan reflect the Commission's direction. Strong east/west and north/south walkways provide clearly marked pedestrian pathways through the center. The site is relatively long and narrow. The back of the retail buildings are located opposite the front of future office buildings on the south side of Eucalyptus Street. To address the back-front location, a central paseo provides an attractive entry from Eucalyptus Street. Screening, landscaping, and design elements have been added to mitigate the back door orientation of the center to Eucalyptus Street. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project. Parking: Staff analysis indicates that the site is under-parked. Shopping center parking calculations are based on reciprocal parking opportunities. However, the parking calculation must be based on the floor area for the entire site and not just the floor area for this application. The floor area for the entire site, including Mimi's, is 122,694 square feet for which the code would allow up to 18,404 square feet for restaurant use. Deducting Mimi's floor area (6,500 square feet) would leave 11,904 square feet for additional restaurant. The design with a food court and outdoor seating as the focus and Foothill pads which invite restaurant development strongly indicate that 11,904 square feet for restaurant use is unrealistic. Further, outdoor seating areas have not been identified and must be included as restaurant seating. Either the floor area for the center must be reduced and additional parking provided or the project must be conditioned to limit food service to 11,904 square feet. The latter is not realistic given the design is focused on a food court. Massing: There are two massing issues. One is the mass of the major tenant adjacent to the hotel and the other is the relationship of the tower elements to the buildings. A trellis element is intended to break the mass and soften the facade of the 22,281 square foot major tenant building elevation which faces the hotel. A walk-through tower element in the northwest corner provides additional design relief to the overall mass. The central tower element appears very large and heavy in relation to the two flanking 5,091 square foot service retail buildings. The applicant will present three dimensional models of both elements in order to demonstrate the visual impact of massing and its appropriateness to the overall massing of the project. ITEM A DRC COMMENTS CUP 97-13 - WOHL/RANCHO PARTNERS June 3, 1997 Page 2 Design elements. The combination of design elements is unusual. On the one hand there are heavy, almost medieval, rustic stone elements, particularly a bulky central tower, and on the other hand there are lean, angular, geometric color bands and medallions which have a post-modern look. Further, the design, in a playful manner, juxtaposes geometric elements, including rectangle, sphere, and trapezoid. Also, entry treatments for major tenants suggest several decades of add-on development. For example, a Glue-lain arch is reminiscent of White Front stores and a drop metal awning suggests an old K-Mart design. Innovative design is encouraged, provided the scheme as a whole presents an integrated appearance. Staff has asked for more detail and supporting illustrations. The applicant states that these elements have been used in successful existing retail developments and will provide examples. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. Food Court Area and Food Service Spaces: The two service retail buildings have the potential to be the magnet which anchors this center. They are located adjacent to a square for which patio seating is to be provided. This could develop into a food court similar to the Terra Vista and Virginia Dare food courts, or may develop into small shops, several of which specialize in items such as coffee, doughnuts, bagels, yogurt, ice cream, and sandwiches. Design and management can facilitate or hinder the success of open eating areas. The retail spaces must be carefully oriented to the outdoor seating area, particularly the area under the tower. To maintain a desirable seating space within the tower paseo, abutting businesses must have visual and actual direct access to the area. Without "eyes on the street" the covered paseo could become a hangout, attract misbehavior, and generally be perceived as an unsafe area by the general population. Therefore windows and doors must be added inside the tower element. The food court design should provide each tenant with a potential defined outdoor space adjacent to their leased space. The applicant should provide a conceptual floor plan for the retail service buildings including the area usable for outdoor seating identified by dashed lines and include the maximum area allowed for food service for purposes of parking calculations. The applicant should also provide a use plan for the courtyard which assigns responsibilities and opportunities in order to maintain a clean, safe, and desirable eating area. Outdoor space assignments should relate to location and available space. Tables and chairs should be limited in number to the capacity of the assigned space and be provided by the tenants. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. River rock is proposed as a major design element and shall be native rock and not manufactured rock. To be consistent with the overall design character of the buildings, a glue-lam beam entry element shall replace the metal awning element proposed for "Major 3." DRC COMMENTS CUP 97-13 - WOHL/RANCHO PARTNERS June 3, 1997 Page 3 3. The maximum number of signs permitted for any one tenant shall be three, including monument identification. 4. Business identification signs shall not be placed on the rear elevations of buildings even though they directly face a street. 5. Upon installation, the leaf canopy of the courtyard palms must be high enough to provide clearance above the pedestrians path (a 12-foot clearway is suggested). Staff Recommendation: Staff recommends that the Committee review the project, give the applicant further direction, and bring the project back to Design Review Committee for further review. Desiqn Review Committee Action: Members Present: Bill Bethel, Peter Tolstoy, Brad Buller Staff Planner: Miki Bratt After considerable discussion of the applicant's design proposal, the Committee recommended that the full Commission review and comment on the project design at a workshop on June 11, 1997, before it is referred back for any revisions. The Committee suggested that the applicant consider revising the parking plan to avoid conflicts between future users and provide flexibility for high intensity uses such as restaurant uses. 2. Pedestrian circulation, to and through the center, was discussed and the applicant directed to consider concepts similar to those used within Terra Vista. 3. In general the Committee liked the rock elements incorporated into the Center, as well as the design of the central food/service buildings, but had concerns about the number of different design elements used, particularly the combination of "pueblo" and entry awning elements used for the major spaces.