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HomeMy WebLinkAbout1994/07/13 - Agenda Packet - Adj~~~ CITY OF 7~ RANCHO CUCAMONGA PLANNING COMMISSION AGENDA - 1977 WEDNESDAY JULY 13, 1994 6:00 P.M. PLANNING COMMISSION WORKSHOP RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA I. Roll Call Chairman Barker Commissioner Melcher Vice Chairman McNiel __ Commissioner Tolstoy Commissioner Lumpp II. commission Business A. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 93-49 - WESTERN LAND PROPERTIES - The development.of an integrated shopping center consisting of 15 buildings totaling 222,605 square feet on 25 acres of land in the Community Commercial District of the Terra Vista Community Plan, located on the north side of Foothill Boulevard, between Spruce and Elm Avenues - APN: 1077-421-58 and 63. Staff recommends issuance of a Negative Declaration. 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 VICINITY MAP CITY HALL CITY OF RANCHO CUCAMONGA CITY OF RANCHO CUCAMONGA DATE:July 13, 1994STAFF REPORT TO: Chairman and Hembets of the Planning Cornmission FROH: Brad Bullet, City Planner BY: Nancy Fong, AICP, Senior Planner SUBJECT: ENVIRONHENTAL ASSESSHENT AND CONDITIONAL USE PERHIT 93-49 - WESTERN LAND PROPERTIES - The development of an integrated shopping center consisting of 15 buildings totaling 222,800 square feet on 25 acres of land in the Community Commercial District of the Terra Vista Community Plan, located on the north side of Foothill Boulevard, between Spruce and Elm Avenues - APN: 1077-421-58 and 63. ABSTRACT: This workshop is a Design Review of the Conceptual Master Site Plan for the proposed project and the elevations for Building 9. BACKGROUND: The Planning Commission conducted two workshops on May 25, and June 8, 1994, respectively, to review the conceptual site plan for the project. At the workshops, the commission listed its concerns with the project and provided direction to the applicant to revise the plans. At the June 8 workshop, the Commission also agreed to fast-track the processing of this project by reviewing it as a conceptual master plan with specific review of the elevations for Building 9 (Best Buy). Attached for the Commission's reference are draft minutes from the workshops on May 25, and June 8, 1994 (Exhibit "A"). ANALYSIS: According to the applicant, the design of this project will continue the theme established in the Terra Vista Town Center in the areas of site planning, architecture, street furniture, and amenities. Because of the need to expedite the processing of this project, staff's review will focus on identifying the broad issues for the Master Site Plan and specific design comments for Building 9. They are as follows: A. Master Site Plan. 1. The placement of a building at the north side of the first project entry off Spruce Avenue in order to provide a visual balance with Terra Vista Town Center. 2. Continue the theme established in the Terra Vista Town Center for providing a series of pedestrian connections and promenades throughout the site linking all the buildings. For example, pedestrian promenades should be provided at the following locations: a. From the bus shelter off Church Avenue southward along Building 1; b. From the first project entry off Spruce Avenue eastward to the Central Plaza; PLANNING COMMISSION STAFF REPORT CUP 93-49 - WESTERN LAND PROPERTIES July 13, 1994 Page 2 c. North/south directional promenades toward Buildings 1, 3, and 7; and d. From Town Center Drive at Spruce Avenue's project entry eastward along the store frontage, etc. 3. Consider adding a drive aisle from Church Street southward ending at the main drive aisle north of Building 10. 4. Significant pieces of public art to be placed, one at each of the two central plazas. 5. Break up and soften the expansive bardscape along the store frontage by adding tree wells and planters with pedestrian-scale trees and, where feasible, by creating larger areas for landscaping. B. Buildinq 9 and Phase 1 Site Improvements. 1. The belt course element and the arches of the colonnades should be of pre-cast concrete material. 2. Add trellis work over the loading area at the north elevation similar to the ones at the Ross Store. 3. Use wainscot instead of painted plaster for the westerly side of the north elevation. 4. Soften the expansive area of hardscape along the store frontage by adding tree wells planted with pedestrian-scale trees. 5. Add integral color to the proposed textured, scored concrete consistent with Terra Vista Town Center. 6. Add painted plaster wainscot along the temporary west elevation similar to the north elevation. RECOMMENDATION: Staff recommends that the Commission review the comments and provide direction to the applicant so that they can revise the plans and staff can include appropriate conditions of approval for the July 27, 1994, agenda. Brad Bullet City Planner BB:NF/jfs Attachments: Exhibit "A" - Draft Minutes from the May 25, and June 8, 1994 Planning Commission meetings DRAFT FOR DISCUSSION PURPOSES ONLY CItY OF RANCBO CUCAMONGA PLANNING COMMISSION MINUTES Adjourned Meeting May 25, 1994 Chairman Barker called the Adjourned Meeting of the City of Rancho Cucamonga Planning Commission to Order at 6:00 p.m. The meeting was held in the Rains Room at Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California. ROLL CALL COMMISSIONERS: PRESENT: David Barker, Heinz Lumpp, John Melcher ABSENT: Larry McNiel, Peter Tolstoy STAFF PRESENT: Brad Buller, City Planner; Dan Coleman, Principal Planner; Nancy Fong, Senior Planner; Dan James, Senior civil Engineer OWNER/DEVELOPER Gary Luque, Lewis Homes; Dave Newsome, Western Properties; Jim Keisker, Keisker & Wiggle Architects, Inc.; Rick Major, Lewis Homes; Elaine Carbrey, Gruen Associates. COMMISSION BUSINESS A. pRE-APPLICATION 94-02 - WESTERN LAND PROPERTIES - A request to review the streetscape design concepts for Church Street and the proposed development plans for the 25-acre shopping center, located at the northeast corner of Foothill Boulevard and Spruce Avenue - APN: 1077-421-58 and 63. Nancy Fong, Senior Planner, presented the staff report. Gary Luque, Lewis Homes, introduced his professional team to the Commissioners. Dave Newsome, Western Properties, gave an overview of the proposed project as to the context of the project and the different types of land uses along Church Street. He stated that the project was designed in response to a segment of the retail market and was not designed for speculative type of retail boxes. He said the buildings are organized to orient toward Foothill Boulevard. Jim Keisker, Keisker & Wiggle Architects, Inc., described the architectural program for the project, the Church Street streetscape, and the specific building design for Best Buy, one Of the major tenants. FOF DiSCUSSiON PURPOSES ONLY Brad Buller, City Planner, reminded the Commission that the purpose of the workshop was to review the design concepts for this 25-acre parcel as to its relationship to Foothill Boulevard and the Terra Vista Community Plan to the north. Chairman Barker opened the discussion to the Commissioners. Commissioner Melcher stated he would like to briefly comment on the history of the Community Plan. Be appreciated the fact that Gruen Associates is involved in this proposed amendment since they are the Original planning consultant firm that designed and developed the Community Plan. However, he mentioned that there had been battles between the City and the developer as to how best to develop the stretch of land along Foothill Boulevard in the future. Me noted it was Gruen Associates that introduced the Foothill Boulevard centers Concepts and he thought this parcel had been scheduled to provide a broad, open vista into the community. He questioned whether this concept is still valid today. However, he believed that the proposed design has moved away from it in a major way. With the change from office to commercial use, he felt the view corridor is greatly reduced and the project will now have a back side that faces Church Street. With respect to the site design, he felt that the buildings at the western portion of the site are set back too deep and do not relate to the buildings across Spruce Avenue in the eastern portion Of the Tetra Vista Town Center. He thought that it was premature to address the architecture. Chairman Barker commented that he is concerned with the view and the vista from Foothill Boulevard to the foothills and the community towards the north as well as the residents' view into the center. He stated that he is particularly concerned with the streetscape along Church Street where there will be a back side of a project that faces it. Commissioner Melcher agreed with Chairman Barker and also stated that he found no creativity in the design of this project when compared to Tetra Vista Town Center. Rick Major, Lewis Homes, responded that it is not feasible to build an office project. He went on to state that the buildings were oriented toward Foothill Boulevard because of the linear nature of the site and the required field of parking (accessible parking spaces) for the users and the commercial uses. Be explained to the Commission that the proposed project is a strategy for strengthening the east side of Terra Vista Town Center since it is the weakest in the generation of sales tax. He stated that the proposed project will complement Tetra Vista Town center as the users are within the range of 10,000 to 25,000 square feet in size. He felt that the Commission's concerns regarding the streetscape along church Street could be mitigated with architecture and landscaping but the orientation of the buildings and the field of parking could not be changed. Commissioner Melcher felt the proposed amendment was written to suit the project. He said the proposed design criteria does not show or explain to the Commission how the original intent of the objectives for the Community Plan will be met. PC Adjourned Minutes -2- May 25, 1994 r~ .~m~l ~URPCSES ONlY Mr. Major indicated that the pedestrian connection from Church Street to the Center was eliminated as directed by Engineering staff which is contrary to the recommendations from Planning staff. Chairman Barker responded that the Commission could be a facilitator in resolving the conflicts between the requirements from different City Departments. Commissioner Melcher suggested that the connection could be a visual link instead of a pedestrian connection. Mr. Buller suggested that the design Of the commercial project carry Over some of the elements of the office park. Because it was almost time for the regularly scheduled Planning Commission meeting to start, he recommended that the Commission take a recess and reconvene after the regular Planning Commission meeting. The Commission recessed at 7:00 p.m. to the Planning Commission meeting. The Commission re-convened the adjourned meeting at 9:55 p.m. Elaine Carbrey, Gruen Associates, explained that at the time of developing the Community Plan, the City had a concern with the strip commercial look. She said they addressed that concern by developing the center concepts that consists of a series of centers along Foothill Boulevard with a few curb cuts, deep parcels, and special character for each center. However, she stated that with the change of the land use, together with today's retail trend of large users, the requirements for a commercial site have to be changed as well. She stated that they tried to keep the key elements of the original office park concept within the design of the proposed project by providing the view corridor, the pedestrian circulation, the trails, etc. She felt that the language in the Design Guidelines for the site could be strengthened to ensure these key elements are kept intact. Commissioner Lumpp asked how the design of the concept centers is related to Church Street. Mr. Keisker explained the streetscape concept along Church Street. Commissioner Melcher also asked how the streetscape along Church street is designed to meet the arbor and window effect called out in the Community Plan. He pointed out that the site design does not provide for easy pedestrian access toward the north. He still felt that the proposed plan is significantly different because there is a loss of the wide, open view corridor and the east/west pedestrian connection. Commissioner Lumpp questioned the usefulness of the traffic signal at the "T" intersection of Town Center Drive and Spruce Avenue. Mr. Major stated that this is a pre-existing condition which has to be designed into the project. PC Adjourned Minutes -3- May 25, 1994 DP FT F'.D~ ~!SCU~S[ON PURPOSE~ ONLY Commissioner Melcher suggested that the applicant study the options of providing a raised median along Spruce Avenue and eliminating the signal. Chairman Barker suggested to the applicant that they revise the design to address these concerns; that is, the pedestrian connections, the entries design, the visual link, the breaking up of a long continuous storefront, etc. Commissioner Lumpp felt the applicant should address the concerns Of pedestrian and visual linkages, the usefulness of the concentric ring pavement design on the drive aisle for connecting the plazas, the back side of the project, etc. Mr. Major stated that they are willing to work with the Commission and staff in addressing all the concerns. The Commission directed the applicant to revise the graphics and the text and submit them for their review again at a workshop on June 8, 1994. PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT 11:00 p.m. - The Planning Commission adjourned to 6:00 p.m. on June 8, 1994. Respectfully submitted, Brad Buller Secretary PC Adjourned Minutes -4- May 25, 1994 DF FT ...,=/.~..t~ ~' h?,C L~j~ C, !'~ PURPOSES ONLY CITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Adjourned Meeting June 8, 1994 Chairman Barker called the Adjourned Meeting of the City of Rancho Cucamonga Planning Commission to order at 6:00 p.m. The meeting was held in the Rains Room at Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California. ROLL CALL COMMISSIONERS: PRESENT: David Barker, Heinz Lumpp, Larry McNiel, John Melcher ABSENT: Peter Tolstoy STAFF PRESENT: Brad Buller, City Planner; Dan Coleman, Principal Planner; Nancy Fong, Senior Planner; Dan James, Senior Civil Engineer OWNER/DEVELOPER Gary Luque, Lewis Homes; Elaine Carbrey, Gruen Associates, Dave Newsome, Western Land properties; Jim Keisker, Keisker & Wiggler Architects, Inc.; Mike Sweeney, Land Concepts, Inc.; Wes Pringle, WPA Traffic Engineering; Gary Allen, Best Buy, Inc. COMMISSION BUSINESS A. PRE-APPLICATION 94-02 - WESTERN LAND PROPERTIES - A request to review the streetscape design concepts for Church Street and the proposed development plans for the 25-acre parcel shopping center, located at the northeast corner of Foothill Boulevard and Spruce Avenue - APN: 1077-421-58 and 63. Nancy Fong, Senior Planner, presented the staff report. Gary Luque, Lewis Homes, introduced the members of his team to the Commission. Elaine Carbrey, Gruen Associates, described the changes made to the text in response to the concerns expressed by the Commissioners at the last workshop. She explained that the concept of the Foothill Boulevard Centers is to create a distinct identity for each one. She stated that Church street is designed and intended as an internal roadway for the residents in the Planned Community. She said the proposed change to the land use is in response to a change in the market trend; and with this change comes a change in the relationship between the buildings and parking. Dave Newsome, Western Land Properties, described how the design of the project reflects the written design criteria; that is: the redesign of the parking area north of Building 14, the project entry studies at the "T" intersection =',-,.-. ~ .....~-,- ......=~ PURPOSES ONLY Of Town Center Drive and spruce Avenue (one access versus two accesses), the streetscape Of Church Street, and the view corridor through the center of the project (120 feet between Buildings 4 and 5). Jim Keisker, Keisker & Wiggler Architects, Inc., described the changes in the elevations for Best Buy Inc. He pointed out the colonnade along the south elevation is symetrical in design. Mike Sweeney, Land Concepts, Inc., described the design for the plazas and the pedestrian nodes. Wes Pringle, WPA Traffic Engineering, explained the circulation at the west end of the project. He thought closing of the access at Town Center Drive would create an inferior traffic circulation because the stacking distances for left turns would be limited. He felt having two access points on Spruce Avenue would allow for a better distribution of the traffic volume which would then decrease the potential traffic conflicts. Mr. Newsome stated that the major tenant, Best Buy, Inc., has targeted an opening date of November ll, 1994. He asked the Commission whether the review process for the project can be fast tracked. Gary Allen, Best Buy, Inc., introduced himself as the Construction Manager for the company. He described Best Buy as the second largest electronics retailer. He stated that they need to open six to eight stores at the same time in order to make an impact. He said November ll, 1994, is the opening date and the Rancho cucamonga store is one of six to be opened. He stated he will work with the City to achieve the November grand opening. He commented that the store will employ 120 local people. Chairman Barker asked for comments from the Commissioners. Commissioner Melcher stated that he is satisfied with the changes in the Community Plan, the streetscape along Church Street, and the size of the view corridor. He suggested that the landscape planter at the most northern row of parking spaces between Buildings 12 and 13 be reversed so that the landscape planter is beside the main drive aisle. He thought the applicant should consider having a building at the north side of the first Spruce Avenue project entry to provide a visual balance with the Tetra Vista Town Center. Commissioner Lumpp questioned whether the 200 trips projected along Spruce Avenue will be split between the two access points. Mr. Pringle replied that the trips will be split. Mr. Newsome stated that they are willing to work with staff and the Commission to resolve any design issues at this western portion of the project. He indicated the phasing of the project is to build the eastern half first. Rick Major, Lewis Homes, clarified that the first phase will only be Building 9, which is the Best Buy store and the necessary site improvements. He said Buildings 5 and 8 are scheduled for March of next year. PC Adjourned Minutes -2- June 8, 1994 DRAF"I' ~r~s~ [~:~CU~C~'~ [JU~POSES ONLY Chairman Barker stated he likes the pedestrian connections and the nodes and the open view corridor. He stressed to the applicant that the Commission will be looking for 360 degree architecture; in particular, the Church Street elevation as well as the screening of all roof equipment. He stated that there should be visual links for the buildings, the pedestrian connections, etc. He thought the Commission has demonstrated they are willing to work with the applicant to get Best Buy in first by agreeing to resolve the design issues of the Master Plan at a later date. Commissioner McNiel agreed with the comments from the other members of the Commission. Me stated that the applicant should work with staff to resolve the access and the project entries design along Spruce Avenue. He commented that he would like to see the concept of Terra Vista Town Center carried over such as in the street furniture, lights, etc. Be stated that the architect should look at the Ross store as an example of architectural style and treatment of the rear elevation. The consensus of the Commission was to accept the changes to the Community Plan and the conceptual Master Plan, to work with the applicant in fast tracking the project for getting Best Buy in, and to agree to resolving the design issues of the Master Plan at a future date. PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT The meeting adjourned at 7:00 p.m. Respectfully submitted, Brad Buller secretary PC Adjourned Minutes -3- June 8, 1994