HomeMy WebLinkAbout1999/05/04 - Agenda Packet 4
DESIGN REVIEW COMMITTEE MEETING
ACTION AGENDA AND MINUTES
TUESDAY MAY 4, 1999 7:00 P.M.
RANCHO CUCAMONGA CIVIC CENTER
RAINS ROOM
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA
Committee Members: Larry McNiel Pam Stewart Larry Henderson
Alternates: Peter Tolstoy Rich Macias John Mannerino
CONSENT CALENDAR
The following items are expected to be routine and non-controversial. Typically they are items
such as plan revisions prepared in response to discussions at a previous meeting.
7:00 p.m.
(Brent) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENTREVIEW98-33 -RYLAND
HOMES-The design review of building elevations and detailed site plan for previously
approved Tentative Tract 15798 consisting of 45 lots on 19.26 acres of land in the Low
Residential District (2-4 dwelling units per acre) of the Etiwanda Specific Plan located
west of the 1-15 Freeway on the south side of Highland Avenue -APN: 227-071-32.
PROJECT REVIEW ITEMS
This is the time and place for the Committee to discuss and provide direction to an applicant regarding
their development application. The following items do not legally require any public testimony, although
the Committee may open the meeting for public input.
7:00 p.m.
(Brent) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT99-15-HAVEN
WINE AND LIQUOR -A request to build a 4,521 square foot retail store with deli and
liquor sales on 0.68 acres of land in Subarea 7 (Industrial Park) of the Industrial Area
Specific Plan located on the south side of Foothill Boulevard between Aspen and
Spruce Streets - APN: 208-352-82. Related File: Parcel Map 15282, Development
Review 99-04.
7:40 p.m.
(Brent) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 99-15 - GATX -
A request to construct two industrial warehouse buildings totaling 885,160 square feet
(Building A -443,190 square feet, Building B -441,970 square feet) on 43.56 acres of
land in Subarea 8(General Industrial)of the Industrial Area Specific Plan located on the
east side of Milliken Avenue between Foothill Boulevard and Arrow Route-APN: 229-
011-32. Related files: Industrial Area Specific Plan Amendment 99-01, Development
Review 99-11 (Catellus Master Plan) and Tentative Parcel Map 15295.
8:20 p.m.
(Brent) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 99-04 -
LOWE'S - A request to build a 128,997 square foot Lowe's Home Improvement store
including a 50,196 square foot garden center and two future restaurant pads on 17.17
acres of land in Subarea 7 (Industrial Park) of the Industrial Area Specific Plan located
at the southeast corner of Milliken Avenue and Foothill Boulevard-APN: 229-011-32.
DRC AGENDA
May 4, 1999
Page 2
PUBLIC COMMENTS
This is the time and place for the general public to address the Committee. State law prohibits the
Committee from addressing any issue not previously included on the Agenda. The Committee may
receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes
per individual.
CONSENT CALENDAR COMMENTS
7:00 P.M. Brent Le Count May 4, 1999
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 98-33 - RYLAND HOMES -The
design review of building elevations and detailed site plan for previously approved Tentative Tract
15798 consisting of 45 lots on 19.26 acres of land in the Low Residential District (2-4 dwelling units
per acre) of the Etiwanda Specific Plan located west of the 1-15 Freeway on the south side of Highland
Avenue -APN: 227-071-32.
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, Larry Henderson
Staff Planner: Brent Le Count
The Committee (McNiel, Stewart, Henderson) reviewed revised plans and recommend approval.
i
DESIGN REVIEW COMMENTS
7:00 p.m. Brent Le Count May 4, 1999
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 99-15 - HAVEN WINE AND
LIQUOR - A request to build a 4,521 square foot retail store with deli and liquor sales on 0.68 acres
of land in Subarea 7 (Industrial Park) of the Industrial Area Specific Plan located on the south side of
Foothill Boulevard between Aspen and Spruce Streets-APN: 208-352-82. Related File: Parcel Map
15282, Development Review 99-04.
Design Parameters: This project is part of Development Review 99-04 a master plan, including a 3-
story hotel, which was approved by the Planning Commission on March 23, 1999. The site has
frontage on Foothill Boulevard with existing curb and gutter improvements in-place. The site has been
rough graded and slopes at approximately 3 to 4 percent from north to south. Undulating slopes are
proposed along the south side of Foothill Boulevard (down slope) to accommodate the grade. The
building will be located below the level of Foothill Boulevard.
The building is a simple "L" shaped structure with minimal articulation of wall surfaces. The building
is Mediterranean style similar to the buildings within the Terra Vista shopping center across Foothill
Boulevard from the site. The building fronts onto Foothill Boulevard but is designed with the entry on
the south side, away from the street frontage.
Staff Comments: The following comments are intended to provide an outline for Committee
discussion.
Maior Issues: The following broad design issues will be the focus of Committee discussion regarding
this project:
1. Avoid use of artificial colonnades and replace with real colonnades for pedestrians with
substantial roof overhang, particularly on south and west elevations.
2. Provide enhanced wall treatment including increased fenestration, variation in wall surfaces,
color variation, trim, quatrefoils, and tile wainscoting.
3. Revise main driveway intersection south of building to avoid awkward traffic turning movements
and conflicts.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. Provide intensified landscaping, including hedgerow planting and low walls along the Foothill
Boulevard frontage to screen views of parking areas from the street.
2. Provide decorative driveway and pathway paving, including hard scape at building entry, to
match that of Applebee's and remainder of master plan. Majority of Foothill Boulevard entrance
driveway throat should have decorative paving. Orient handicap clear area with main building
entry if possible and use decorative paving in clear area.
3. All roof drainage fixtures shall be located inside the building. No exterior down spouts or other
visible drainage fixtures.
4. Features such as parking lot light standards, landscape materials, and trash enclosure shall
match that of Applebee's and the remaining master plan area.
5. Provide step-up curb between parking area and building to act as continuous wheel stop.
DRC COMMENTS
CUP99-15 - HAVEN WINE & LIQUOR
Mary 4, 1999
Page 2
6. Provide more direct pedestrian connection to hotel.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion:
1. Any roof-mounted equipment, such as HVAC, satellite dishes or other form of communication
fixtures shall be completely screened through the use of decorative walls that are incorporated
into the building architecture.
2. Provide, at a minium, one tree per 30 linear feet of building wall exposed to public view, one
tree per 30 linear feet of site perimeter, and one tree per 3 parking spaces to provide shade.
Staff Recommendation: Staff recommends that the project be revised per the above comments and
be brought back for further review.
Desiqn Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, Larry Henderson
Staff Planner: Brent Le Count
The Committee (McNiel, Stewart, Henderson) reviewed the project and requested that it be revised
in light of staffs comments and the following additional comments and brought back for further review.
The applicant agreed to Committee direction:
1. Provide a minimum 4-foot wide colonnade/arcade along the north elevation by moving the north
wall of the building back (south) 2 feet and encroaching into the 45-foot front setback from
Foothill Boulevard by up to 3 feet. The Committee recommends issuance of a Minor Exception
by the City Planner to accommodate this setback encroachment.
2. Provide enhanced treatment for north and east elevation including but not limited to guatrefoils,
spandrel glass, and decorative wall mounted light fixtures.
3. Specify mission style tile roofing rather than flat concrete tile.
i
DESIGN REVIEW COMMENTS
7:40 p.m. Brent Le Count May 4, 1999
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 99-15 - GATX - A request to
construct two industrial warehouse buildings totaling 885,160 square feet(Building A-443,190 square
feet, Building B -441,970 square feet) on 43.56 acres of land in Subarea 8 (General Industrial) of the
Industrial Area Specific Plan located on the east side of Milliken Avenue between Foothill Boulevard
and Arrow Route-APN: 229-011-32. Related files: Industrial Area Specific Plan Amendment 99-01,
Development Review 99-11 (Catellus Master Plan) and Tentative Parcel Map 15295.
Design Parameters: The project consists of two separate warehouse buildings within the Catellus
Master Plan, which is scheduled for Planning Commission on April 28, 1999. The sites are vineyards,
and an interim golf driving range use, with a 2-3 percent grade from north to south. The buildings are
quite large, approximately 310 feet wide and 1,500 feet deep. The north elevation of Building A
(1,500 feet long) will be visible from Foothill Boulevard until the area to the north is developed.
Likewise, the south elevation of Building B will be visible from Arrow Route until the southern parcel
of the Master Plan is developed. The south side of Building B is proposed to have 85 dock high
loading doors with 129 semi-trailer parking spaces on the south property line. This provides a
significant screening-challenge relative to Arrow Route during the interim period, prior to construction
on the southern parcel. Even after a building or buildings are built on the southern parcel, there may
be view corridors through the southern site to the Building B loading area. Truck parking and
circulation is also proposed along the east sides of both buildings visible from the Masi Plaza and the
Adult Sports Complex/Epicenter. It is proposed to be screened with a 14-foot high wall, which is 6 feet
in excess of the maximum allowed wall height; therefore, would require a Variance application (none
submitted). The office entry areas are appropriately enhanced with architectural relief and use of
spandrel glass as an accent. However, only one primary building material is proposed (painted
concrete).
Staff Comments: The following comments are intended to provide an outline for Committee
discussion.
Maior Issues: The following broad design issues will be the focus of Committee discussion regarding
this project:
1. Significantly upgrade the north elevation of Building A. This may include but is not limited to
adding more glazed archway pop-outs, vertical and horizontal changes of plane, free-standing
tilt-up concrete elements/arches, and sandblasted concrete bands.
2. Provide dense, evergreen landscaping along south property line of Building B site to screen
loading area from Arrow Route.
3. Provide minimum of two primary exterior building materials. Sandblasted concrete and brick
veneer are the most common materials used to enhance painted concrete tilt-up buildings.
Emphasis should be on office portions; however, the large scale of these buildings warrants
enhancements throughout.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. The easterly enhanced element on Building A north elevation should be relocated to align with
driveway from Foothill Boulevard to provide a visual focal point.
DRC COMMENTS
DR 99-15 - GATX
May 4, 1999
Page 2
2. The north side of Building B is proposed to have landscaping (see Sheet L-2); however, the
section of this area shows an 8-foot walkway (see Sheet 5.1, Section C). Staff prefers
landscaping to soften the building mass.
3. Provide significant, heavily landscaped, meandering berms within landscape setbacks along
the street frontages to completely screen parking areas from view of Milliken Avenue. The
lushness of berm landscaping should be on par with the slope landscaping on Milliken Avenue
where it crosses under the Metro-Link trestle south of the subject site.
4. Signs shall be posted on the driveways off Milliken Avenue precluding truck access. The only
truck access shall be through the driveway entrance off the cul-de-sac street north of Building
A.
5. Security gates and associated fencing fronting Milliken Avenue shall be opaque to fully screen
truck loading areas from view of Milliken Avenue. The gates shall be automatically operated
so that they are open a minimum amount of time.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion:
1. The buildings shall include use of a minimum of two primary exterior building materials,
consistent with Planning Commission Industrial Area Design Policy (Resolution 89-158).
2. All equipment, both ground- and roof-mounted, shall be completely screened from view of
surrounding properties and public rights-of-way. This includes vantage points from the north
of the sites, which are of a higher elevation than the sites.
3. Provide tables, chairs, and shade structures for outdoor employee eating areas.
4. Screen walls shall not exceed an exposed height of 8 feet as viewed from public rights-of-way
and surrounding properties as set forth in the Industrial Area Specific Plan.
5. Truck parking spaces shall be a minimum of 14 feet wide by 50 feet deep.
6. Provide a minimum side setback of 5 feet.
Staff Recommendation: Staff recommends the project be revised and brought back to the Committee
for further review subject to the above comments.
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, Larry Henderson
Staff Planner: Brent Le Count
The Committee (McNiel, Stewart, Henderson) reviewed the project and requested that it be revised in
light of staffs comments and the following additional comments and brought back for further review.
The Committee agreed to Committee action:
1. Enhance north elevation of Building A by adding freestanding concrete archways between
enhanced wall surfaces. The freestanding archways should be at least 1-foot thick and be set
at least 4 feet from the building wall surface.
DRC COMMENTS
DR 99-15 - GATX
May 4, 1999
Page 3
2. Provide spandrel glass within square elements near top of parapet for office entry area
enhancement and sandblasted concrete in remaining squares.
3. Provide sandblasted concrete around entire base of buildings.
4. Temporary screening along south boundary of Building B site need not include wrought iron
fencing but shall include, at a minimum densely planted trees and shrubs of a species that's fast
growing and has large coverage. Trees and shrubs should be staggered to form as opaque a
screen as possible.
5. Provide very dense landscaping in front of both buildings to screen truck loading area behind.
It is not necessary to provide landscaping along the north side of Building B.
6. Provide dense tree planting along the east property line to augment screening of truck
loading/circulation from Quakes Stadium.
DESIGN REVIEW COMMENTS
8:20 p.m. Brent Le Count May 4, 1999
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 99-04 - LOWE'S -A request
to build a 128,997 square foot Lowe's Home Improvement store including a 50,196 square foot garden
center and two future restaurant pads on 17.17 acres of land in Subarea 7 (Industrial Park) of the
Industrial Area Specific Plan located at the southeast corner of Milliken Avenue and Foothill Boulevard-
APN: 229-011-32.
Design Parameters: The project is part of the Catellus Master Plan pending action by the Planning
Commission on April 28, 1999. The intersection of Milliken Avenue and Foothill Boulevard is
designated as an Activity Center per the Foothill Boulevard Design Supplement. The Activity Center
design is consistent with that established by the Master Plan. The garden center is proposed on the
west end of the building, visually prominent from Milliken Avenue and Foothill Boulevard. There is also
truck loading proposed at the southwest corner of the building visible from Milliken Avenue and the
proposed cul-de-sac street intersecting Milliken Avenue. The loading dock is proposed to have a
screening wing wall along the south side and a trellis cover. An 8-9-foot high berm and 8-foot high
monument sign are also proposed southwest of the loading area for screening. A minor tower element
is proposed just east of the main building entry to align with the main vehicular entry off of Foothill
Boulevard.The garden center is proposed to be contained within stucco walls and wrought iron fencing.
Stacking of merchandise is anticipated directly behind the garden center walls. No landscaping is
proposed along the entire front of the building. A covered customer pick up area is proposed at the
northwest corner of the building.
Planning Commission Workshop: The project was reviewed along with the Catellus Master Plan at a
Planning Commission Workshop on January 13, 1999. Primary concerns regarding the Lowe's project
included:
1. Prefer locating the garden center on the east side of the building away from street frontages.
If located on west side, it must be architecturally incorporated with the building and screened
from view. (Plan has not been revised).
2. The main vehicular entry should have a strong focal element destination. (Minor tower element
provided).
3. The customer loading area must be designed to facility quick and convenient exiting similar to
that of the Home Depot project. (Staff believes goal has been met).
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:
1. Revise entry tower element to be more in proportion to the overall building mass. Suggest
bringing it back over the building, at least doubling the depth of the tower roof area. The south
elevation of the tower shall be architecturally treated to respect views from the south.
DRC COMMENTS
CUP 99-04 - LOWE'S
May 4, 1999
Page 2
2. Provide a high screen wall (no higher than 8 feet exposed on street side) to completely screen
truck loading area from Milliken Avenue and east-west cul-de-sac street. Suggest depressing
the truck loading area substantially relative to the street to enhance screening. The project is
designed with the truck loading area 4 to 5 feet above the level of Milliken Avenue. Both sides
of the screen wall shall have decorative treatment consistent with the building architecture, and
with vine planting at the base trained to climb the wall.
3. Provide trees and landscaping, wherever possible, along north elevation to soften, and help
visually break-up, this 625 foot long building. See architects plan for suggested tree locations
on North Elevation Sheet 3.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. Avoid tacked on colonnade-like wall treatment on east elevation and replace with actual
colonnade similar to the north elevation.
2. Provide trees to "fill in the holes" in parking lots.
3. Provide landscaping, including dense hedgerow planting, along north,west, and south walls of
garden center. Hedgerow planting shall be of a material that will eventually cover entire
wrought iron fenced openings in walls.
4. The Committee should discuss whether scored split faced block panels are appropriate wall
treatment. These panel areas could be replaced with wall indents containing murals or other
more sophisticated wall mounted features.
5. Provide decorative paving across the front of the building. Suggest use of varying pavement
patterns, textures, colors, to differentiate loading area from pathways and driving surfaces.
6. It is strongly suggested that the wrought iron gates for the garden center be limited to one on
the north, west, and south elevations. Where gates are proposed, provide extensive trellis and
landscaping to screen openings.
7. Provide intensive use of vines and/or other plantings along all faces of the building and screen
walls.
8. Revise the corner elements on the garden center wall to read as building features rather than
"Hollywood Set" or false front appearance. Suggest using roofed tower elements.
9. Provide a tile roof element at the customer pickup area canopy.
10. Provide a more durable and architecturally enhanced wainscoting around the building similar
to that of other shopping centers in the City. At a minimum, this should include a curb at the
base of the building wall, tile wainscoting, and a bullnose or other provide trim element along
the top of the tile.
11. Enhanced driveway paving shall occur at all entrances. The main vehicle entrance off Foothill
Boulevard shall have decorative paving to the first east-west driveway intersection. Eliminate
triangular median from this driveway entrance.
DRC COMMENTS
CUP 99-04 - LOWE'S
May 4, 1999
Page 3
12. At least one row of parking for each restaurant pad should not be counted towards required
parking compliance as the areas will likely be used for future restaurant loading.
13. The parking area is shown to have a 4 percent grade on the Grading Plan. This is unusually
steep for shopping center parking lots and could lead to problems with runaway carts. Suggest
revising grade to approximately 2 percent.
14. Provide intensified landscaping,artwork, and lighting along main vehicle entrance driveway and
enhanced architectural treatment on the tower element at the terminus of the driveway.
15. Provide a deeper driveway depth for the west driveway off Milliken Avenue to provide greater
stacking distance and avoid on-site vehicle conflicts.
16. Revise truck circulation so that trucks enter and exit only off of the east-west cul-de-sac along
the south of the site. No truck traffic allowed for west driveway off of Milliken Avenue. There
appears ample room at southwest corner of site for truck maneuvering.
17. Eliminate car parking spaces from southwest corner/loading area. They conflict with loading
activity and cannot be counted towards required parking.
18. Provide a public sidewalk/pedestrian connection from the northeast corner of the Lowe's site
east to Masi Plaza.
19. Provide a sidewalk connection to Milliken Avenue from the front of Lowe's.
20. Provide wider(8 feet minimum) landscape islands at ends of drive aisles similar to that of other
shopping centers in the City.
21. Incorporate cart storage areas with landscape islands in parking area.
22. The cart corral at the front of Lowe's shall be raised high enough to completely screen/contain
the larger carts typically used at home improvement stores. The corral wall shall have
treatment to match or be complimentary to the building wainscoting.
23. The letters in the "Lowe's"wall sign are 6-8 feet high compared to Home Depot wall sign letters
which are 5 feet high. Revise wall sign letters to be a maximum of 5 feet high.
24. Provide cart storage for westerly and easterly parking lots.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion:
1. All roof and ground mounted equipment shall be fully screened from surrounding property and
public rights-of-way. This may require increased parapet height given the natural climb in local
terrain to the north.
2. Materials stacked within the garden center shall not exceed the height of the garden center
walls nor be visible from surrounding streets or properties.
3. No outdoor storage of materials/merchandise is permitted, including temporary storage in
staging area on south side of building. The garden center is not considered outdoor storage
so long as the above noted enhancements are provided.
DRC COMMENTS
CUP 99-04 - LOWE'S
May 4, 1999
Page 4
4. Provide double door foyer design for main entry on north elevation to mitigate seasonal high
winds.
5. Provide a minimum of five parking spaces per 1000 square feet of gross leasable floor area.
Extra parking can be provided by utilizing land to the east.
Staff Recommendation: Staff recommends that the project be revised per the above items and
brought back for further Committee review.
Attachments
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, Larry Henderson
Staff Planner: Brent Le Count
The Committee (McNiel, Stewart, Henderson) reviewed the project and requested that it be revised in
light of staffs comments and the following additional comments and brought back for further review.
The Committee agreed to Committee action:
1. Revise tower entry element to be at least 10 feet deeper (measured north-south) than is
currently shown (overall depth = 41 feet).
1
2. The Committee does not consider it necessary to provide an 8-foot high screen wall along the
southwest corner of the site. The wing wall design as proposed will adequately screen truck
loading activity from view of the street.
3. The colonnade along the east elevation shall be brought out at least 30 inches from the wall
surface and be colored to match the customer pick up area colonnade.
4. Restudy screening of materials stacked within garden center. Wrought iron fencing with a mesh
behind will not adequately screen materials. Suggest use of hedge/vine plantings to cover
wrought iron fencing, limiting number of gates to the minimum necessary, use of heavy member
trellises projecting out beyond the wall surfaces, use of vines, etc.
5. Revise corner elements of garden center wall to"read"like the customer pickup area.colonnade
treatment.
6. Provide tile wainscoting around entire building. Committee may approve partial application of
wainscoting and vine pockets on south elevation if creatively and sensitively applied.
7. Car spaces at southwest corner of site, while not desirable given proximity to loading area, may
be counted as required parking since applicant claims these will be designated employee .
spaces.
8. The provided 8-foot wide landscape planters at ends of parking lanes may be acceptable if cart
storage areas are adequately buffered with landscaping.
9. Provide planter and decorative pavement treatment along the length of the north side of the
building.
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Commissioner Stewart agreed the commercial area should be retained. She advised the
developer to take a close look at loading noise issues and look carefully at slopes and grades
between uses.
Commissioner McNiel expressed concerns with the natural short-cuts through the tract by
unwanted traffic. He agreed with Commissioner Mannerino regarding the combination of side-on
and rear-on residential to commercial and thought technical issues could be worked out. He felt
the commercial center should be retained.
Mr. Buller noted that this may be the first commercial site with the opportunity to look towards the
future freeway; however, the issues of loading and noise must be addressed, Mr. Buller
concluded there is a preference to retain the commercial area and proceed with the Committee
Review process.
Mr. Morabito thanked the Commission for its time and comments.
C. PRE-APPLICATION REVIEW 98-11 - CATELLUS - The proposed master plan for the
development of"Rancho Cucamonga Corporate Park,"a 140 acre commercial and industrial
complex in the Industrial Park (Subarea 7) and General Industrial (Subarea 8) Districts of
the Industrial Area Specific Plan, and including a shopping center anchored by a home
improvement store, to be located on Milliken Avenue between Foothill Boulevard and Arrow
Route - APN. 229-011-25, 31, and 32.
Brad Buller, City Planner, explained the purpose and goals of the Pro-Application Review process
and indicated that due to complexity of the project, extra time would be provided for the meeting.
Pamela Steele, the applicant's planner, introduced the Catellus development team, reviewed the
basic aspects of the master plan, and outlined what they hoped to accomplish at the meeting.
Charles McPhee, Catellus representative, reviewed the anticipated land uses and the nature of
how Catellus develops land.
Charles, Lamb, the project landscape architect, reviewed the landscape and street scape design
intent to unify the master planned development.
Dennis Hill, project architect, reviewed the integration and mix of architectural design features
throughout the project.
Don VVinn, Lowe's representative, briefly described the Lowe's style of business, operation, and
size requirements. -
Brent Le Count, Associate Planner, indicated that staff's comments would be presented in
accordance with the outline provided by the applicant. He observed that locating the district
boundary between Subareas 7 and 8 along the proposed public street is consistent with the
flexibility built into the Industrial Area Specific Plan and makes good planning sense. Given that
land uses within the northeast comer of the master plan area are the least dofinod, he asked the
Commission preference on how development in this area relate to Masi Plaza, Foothill Boulevard,
and the Lowe's buildings. He observed that loading areas for the Lowe's project and rail spur
served industrial buildings should be carefully.treated given the proximity to Milliken Avenue. He
questioned how the large industrial building at the southeast corner of the master plan relates to
PC Adjoumed Minutes -4- January 13, 1999
the Quakes Stadium. Mr. Le Count indicated that staff is supportive of having the buildings
designed to respect their usage rather than attempting to convey an industrial flair. He suggested
hard scape, street scape, and landscape elements could unify the planning area. He thought
industrial buildings fronting Milliken Avenue should have significantly upgraded architecture. He
observed that the intersection of Milliken Avenue and Foothill Boulevard is a designated Activity
Center per the Foothill Boulevard Specific Plan (FBSP) and the master plan design for the
intersection is different from the FBSP design. He suggested the master plan should include a
design for the north side of the intersection since what's done on the south will establish a theme
for the north. He remarked that industrial buildings to the south will create a draw for large
container truck traffic through the northeast comer area. Ho recommend significant restudy of
Lowe's architecture, because he felt it appears to be a hybridization of industrial and retail
architecture resulting in something that fits into neither category. He suggested relocating the
garden center to the east side of building, or at a minimum, designing it to be completely
architecturally integrated with the building. He observed that signature architecture for pad
restaurant buildings is acceptable and consistent with Mimi's Cafe and Applebee's architecture;
however, if a fast food drive-lhru user is anticipated, that should be shown now with the master
plan. He remarked that the main drive aisle entry to the Lowe's center has no formal defined focal
point destination.
Commissioner Mannerino felt that the Lowe's building should not be designed with an industrial
flair, that it should be designed to be what it is. He thought the eventual land uses for the
northeast corner area should not be totally left to market demand but should be nailed down as
much as possible now. He favored having the rail spur served building within the industrial portion
even if it means having truck loading fronting Milliken Avenue. He also preferred commercial
development on Foothill Boulevard instead of industrial.
Commissioner Macias echoed Commissioner Mannerino's comment about commercial uses being
appropriate along Foothill Boulevard. He expressed concerns about circulation and that the main
entrance to Lowe's center should have a formal destination/entry statement. He said the design
should avoid long stretches of uninterrupted building walls for industrial buildings fronting Milliken
Avenue. He expressed concern with how the project relates to Quakes Stadium, given that a large
industrial building is shown designated with truck loading along the oast side.
Commissioner Stewart indicated that she does not wish to see significant areas of parking fronting
onto Foothill Boulevard. She concurred regarding entry points to the Lowe's center and said the
main entry should be enhanced. She preferred the garden center be relocated so it would be loss
prominent relative to street frontages. She did not favor the use of perforated metal features as
a building material for the Lowe's building or garden center. She preferred a softer design for the
Activity Center at Foothill Boulevard and Milliken Avenue as opposed to a more urban, formal
treatment. She thought employee eating areas, benches, bus shelters, and other pedestrian-
friendly amenities should be used extensively to facilitate usage of the project at a pedestrian
level.
Commissioner Tolstoy supported locating the subarea district boundary along the proposed public
street. He commented that retail uses along Foothill Boulevard are appropriate, as are signature
pad buildings. He suggested that the Lowe's project be carefully designed to facilitate customer
exiting for customers purchasing largo and bulky items such as lumber, similar to the way Homo
Depot at Rochester Avenue and Foothill Boulevard is designed. He preferred that rail served
buildings be located in the industrial portion with truck loading fronting Milliken Avenue if the
loading areas are effectively screened. He thought parking along Foothill Boulevard is acceptable
so long as berming and landscaping provide an adequate buffer, He favored retail uses for
buildings in the northeast corner area if the market will bear it, He felt the largo building in the
PC Adjoumed Minutes -S- January 13, 1999
n
southeast comer area can be buffered from the Quakes Stadium. He thought it may be best to
relocate the garden center to be less visually prominent relative to street frontages; otherwise,
significant screening and design features will be necessary.
Chairman McNiel asked about anticipated uses for the northeast corner area,
Mr. McPhee responded frankly that they are just not sure, that retail may not be feasible given the
retail drain caused by the Mills project. He said that he has lined up interested industrial users for
the buildings to the south but that he has not yet seen a retail or office interest in the northeast
comer area buildings. He said the intent is to simply demonstrate potential building massing in
the northeast area of the plan.
Commissioner Tolstoy interjected that he would not wish to see development proposals come in
for review in a piecemeal fashion. He also stressed the need for including public art wherever
possible.
Chairman McNiel indicated that the Lowe's building should not be designed with an industrial flair,
that it's design should be consistent with its retail use. He stated retail development along Foothill
Boulevard should be designed to be user friendly, warm, and comfortable and restaurants are
encouraged. He concurred that the subarea boundary should be located along the proposed
street. He commented that landscaping along the Milliken Avenue corridor should be as lush as
possible. He felt the Foothill Boulevard/Milliken Avenue intersection street shape design should
not have to follow the Foothill Boulevard Specific Plan Activity Center concept and felt the
pedestrian aspect of the Activity Center isn't appropriate. He cautioned the applicant to be
sensitive to the interface between the proposed area and Masi Plaza and Quakes Stadium to the
east, Chairman McNiel felt the master plan is a great idea and he welcomed Lowe's to the City.
Mr. Buller asked for clarification on how the Commission felt about having a north-south
connection through the northeast comer area, per Engineering recommendations, given potential
for truck traffic through the area.
Dan James, Senior Civil Engineer, indicated that a connection could occur between the proposed
cul-de-sac and Arrow Route instead of Foothill Boulevard. He said that the cul-de-sac exceeds
600 feet in length and therefore does not meet Fire Safety access requirements.
Chairman McNiel indicated that he would not wish to see large container truck traffic through the
northeast comer area of the plan. The other Commissioners agreed,
Mr. Buller asked the Commission whether they would be in favor of allowing this master plan to
proceed forward and only show access points for the northeast corner of the project; thus
deferring Planning Commission review of building location, size, shape, uses, and architecture to
a later date.
Commissioner Tolstoy indicated he would not object to such an approach so long as an
architectural pallet for the area is defined.
Mr, Buller summarized the meeting; highlighting previous issues raised by Mr, Lo Count and noted
that there appeared to be consensus that signature architecture is acceptable for the pad buildings
with the Lowe's center; only one median island break will be allowed on Foothill Boulevard; having
the district boundary happen along the proposed public street is acceptable; the industrial portion
of the master plan is to remain flexible in terms of specific building size, shape, and location; and
PC Adjoumed Minutes -6- January 13, 1999
finally, that an Industrial Area Specific Plan text amendment will be necessary to accommodate
the Lowe's project.
PUBLIC COMMENTS
There were no public comments.
ADJOURNMENT
Motion: The Planning Commission adjourned at 12:25 a.m.
Respectfully submitted,
6 uller
Secretary
PC Adjourned Minutes -7- January 13, 1999
DESIGN REVIEW COMMENTS
May 4, 1999
PUBLIC COMMENTS
There were no public comments at this time.
ADJOURNMENT
The meeting adjourned at 10:40 p.m.
Respectfully submitted,
ad Buller
Secretary
i