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HomeMy WebLinkAbout1997/06/25 - Workshop Minutes - PC-HPC CITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Adjourned Meeting June 25, 1997 Vice Chairman McNiel called the Adjourned Meeting of the City of Rancho Cucamonga Planning Commission to order at 8:55 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: William Bethel, Rich Macias, Larry McNiel, Peter Tolstoy ABSENT: David Barker STAFF PRESENT: Brad Bullet, City Planner; Dan Coleman, Principal Planner; Dan James, Senior Civil Engineer; Brent Le Count, Associate Planner NEW BUSINESS PRE-APPLICATION REVIEW 97-07 - ARCO - A request to construct a 2,776 square foot Arco AM/PM service stafion/convenience market in the Industrial Park District (Subarea 12) of the Industrial Area Specific Plan, located at the northeast corner of Milliken Avenue and 4th Street. APN: 229-341-13. Brad Buller, City Planner, opened the meeting by introducing the project to the Commission and briefly explained the purpose and goals of the Pre-Application Review process. Ken Wickerham, representative for Arco, Ron Bradshaw, representative for Bixby Ranch, and Gregory Hahn, project architect were present. Mr. Wickerham explained the intent of Arco to develop the site with a 5,000 square foot service station/convenience mart and reviewed the development constraints he was aware of. He indicated that the proposed use is an allowed use. Mr. Bradshaw indicated that the proposed architecture had been reviewed by the architect for the Bixby Ranch and that the architecture is consistent with Bixby Ranch design guidelines. Brent Le Count, Associate Planner, summarized staff's concerns related to the scale and mass of the proposal given the setting/function of the site as a major entry point to the City. He clarified that the proposed service station is not simply a permitted use, instead, it requires approval of a Conditional Use Permit by the Planning Commission to address potential impacts and issues of land use compatibility. He indicated that the currently approved Bixby Ranch Master Plan anticipates a larger, multi-story building at this location which would provide a more substantial, higher quality entry statement. He also stated that the Master Plan does not permit driveways on 4th Street and that the subject proposal includes a driveway off 4th Street. He said the proposal includes a drive- thru aisle with no apparent function which needs clarification, that the revised proposed master plan doesn't match the footprint of the building shown on site plan, and that the "24 Hour" signs are not allowed by the Sign Ordinance. Mr. Buller, indicated that the Site Utilization Map is incorrectly drawn relative to the location of the Mills entrance and that the site plan continues to show a median break for Milliken Avenue even though he had previously recommended that the applicant not include the median break. Gregory Hahn, project architect, presented a revised Site Utilization Map. Commissioner Bethel was very concerned about the scale of the proposal relative to the gateway function of the site. He questioned the intent of the drive-thru aisle. He indicated he would want to see substantial landscaping along both street frontages to soften the appearance for whatever is proposed on their site. He was also concerned about security and the lack of visibility into the building from the streets and wanted to see more glazing on the street sides. Commissioner Macias also indicated a strong desire to see "excessive" landscaping and berms to "enclose" the building. He expressed concern about the blue color proposed for the base of the building and indicated his opinion that this base element should be something other than painted stucco. He seriously questioned whether the site is an appropriate location for the type of development proposed because of the mass and scale of the project and the site's being a major entry point to the City. Commissioner Tolstoy also questioned whether the type of development proposed is appropriate for this location given the significant gateway function. He said he would want to see extensive use of landscaping'and berms to "hide" the presence of the building even though that may not be consistent with Arco's desire for exposure. He recommended that consideration be given to relocating the proposed building easterly on 4th Street to a less prominent location oriented with the Mills shopping center. Commissioner McNiel echoed concerns about the importance of the entry statement. He indicated that the Milliken Avenue/4th Street intersection is one of only three major entry points to the City from the south and he felt it is critical that the entry statement made at this location serve to differentiate the City from the area to the south. He commented the City went to great lengths to provide the entry monument signs at the major entry points to establish a high quality entry statement and he thought the proposal does not further that effod. He said he does not feel the proposal is appropriate for this location but would be in favor of such a development occurring east of the site. Mr. Buller summarized the Commission's concerns. The Commission does not believe the subject development proposal, including scale, design, and site planning, is appropriate for the proposed location; there are issues related to the use of colors and materials that need to be resolved; the project should include substantial, lush landscaping similar to, yet even more substantial then, that of the Haven carwash at Haven and Jersey; no access should be permitted off of 4th Street consistent with the Bixby Master Plan and General Plan access policies; and the applicant should explore incorporating the materials used in the monument entry sign at the corner into the proposed building. The Commission agreed with the summation. PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT PC Adjourned Minutes -2- June 25, 1997 The Planning Commission adjourned at 9:45 p.m. to 6:15 p.m. on July 9, 1997, for a workshop regarding Pre-Application Review 97-03. Respectfully submitted, Secretary PC Adjourned Minutes -3- June 25, 1997