HomeMy WebLinkAbout249 - Ordinances ORDINANCE NO. 249
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, AMENDING PART III OF THE
INDUSTRIAL AREA SPECIFIC PLAN TO ESTABLISH A HAVEN AVENUE
OVERLAY DISTRICT LOCATED ON BOTH SIDES OF HAVEN AVENUE
BETWEEN FOOTHILL BOULEVARD AND 4TH STREET
The City Council of the City of Rancho Cucamonga, California, does
ordain as follows:
SECTION 1: The following section is hereby added to Part III,
Development Standards and Guidelines:
V. HAVEN AVENUE OVERLAY DISTRICT
Purpose The purpose of the Overlay District is to
establish development standards which address the
unique setting and character of the Haven Avenue
corridor. The Haven Avenue Overlay District is
located on both the east and west sides of Haven
Avenue extending from Foothill Boulevard south to
~th Street, as shown in Figure V-1.
Applicability The Overlay District is to be applied in
conjunction with the Specific Plan for Subareas 6
and 7 and provides more specific and/or
restrictive development policies, design
standards and land use regulations for both
Subareas 6 and 7. Topics not specifically
covered by the Haven Avenue Overlay District will
continue to be governed by the regulations of the
Specific Plan. Development adjacent to the Haven
Avenue Overlay District shall consider
compatibility and integration with the Overlay
District through the Master Plan process.
Setting Haven Avenue is located near the geographic
center of the City and will be the most
significant gateway into Rancho Cucamonga.
Another important aspect is the distinctiveness
of the Haven Avenue corridor in relation to other
major arterials designated as "Special
Boulevards". Haven Avenue is the major travel
route for the City and has the potential for high
end office development with a unique combination
of direct access to the airport and the
Interstate 1.0 freeway. This provides the City a
rare opportunity to enhance its image by
encouraging intensive, high quality office and
professional development along the Haven Avenue
corridor.
Relation to
General Plan The General Plan affirms that travel routes are
predominate elements of the community's image and
encourages the distinctiveness of individual
districts and roadway corridors. In addition,
the General Plan states that a consistent design
theme is necessary to reinforce the image or
perception of a route. The Specific Plan states
that the Haven Avenue corridor and the Industrial
Park category should be designed to project a
"campus like image for firms seeking an
attractive and pleasant working environment with
high prestige value".
Ordinance No. 249
Page 2
A. Goal Statement
Goals are statements that define the
community's aspiration and intentions. The
goal for the Haven Avenue corridor has evolved
from sessions with the industrial and business
communities and with the City's elected and
appointed officials. This goal represents the
current conception of and future aspirations
for the best interest of the City for the
Haven Avenue corridor.
o ~noou~ l~-rm~e ~te~ planned
de~losmemt alo~ the Ila~e~ A~e~ oorridor
~e~ -mM-cea ~a~ehe Cucamen~a's image by
~&~-~ an lnt~:si~, high quality
~at~ay into the City and by pec~otin~ a
distineti~e, attractive, and pleasant
office p~k atlosphe~e in a campus ii~e
sett~-_~ with ~ prestige identity.
B. Land Use Types
The intent of the following policies is to
encourage land uses and development consistent
with the design goal for the Haven Avenue
corridor as an intensive, high quality gateway
into the community.
B.1. The primary land use function along
Haven Avenue is intended to be of an
administrative/professional and office
nature. However, on the parcels
directly adjacent to the railroad, the
Planning Commission may consider
additional uses permitted in Subarea 6,
subject to the issuance of a Conditional
Use Permit, and a finding that such a
use will be consistent with the stated
design goal for Haven Avenue and all
other provisions of the Overlay
District.
B.2. Select ancillary commercial and business
support service uses shall not exceed
20% of the floor area in any Master
Planned development. Concentration of
such uses in any building or along the
street frontage is not permitted.
B.3. The following land use types are
permitted or conditionally permitted
within the Haven Avenue Overlay
District. Ail other uses shall be
prohibited.
Permitted Uses Administrative and Office
Financial, Insurance & Real Estate
Services
Communication Services
Medical/Health Care Services
Professional Services
Administrative Civic Services
Cultural
Business Supply Retail Sa~es & Services*
Business Support Services
Eating and Drinking Establishments
Ordinance No. 249
Page 3
Conditional Uses Convenience Sales & Services
Entertainment ,
Food and Beverage Sales
Fast Food Sales
Hotel/Motel
Personal Services*
Recreation Facilities
Public Assembly
Public Safety & Utility Services
Religious Assembly
*Ancillary Uses Limited to 20% of the
floor area per B.2.
B.4 Fast food services are specifically
excluded as a primary use. This would
preclude the development of typical free
standing fast food restaurants, most of
which require drive-through facilities,
in the Overlay District. However, fast
food could be permitted as an ancillary
or secondary use, subject to a
Conditional Use Permit, as a part of a
larger project, provided, however, such
use not be located directly adjacent to
Haven Avenue.
C. Master Planned Development
The intent of this section is to provide for
integrated development at the earliest
possible time in the review process. Through
the Master Plan process there is opportunity
to coordinate the efforts of single or
multiple property owners and discourage
piecemeal development. Finally, master
planning of defined areas will avoid
development of single parcels of land in a
manner which would prevent or preclude future
development of adjacent parcels in the best
way feasible. It is not the intention of the
master planning process to cast future
development patterns in stone. Rather, it is
an attempt to discover problems before they
develop, to deal with issues while they can be
solved, and to take advantage of opportunities
while they exist. The standards and
guidelines which follow are intended to apply
to all projects and should not be constrained
by parcel lines or specific site boundaries.
C.1. A conceptual Master Plan shall be
submitted for Planning Commission
approval, together with any development
proposal, including subdivision or
parcel map applications. Such Master
Plan shall address relationships to
other parcels within the Master Plan
area.
Ordinance No. 249
Page ~
C.2. At minimum, Master Plans shall indicate
conceptual building locations, overall
circulation, points of ingress and
egress to both public and private
streets, parking lot layouts, conceptual
grading and drainage, areas to be used
for landscaping and plazas, pedestrian
circulation, and common signing. Areas
intended for common use, such as shared
access, reciprocal parking or pedestrian
plazas shall also be identified. In
addition, a statement of architectural
intent and/or conceptual elevations
shall be submitted to indicate how the
architectural
concepts including style,
form, bulk, height, orientation, and
materials relate to other buildings or
projects within the planning area as
well as to the overall design goal for
Haven Avenue.
C.3. The Master Plan boundaries indicated in
Figure V-2 are logical planning
boundaries based upon physical
contraints and property ownership.
These boundaries may be modified when it
is determined that the Master Plan is
consistent with the intent and purpose
of the Haven Avenue Overlay District.
The City Planner may require master
planning of property outside the Overlay
District, adjacent to a project
proposal, where necessary to assure
integrated development and promote the
goal of the Haven Avenue Overlay
District.
C.~. No Parcel Map or Subdivision Map shall
be accepted or approved without
concurrent submittal and approval of a
Master Plan to assure integrated
development consistent with the goal of
the Haven Avenue Overlay District.
C.5. Architecture within Master Planned
development shall have a compatible
design style with variation in the
building style, form, and materials in
accordance with the architectural
standards of the Overlay District.
Lot Size C.6. Minimum parcel size shall be two (2)
acres with a minimum parcel depth of 225
feet within a Master Plan development.
A 300-foot minimum lot width shall also
be required, consistent with the access
control policies. The Planning
Commtssion may waive these requirements
when it is determined that the parcel is
part of a Master Plan which is
consistent with the intent and purpose
of the Overlay District. All lots of
record are allowed to develop according
to the requirements of the Haven Avenue
Overlay District.
Ordinance No. 249
Page 5
Access C.7. Vehicular access onto Haven Avenue shall
be discouraged wherever suitable
alternative access may be developed from
other streets as determined through the
Master Plan process. If vehicular
access onto Haven Avenue is granted,
said access shall be shared with
adjacent parcels. The minimum distance
between drive approaches shall be 300
feet with 100 feet the minimum distance
between a drive approach and the curb
return of any intersection along Haven
Avenue. Also, reciprocal parking and
access easements shall be required,
where appropriate, with any development
proposal.
C.8. Public transit facilities shall be
considered within all Master Plans.
Convenient pedestrian access shall be
provided to designated transit
facilities, such as bus stops.
C.9. On-site circulation for both pedestrians
and vehicles shall consider existing or
planned circulation patterns on adjacent
properties. Connections shall be made
where appropriate to foster more
integrated development and enhance
pedestrian movement.
D. Site Orientation
The following standards are intended to
promote integrated, pedestrian oriented,
office park development in a campus like
setting:
Pedestrian Orientation D.1. Site planning, including building
configuration and placement, must create
opportunities for courtyards and plazas
and other landscaped open spaces and
promote safe and convenient pedestrian
movement with continuous landscaped
pathways between buildings.
D.2. Parking areas and circulation aisles
along the Haven Avenue street frontage
are discouraged and may only be approved
through the Master Plan process when it
is determined appropriate and necessary
to implement the design goal of the
Haven Avenue Overlay District. Their
visual impact shall be fully mitigated
through dispersed parking areas and
extensive landscaping and berming.
D.3. Vehicular circulation around the rear
and side portions of a site is
encouraged. Circulation aisles which
fragment or disrupt the connection of
pedestrian spaces throughout a project
shall be avoided to the extent possible.
Ordinance No. 249
Page 6
Parking D.4. The use of dispersed parking areas which
provide convenient access to buildings
without interrupting interior pedestrian
spaces is encouraged to reduce the need
for large parking lots. Where large
parking lots are necessary, they shall
be located in areas less visible from
Haven Avenue and their visual impact
fully mitigated with building placement
and extensive landscaping and bermlng.
D.5. On-street parking along Haven Avenue
shall be prohibited.
D. 6. Building placement at or near the
streetscape building setback is strongly
encouraged within all developments,
particularly on corner lots with high
visibility. Multiple building placement
should provide variable streetscape
setbacks to reduce streetscape monotony.
Setbacks D.7. A 45-foot average landscape setback and
a minimum 45-foot building setback shall
be required along Haven Avenue, as
measured from the ultimate face of curb,
including existing lots of record and
condominium lots or lots within a center
when designed as an integral part of a
Master Planned development.
D.8. Ancillary service and loading areas
shall be designed and located where
least visible from public view and
adjacent properties designated
"Industrial Park".
D.9. All existing and new utilities,
including electrical service less than
34.5 KV, within the project shall be
installed underground.
E. Landscaping Requirements
The intent of the following standards is to
enhance the visual quality of the streetscape
and provide an attractive and pleasant working
environment in a campus like setting.
Minimum
Landscape Coverage E.1. A minimum twenty-five (25) percent of
net lot area (excludes right-of-way
dedications and privmte streets) shall
be landscaped areas and pedestrian
hardscape plazas and courtyards.
E.2. The landscape/hardscape coverage
requirement may be modified for
individual parcels within master planned
developments when it is determined that
the master plan as a whole meets the
required coverage and the project is
consistent with the intent and purposes
of the design goal for Haven Avenue.
Ordinance No. 249
Page 7
E.3. A maximum five (5) percent credit toward
the required landscape/hardscape
coverage may be permitted where
appropriate public art is to be
displayed in a setting which enhances
pedestrian spaces and building
architecture.
E.4. A consistent streetscape design theme
shall be developed along the Haven
Avenue streetscape which incorporated
intensified landscaping with specimen
size trees, alluvial rockscape,
mounding, meandering sidewalks, and
appropriate street furniture.
Landscaping materials shall be selected
which provide an historic link to the
City's past, such as eucalyptus
windrows, citrus trees, and grape
vines. In addition, a program of street
name monument signs shall be developed
to include low profile, natural alluvial
rook monument signs with individual
letters formed in a sandblasted concrete
face.
Berming E.5. Landscaping and berming shall be
designed to create visual interest and
variety to the streetscape, enhance
building architecture, screen utilities
and buffer views of automobiles,
pavement and service areas, and to
define and to distinguish the pedestrian
environment from vehicular spaces.
Water Conservation E.6. A combination of water conserving
landscape and irrigation techniques are
required such as the use of drought
tolerant plant species and hardscape
(non-irrigated) surfaces, and special
irrigation systems such as drip
emitters, low volume stream rotors, deep
watering of trees and shrubs,
tensiometers to measure soil moisture,
and automatic timers.
E.7. Landscape materials shall be selected
for their low maintenance, drought
tolerance, and heat and wind tolerance.
F. Open Space and Pedestrian Environment
The intent of this section is to promote the
functional design and location of pedestrian
spaces, and provide convenient pedestrian
circulation on and off site and promote a
campus like setting.
F.1. The development of a pedestrian node or
focal point, such as a plaza or
courtyard is required within all
projects.
Ordinance No. 249
Page 8
F.2. The location of plazas and courtyards
should encourage maximum pedestrian use
and be separated and/or buffered from
vehicular parking and circulation. Such
locations may be near a prominent
building entrance or along a centralized
pedestrian path.
Pedestrian Facilities F.3. Pedestrian plazas or courtyards shall be
designed to create an attractive,
comfortable, and functional setting with
a "sense of place". A combination of
the following design elements are
encouraged, but are not limited to:
pavement or surface texture;
elevation/grade changes; use of
landscape materials and structures to
provide shade and define enclosed
spaces; seating (eg - benches, steps, or
raised planters); and outdoor eating
areas. In addition, the use of water
features, covered walkways, kiosks and
public art are encouraged.
F.4. Trash receptacles, drinking fountains,
light standards and other street
furniture shall be designed to enhance
the appearance and function of open
space areas.
F.5. Convenient pedestrian circulation shall
be provided throughout all projects to
connect parking areas and public transit
facilities with buildings and pedestrian
open spaces.
G. Architecture
The following standards are intended to
promote a high quality office park image with
high prestige identity:
Urban Style G. 1. Desirable architecture along Haven
Avenue shall project a high quality
progressive, sophisticated, and urban
style of development. While the use of
a variety of exterior materials may be
permitted to achieve this image;
Spanish, Mediterranean, or traditional
architecture styles are not generally
considered appropriate for office
buildings.
G.2. Variations in architectural styles,
construction methods, and materials for
certain ancillary uses, such as
restaurants and banks, may be permitted
where the architecture is exemplary and
consistent with the high quality image
required for Haven Avenue and where a
particular design is necessary and more
appropriate considering the intended use
of the building.
Multiple Story G.3. Multiple story buildings of sufficient
mass are encouraged that reflect the
scale and proportion of the Haven Avenue
right-of-way and streetscape setbacks.
Ordinance No. 249
Page 9
Low, linear buildings are discouraged.
G.4. Building design elements that are
considered inappropriate for an office
park atmosphere include retail type
storefront elevations (linear
configurations, continuous ground floor
glazing, multiple doorways), and
numerous overhead roll-up doors which
promote concentrations of ancillary
commercial and business support
services, and are therefore prohibited.
G.5. Service and loading areas shall be
screened from public view and adjoining
properties, wherever possible, to reduce
site design constraints on future
adjacent development.
Architectural Variety G.6. Architectural planes shall have
variation in depth and angle to create
variety and interest in the basic form
and silhouette of the building.
G.7. Articulation of the elevation surfaces
is encouraged through the use of
openings and recesses which create
texture and shadow patterns and provide
variety in the building plane or
surface.
G.8. Building entrances shall be well
articulated and project a fommal
entrance statement through variation of
architectural planes, pavement surface
treatment, and landscaped plazas.
G.9. Accent treatment such as changes in
exterior materials and texture is
encouraged in conjunction with variation
in the major form giving elements of a
structure.
Signs G.10. A coordinated Uniform Sign Program shall
be required for any development,
including wall and monument signs.
Building wall signs shall consist of
individual letters and can signs sre
prohibited. The size, number, typical
design and location of the signs, as
per~itted by the City's Sign Ordinance,
shall be submitted with the development
application and be reviewed
concurrently.
H. Urban Centers
The following standards are intended to
promote the highest quality development and
intensity to create community focal points or
"urban centers" near the key intersections of
~th Street and Foothill Boulevard, as shown in
Figure V-1.
H.1. The applicability of these urban center
standards for specific parcels shall be
determined through the Master Plan
review process.
Ordinance No. 249
Page 10
H.2. Multiple story buildings shall be of the
highest design quality, particularly at
the immediate corners of 4th Street and
Foothill Boulevard. Desirable
structural components include steel, and
concrete in conjunction with curtain
walls, spandrels and glass. Wood frame
structures are discouraged.
H.3. A minimum thirty (30) percent of net lot
area (excludes right-of-way dedications
and private streets) shall be landscaped
areas and pedestrian hardscape plazas or
courtyards.
H.4. Special landscaping and streetscape
design features shall be developed for
the intersections at 4th and Foothill to
create an intensive and prestigious
gateway entry into Rancho Cucamonga and
the Haven Avenue Avenue Corridor.
H.5. The use of parking structures is
encouraged to promote intensified
development and maximize the site area
devoted to urban pedestrian plazas and
courtyards. Parking structures shall be
harmoniously designed with the main
building and located around the rear or
side portions of the site.
H.6. The minimum parcel size shall be five
(5) acres unless waived by the Planning
Commission when it is determined that
the parcel is designed as an integral
part of a master planned development
consistent with the intent and purpose
of the Overlay District.
SECTION 2: The City Council finds that Industrial Area Specific Plan
Amendment 84-02 is an implementation of the General Plan and Industrial
Specific Plan goals and policies and that the General Plan and Industrial
Specific Plan Environmental Impact Reports adequately cover any potential
significant adverse impacts. Further, the City Council finds that no
subsequent or supplemental environmental impact report is required pursuant to
Division 13, Chapter 6, Section 21166 of the Public Resources Code.
Specifically, the City Council.
A. No substantial changes are proposed in any goals or policies
which would require major revisions to the EIR's.
B. No substantial changes have occurred with respect to the
circumstances under which the project is being undertaken.
C. No new information on the project has become available.
SECTION 3: The Mayor shall sign this Ordinance and the City Clerk
shall cause the same to be published within fifteen (15) days after its
passage at least once in The Daily Repprt, a newspaper of general circulation
published in the City of Ontario, California, and circulated in the City of
Rancho Cucamonga, California.
Ordinance No. 249
Page 11
PASSED, APPROVED, and ADOPTED this 6th day of March, 1985.
AYES: Wright, Buquet, Mikels, Dahl, King
NOES: None
ABSENT: None
D2 Mikels, Mayor
ATTEST:
Beverly l.{luthelet, City Clerk
Ordinance No. 249
Page 12
FIG. V- 1
HAVEN AVENUE
OVERLAY
DISTRICT
j Urben Center
Overlay Dletrlct
TRAILS/ROUTES
o o o o Pecleatrlan
l~E~ Regional
Multi-Ule am
'"'*--' Special Street,cape/
~ Lanaacaping
-- Power Uno/
Utility Eaaoment
~.u Bridge
Ordinance No, 249
Page 13
FIG. V-2
MASTER PLAN
AREAS
ClRGULATION
~ 120' R.O.W.
~ 1OO' R.O.W.
~ 88' or leis R.O.W.
RAIL SERVICE
::: ;t Existing
'+*+~' Proposed
TRAILS/ROUTES
oo o o Pedestrian
ese· Bicycle
Multi-Use
-~*-~-~-- Special Streetscsl~e/
~ Landscel~lng
Power Line/
Utility Easement
~-,."'- Creeks & Channels
Bridge
Access Points
Fire Station
Acres