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Home My WebLink About1987/09/08 - Agenda PacketG~~'HO '~ ~~ CITY OF 7 ~ /R~A~NG-IO /~Cly1C~~ATMI~OyyN~~Gp~ l r ~~ LAJI,JI VI~ll. 1977 Lions Park Community Center 9161 Base Line Road Rancho Cucamonga, California September 8, 1987 - 7.00 a m A. CALL TO ORDER I. Roll Call: Brown Buquet _, Stout _, King _, and Wright _. B. ITEM FOR DISCUSSION FOOTHILL BOULEVARD SPECIFIC PLAN: The purpose of this meeting is to consider, review and approve a specific plan for Lhe Foothill Boulevard area of Rancho Cucamonga. The Specific Plan consists of detailed land use regulations and standards for the development of properties along Foothill Boulevard between Grove and Haven Avenues, and between I-15 Freeway and East Avenue. I. Discussion of Ma,ior Issues/Public Review The Council will review those parts of the Specific Plan that have been the subject of the most discussion and affirm the Planning Commission recommendations or provide appropriate. direction for modifications. These issues are: o Land Use o Klusman /Hellman Black o Median Islands o Red Hill Country Club Drive Realignment o Fxis ring Non-renfe rming 9u sinesses o Implementation Pr•o gra ms II. Discussion on amendments and corrections recommended by staff. City Council Agenda September 8, 1967 Page 2 C. COMMUNICATIONS FROM THE PUBLIC This is the time and place for the general public to address the City Council. State law prohf bits the City Council from addressing any issue not prev iausiy included on the Agenda. The City Council may receive testimony and set ttie matter for a subsequent meeting. Comments are to be limited to five minutes per individual, D. ADJOURNMENT Meeting to adjourn to September 16, 1987, 6:00 p.m.> for a Joint meeting with the Rancho Cucamonga Community foundation, to be held at the Lions Park Conmun ity Center, 9161 Base Line Rnad, Rancho Cucamonga. I, Beverly A. Authel et, City Clerk of the City of Rancho Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda was pasted nn September 2, 1987, seventy-two (72} hours prior to the meeting per A.B. 2674 at 9320-C Base Line 0.oad. CITY OF RANCHO CUCAMONGA STAFF REPORT DATE: September 8, 1987 T0: Mayor and Members of the City Council FROM: Brad Buller, City Planner BY: Otto Kroutil, Deputy City Planner Alan Warren, Associate Planner c~~^MO,~ ~' ~' j a o f a z Jii > isn SUBJECT: FOOTHILL BOULEVARD SPECIFIC PLAN STUDY: The purpose of is ear ng s o cons er, review an approve a specific plan for the Foothill Boulevard area of Rancho Cucamonga. The Specific Plan consists of detailed land use regulations and standards for the development of properties along Foothill Boulevard between Grove and Naven Avenues, and between the I-15 Freeway and East Avenue. RECOMMENDATION: It is recommended that the City Council review and a e pu is stimony for the proposed Foothill Boulevard Specific Plan. After discussion on all issues, the Council should provide staff with direction on desired modifications. It is recaxnended that the hearing be continued to the September 16, 1987 City Council meeting when a revised Plan can be presented for adoption. Ii. BACKGROUND: At its August 19, 1987 meeting, the City Council reviews a Foothill Boulevard Specific Plan, its preparation, and significant nnl irv areas n~,g tc the cop; tic itono w ue reviewed, the City Council decided to review the~Plan at a special meeting reserved solely for this purpose on September 8, 1987. The issues identified for discussion are noted below. A. Land Use B. Kinsman/Hellman 81ock C. Circulation/Median Island D. Realignment of Red Hill Country Club Drive E. Existing Non-Conforming Businesses F. Implementation This report briefly highlights each of these issues in the following sections. In addition, more detailed information is provided in attached Exhibits "A" through "F". Finally, previous reports pertinent to these issues are also attar led, It is suggested that the Council review and obtain feedback an each issue individually, and at the meeting provide staff with appropriate direction. CITY COUNCIL STAFF REPORT FOOTHILL BOULEYARD SPECIFIC PLAN STUDY Septerber 8, 1987 Page 2 III. ISSUES TO BE RESOLVED: A. Land Use The overall land use plan, as recommended by the Planning Commission, is the result of many hours of public discussion, both at the Commission and Committee levels. The Plan places a strong emphasis on increasing the commercial viability of Foothill Boulevard as a regional attraction. To prorate Lhis goal, additional commercial and related activities have been planned by increasing the amount of commercially zoned land within the Corridor. A special use designation, Regionally Related Commercial, has been included in the Etiwanda area to corpliment the regional call and take advantage of the I-15 Freeway exposure. Specialty Commercial districts have been included to provide special standards to encourage the type of development which would work well with unique areas such as the Thoras Brothers Vinery and others. In addition to the overall land use plan, the Planning Commission also discussed requests by individual property owners relative to the land uses permitted on their specific properties. The proposed Land Use plan reflects the Planning Commission's recommendations after hearing individual property owner requests. However, the Council is likely to hear additional testimony on the proposed land uses of specific properties. Staff is requesting confirmation or appropriate direction on this issue. B. Klusman/Hellman Block The large block bordered by Hellman Avenue, San Bernardino Road, Klusman Avenue and Foothill Boulevard presented a number of potential difficulties to development. Concerns include fragmented ownership patterns, a desire to limit vehicle access points on Foothill Boulevard and San Bernardino Road and excessive lot depth with a variety of existing residential and commercial uses, The Advisory Committee recommended and the Planning Commission concurred with a mixed use !residential and retail) designation with the requirement that the entire site be developed under an approved Master Plan concept. Further, the Plan provides specific access points to Klusman and Foothill with an extension of Estacia (as a public or private road) westerly into the block. c~ CITY CWNCIL STAFF REPORT FOOTHILL BOULEYARD SPECIFIC PLAN STUDY September e, 1987 Page 3 Staff is looking for confirmation of the Plan provisions for this area, specifically the Mixed Use Master Plan concept. C. Median Islands At build-out, the Plan projects average daily traffic counts in the 50,000 to 60,000 range. To deal with the projected traffic satisfactorily, the Plan provides for development of an overall traffic system along Foothill Boulevard which will include the following: 1. Six lanes of traffic with synchronized traffic signalization, 2. Multiple left-turn lanes and separated right-turn lanes at critical intersections, 3. Access limitations to Foothill Boulevard based on existfng City policy for driveway locations, and 4. Continuous median islands with cuts limited to major intersections and specified locations only. The proposed landscape median has been the topic of much discussion and concern by some property owners, especially in regard to limited access fn mid-block locations. Staff is ranuPCtinn rnnfirmartnn u..__.. __ on this issue. ~ ~ •~•__._.. _. =p,^rc,n~.. ,.,,,.,,,,,,,, D. Realignment of Red Hill Country Club Drive From the beginning of the Specific Plan study, the suggestion to realiyn Red Hill Country Club Drive was accepted as a necessity in the final circulation system. The only question was how. A number of alternatives resolved around two possible concepts; a realigne intersection with Foothill easterly from its present location and alternatively to intersect with Grove Avenue to the west. The Plan calls for the Grove Avenue alternative which would align Red Hill Country Club Orive wi th the driveway access to the Upland Shopping Center on the west side. The choice of this alignment was recommended by the Advisory Committee after they weighed the pros and cons of all alternatives. Two of the siynificant aspects of the Grove alignment include: CITY COUNCIL STAFF REPORT FOOTHILL BOULEVARD SPECIFIC PLAN STUDY September 8, 1987 Page 4 1. Deletion of intersection point in the Foothill Boulevard which should relieve congestion in the future traffic patterns, and 2. Reduction of short cut trips through Red Hill to Base Line to ease traffic in that residential area. Staff requests Confirmation or appropriate direction en this issue. E. Flexibility Nith Existfng Non-Conforming Businesses At the last meeting, the City Council raised concerns with the effect of the proposed Plan on existing businesses which may not conform to the new development standards outlined in the Specific Plan. Council indicated the desire to be sensitive to existing businesses and requested staff to think of ways in which the Plan could be made more flexible in this regard. Staff has drafted provisions dealing with this issue for the Council's consideration, outlined in Exhibit " E " However, this is not as much a technical issue, as it is an issue of policy as to which of the two following philosophical approaches to Cake. 1. The approach presented in the Plan would permit arictinn huci nn«ac to " main ,.,A ~.... "_:.. ~~,. ~,: •w •w.:_ activities. However, they would not be ~permitted~to expand or modify their structures significantly unless the remainder of the site and development was brought up to current standards. 2. An alternative approach would be to allow greater flexibility and allow expansions and modifications to existing businesses and would only impose the new development standards on new development. The disadvantaye of this approach is that the useful life span of structures that are clearly inconsistent with the intent of the Plan could be significantly extended or perpetuated, thus discouraging quality development in adjofning areas. Staff has prepared for Council consideration a second alternative, a combination of the two mentioned above, as outlined in Exhibit "E" whereby a certain degree of flexibility would be built into the Plan to allow expansion of non-conforming uses where i. makes sense, but without encouraging perpetuation of substandard conditions. CITY COUNCIL STAFF REPORT FOOTHILL BWLEVARD SPECIFIC PLAN STUDY September 8, 1987 Page 5 Staff requests specific direction on this issue. F. Implementation Because the Plan took many "turns" during its formulation, the Implementation Section, Part V, was not reviewed in total until late in the process. During this time, City and Redevelopment Agency policies were also being refined so that many suggested implementation programs proposed early on are now in need of revision. Exhibit 'C" is a modified version of Part fY which reflects what staff believes are more appropriate with existing policy direction. Those items addressed in this section include: 1. Recent Redevelopment Agency Amendment to expand financing capability and include Foothill Boulevard as a project area. 2. Infrastructure upgrading. 3, Small lot-consolidation incentives. 4. Small busfness assistance programs to aid existing businesses in taking part in the Corridor revitalization. 5. Maintenance District formulation and color coordination provisions. The City Council should review and affirm these programs as acceptable methods ar advise staff of concerns and possible alternatives. Staff will present highlights of the implementation programs during the workshop public hearing. IV. OTHER CHANGES: As the planning process nears completion, staff is wor ing wr several developers on projects along the Boulevard. This preliminary review process is beginning to test the Plan against real life situations and, as a result, several minor changes to the Plan appear warranted. These are: 1. Section 8.3.2 - The streetscape corner detail depicts a eve opment-with a 45 foot setback. While this larger setback may be used, the Plan encourages a smaller 25 foot setback to develop a more intense urban atmosphere in the selected activity centers. Staff would recommend that a detafled variation of the attached sketch showing a 25 foot setback configuration be added to this section (see Exhibit "G"). CITY CWNCIL STAFF REPORT FDDTNILL BOULEVARD SPECIFIC PLAN STUDY September 8, 1987 Page 6 The Ptan provides "special emergency access" in the median island for Fire District use at Kinsman Avenue. The Foothill Fire District has requested a general provision also be included which can provide emergency access facilities when warranted along the median strip. In response, staff would recommend the following passage be added to Section 7.1.1 for this purpose: "Special emergency access features within the median islands may be included subject to review and approval by the City Engineer." 3. It was the intent of the urban intersection design (Section 8.3.2) to extend the full length of the activity centers along the Foothill Boulevard frontage and less along the cross streets. To clarify this concept, the following passage is recommended to be added to Sectfon 8.3.2: "The activity center/intersection concept urban streetscape design shall extend the full length of the design plan priority areas along the Foothill Boulevard frontage. At the cross streets, the design shall extend at least as far as the first driveway north and south on the cross streets. The extent of the urban streetscape design mAy be modified through the design review process in nrAer to aAinct fnr local pubic right-of-way conditions and ensure a logical alignment of similar features on opposing sides of the street." 4. The redevelopment of historical sites, such as the Thomas Brothers Minery, can be difficult when working with standard development provisions while still trying to maximize the aesthetic potential of the site. The following provisions address the need for special considerations in such instances and should be added to Sections 9.5.3.2 - .3: "~ Due to the historic significance of the Thomas Brothers Nfnery, the development standards of the SC District properties adjacent to the northeast corner of Foothill Doulevard and Ytneyard Avenue shall be established through the design review process. The development standards may exceed the limftatians listed in Sections 9.5.2 - .3 by conditional use permit process when neces ary to preserve the historic and/or aesthetic qualities of the site." CITY COUNCIL STAFF REPORT FOOTHILL BOULEVARD SPECIFIC PLAN STUDY September 8, 1987 Page 7 5. The interior and rear setbacks for commercial buildings are listed as 10 feet. This is a departure of the existing 5 foot and zero foot setbacks respectively. Staff believes the increased setback is not warranted for any special design or land use reason and therefore recoamends the existing Development Code provisions for interior and rear setbacks remain in effect. 6. "Crape Myrtle" is to replace "Flowering Plum" as the parkway/ median accent tree in the two median island details exhibited in the CIRCULATION section of the Specific Plan Summary. The following passage is to replace "urban tree" reference note of the detailed streetscape sketch of Section 8,3.2: "The urban tree (Crape Myrtle) 30 inch box. Sycamore trees shall 6e used in Subarea 1 activity area." 7. to Section 9.5.2 "Apparel stores: B) General" is to be listed as an approved use (X1 in the SG and GC districts. 8. "Blue print and photocopying services" was incorrectly indicated as an approved use in the SC District of Subarea 1. This use should be deleted from the final Anrnmant 9. The Plan provides for implementing a streetscape color coordination program in the implementation section. This concept should 6e identified in the General Guidelines of Part III as follows: 8.3,4 Streetscape Color Coordination In order to aid in design continuity along the Foothill Corridor, significant portions of all street furniture shall be finished with a unifying color. A color shall be selected which will exhibit the same characteristics on a variety of materials (concrete, wood, metal, etc.) and provide a noticeable color element along the streetscape. EXTENSION OF PLAN BOUNBARI ES/APPLICATION Both the Advfsory Committee and Planning Commission ~.~pressed a strong desire to include some elements of the Plan in development along the stretch of Foothill Boulevard beMeen Haven Avenue and 7 CITY CWNCIL STAFF REPORT FOOTHILL BWLEVARD SPECIFIC PLAN STUDY September 8, 1987 Page B the 1-15 Freeway. This portion of the Boulevard is not now subject to this Plan. This view led to a Planning Commission recommendation that the City Council consider expanding the application of design standards (streetscape, architectural styles, and landscaping concepts) to the "missing link" of the Corridor study. Staff believes expanding the Plan's design provisions to the Haven/I-15 area can be accommodated after Plan adoption. A study could be initiated 6y the Planning Division to determine whfch elements of the design character should be used to ensure continuity of the entire Foothill Corridor. Then staff would forward its recommendations for incorporation of certain provisions into other existing specific plans ([SP, Terra Vista, Victoria). The City Council should consider the Advisory Committee and Planning Commission request and provide direction to staff. CONCLUSIONS: The Foothill Boulevard Specific Plan provides a coot se se of answers to a wide range of issues facing the City along the corridor. Solutions to concerns with community image, appropriate land uses, and circulation are interwoven in the Plan, recognizing the specific value of each in future development. As recommended by the Planning Commission, the Plan recognizes the importance of Foothill Boulevard to this community and attempts to strengthen and promote its vitality. Staff is seeking Council direction on the issues identified in this report, or any other issues the Council may feel warrant discussion. Following the oublic hearing anA fnunril ns .o.~t;~" cr_aFf ~~n .... document as appropriate and present it to the City Council for final action. If the City Council concurs with the direction and scope of this document, the final draft should be ready for ffnal City Council consideration on September 16, 1987. Resp tfully s fitted, i i. r e ~ City P goner BB:AN/OK:te Attachments: Exhibit "A" - Land Use Exhibit "B" - Klusman/Hel loran Block Exhibit "C" -Circulation/Median Islands Exhibit "D" -Red Hfll Country Club Drive Realignment Exhibit "E" -Existing Non-Conforming Businesses Exhibit "F" -Implementation Exhibit "G" - Activity Center streetscape Staff Report of August 19, 1987 O Foothill Boulevard Specific Plan LAND USE ISSUES Exhlblt 'A' 9 LAID u5E• OYFRALL LAID USE/FLOMOIIIC SIRATE6Y The Land Use goal is to "develop a specific plan which is sensitive to community, Land use, and physical needs". qs a nwjor component of this statement, the Advisory Committee set the tone for the land use/economic planning along Foothill through the following objectives: "Maximize the economic posTtfon of Foothill Corridor commercial activities, capturing neighborhood and subregTonal demand." This objective strongly influences the ultimate scope of commercial activity and character of the corridor and the following discussion focuses on potential result of such an aggressive commercial venture. Discussion; As part of the fact finding portion of the Plan study, an economic analysis was performed by the consulting team. The results of the economic consultants' study are as follows: o The City is experiencing a loss of sales tax revenue by "sales potential leakage" in excess of 5200 million annually to other comwnities due to lack of significant high sales volume businesses. o Within the planning area, only a little more than half of the commercial land is currently being used by retail, service, and office businesses. The dominant use for all land use categories along the Corridor is vacant land (277 acres 1. o Based on projected population at buildout and 1,334 acres of General Plan commercially designated land, the City has an un-realistically high allocation of commercial land for future needs when compared to "comparable cities". o Residential development along and adjacent to the corridor would help to improve commercial viability along the boulevard. The sales leakage is not the result of the lack of commerc+ally zoned land; commercial growth normally lags behind residential development in all growing areas. qs new commercial uses develop along with new shopping patterns, new cities begin to capture a yr•eater proportion of the sales. However, overly ambitious commercial zoning can have a negative impact on the many vacant and currently underutilized parcels along the western portion of Foothill. Exhibit 'A/1' The Advisory Cowaittee and Planning Commission did not feel that additional comoerci al land would result in any negative impacts if other provisions and implementation programs of the plan aggressively promoted commercial activity. As a result, the plan calls for significant additional commercial acreage along the corridor, with the intent of capturing a portion of the regional traffic. Conversely, the number of acres available for residential growth would be reduced. The statistical land use breakdown is as follows; present Draft General Specific Plan plan Difference Commercial/Office 262 346 acres + 84 acres Residential 226 180 acres - 46 acres Industrial park 84 45 acres - 39 acres Other 7 8 acres + I acre The key to a successful land use plan is balance and Foothill Boulevard does have a tremendous commercial potential with regional commercial opportunities. This Ts true particularly in the eastern portion of the City, where large parcels of land are available for regional comercial use, with easy access and visibility from the I-15 Freeway, relationship to the regional mall, and a main gateway to the western portion of Fontana. WD USE CATE60NIES: In an effort to tailor the plan to unique opportunities and constrains of selected areas, special land use designations were developed. The following discussion describes and analyzes each case. 1. Regionally Related Commercial (RC) This category is located immediately ad,{acent to the east side of the I-15 Freeway and was proposed to take advantage of the land's freeway exposure and close proximity to the future mall. The extent of commercial activity allowed wt thin this category was extensively discussed. The view which was implemented in the plan provides little or no restriction to competition with the mall for space or business. Exhibit A/2' 2. Specially Commercial (SC) This designation was incorporated into the Plan to facilitate the specialized development of Landmark and activity centers of the Corridor. The location of this designation is at the intersections and entries to the City as follows: Grove Avenue to the Bear Gulch Area Vineyard Avenue Intersection (northeast corner) Archibald Intersection The land use and development provisions of this zone provides for special standards to encourage the redevelopment and retention of existing features unique to the boulevard. Towards this goal, the allowed activities have been tailored to those business types which would lend support to the establishment of theme oriented activity centers. A sample of authorized uses include: Mtique shops, bed and breakfast, book, gift and stationery stores, cafes, ,iewelry, luggage shops, art galleries, and travel agencies. Activities which may not lend themselves to this special character development are not authorized and include: Supermarkets, nurseries, garden supplies, television and stereo safes, hardware stores, auto service. and iaundnes. In this matter, the restricted activities help to keep the development character within the intended specialized design of the high interest area. DEYELOp10:NT RE6ULATIORS Part IY implements the direction of land use classifications by the formulation of approved and conditionally permitted activities. The allowance of permitted use through the corridor does nat follow a typical "Euclidean" type zoning in that less intense activities dllcwed in the Specialty Commercial district are nat necessary carried through to the Commun5ty Commercial. These uses were selected to encourage specific types of business dgvelopment in the Specialty Commercial d Pods. ~~' Exhibit M3' Foothill Boulevard Specific Plan KLUSMAN / HELLMAN BLOCK t.xhlbit 'B' /3 KLUS111W/RELUUUI RLBCK Mixed Use/Retail (MU/R) The large block bordered by Rellman Avenue, San Bernardino Road, Klusman Avenue, and Foothill Boulevard presented a number of potential difficulties as follows: o Many small substandard lots in fragmented ownership o Excessive depth of the block to San Bernardino Road o A desire to limit the number of vehicle access points to Foothill Boulevard o Residents to the north requesting limited access from Foothill developments onto San Bernardino Road o Variety of residential (mobile home parks) and transition commercial uses within the block. In addressing these issues, the Plan provides a mixed land use category which; a. Allows for multiple family developments from 8 to 14 dwelling units per acre; and b. Coupled with an establishment of convenience commercial uses and services tailored to the residential needs; and c. Keyed to a mixed use concept is the requirement of a master plan for the entire MU/R area which would acconmodate remedies to circulation concerns. d. Does not authorize vehicular access to commercial portions of the site from San Bernardino Road. The mixed use designation presents both potential to innovative solutions but can also result in incompatibilities if not adequately planned. The Planning Commission, Advisory Committee and staff all concurred that master planning of the entire area so designated is a must if the varying uses are to work well together. This provision was incorporated into the Plan. Extension of Estacia Avenue: Residents on the north side of San ernar ino oa a ween eilman and Klusman Avenues expressed concern over potential excessive traffic generated by future development on the south side of San Bernardino Road. This concern resulted in a request to prohibit any access points from this area onto San Bernardino Road. The Advisory Committee generally agreed with their concerns and recommendation against any -ignificant commercial access northerly to this street. The Planning Commission concurred with this solution. Exhibit 'B/1' ~~ In order to provide sufficient access into this large block, the following measures were included in the plan: 1. Extension of Estacia Avenue (either as a public street or private drive) westerly into the area. The location of two major access points opposite Malachite and Helms northerly into the block. The Malachite access extension would be an appropriate location for a signalized intersection. 3. An interior circulation system of public or private drives linking the extension of Estacia with the access points off Foothill Boulevard. Exhibit '8/2" ~~ KLUSMAN/HELLMAN BLOCK ~ • ~ ~M o a, G°~GQ ~ t J - TTJT1.v ~- - ri- ~~ 'S~3)nXl. tXYm 000'5100 1 ~----- --- ~ ~ ~: ~' -? .. - - -~C - -i3j - .~ -- - s~ 8 i- - _ ~ T-~ I I Land Use fin µ.y.ye Re ~~~~ - r ---EBTA CIA Lid W ~ ~, d -, ,_ ~ ,-~ ~ 1J ~_~_ xJLJV~iJIi~LJ ul~ i __ rf ~--err--~ r --~ ~ •ccu• pelnt y, w ~ w ~' J 1• _ ~ w< pf i t t J Circulation ~~ ta~1~M 't/i' Foothill Boulevard Specific Plan MEDIAN ISLANDS Exhibit 'C' /~ MEDIAN ISLAIDS• OYEAAL~ TRAFFIC S7S1E11 A major concern to which the Plan must provide solutions is that of future traffic congestion. The traffic analysis as part of the background report predicted average daily traffic counts of up to 86,000 without the Route 30 Freeway. Pith the new freeway, assumed in all our plans, the volumes of traffic on Foothill would decrease to 50,000 - 60,000 A0T's but protected levels of service will still remain unsatisfactory. The proposed traffic control system is as follows: The overall traffic system utilizes synchronized traffic signalization and the following: 1. Continuous median islands with cuts limited to major intersections, and specified locations only. 2. Selected access points on Foothill Boulevard based on existing City policy for driveway locations. 3. Multiple left-turn lanes and separate right-turn lanes at critical intersections. Even with these measures, the traffic consultant predicts poor levels of service at major intersections. ifi11e this problem has been expected without a specific plan study, it is also recognized that the increase in the amount of commercial land will add incrementally to the overall traffic volumes. The Planning Commission and Advisory Committee determined the importance of adequate control measures and timely implementation can not be overemphasized. It should be recognized that the corridor is an integral part of the City-wide and regional circulation system and that all traffic control measures must work in concert with one another. The desire to provide additional median openings or points of access to localized areas must be weighed against the Boulevard's ability to carry the protected volumes of traffic as a crucial component of an overall system. Exhibit 'C/1' /g Foothill Boulevard Specify Plan RED HILL COUNTRY CLUB DRIVE REALIGNMENT Exhibit 'D' /I RFD HILL CWIIiRT CLUB rtyu IGM~Mf: The realignment of Red Hill Country u r ve was s u e n re a on to: 1. Its awkward intersection with Foothill Boulevard and inadequate distance to Grove Avenue causing safety and circulation problems at both intersections. 2. Its inappropriate use as a shortcut to Base Line Road, thereby increasing traffic through the residential neighborhood on Red Hi11. The Advisory Comoittee considered two realignment alternatives as follows: 1. Alternative 1 calls for realignment southerly to a 90 degree "T" intersection, easterly of the present location. 2. Alternative 2, which was the final choice, the road should be realigned westerly to Grove Avenue and aligned with the shopping center driveway on the west side of Grove. This alignment has positive aspects which Engineering staff believes weigh significantly Tn its favor which are as follows: I. A point of access directly onto Foothill Boulevard will be eliminated; and 2. It would reduce the convenience of Red Hill Country Club Drive as a short-cut to Base Line 6y non-residents of the area; and 3. Access to Foothill Boulevard will be via an existing signalized intersection at Grove Avenue. Objection to this route has been voiced by San Antonio Community Hospital (property owner, northeast corner of Foothill and Grove) and the City of Upland. San Antonio Community Hospital Ts concerned about the effect a public street would have on a convalescent hospital proposed for the site. The City of Upland does not believe the Grove/Foothill intersection can adequately accommodate the increased traffic from the new street and proposed hospital. The property owner has recently submitted a preliminary site plan and traffic generation study for the proposed medical facility. Staff analysis of the study, after tak!ng into account a sizable t.rin gene retion error, does not conflict greatly with staff's original trip figures for the site. Nothing in the study results would cause staff to depart from the Planning Commission Specific plan recommendation regarding this issue. Staff believes the recommended alternative provides the oast efficient way to accomplish the desired goals of realignment. Enhibit 'D/1' ~C~ RED HILL COUNTRY CLUB DRIVE REALIGNMENT ALTERNATIVES An.m.+w• 2 ohfrrw ~. I ! ~- roo~, ~ ' ~/ ~ AN ~ 7 ~,n - ~ '~" ~ I , ~~ .. ~ ..;._ 0 t:OTE: STREET .4LIGNPAENTS AHE CUNCEPfUAL ONLY. d-~ ~t11N11 'O/Y Foothill Boulevard Specific Plan EXISTING NON-CONFORMING BUSINESSES Exhibit 'E' ,) 3 ~~ r cX L 9.1.4 Vnn_r~ f ~ y i t A. Purpose: This section is intended to provided flexibility in the regulation of existing non-conforming uses and structures by establishing alternative standards Eor the improvement of such uses and structures within the Specific Plan area. In addition, this section is intended to control the number and extent of non-conforming structures by prohibiting their being moved, altered, or enlarged in a manner that would be detrimental to the goals and objectives of this Specific Plan. All Development Code provisions for Non-conforming Uses and Structures shall apply to devlopment within the Specific Plan area except as provided in this Section. Alterations and additions to Non-conforming Uses: i. Existing non-conforming uses may be expanded by conditional use permit up to 50! of the size, but not to exceed 5,000 square feet, of the use when the use became non-confroming. The Planning Commission must find that such expansion is not detrimental to the goals and objectives of the Specific Plan in addition to the findings required in the Development Code. 2. Expansion of existing non-conforming uses must be accompanied by improvement of existing non-conforming features(parking, landscaping, etc.) which significantly decreases the degree of non-conformity. In addltion, facade upgrading in compliance with the design concepts of the Specific Plan Ss required as Dart. nt Tov ~,te ~~, ~~ C. Alterations and additions to Non-conformingcStructures: Existing non-conforming structures may be altered or reconstructed by conditional use permit if such alteration and reconstruction is found to promote the design policies of the Specific plan or the historic goals and objectives of the City. Existing non-conforming setbacks and building heights may be retained, unmodified, as part of the conversions through design review approval. Structures declared by the City to be of historic significance may be remodeled under the provisions of tha State Historic Building Code. Exhibit "E/1" >; Foothlil Boulevard Specific Plan IMPLEMENTATIQN Exhibit 'F' ,_~ y 10.0 The following Implementing Strategies are actions which are beyond the power of this Specific Plan and their enactment will occur by "separate acts" following the adoption of this Specific Plan. 1D.1 P.!`lIYpYT(' nFt/PT l1DYP1. CTR~TF/` This section outlines the Economic Development strategy incorporated in this Specific Plan. These efforts are intented to provide the framework for financing area public and private improvements, which can bring the circulation and design components of the Plan into reality and establish other mechanisms which will ultimately promote the viability of business activity along the Foothill boulevard Corridor. In following brief notes on the purposes of an economic development strategy, the discussion turns to five key components which constitute the economic blueprint for the planning area. Each component is described in terms of it's rationale, potential phasing, private and public responsibilities, and appropriate funding sources. An Economic Development Strategy is but one part of the overall Specific Plan, though it is crucial to achieving a land use pattern which is viable in the marketplace while supporting the design objectives of the Plan. it is one of the focused blueprints for implementation of goals and objectives. In addition, it functions as a coordinating device between such features as traffic, design image, and land use. Finally, it enumerates the varinnc a.lmi r;~f .,. ;..^ ane [financial resources which will be required for effective implementation. Economic development covers just one of the many policy blueprints necessary to bring the Specific Plan's design, land use, and circulation sections into reality. Policies ai. med toward retail and service land use, eventually will be evaluated not so much for the i.r populra appeal, but whether or not they were carried out in practice and strengthened the local community. Therefore, this strategy is grounded in the findings of an earlier economic analysis conducted under this Specific Plan program and in the goals and objectives established with citizen input. Finally, an Economic Development Strategy enumerates the c„r.,,iticsn under which vac; o~~s typee ^., public assistance may occur. It also specifies what is' expected of both private and governmental participants in the implementation process. Because resources for implementation are always limited, it Ss essential to prioritize objectives for the future and to reexamine these as time brings cha~.jes to the Rancho Cucamonga area. An underlying philosophy for !1{II~R 7/1' i ~ economic development along the Foothill Corridor is that commercial proposals should be initiated by the private sector. Local government participation primarily will be used to provide a receptive climate in response to those proposals and to install special mechanisms that foster private action among retail and service businesses. Implementation policies may be divided int two types; administrative mechanisms and financial incentives. Some changes in the administrative climate for economic development are generally necessary to make use of specific incentive devices. Moreover, local government policy should give priority to improving the climate for the local economy rather than on the provision of financial subsidies. lO.l.l FFnRVF hPYFNT PF(1TF!`m >AF> >YRYnYR The City of Rancho Cucamonga has supported the concept of redevelopment through formation of a project area that extended over much of the study area lying between Vineyard Avenue and the I-15 Freeway. The Specific Flan recognizes the importance of the recent amendment to the Redevelopment Area plan from which the specific plan programs will benef lt. The amendment increases the Agency increment financing potential, its bonding capacity, and adds Foothill Boulevard as a redevelopment project. The central aim of this policy is to set in place a financing vehicle for underwriting street and intersection reconStlUCt10^ and aacnrlat on nnhlir Aocinn •.vof m....~. r4 will also serve as a tool for possible joint public-private participation in new commercial development along the corridor. 10.1.2 TNFA>RTPItf TnRF nnra>nrNr Creating an enhanced economic climate for Foothill Boulevard requires public sector commitments as well as private activity. This will include such items as drainage improvements, street widing, and intersection reconstruction. Marking key entries to Rancho Cucamonga with "gateway" design elements is treated elsewhere in the Specific Plan although it is *_ied to other infrastructure upgrading. ~`^ m dra,.^. ~^d re!atcd 'lcod - investri~ente are the heart of the Specific Pian infrastructure improvemtns. In order of possible phased development, specific improvements proposed for the plan area are: a) Hermosa Avenue area storm drain(from Deer Cre~,c to Romona along Foothill) $988,000 f1I1MR Y/!' ~~ b) Archibald Avenue storm drain $2,943,000 c) Hellman Avenue storm drains, including connector with Cucamonga Channel $3,372,000 d) Foothill and East Avenue $1,809,000 e) Etiwanda Creek area approximately $3.3 million Funding for improvements numbers a) through c) and e) above can come from a Redevelopment Agency bond issue or a Mello- Roos Community Facilities District. The Mello-Roos Act has become a significant method of financing public capitol facilities serving new development through bond isssues authorized by special taxes. Since the Etiwanda Creek area will be among the last land areas in the Specific Plan to undergo development, the City will continue its drainage fee collection system and will examine the possibility of either assessment district proceedings or a separate redevelopment bond issue as future land use needs are more clearly defined. Q .~ , 3 TNf`FIJTT VN DAMOIN Rl1A CY1T.i -T.l1T f'(INC(fT Tm1TTl1N The Specific Plan recognizes that problems of traffic congestion and marginal land use are often associated with a pattern of small commercial land parcels. Highly fragmented ownership and land use arrangements also seriously hinder plans for renovation or expansion of businesses ooerating within such areas. Therefore, the Specific Plan encourages an incentive Program for small-lot consolidation along the Foothill Corridor. Assistance to support lot consolidation would apply only under the following conditions: a) Three or more legal parcels are involved in the consolidation. AND b) None of the parcels alone exceeds one-half acre in size. AND c) Plans are submitted for a new development xhich exceeds the combined valuation of the land and improvements on the affected properties. The Redevelopment Agency can work with apoli ra nts on lot ^ °°'. idaticn or, public improvements within the pro3ect area to ,stimulate eventual recycling of existing uses. These would be applied on a case-by-case basis, depending on the current pattern of development and the proposals submitted. In addition the City will consider flexible parking area requirements with potential property aqu isition ii, uolvement [XII~R 'F/i' to provide additional development potential for properties with difficult site constraints. Appropriate target area for this program are sites between Grove and the railroad undercrossinq, from Hellman to Itlusman, and between Turner and Center. 7p,l,q >mmn>rmrnu nF RTrR c>T FC nT nwF~r>RxFm cnrn neFC A market analysis prepared during this Specific Plan process identified a number of retail and service activities which are underrepresented in the Foothill Corridor. Efforts to attract these land uses should be made to the extent that they would compliment rather than compete directly with land uses planned for the Victoria Gardens mall and its immediate surroundings. This will be an ongoninq implementation activity, having a greater potential for positive results after infrastructure improvements are in place and local populations rise than if tackled early in the life of the SpecSf is Plan. Hence, attracting prominent businesses need not be given a high priority until one-to-two years after the plan is adopted. Types of businesses which would be targets of the marketing effort include high sales tax and employment generators. In order for this economic development program to be successful, it will be necessary to make Specific Plan area sites more attractive to private investment than sites in the immediate vicinity of the regional mall. The use of the redevelopment process and land assembly(with available f~~nAcl m .,..n +_._. r_... .. .. .. ., pert ~~ ~..~a.~ ciiVi ~.. 1 Q,1,5 TVTTT>TF > CM>TT RfIC TAFCC >CCTCT»(`F RRM1 RIM New business promoption and redevelopment activity do not mean that the needs of existing Foothill Corridor retail and service outlets will be neglected. The Specific Plan is committed to strengthen the operation of those firms which are viable contributors to serving neighborhood and community-wide consumer demands. In order to assist the small business sector, the Redevelopment Agency will work toward the establishment of a Business Improvement Program to provide a low interest loan program for use by businesses to finance facade upgrading and on-site improvements. The program w~u id be open to o•enars -f -c ~mercial yr operty and loans would be available for up vto SOk of the authorized improvements, not to exceed SSO,BG0.00 per property. Interest rate on the loan shall be prime rate. The criteria for improvements to be eligible for the Business Assistance Program are as follows: i /1 F1f11~IT Y/A' * That improvements promote and are not in conflict with the goals and objectives of the Foothill Boulevard Specific Plan. * Eligible improvements may include costs to repaint, re- stucco, re-roof, upgrade landscaping, resurface parking facilities, or other minor on-site upgrading. * That all facade and on-site improvements are approved through the Design Review process. * That improvements for non-conforming uses and structures are in compliance with the non-conforming use and structure provisions of the Foothill Boulevard Specific Plan. * Addition of new building and site features(not to include additional floor or parking area) which reduce the degree of non-conformity of existing features is encouraged under this program. Other small business assistance programs which the City can investigate includes the establishment of a local development corporation in conjunction with the Rancho Cucamonga Chamber of Commerce. Seed money for such a venture is available through Community Developmenrt Block Grant Section 108 provisions and the Small Business Admistration 504 Program. The function of this nonprofit organization would be to stimulate the health and expansion of small businesses thrnnnh l..v-inha ~f 1.. support: ... ___.._ __ ,... ,.,,. ...mss .,.na.:.y ,,,,ulu building construction leasehold Smprovements renovation and modernization machinery and equipment land aquisition CDBG and Small Business Administration regulations each set the criteria for firms that may receive financial aid. For example, eligible businesses must have a net worth of less than 86 million and be the actual user of assets purchased with loan funds. The concept of "shared risk" is advanced as the SBA program will provide loans only up to 408 of project costs; owner equity and conventional bank/private .. ~.....,~ lending- ~~,.~,, make up the remainder. 1D.1. C) gg~aTF RnI1CTN!' nDppRTfINTTFC CnRRnRTTIF AF !`nMMFR!^T 1T i1Nn IICF TNf`FNTT F A strong retail and service sector along any major traffic artyery draws its lifeblodd from local and su bregional lxNNiR Y/t' consumer patronage. Both the business community and local government must work diligenlty to promote shopper use of the Foothill Corridor over other alternative destinations. Part of that strategy involves bringing nore residents to the corridor vicinity because existing and planned businesses cannot rely exclusively on through traffic for their viability. The commercial intensity recommended for Foothill Boulevard presents Rancho Cucamonga with a most ambitious land use target to achieve. Attracting patrons from Upland and western Fontana to Foothill businesses is not likely to provide a sufficient base of support. Therefore, the City should promote housing development on those properities designated for residential use along the corridor and adjacent areas. Medium residential land uses are appropriate densities for consideration with the bordering low density neighborhoods and as an aid to the business sector viability. 10.2 crrm >un emRRRm RrrowrT~mn N>ri RN>NrR nrcmRrr.n The City should consider the establishement of a Maintenance Assessment District for the Foothill Corridor which will accumulate funds to improve and maintain public and private signs and appurtenances. The funds will be accumulated by charging a special fee for signs in the Foothill Corridor. The fee would be charged at the design review building permit stage. 1D.1 RrInTRTTT !'l1RRTnnR l`lIT AR !`nM1R NaT Tl1>• In order to induce design continuity along the Foothill Cooridor, the City x111 begin a painting and clean-up program. All appropriate sign hardware, street furniture, poles, barn ies, signal signs and related objects in the public right-or-way of Foothill Boulevard in the study area shall be painted a distinctive and consistent color. IU.Q l`TTV CTf_N DRM.R>w In those areas designated as key locations for City signs, (as discussed in the Design Plan) the City should proceed to negotiate a least cost use of private property (i.e., lease, acGuisiton, etc.). exMar •~ir C~ W pb ^~ ~~ `~ .Q• Foothill Boulevard Spedfic Plan City Coucil Report August 19, 1987 3~ - CITY OF RANCHO CUCAMONGA ~~,yo STAFF REPORT ~~ j ~~.~ ~'- DATE: Auyust 19, 1987 ~~ F T0: Mayor and Members of the City Council ~'~~ $ ~a 19ii FROM: Brad Buller, City Planner BY: Otto Kroutil, Deputy City Planner Alan Marren, Associate Planner SUBJECT: FOOTHILL BOULEVARD SPECIFIC PLAN STUDY: The purpose of is eartng is o const er, review ana approve a specific plan for the Foothill Boulevard area of Rancho Cucamonga. The Specific Plan consists of detailed land use regulations and standards for the development of properties along Foothill Boulevard between Grove and Haven Avenues, and between the I-15 Freeway and East Avenue. RECOMMENDATION: It is recommended that the City Council begin the revt~pu~lic hearing for the proposed Specific Plan for the Foothill Corridor. Due to the scope of issues addressed in the Plan, staff believes at least two meetings will be needed to fully discuss all issues. Therefore, following staff presentation and public comments, a continuance is recommended to the September 2, 1987 meeting. II. ABSTRACT: This report outlines the process for the development of Vii- Specific Plan for the Foothill Corridor. Noted are the ..~. ..f H... M.~. n...M nA :C:.....• nl:nv T6n purpose of this report is to familiarize the City Council with the overall scope of the pian. Discussion of sfgniffcant policy issues is outlined in the attachments. The City Council shoulo consider input from the public and after deliberation, direct staff on any desired plan modifications. III. BACKGROUND: In mid-1966, the City began an extensive study to eva- uTa•:e -the development potential of the Foothill Boulevard Corridor. The ultimate goal was to provide a balanced and unified plan of development along Foothill Boulevard by taking advantage of opportunities in future community growth. The Cfty also adopted interim policies to protect Lhe integrity of the corridor and to allow the time necessary to formulate the Specific P1 art. I ~ rye process was initiated by the seiecrion of a consuitwnt., FORMA/Planning Network, and the establishment of a working group which included the consultants, planning staff, and a nine member Council-appointed Advisory Committee (see Exhibit "A") comprised of a ranye of people interested in the Planning process. IV. PROCESS OF PREPARATION: The study began in June, 1986 with a ~ertes o .our netgh~orhood meetings scheduled solely to receive ,~ ~ _: CITY COUNCIL STAFF =PORT FOOTHILL BOULEVAIW SPECIFIC PLAN STUDY August 19, 1987 Paye 2 comments from residents, property owners and business people regarding the potentials and problems within the Corridor area. The information gathered resulted in a background report which set the basis for the initial consultant recommendations for the Specific Plan. In July, 1986, the Advisory Committee began a series of 10 working meetings to review the result of the background stuQy and consultant recommendations for the Draft Plan. Again, the public was invited to these meetings and opportunitfes were made avaiiable for additional public comment. During the ten month period, ending March 27, 1987, the Committee advised the staff and consultant on Plan proposals and their direction was reflected in the draft dccument reviewed by the Planning Commission. Planning Commission review began on April 8, 1987, and concluded public hearings on July 22, 1987 with a recommendation for approval. During these deliberations, the Draft Plan was changed and modified to fine tune its provisions to agree with the latest public input as viewed by the Planning Commission. Overall, the Commission did not significantly change the Plan's general direction, polictes, objectives, or basic design priorities. The environmental review process began in February with the development of an Environmental Impact Report (EIR). The Planning Commission approval of the Specific Plan was based on its recommendation to certify the Oraft EIR and Addendum with the City's responses to comments received from interested parties. A u,^pl^ "t `w tht dcdla with tiw ieriew royuircd rur [he General Plan Amendments which is still under review by the Planning Commission. It is anticipated that the combined Specific Plan and General Plan Amendment EIR will be ready for Planning Commissf on approval on August 26, 1987 and then be ready for City Council review and certification in September. DRAFT PLAN OVERVIEN: The essence of the Plan is to facilitate the eve apmen o pro,7ects and public improvements which meet these criteria: o Provide high quality standards o Help unify the community's image u Reflect the communities heritage o Strengthen the economic viability of the corridor o Provide a balanced mix of land use or tenants o Deal effectively with traffic and safety problems ~y CITY COUNCIL STAFF =PORT FOOTHILL BOULEVARD SPECIFIC PLAN STUDY August 19, 1987 Paye 3 The Plan's development standards have evolved from three significant policy recommendations by the Advisory Committee and Planning Commission. These key policy areas are listed below: Community Design: The Committee expressed a strong desire create a distinct and high quality commwnity identity for the Corridor. Towards this end, the following provisions are included; a. Special gateway elements at the entrances to the City. b. Recognition of key existing community features which are used in the Plan to establish architectural "character determinants" for special areas. c. Establishment of detailed design standards for key intersections within the Corridor. d. Providing suggested materials palette to encourage architectural designs compatible with a range of historical styles within the community. Land Use and Economic Viability: The Plan places a s rong emp as s on increasing the commercial viability of Foothill Boulevard as a regional att~actlca. To prutnuie Luis yogi, aoainonal commercial and related activities have been planned by increasing commercially zoned land within the Corridor. A special use designation, Regionaliy- Related Commercial, has been included in the Eti wa nda area to complement the regional mall and take advantage of the 1-15 Freeway exposure. Special commercial districts have been included to provide special standards to encourage uses which will work well with unique areas such as the Thomas Bros. Winery and others. 3. Traffic and Circulation: The Committee and Planning ommissian recognize a need for development of an integrated traffic control system. The Plan calls for median islands along the entiie ie nyth of the Boulevard, identifies locations of median breaks and signals, and implements an access policy for mid- biock locations. These provisions are to help "develop a circulation system which facilitates sufficient and safe vehicular and pedestrian traffic and enhances tfie community design character along Foothill Boulevard", r :~ CITY COUNCIL STAFF EDORT FODTHiLL BOULEVARD SPECIFIC PLAN STUDY August 19, 1987 Page 4 Specific considerations were discussed in each of these areas during policy fornwlation are discussed in these areas (Exhibit "B"). VI. PLAN FORMAT: On April 4, 1987, the City Council received a copy o e Draft Plan and reviewed the progress of the project. While not commenting on any specific policy direction, one issue which the Council was interested in was the plan's format. It was suggested that the plan should be easy to read, clear as to what should be accomplished, and its format should "sell" the ideas contained to the reader. This suggestion was implemented by significantly revising the document for convenient use and the goals, objectives, standards and implementation methods are logically placed throughout the text. In addition, a summary has been prepared to introduce the reader to the Plan. The result is a document which contains the following major parts: Part I: Community Background; Part II: Development Framework; Part III: Development Standards and Guidelines; Part IV: Development Regulations (By Subarea); Part V: Implementation. ._ ,- ..cc-" - `c tter tuculiiy Lilt racy my asyec is Ur the boulevard Vand address their unique needs, the plan divided the corridor into four geographic subareas as follows; Subarea 1: From Grave Avenue easterly to Cucamonga Channel Subarea 2: From Cucamonga Channel easterly to Hellman Avenue Subareas: From Hellman Avenue easterly to Haven Avenue Subarea 4: From the I-15 Freeway ea sierly to Ent Avenue rooinw ~ ~-' Subarea 4 3 w CITY CWNCIL STAFF :DORT FOOTNILL BOULEVARD SPECIFIC PLAN STUDY August 19, 1987 Page 5 VII. MAJOR ISSUES: After months of study with the Advisory Committee, a nu er o significant issues remained for Planning Commission policy determination. These issues included the following: 1. The realignment of Red Hill Country Club Drive to Grove Avenue versus realignment to a "T" intersection with Foothill Boulevard. 2. The extension of Estacia Street as a public or private road and designated access points into the Subarea 3 Mixed Use District. 3, The appropriate amount of commercially designated land acreage throughout the corridor. 4. Both the Advisory Committee and Planning Commission expressed a strong desire to include some elements of the Plan in development along the stretch of Foothill Boulevard between Naven Avenue and the I-15 Freeway, This portion of the Boulevard is not now subject to this Plan. This view led to a Planning Commission recommendation that the City Council consider expanding the application of design standards (streetscape, architectural styles, and landscaping concepts) to the "missing link" of the corridor study. YII. CONCLUSIONS; The Foothill Boulevard Specific Plan provfdes a ,,-r.-i -` '.,.:2.5 w a wile ,auyr ui issues lacing the Gt ty along the Corridor. The solutions to concerns of community design, appropriate land uses, and circulation are interwoven in the Plan whfch recognizes the specific value of each in providfng for future development. The Plan recognizes the importance of this vital concourse and its unique features to strengthen and promote Tts community identity. Res ully tt , ra le City tanner BB:AN;te ,~ 7 FOOTHILL BOULEVARD SPECIFIC PLAN STUDY ADYISORY COMMITTEE May 1986 - March 1987 Suzanne Chi ti ea, Planning Cawnissioner Linda Eddy, Resident John Nolt, Resident Tan Kohl, Building Industry Association Gary Mitchell, Land Planning Consultant Paul Saldana, Resident, Businessman Jeff Sceranka, Resident, Businessman Deborah Brown,+ Resident, Council Member Lynne Kraus,* Foothill Business Odner ~ Participated in 1986 E%NIBIT 'A' cili~iliwtn oesisR: A. CDRRIDDR DESIGR CDNCEPT The most significant physical feature of the Plan is the proposed design method to visually unify the project area. This aspect of the project was stated as a primary goal in the Foothill Corridor Interim Policies which state in part, "to establish a high quality, attractive, and unifying design image reflective of community heritage". the acceptance of the Plan's concept will set the stage for general design of the Corridor and this feature should be adaptable to changes in other significant elements of the Plan (i.e. Land Use, Circulation, etc.). Discussion: The Plan calls for a series of highly identifiable activity centers and gateway features which are linked by a unifying suburban parkway design as follows: I. Activity Centers: Activity Centers are points of interest generally located at major intersections and/or landfna rks along the Corridor. They are to provide individual identity by concentrating commercial activity at the following areas: YI 1 r~ y ACL1Vtiy f,ehlalR C;atovays EXHIBIT 'B" ti ./ .~ ,~ ~ R pf W 4! ~~ _~ , o Foothill at Bear Gulch o Foothill at Vineyard Avenue o Foothill at Archibald Avenue o Foothill at Turner Avenue o Foothill at Eti Wanda Avenue Foothill 1 wBT1T/n DESIST: A. CORRIDOR DESIST CONCEPT The asst significant physical feature of the Plan is the proposed design aethod to visually unify the project area. This aspect of the project was stated as a primary goat in the Foothill Corridor Interim Policies which state in part, 'to establish a high quality, attractive, and unifying design tavlge reflective of caaaaunity heritage". The acceptance of the Plan s concept will set the stage for general resign of the Corridor and this feature should be adaptable to Changes in other significant elements of the plan (i.e. Land Use, Circulation, etc.). Discussion: The Plan calls fora series of highly identifiable activity centers and gateway features which are linked by a unifying suburban parkway design as follows: 1. Activity Centers: Activity Centers are points of Interest generally located at major intersections andJor landmarks along the Corridor. They are to provide individual identity by concentrating caawercial activity at the following areas: a Foothill at Bear Gulch o Foothill at Vineyard Avenue o Foothill at Archibald Avenue o Foothill at Turner Avenue c Foothill at Etiwanda Avenue EXHIBIT vB' ~~~ DONBIT 'A' City Council Staff ,.eport Exhibit "B" August 19, 1987 Page 2 These nodes will generally exhibit more formal urban design characteristics with the exception of Bear Gulch which is to remain in its present infomal form. Specific criteria is developed for each node in the Subarea Design Guidelines sections 8.2 through 8.5. 2. Suburban Parkway Transitions: This feature links the activity nodes with a less formal streetscape design to include meandering/ undulating sidewalks with formal landscaping, The Planning Commission determined that this concept has great potential in attaining a unique and unifying design for Foothill Boulevard. The results are visualized as an interesting experience of entering the City through high visibility gateways and being led by stretches of informal parkways to high interest commercial centers which exhibit an urban pedestrian atmosphere. B.1 OVERALL COMMMITV DESIGN COMCEPi (Section 7.5) This Sectio0 COnidT nS smecifir Aecinn nui dolinne J. Lb i__"..~__. the oblectlves of the activity center%suburban parkway concept. The components of this section contain the fallowing; o Subarea Structure o Activity Center o Suburban parkway o Overall Architectural Concept o Overall Landscape Architectural Concept 8.2 ARCHITECTURAL ISSUES One of the more recognizable aspects of a community design Tnage is that of its architectural style. The Advisory Committee detiherated extensively on what architectural style should be encouraged as an aspect of community identity. The importance of this issue is exemplified by the plans Overall Statement; "Goal: '!o create a dynamic concourse that is attractive •nd of high quality with a unifying design image, reflective of community heritage and identity...." ~~~ City Council Staff „eport ExhiDtt "B" August 19, 1987 Page 3 Discussion: Concern was voiced early on that the coam~unity does not have a single identifiable architectural theme, but exhibits a diversity of styles which were identified as winery, mission, California Darn, 1930's Route 66, agricultural heritage, etc. The Committee resolved not to limit architecture to a single theme or style. Rather, it was decided that architecture should borrow certain elements from historical styles found 1n Rancho Cucamonga. This view resulted Tn an architectural concept (Rancho Cucamonga Heritage) which: 1. Encourages the use of elements from these types along the Corridor with provisions for design caopatlbility. 2. The use of a single style of architectural element is not a part of this plan. 3. Encouragement of design themes on a site-by-site basis is encouraged and provided for at activity centers and key features (Section 8.2 - 8.4 ). The Planning Camaission concurred with this approach within the overall design framework so long as distinct architectural styles/themes are impiemented at each activity center. In this manner, compatible architectural diversity can act as a unifying element in the suburban parkway streetscape Mule maintaining distinct architectural styles at key activity nodes/centerc C. DESI6116UIDELIMES/STAIOARDS These standards contain the implementation features for the objectives of the special design areas. The provisions are divided into two parts (III and IV). Part IiI addresses design standards which apply uniformly throughout the corridor with emphasis on the suburban sections. Part IY, in combination with sand use regulations, addresses design provisions unique to each subarea with emphasis on the respective activity nodes. These sections contain lot development regulations (Setbacks, lot size, height limitations, etc.) which are adjusted to allow for the different opportunitfes of each subarea. The implementation of the urban activity areas is provided through the 25 foot setback allowance 1n tha, activity nodes rfiereas, outsfde the node, the setbacks are 45 feet. ~,:~ City Council Staff „eport Exhibit "D" August 19, 1987 Page 4 LAID USE: A. OYEFALL LAID USE/ECDM0IIC STMTE6T The Land Use goal is to 'develop a specific plan which is sensitive to caamunity, land use, and physical needs". As a iw,ior component of this statement, the Advisory Committee set the tone for the land use/econaic planning along Foothill through the following ob,{ectives: "Maximize the economic position of Foothill Corrfdor commercial activities, capturing neighborhood and subregtonal demand." This objective strongly influences the ultimate scope of commercial aciivlty and character of the corridor and the following discussion focuses on potential result of such an aggressive commercial venture. Discussion: As part of the fact finding portion of the Plan study, an economic analysis was performed by the consulting team. The results of the economic consultants' stogy are as follows: o The City 15 experiencing a loss of sales taz revenue Dy 'sales potential leakage" in excess of =200 million annually to other communities due to lack of significant high sales volume businesses. o Within Lhe planning area, only a little more than half of the commercial land is currently being used by retail, service, and office businesses. The dominant use for all land use categories along the Corridor is vacant land (277 acres). o Based on pro,{ected population at butldout and 1,334 acres of General Plan comaercially designated land, the City has an un- realistically high allocation of commercial land for future needs when compared to "comparable titles". o Residential development along and ad,{acent t~ the corridor would help to improve conmercial viability along the boulevard. ~~~~ City Council Staff ..eport Exhibit "B" August 19, 1987 Page 5 The sales leakage is not the result of the lack of caeierctally zoned land• commercial growth normally lags behind residential development in all growing areas. As new commercial uses develop along with new shopping patterns, new cities begin to capture a greater proportion of the sales. However, overly ambitious commercial zoning can have a negative impact on the many vacant and currently underutilized parcels along the western portion of Foothill. The Advisory Committee and Planning CoAission did not feel that additional commercial land would result in any negative impacts if other provisions and implementation programs of the pion aggressively promoted commercial activity. As a result, the plan calls for significant additional commercial acreage aiong the corridor, with the intent of capturing a portion of the regional traffic. Conversely, the number of acres available for residential growth would be reduced. The statistical land use breakdown is as follows: Present Draft General Specific Plan Plan Difference Commercial/Office 262 346 acres + 84 acres nesidenciai 226 I80 acres - 46 acres Industrial Park 84 45 acres - 39 acres Other 7 8 acres + 1 acre The key to a successful land use plan is balance and Foothill Boulevard does have a tremendous commercial potential with regional commercial opportunities. This is true particularly in the eastern portion of the City, where large parcels of land are available for regional commercial use, with easy access and visibility from the I-15 freeway, relationship to the regional mall, and a swain gateway to the western portion of Fontana. B.1 LA1D USE CATE60RIE5: In an effort to tailor the plan to unique opportunities and constrains of selected areas, special land use designations were developed. The following discussion describes and analyzes each case. ~~~ City Council Staff ,..port Exhibit "B" August 19, 1987 Page 6 1. Regionally Related Co~erctat (RC) This category is located immediately adfacent to the east side of the I-15 Freeway and was proposed to take advantage of the land's freeway exposure and close proximity to the future mall. The extent of commerciai activity allowed within this category was extensively discussed. The view which was implemented in the plan provides little or no restriction to competition with the call for space or business. 2. Specialty Caaamrctal (SC) This designation was incorporated into the Plan to facilitate the specialized development of landmark and activity centers of the Corridor. The location of this designation is at the intersections and entries to the City as follows: Grove Avenue to the Bear Gulch Area Ylneyard Avenue Intersection (northeast corner) Archibald Intersection The land use end development provisions of this zone provides for special standards to encourage tho --d2.cluy",en1 mid retention of existing features unique to the boulevard. Towards this goal, the allowed activities have been tailored to those business types which would lend support to the establishment of theme oriented activity centers. A sample of authorized uses include: Antique shops, bed and breakfast, book, gift and stationery stores, cafes, fewelry, luggage shops, art gaileries, and travel agencies. Activities which may not lend themselves to this special character development are not authorized and include; Supernwrkets, nurseries, garden supplies, television and stereo sales, hardware stores, auto service, and laundries. In this matter, the restricted activities help to keep the development character within the intended specialized design of the high Interest area. ~J City Council Staff .,sport Exhibit "B" August 19, 1987 Page 7 3. Mixed Use/Retatl (MU/R) The large block bordered by Hellman Avenue, San Bernardino Road, Klusman Avenue, and Foothill Boulevard presented a number of potential difficulties as follows: o Many small substandard lots in fragmented ownership o Excessive depth of the block to son Bernardino Road o A desire to limit the number of vehicle access points to Foothill Boulevard o Residents to the north requesting limited access from Foothill developments onto San Bernardino Road o Variety of residential (mobile hone parks) and transition comxercial uses within the block. In addressing these issues, the Plan provides a land use category which: a. Allows for multiple family developments fraa o ~.. ..... 1, 6:e1 T my uni a per acre; and b. Coupled with an establishment of convenience uses and services tailored to the residential needs; an0 c. Keyed to a mixed use concept is the requirement of a master plan for the entire MU/R area which would accommodate remedies to circulation concerns. The mixed use designation presents both potential to innovative solutions but can also result in incompatibilities if not adequately planned. The Planning Commission, Advisory Committee and staff all concurred that master planning of the entire area so designated is a mist Tf the varying uses are to work well together, This provision was incorporated into the Plan. U(~ City Council Staff ..eport Exhibit "B' August 19, 1987 Page 8 C. DEYELDPIFIIT RE6IR,ATIDMS Part IY laplenents the direction of land use classifications Dy the foraulation of approved and conditionally perwitted activities. The allowance of penitted use through the corridor does not foilow a typical "Euclidean" type zoning in that less Intense activities allowed in the Specialty Coawercial district are not necessary carried througA to the Coamunity Coagercial. These uses were selected to encourage specific types of business developaxnt in the Specialty Caawerciai areas. (~ /: City Council Staff ,..port Exhibit "B" August 19> 1987 Page 9 CIRCULATION: A. OYEAALL TRAFFIC SfSTFiI A ea,~or concern to which the Plan east provide solutions is that of future traffic congestion. The traffic analysis as part of the background report predicted average dally traffic counts of up to 86,000 without the Route 30 Freeway. Math the new freeway, assueed in alt our plans, the volumes of traffic on Foothill would decrease to 50,000 - 60,000 ADT's but pro,ected ievels of service will still reeain unsatisfactory. The proposed traffic control systee is as follows: The overall traffic system utilizes synchronized traffic signalizatlon and the following: Continuous eedian islands with cuts lieited to eajor intersections, and specified locations only. Selected access points on Foothill Boulevard based on existing City policy for drivewdy locations. 3. Multiple left-turn lanes and separate right- turn lanes at critical intersections. Even with these measures, the traffic consultant predicts poor levels of service at valor intersections. Mhile this problem has been expected without a specific plan stagy, it is also recognized that the increase in the amount of comeerclal land will add incrementally to the overall traffic volumes. The Planning Coamisslon and Advisory Committee determined the importance of adequate control measures and timely implementation can not be overemphasized. It should be recognized that the Corridor is an integral part of the City-wide and regional circulation system and that all traffic contrcl measures must work in concert with one another. The desire to provide additional median openings or paints of access to localized areas must De weighed against the Boulevard's ability to carry the protected volumes of traffic as a crucial component of an overall system. i ~j City Council Staff ..eport Exhibit 'B" August 19, 1987 Page 10 8. SELECTED CIRCULATION ISSUES Red Nall Country Club RNligsent: The realignment of 71-ed' oun ry u r ve was s udted in relation to: 1. Its aMcward intersection with Foothill Boulevard and inadequate distance to Grove Avenue causing safety and circulation problems at both intersections. 2. Its inappropriate use as a shortcut to Base Line Road, thereby increasing traffic through the residential neighborhood on Red Hill. The Advisory Committee considered two realignment alternatives as follows: 1. Alternative 1 calls for realignment southeriy to a 90 degree "T" intersection, easterly of the present location. 2. Alternative 2, which was the final choice, the road should be realigned westerly to Grove Avenue and aligned with the shopping center driveway on the west side of Grove. Extension of Estacta Avenue: Residents on the north side n n ornar nn na P}WPn Nal laNn anA Khwaun Avenues expressed concern over potential excessive traffic generated by future development on the south side of San Bernardino Road. This concern resulted in a request to prohibit any access points from this area onto San Bernardino Road. The Advisory Cammittee generally agreed with their concerns and recammendetion against any significant caemercial access northerly to this street. The Planning Commission concurred with this solution. In order to provide sufficient access into this large block, the following measures were included in the Plan: 1. Extension of Estacta Avenue (either as a public street or private drive) westerly into the area. 2. fie locatlart of two mayor access points opposite Malachite and Helms northerly Into the block. The Malachite access extension would be an appropriate location for a signalized Intersection. i~c~ City Councti Staff ,.eport Exhibit "B' August 19, 1987 ~ Page li 3. M interior d rculatlon systen of public or private drives linking the extension of Estacta with the access points off Foothill Boulevard. San Bernardino Road Realigsent: The Plan ca115 for the a us n off" n rnar no oad intersection opposite the Sycaaore inn by closing off the easterly extension of the 'Y" intersection. C. RBABYAY CBRFI6IRUTIpIS• The appendix contains the proposed roadway configuration for aajor intersection design. The exact design dimensions and configuration will be based on the traffic control needs of each malor Intersection. J S' CITY OF RANCHO CUCAMONGA MEMORANDUM T0: yor and Members of the City Council FR Brad Buller, City Planner 5 T• BACKGROUND REPORT, FOOTHILL BOULEVARD SPECIFIC PLAN DATE: September 3, 1987 The" attached copy of the Background Report was used by the Advisory Conwittee as a data base for the drafting of the specific plan. This report is provided for reference purposes only. Attachment • BACNGROUND AHD ANALYSIS REPORT FOOTHILL BOULEVARD SPECIFIC PLAN CITY OF RANCHO CUCANONGA Prep~r~tl Dy: FORMA-PLANNING NETNORN Aupu~t 1986 C. D. E. F. • C. H. I. ~, Vac a: t Land -- OacJ:gro_nd -- General Analysis -- Sub-Area Analysers Cvrership Patterns -- 9a d:ground -- Analysis -- SuS-Area Analysis Visual/Architectural Analysis -- Background -- Ar.a 1}'sia Public Facilities -- Background -- Analysis L'r San Design Nadea and Transition Areas -- Background -- Analysis Easeli:,e Economic Analysis -- 9acl:ground -- Analysis Env>ronmental Setting -- Background -- General Analysis -- Sub-Area Analysis Traffic Analysis -- Bael:ground -- Analysis Z9. .~E;iiiFICATIGN OF PGTENTIAL STRATEGIES A. Capitalising on Potentials B. Minimise Constraints IZI-B-9 --r ..q_3 -_-3-9 -_.-B-lG _~ _. ZIZ-C-3 _---C-3 -..-D-: i-D-1 ._:-D-G III-E-1 .r2_ _1 IIZ-E-3 IIZ'F-1 ZL -F 1 _. _* F - ZZ_-G^- *II- -1 III-G-2 ZII-H-1 ZII-H-1 III-f!-5 IIZ-H-6 III-I-1 IZI-I-1 IIZ-I 3 IV-A-1 IV-A-1 IV-B-1 s~ r c G L f~ c c~ G i ry BACNGROUND AND ANALYSIS REPORT FOOTHILL BOULEVARD SPECIFIC PLAN CITY OF RANCHO CUCAMONGA • Prepared by: FORMA-PLANNING NETMORN Aupu~t 1996 J CONTENTS .. _M ?,4GE _. ?URP^_~E A. Dro~ect Bacl:y round I-A-1 ~. Prc-ect Sumra ry Z-g-± _. Purao.e of Cackground Report I-C-1 II. D..^.GANZZATZDI! A. Collins of Report II-A-1 ... Section Drganixation ZI-9-1 _... -SSUE ANC POTENTIALS A`lALYSIS A. Eri sting City Policy Analysis ZII-A-1 _. General Plan III ~A -1 -- Background = I-A-1 -- ^eneral Analysis ~ ii:-A-S -- Sub-Area Analysis III-A-S ... Development Code IZI-A-S -- Background IIS-A-S -- General Analyai.s III-A-6 -- Sub-Are• Analysis III-A-6 3. Interim Guidelines IZI-A-9 8. Existing Land Ua• IZI-B-1 1. Land Use Brsakdovn ZII-B-1 -- Background IIZ-B-1 -- General Analysis III-B-4 -- Sub-Area Analysis Iij-g-q C~ J u ~. Vacant Laad III-C-? '- Cacl;gronnd ~ '°~-B -- General Anal/.is .-I-9-9 -- Sub-AYea Analysis --I-B-10 0. Cvr.ership Patterns .__-..-! -- 9ackground ---C-! -- Analysis III-C-3 -- Sub-Area Analysis ___-_-., D. Visual/Architectural Analysis ZII-D-1 -- Background III-D-1 -- Analysis ._i-D-3 ... Public Facilities III-E-1 -- Hacl:ground __ E-1 -- Analysis ZII-P_-3 F. L'r ban Dasign Nadea and Transition Areas III-F-1 • -_ Background I:1^F-1 Analysis TTI-F-= G. Haeeli ne Economic Analyeia III-G-1 -- 9a c:~g round ISI-G-1 -- Analysis III-G-2 H. Environmental Setting III-H-1 -- Background III-H-1 -- Ganeral Analysis III-f!-5 -- Sub-Area Analysis III-H-6 I. Traffic Analysis III-Z-1 -- Haekground III-I-1 -- Analysis III-I-3 IV, 1DENTIFICATIGN OF PGTENTYAL STRATEGIES IV-A-1 A. Capitalizing on Potentials IV-A-1 B. Minimise Constraints IV-B-1 TABLES III-.-A _pecif is Plan Ac: sage Prcpcrtao: ty :nter_m Pc licy Land L'ae Designat±cn I:I-A-O Specific Plan Acreage .P rc~ortion Cy =oning Designaticn III-B-A S.atisticai °. ucmary: E:a_t i.^.g Land Use III-9-B Sub-Area I Land Use Breakdown III-9-C Sub-Area II La rd L'se 9reakdown IIZ-9-D Sub-Area III Laad Use Breakdown __I-9-E Sub-Area IV Land Use Breaktlovn III-9-F Vacant Lard Inventory III-D-A Visual/Aevthetic Featurve Inventory III-4-A D_stancea tc lfoise Contours ~.:-4-8 Study Area Air Ovality ._.-A-4 ZZI-A-B I II-D-3 Z:Z-9-S III-9-5 IIZ-9-7 SZI-B-B IZI-B-9 .II-D-1 :II_y_~ _.--4-9 • n U • FZGGRES 1. Study Area '_-A-2 _. E::i ati ng General Plan __:-A-3 ?. E:a sting Develcpnent Cotle II:-A-7 9. E::isti rg Land 'Jse ISI-B-^_ 5. Ownership Patterns IZI-C-: 6. Urban Design Features: Visual Anslysis, A.-chitrcturaily _ig.^.1'icant Structures, `:odes and Iran sltion Areas III-D-2 7. ~nv:ron-ental Featu:-es Z: _T-H-2 C~ APPENDICES d. City of Sanc.`.o Cucancny^a, Crdiaance ):o. ~?~ 9. U: han Fteaearch Associates, 3aseiine Ecoao~~c Aa alvu c: ^cot.^.i!1 7oulevard Cor r'_:or, 3ancho CucaTOnca, lily 1^35. _, Dti5 Associates, ?ethnical 1!amprandua. T. he Frot4i L' "oul=v.ard Ccr.-'_r. July 1990. _. 9i11 Mann S Assaciates, Drainace antl F1od dnalvsis. Foot..".ili 0oulevard Sceei`ic Plan~_ Citv of Ranche Cucanenca, 7u1v 1?9 u. • PURPOSE PURPGSE A. Prol act 8eckground ^_riyi :ally established as Rcu to 66, the one-tir= priaary .-cute between the Los Angeles area and the Ceaert areas of the ~cuthwest, Foothil: 8oulevarC reflects the decline ! lard use along the old highway which followeC the eatabli shment cf the snterstate highway system. Ir. recent years, hcwever, Foot hill Boulevard has had a ranaiseance as a ccmmercial cant e.-. Commer- cial and residential development forrs indicative cf amerg_ng subu.-ban communities is overshadoring this fading legacy. Land use along Foothill 9oulevard today consists of a mi::ture oS elder residential and commercial uses established during the Route's heydays, vacant :and, and never commercial and _esidential development. In general, hoveve r, the 9eulvvard reflects the lack et a comprehensive planning tool for development, which has resulted 1n the lack of a cohesive development theme or structure. The pattern of small residential lots, establishetl decades ago, hoe . resulted in CStf iculties for the ir.p lamentation of planned development, and has resulted in the es[ablishment of a large number of inCi•: Sdual C.-ivevays accessing the 9culevard, :rpetling t: affic flow and ul L-^ately resulting in many areas in a ^hodge- poCye" appearance. 'dlli: sae goal of eliminating eristing undesirable characteristics sad establishing unified development policy for the corridor, the Foothill Boulevard Corridor Study vas initiates' in 1985 by the City of Ranche Cucamonga, with the intent te, ". .. result in a synthesSzed specific plan of development Sor that portion of Foothill Boulevard ranging from the vest city limits at Grove Avenue to Deer Creek Channel and from the Devore Freeway to the east City if mite at Eaet Avenuo."' (The study area is shown in Figure 1, on the following page). Becausw of the study area's dlvereity and linear form, and Sn order to facilitate analysis of opportunities and Sssues along Foothill 9oulevard, the specific plar. study area hoe been dlv!^_ed into femur subareas. The subareas were determined along with the study area working committee "_o define smaller areas within the >~ ' Texi troy City of Rancho Cucamonga Ordinance Ho. 27~. 1-A-1 PURPOSE • I-A-2 • I\uu\ N\i~V :\Q a ~ W ~ m ~ ~ o ~* ~ ~ , J u E °c 0 0 S YI h O 2 \IIW~V ~~n•n PURPOSE • Fcothill 9oulevard corridor which displayetl siai'_ar attributes rand had similar needs. These cubareas are also alias [rated in Figure _. the City's ultimate Gcal for Foothill 9oulevard, ac stated .n the Interim Policies is, 'To establish a high quality, attractive, and unifying design image reflective of community heritage, and provide a viable setting tar a balanced -ixtu.-e of residential and commercial activities with safe and etf ieient traffic circulation and access." Pending completion of the Corridor Study and development of LRe specific plan, development within the Foothill Corridor is presently governed 6y Foothill Corridor Interim Policies adoptod Sy the City on Cctobvr 2, 1985. The City has contracted wrath FORtlA-PLANNIl7G NETWORX, a private firm, to assist in the preparation of the specific plan. FCR:7A-PLANNIRG NETWORH has subcontracted soma research and analysis work to fro other firms, Urban Research Associates and D:•5 Associates. TA: firms, and their responsibilities, are: • FCRHA-PLAN77I lIG NETWORK -- Urban Design ^nd Environ r..ental Analysis Urban Research Associates -- Economic Anal ycis -..~ ..~scc.c .~~ ?. aiii~, cuyineerang 2-A-3 PL'RP056 Project Summary • An stated abcve, the pu.-poce c_ _..- ?cothi L' _. _.-, -_.._ Study i° the development cf a :ynthes-n_E specific plan fcr development '+cthan the study area, As past e£ this effort. _..^.£ormaticn on a ~: ariety of factors relating Lc development of the spec-fic plan, as well as informatior. from the public and city p'_annnng officials, will be gat..^.ered and utilised in the development cf the ultimate plan fcr th= ccrr:Cc:. The ultimate goal will he the development cf a lanC plan, circulation plan, anC development standards Eor the ccrridor. The speeiEis plan will guide future development within the Corridor, ultimately resulting in the "high quality. attractive, and unifying design image" desired by the City, along with es a blishing a safer and more efficient circulation system. Through the inclusion of economic analysis, the ..°Lan will alao ceeb: to ma:a m1m economic opportunities and reflect the realitnes o` Cevelopmant within the corridor, establishing land use and development policies which con he attained, rather than an '.anvo.-~ca61e schema. • • I-B-1 PuRPOSe n ~I C. Purpose of 9~ckground Report ?he purpose o£ this tad:g round repo.-t is to za aDllah the .forsational groundwork for the development __ 'he spemiic plan. That is, `_his document :r.tended to provcde the baseline £rcm which the .peei£SC plan will De prepared, and is ictended to guide Lhe development o£ the plan through the esiabli.hment of the e:aiairg and future conditieas within which toe plan must function. ;J¢-. ;~ I -C-1 ORGANIZATION LJ II. ORGAN22ATZON A. Outline of Report As stated above, this background report is intended to establish baseline information on a variety of topics which rill be utilized in the development of the apecif is plan. Znf ormation xn this background report is presented in the following areas: Existing City Policy. City General Plan and Development Code policies affecting Foothill Boulevard -- in particular land us¢ designations -- rare analyzed. Existing Land Use. As part of detailed analysis oS the study area prepared by Urban Research Associates, existing lantl uses were recorded and quan tlf ied. Zncludetl was an analysis of vacant land within the corridor. Land Ornership Petterne. Based upon ownership information provided Dy the County of San Bernardino asaea:or's oif ice, land use paiterne within the study area rare. mapped and analyzed. VSsusl~Arehitectural Analyaia. Th• study area vas analyzed by FORMA-PLANNING NETWORK with reapeet to existing significant visual and arrbi ~.pt•~rcl .a. ~, rs. Features deemed both suitable and unauitsble~ for inclusion in the ultimate specific plan w¢re recorded. Public Fscillties. Information on existing and planned public facilities -- rater, sever, police and fire protection, drainage, schools, perks, and trails -- vas gathered. Urban Design Nodes •nd Trsnsi lion Areas. These festurea were reaearehed and mapped by FORMA-PLANNING NETWORK, based on extensly surveys of the study area. Beeelin• Econoeic Anslyei •. Concurrent rlth its analysis of existing land uavs, Urban Research Associates performed a baseline economic analysis of the local anJ citywide economic force^ affecting development ritAln th• study area. Included in this analyaia ar• projections of the types of land uses which will be supported by existing and future economic needs. • II-A-1 ORGANIZATION • Environmental Setting. 9ased on existing City documenta- tion, baseline environmental information on a variety of factors -- drainage, soils/geology, noise, air quality, and biotic resources -- vas prepared and analyzed to determine iLS etiect on future development. Traffic Analysis. Prepared by DKS Associates, this consists of an analysis at existing tratiic tlova along the 6oulevartl and at ten key intersections, along with projections of tuture traffic flows and suggested roatl- way improvement Strategies. Based on the information presented in the sections listed above, possible strategies for capitalizing on the study area's Potentials and minimizing the restrictions placed on development 6y Constraints are itlentitietl. In addition, desirable land uses, based an ownership patterns, existing land uses, General Plan policy, and economic projections, are listed. • II-A-2 ORGANIZATION • B. Section Grganization Each of the sections vhich Sollov is organi~etl in the Solloving manner: 1) Basic backgrountl information relating to the particular topic is presented as it pertains to the entire study area. 2) Based on this information, a general analysis of study arcs-vide implicatiena of the Dackgreund information is presented. 3) 'here appropriate, more specific analysis of the back- ground :niormation as it pertains to each oS the study press is presented. • u II-B-1 ISSUES AND POTENTIALS ANALYSIS • II Z. ISSUES AND POTENTIALS ANALYSIS The sections vhich follow present information on the Issues and Potentials vhich will 6e taken into acccunt in the development of Lhe Specific Plan. As discussed in the previous section, each Issues and Potentials analysis is presented in the folloving manner: 1) Backgrountl 2) General Analysis 3) SuD-Areas Analysis Note that it is not the intent of the folloving discussions to merely present information; rather, the implications -- Doth positivr •nd negative -- of each factor are analyzrd end presented to provide s document vhich can he easily utilized in the tlevrlopment of the Specific Plan. • EXISTING CITY POLICY • A. EXISTING CITY POLICY ANALY5IS 1. General Plan Beakground. Overall, the Rancho Cucamonga General Plan points to Foothill Sou '_evard as a primary community !oval point. Between Grove and Haven Avenue, Foothill Boulevard is tlescribed as "an east-vest crosstown linkage and a main connection route to adjacent communities." Because o£ this connector function, the General Plan identifies major gateways along Foothill Boulevard at the western City houndary (Grove Avenue), the Devore Freeway, and at the easterly City limits (East Avenue). bevelopmvnt guideiinee for gatevay areas include heavy land- scaping to rvElvct the quality and historic character of the City's environment and its agricultural heritage. In addition. where gateways occur at activity nodes, such as the intersection of Foothill and Grove, as well as at the Devore Freeway, the architecture should reflect the area's historic character, be at a human scal v, and be energy efficient. In the vicinity of the proposed regional center located on Fo oth111 Boulevard went of the Devore Freeway, the general plan proposes service-oriented onus in order to "establish the center as a major retell/service center." Although the regional center is not located within the specific plan arse, the area imme- diately east o1 Z-IS could he affect ed by +nic _ _cy. ..~ opportunity to develop such supporting uses cool d, rhovever, be somerhat limited by the freeway vhicA separates the regional center from the study area. . In addition to a gatevay iunctien, the General Plan idenlSfies fro significant landmark/focal points Mithin the specific plan area. These are the Thomas Brothers Winery at Vineyard Avenue and th• old Etiwanda commercial area et Etiranda Avenue. According to the General Plan, development in these areas should preserve end enhance the epeeial heritage of the community' pu611c and private Smprovemsnte in proximity to these landmark erase should 6e accomplished in a manner rhich complements the their historic and rural Integrity. Although technically lacatmd outside of the Foothili Boulevard Specltic Plan study area, the intersection of Foothill and Haven Avenue is recognized in the General Plan ae a "major geographnc center of the City", and will have nigniflcance for the specific plan area The development of th• Lav and Justice Center, Barton Plaza, and the Virginia Dar• pro wet, e• yell H• the future development of the Rancho Cucamonga civic center. will III-A-1 EXISTING CITY POLICY • fu.-then emphasise Lhe importance of that intersection. As a result, the Sunction of Foothill Boulevard will continue its transition £rom a regional transportation corridor with marginal highway-oriented commercial uses to a community-scale commercial area. Overall, the importance of the Foothill corridor and its role as the 'center" of Rancho Cucamonga will be enhanced. The General Plan also encourages the creation of new focal points and landmarks to strengthen the itlentity of the City as an energy-conscious, transit-oriented, self-sufficient community. It is suggested that grape vines and other features reflective of the role of the local vine industry he integrated into such new landmark/focal points. As a result of initial research efforts, several activity nodes within the specif ie plan area which might serve as such landmark/focal points nave been evaluated, and are identified later in this report. As noted in the Project Background discussion presented earlier, land use decisions within the Foothill Corridor are presently guided by the City's interim standards (City Ordinance ~74-A) and by the City Development Code. (Existing General Plan designations within the study area aie shown in Figure 2). As set down in Ordinance 274-A, the interim standards, • "... are intended to to be applied in conjunction with the Development Coda, whichever ie more restrictive, unless specifically addressed by these policies." The goal of the interim „,i.. _74-A, Ls. ___. -_ cC :... _..2.. ... ... uiuanuc "To establish a high quality, attractive, and unifying design image reflective of community heritage, and provide a viable setting for a balanced mixture of residential and commercial activities rith safe and cif iciest traffic circulation and access." A6 part of the preparation of this report, a study of the acreage within the vsrious categories contained in the interim policies vas prepared, based on the interim policies land use map. fIt enould be noted that the land use designations contained in the interim policies are the same as those contained in the General Plan, rith the exception that permitted uses within the Of _'ic e: Prof easional and General Commercial land use categories have been slightly revised). Based on this study, the acreage 6reakdovn in Table ZII-A-A vas prepared. .~ III-A-2 EXISTING CITY POLICY u FIGURE ~. EXISTING GENERAL PLAN n L J C , J III-A-3 • u ,e O~ ~e •O u~ ec e_ .~ Q o_ ,W^ LL y' .A Q ~a J b B f @$~ i ~~ r a Z v /C m r r T N s e a z ®®; w o ~ ~ t L ~ c m m m 9 ,_~ n > ~ r r O n T n m ~9 m s 0 m N f r n u Q a :; ~ (o JI ~ • , z ~~a ~I ;ic ~~ ®° ~9 p m -~ r ~ ~ ~ ; ~ i m o m o J -/ ~ ~ ~ : a ~ _ ~~ ~ j 7 r ~ ' p ~ i i .r.^ r ~ r ~ ~ p ~ ~ _ R1 ~3 ~ m L ~~~ ~l~J r it N • r~ D ~ Z r, 0 ~ C T m~ N 5~ 6 Q v i bgQ b m ~ ®I]i0 ~ n ! ~ r „ o ~ ~ o ~ c m e ! C ~" a n t n s t r r C m ~~ i 1 • r a C r!r,~ m 6 a v iaA d ~z p v n y a :' ~ ono ~~ :n ~ a nc.m ...'gyp m Z ° o o a ~ : ~ f T f fl ~ y •O n tm r O o m r t~ m - EXISTING CITY POLICY • TARLE ILI-A-A SPECIFIC PLAN ACREAGE PROPORTION BY SNTERIN POLICY LAND USE DESIGNATION Percent o f Percent o£ Category Total _______________________________ Category Resitlential _________________ Lov q. lY. 12. SY. Lov-Medium 2, 9y, g, gX tledium 19. 8Y. op. SX Medium-High 5. 9% ___-___ 18. 1Y. Subtotal... 32. 7% ________ 100. OX Commercial Community Commercial p, qy, p, gX Neighborhocd Commercial 0. 9% y py, General . Commercial -44. OY.- 97_SY. Subtotal...9t. 3Y. -- 100. OX pffice/Prote tonal Oitice/ Proieasicnal B.BX 100. OY. Etiwanda Soeciti P1 Etiranda Spvciiic Plan 2. 8Y. 100.0•!. Flood Control/OOen Soac• Flood Control/ Open Spac• 2. 3X 100. OX Industrial Soe ific P1-n (a7) Industrial _ SpeciSic Plan B. OX _________________________________ 100.0% ' All proportions bued on groan acrpge. Land Use brsakdovn vithln portion of Etiranda Foothill C Specific .lan contained in orridor not calculated separately. III-A-4 EXISTING CZTY POLICY • General Analysis. According tc the project economist, commercial land use designations presently appear to be over- represented rithin the Foothill Corridor, based on the goal of providing ... a balanced mixture of residential and commercial activities ^.. the amount of commercial land needed rithin the oit y, the amount presently developed for commercial uses, and the Foothill Corridor's loca[ien in relation to the remainder of the city. Thus, the specific plan should examine redesignating land uses rithin the corridor to altar the establishment of other uses. Desirable land uses, based on economic demand factors, are discussed in section III-G, Baseline Economic Analysis. The Rancho Cucamonga General Plan, in discussing the disaggregated nature of land uses along Foothill Boulevard, proposed a detailed study of appropriate land use relationships along the Foothill corridor. Such a study vas proposed in order to determine a land use pattern vhich reduces ...(Foothill Boulevartl's) strip commercial nature and strengthens viable commercial centers." In determining a precise land use pattern to accomplish this end, it is li::ely that changes in planned land uses at various. locations rill be proposed as part of this specific plan program, nece=ssitating amendments to the Genoral Plan land use map. In particular, the desire of local landorners to revise land use desigr.aticn to commercial categories vas evidenced during subarea meetings. Such desires must be balanced aeainat tho nrnie~t economist's conclusion that there Se presently a surplus of commercially designated land along Foothill, some of vhich, he states should 6e converted to other use. Sub-Ares Analysts. As regerd^ specific sub-arses, it appears that over-designation at land for commercial usee~ pri- marily affects the central portion oS the study area -- Sub-Areas 2 and 3 -- vhich is domin atvd by this land use category. Analy- sis of the potential for redesignation of lend uses ehoultl be focused in these sub-areas. 2. Development Cods Background. The area rithin the Foothill Corridor was also an alyzvd by City zoning category; the resulting proportional breakdown is shorn in Table III-A-B, belor, Existing Development Cade deelgnatlon^ rithin the study area are shown in Figure 3. III-A-S EXISTING CZTY POLICY r1 LJ Gsneral Analysts. qs shorn in Table III-q-B, General Co ~merc:al zoning comprises the highest prcpo.-Lion o£ land rithln the Foothill corridor, accounting for appro.~imately 38 percent o£ t.`.e area rithin the Corridor. As rith the General ?tan issue noted above, this indicates that examination o£ aigni£icant revi- sions to e>:isting Development Code designations should be in- cluded in the preparation o£ the specific plan. Sub-Area Analysts. As shorn in Figure 3, General Commercial zoning Sa located throughout the study area, with the e:cception o£ Suh-Area 4, east o1 the I-15 £reeray. No speel£ic sub-area issues related to the Development Code rere nosed. ~~ III-A-6 EXI57ING CITY POLICY • FIGURE 3: E:<ISTIltG DEVELGPnENT CGDE • III-A-7 • • J j O 2 7 W ~ ~_ co LL Z ~ O N i v l f~ W V ~ LL ~, O J O J O ~ I < O J W ~ W w og _: a a s ; a® n°® ~o ~LL J v 5 8 4 Z Z O N ~~ f L ~ `;`~~+ '-~ i ~- J t_ N ~ Z ~ W C ~ W m ~ W .:• C U ~ Q O I ~ O J y < J (~ Q Q W W ~ ^ ] e o~ O 8 ~' ~~ ~LL J J i v S C7 Z O N ~~ • V ::. 1'ii is 0-:_ D :::::: O o +- ~~ L ~ _o l o :a u u o ~ Il i u W = a o a O ~~~ J Y J F a V i ~ s a a ~ ~ ~ W ~ e W ~ O u a Z ~` O ~ f 7 0 0 ~ ~ I ~ c7 ~° J ° z e ~ J O 2N L v e 5 u •~ ---'- O V LL Z N a i v ~gy i a 6 4 EXISTING CITY POLICY • TA S'__ ._.-A-9 SPECIFIC PLAN ACREAGE PROPORTION BY ZONING DESIGNATION fScurce: Urban Research Associstes> Percent cf Percent of Category Total' Category P.esidential :tedium Medium-High Ccmmerc'al General Ccmmercial Flood Ccntrol Flood Control OSH ce/Prcfessicaal Oftice/ ~a uies~>.onai Planned Oevelocment Etivenda ~- Specific Plan Intlustrial "' Specific Plan 1 ~. 6% 64% 7. 2% 06% Su btatal...100. OY. 3D.. ,. 3. OY. 11. V % 19.5% 71.1;: Subtotal...100. 0:: ' All proportions based on net acreage. Small amount of additional acreage may be present vithin the residential :oninq categoric-; compleU zoning information for some parcels vas not ausllable. IZZ-A-B EXISTING CITY POLICY 3. Interim Guidelines • As Hated earlier, the City c£ Rancho Cucamonga City Coune:l adopted Ordinance 274 on October 2 1995, adopted a set oS interim guidelines for the Foothill Corridor area to guide development during the tormation of the Specif ie Plan. (The complete text oP Ordinance 274 is included in the appendices to :his report). In general, the interim policies continue e::i sting policies already in effect, altheugh adjustments were made in the general plan and development districts processes. The Interim Policies also provide for the development of conceptual master plans, where deemed necessary, in conjunction with development proposals to initiate as soon as possible the process of integrated development. Existing Land Uae regulations rithin the study area, with the exception that permitted and conditional uses within the Office/Prof essienal and General Commercial Districts rare revised. Uses specitlcally not permitted within these districts ccnaist of: -- Animal care facilities with exterior kennels, pens, cr• runs, -- Cemeteries, -- ContraCtOSS Yartl3. °- Equipment rental yards, -- Outdoor ice machines, - Public mini-storage tacilitiea, -- Storage yards for recreational vehicles, and -- Storage yards for any other type of vehicles. The list of uses which are permitted within these categories was expanded to include the tolloving uses (subject to approval of a Conditional Uee Permit): -- Carpenter shop or cabinet shop, Druy stores and pharmacies (Conditional Uae Permit required in Ottice/Prof esalonal district only), Plant nurseries •nd garden supply stores, • III-A-9 EXISTZNG CITY POLZCY • Plumaing chap and ~upp!y outlet a, Second hand stores and pawn shops, antl Spiritualists. r, U III-A-iG LAND USE/VACANCY • e. EXISTING LAND USE 1. Land Usr ereakdorn 8rekground. As part of the preparation of this 6aek- ground report, a complete walkover survey of existing land uses vit.•,in the Foothill Boulevard study area vas performed 6y Urban Research Associates Sn June-July 198G. As part of the informa- tion =ollected during Lhesr survey r, existing land use on each par eel within the study area was noted; these land uses were later categorized utilizing the Southern California Association of Governments fECAG) land clasaif ication system. A complete text of the URA report on existing land uses is contained in the appendices to this report; the Cate collected is also available in tabular form in a Lotus i-2-3 file. A stctictical summary of existing land usr within the study area is shcwn in Ta61e III-O-A, below. Existing land ueea are i:i castrated in Figure 9, on the following page. • 2II-B-1 -i ~C ~~ li !SID ~I o ~, 11 -I t; ayi o c ~ ~ ~ 7 ;o v.®o ®D® ~f ~ J J ~~ ~= a v J Z X W a ~. a ~ _ 8 • - -'al` 9nll rs s :; - - (~=~~q O. •.i7 ~~~7 Q ~ ® ®~OOO _ ~ . .'. O Li- __^ Y Q ~~ , rt~ ... _; -~;- >i ..~!> ~~ ~ d lJd N J Z v J C7 _~ X W n 5 s ~ ~ t ~ > i~ F ~ . ~ M ' , , . \ \~ . ce ' <: pv i , . , o~ `e a® ~:: OC®® • !', ' h'k n~~ Ki-t err '~~ 1' , ~, ., > ~ ~ ~,.-~ ..,il 1 ~a`~ > ~ L > ~~ .~~7 ~' ~ ~ r _ } ~~ ,:~ " ....T "~ I 90 ~ ~ w } i " cn 'Jo .~Z ~- v Q J Z F- X W h 6 Y 6 ~1 ~ f .. ~.... j \\~ i ~~ .a `~e~:~' ,® 12~ it. ,~ '•'~ ~ . M y.. , . n ~~ il~ ~; ~~r~~rr!rn -- !I , RY' arm ~ ` .... .,~, n_ n' pp Ft.~ ~ Iw. 11~: ~7 !~ ~ R~ ~.. ..~~ . YJ dl Q b 5 z 6 W Q J f~ Z F- W ~ ~i ~r • m x -~ z r v w C m C "s 0 A ®v® ~- E]®l7 ~?_ a t LAND USE/VACANCY FIGURE h: EXISTING LAND USE • III-B-2 LAND USE/VACANCY • TABLE III-9-A STATISTICAL SUNMARY: ERIST7:NG LAND USE (Sources Urban Reeearcb Auociatea> _~_~__ ~_. __:rsa.e r___~____ _ •. ~ '?~._Ana 9uc!.rea -:;Area 9:oPr•ea 'srd Cde =xrcm; :' 7se ?i;e :. ... :4 ~i:e ?.. _. Stucy : ea iasieer~t:a: i4.0 X3.3 _... ... ..L3 ...:% L ansp:,r'.atiun, :iClarCldy dt: 2Y.aa 'race :9.E ?5.E 3i.9 ?.9 8:.9 a.7% ^a:'rterci al Carv:cas ._._ .., :3.7 ?.2 a0.0 ?. _fi C~,.p:: c, Ca::cra:~ aaC Eeterl::r.:mt Services 9.9 9.4 2.4 ^.^ 3.4 1 c; ' • cnoiltura: 9.0 C.7 :1.: 2.8 :!.3 t.3. • . _______ ________ _____~ __ ______._ R^ • ' All acreage expressed in net figures <1. e., not including roadvaya and flood control channels). • Excludes 3. 3-acrs parcel rhich '_c pars of flood control channel. Nota: Vacant conercisl bu11d3ngs ere allocate betrHn retail and service categories. C III-9-3 LAND USE/VACANCY r~ L. J General Analyaiw. Land uae vithin the study area is generally marked by low-intensity transitional uses. For instance, as noted in the Development Cade analysis presented sarlier, a large proportion of land wit F.in the study area -- appro::imately 222 net acres f3B.2 percent) -- 1s presently zoned for commercial uses. However, of this total, only 124 acres -- 56 percent -- nave keen tleveloped. In addition, although existing Development Cade standards would alloy the construction oS approximately 1. 7-million square Seel of retail and ¢vrvice business apace, acturl utilization totals leas than 520,000 square feet -- 31 percent of potential conatrueiion.' Althcugh residential uses eompriae about one-filth of the study area, and provide the maln¢tay of consumers patronizing area businesses, even this land use is overahadored by vacant land, which at 99.6 percent of land use is th• most dominant category within the study area (vacant land use is discussed it Further detail belay). Also of note is the lack of enterlalnmen! iveilities vithin the study area. Only 2.4 acres /0.4 percen! of tM total) are presently devoted to these uses, wignitying a marked lack of this category of land uae. • Sub-Arww Analyaiw. Based on the information presented in Tahle III-B-A, the following breakdowns of land use by aub- areae were prepared. .~ ' Potential development based on 0.33 Floor-to-Area stir III-8-4 LAND USE/VACANCY • TABLE iII-B-B SUB-AREA I LAND US6 BREANDONN (Source: Urban Research Aasoeistes> Land Percent of Uae Type Acreage Totel Residential 39.0 27.7% 7ranspottation, Commercial, and Utilltiaa 6.! S. OX Retail Trade 19.5 16. OX Ccmmerclml Services 13.2 10. 7X Public, Cultural, and Entertainment Services 0.0 0. 0% Agricultural 0.0 O. OY. • Vacant 50.0 90.5% 122.3 100.0% Note: All acreages are net, and do not include streets or flood control facilities. Ae shovn, land uses wikhin Sub-Are• I are presently dominated by vacant parcel e, which comprise 40.6 percent oS the total, pointing torerda the potential Sor establishing new development within thi• portion of the study area. One of the distinctive features of this area is the concentration of restaurants, including the tragic Lamp, Sycamore Inn, Vince'e 9paghettl, and China Alley. ZII-B-S LAND USE/VACANCY • TABLE III-B-C SUB-AREA II LAND USE BREAICDOMN (Source: Urhan Reuarcb Auociatea> Land Percent of Use Type Acreage Total Re:idential 28.3 46.2': Transportation, Commercial, and Utilities 1.9 3. 1% Retail Trade 25.5 41.6% Commercial Services 4.9 B. C% public, Cultural, and Entertainment Services O.O O. OY. Agricultural 0.0 O. OX • -0_7 Vacant 1_1X- ' 61.3 100.0% Note: All aereagea are net, and do not include etreet• ar {leod control facilitlee. AS indicated in Table IZI-S-C, Sub-Are• II ie marked by a very low proportion o{ vacant land uses, making this the moat {ully developed portion o{ th• study •rea. Also o{ interest i^ the almost even split between realdential and commercial land uses, and the relatly lack a{ other types o{ uses. ,~ III-R-6 LAND USE/VACANCY • TABLE ZII-B-D SUB-AREA III LAND USE BREAKDOWN (Source: Urban Research Associates) Land Percent of U_e Type Acreage Total Residential 50.5 31.4% Transportation, Commercial, and Utilities 4. 5' 2. e% Retail Trade 33.9 21.1% Commercial Services 12.7 7. 9% Public, Cultural, and Entertainment Services 2.b I. SY. Agricultural 11.5 7. 1'/. V 45 3 28 2:: acant . __ ___ . ___ ___ __ 160.9 _ _ SOO. O% (iota: All acreages are net, and do not include streets or flood control facilities. ' Excludes 3.5-acre parcel vhicA ie part oS flood control channel. Aa shown, land use ritAin Sub-Area III is not dominated by any single category, although vacant parcels still comprise a eignif Scant portion of total land use. It should he noted that the agricultural parcels cited above are comprised entirely ci vineyards. Horever, these lands have heen planned for urban development for many years. Zn additicr., due to tha nature of the local wine industry and th• ability of vines to appear healthy for some time atter cessation of agricultural activity, it can be assumed, that tA• existing vineyards represent a transitional use only, and ar• not an indication of a long-term • commitment to agricultural use of these lands. III-B-7 LAND USE/VACANCY r1 J ', A3LE Ir2_Z_r SUe-AREA IV LAND USE BREAKDOMN (Source: Urban Research Associates) Land Percent cf Use Type ____________________ ____________________ Acreage ___________ ___________ Total ___________ ___________ Residential 9.0 4. 2% Transportation, Commercial, and Utilities 8.9 3. 9Y. Retail Trade 2.9 1. 4Y. Commercia'_ Services 9.2 4. 3% Public, Cultural, and EntertalnmenL Services O.O O. OY. Agricultural 2.8 1. 3X • Vacant 181.2 _______ B4. 9Y. ________ 213.3 100.0% f;ote: All acreages are net, and do not include streets or flood control facilities. ' Excludes 3.3-acre parcel vhich is part of Slood controi channel. __________________________________ As shorn above, Sub-Area IV ie dominated by vacant land uses flee 6elor for further discuaslon at vacant lands), retlecting the status of lands on vhich past agricultural activities have been discontinued but vhich •re still avaiting development for other uses. As noted in the discussion of Sub-Ares III, the 2.8 acres oS agricultural land noted rithin this sub-area are considered to be a transition to other uaea, rather than a long- term commitment to agricultural uaea. III-B-B LAND USE/VACANCY • 2. Vacant Land Background. As noted above, the most dominant lantl use =ategory within the study area is the 277.2 acres of vacant land, which comprise 49.6 percent o£ total net acreage. 'dhen exist.ng transitional agricultural users are included in the vacant land inventory, the total increases to 291.5 acres, or 52 2 percent of the total. As shcwn below in Table III-B-F, vacant land is concentrated for the most part in Sub-Area ZV, although Sub-Areas I and III also contain significant areas of vacant land. Suh-Area II. ere noted earlier, is almost completely developed, with less than one acre of vacant land. TA9LS TIL B-F VACANT LAND INVENTORY (Source: Urban Rrrrarch Auoelatrrl Percent Vacant Percent oY of Vacant • ~ub-Area Acres Sub-Area Total I 50.0 40.6 18.0% ZI 0.7 ~ ~, _. ... III 45.3 28.2 16.3% IY 181.2 84.9 65.3% Totals: 277.2 ---- 100. OY. As noted in the URA report, vacant parcels are scattered throughout the study aroa frith the exception of Sub-Area IIl -- in a11, a total of 90 separate properties rare untlevrloped. A majority of the total num er of these parcels is less than five acres Sn sime and is under fragmented ornerahl p, but a majority of Ue vacant land -- 72.1 percent Of '_otal vacant acreage - Is owned by a small number of large landholders. General Analyri •. The primary result oS significant areas of vacant lands rithln the study area is the potential to directly cif act the character aS future grorth. That is, aince• these parcels have not been developed, any nee development rhich IIY-B-9 LAND USE/VACANCY • • ~~ occurs can be required to be in lull compliance with the specific plan. However, with the e::c epticn of the Etiranda area, ovner- =hip of these parcels is highly fragmented. As a consequence, developing the western portion of the vacant land inventory in a cohesive manner could 6e difficult unless requirements far master-planning certain of these areas are established. Another issue related to the specific plan area's vacant land inventory is the recurrence of deep narrow parcels, many of which have depths of 600 Seat or more. In addition, a large percentage of the vacant parcels within the study area are smaller than one-sere in size. Such parcel configurations inhibit the visibility and access generally desired by potential commercial tenants. Sub-Are• Analysis. As ahovn in Table III-B-F, Sub-Area 4 contains the highest proportion of vacant land of the four-sub- areas, and has not yet established • predominant land use character. In addition, this pstsrly subarea also has the greatest proportion of larger parcels, providing the opportunity to develop a coordinated land us• pattern in Sub-Area 4. this area's proximity to the proposed regional center also enhances its development potential. However, policies contained in bath the General Plan and the Etlvanda Specific Plan mrelated to maintaining the rural character of the Etivanda area may ultimately limit the extent to which such opportunities can be erploited. As intlicated in Table III-B-p, this opportunity will also exist to a lesser extent in Sub-Areas 1 and 4. Sub-Area 2, which has virtually no vacant land, ha^ elresdy had its character established, and rill rvquir• redevelopment, where necessary, to conform with the ^pvciiic plan. III-B-30 C'WNERSHZP PATTERNS • C. OWNERSHIP PATTERNS Background. Based on the ownership ~nf ormat~on eellected as part cf the research conCUCted 6y U.-ban 4eeearcn Associate, ownership patterns within the study area were mapped. Resulting ow retship patterns v_thin the study area are shorn in Figure 5, on the tollcwing page (Note: Figure 5 indicates ovnership patterns; inforaation on parcel ovnership is ccntained in the _atus '-C-3 database prepared for this report h - y Urban Research Associates). As shown in Figure 5 ovnership patterns generally vary 6y sub-area within the study area. The fclloving are the general owners hip characteristics of each sub-area: Sub-Aran 1. This sub-area is marked by generally large landholdings in the area east of the railroad overpass. West of the overpass, a large number of smaller parcels are owned by a several separate landowners. Included in this area are a large number of narrow, deep parcels (150-:OC feet in width by 400-500 teat deep). Sub-Are• 2. This sub-area is marked by generally '_arg_ landholdings, rith the exception of a small mater oE• narrox, deep percale 1100 feet vide by 7~5_ feet deep!, and a number of smaller landholdings between the Pep- perwood Apartments and Vineyard Avenue. Sub-Are^ 3 fMestsrn Portion). Cwnership within this sub- area is severely tragmented, with the exception of two large parcels in the western portion. Ornership within this sub-area generally reflects the historical and residential and strip commercial uses within this por- tion of the study area. Sub-Ares 3 fEsslern Portion). In contrast to the western portion of Sub-Area 3, this portion is marked by larger landholdings, with the exception of a small number of parcels adjacent to Turner Avenue. Sub-Are^ 4. Ovnerehip within this sub-area is marked by large parcels. However, a numbs- of these parcels are signlticantly deeper t.`.an vide (approxamately 100-300 feet vide by 600 feet deep>, limiting the development opportunities cn these parcels. In addition to ownership, research conducted by Urban Research Associates also identified ornarahip by "local" (aCdresses in Rancho Cucamonga, Fontana, Upland, and Ontario) and• III-C-1 l ,~ '~ ~ ~, 1 ,, --- L-~: _ `- !'° '~ a N ~1 i; ~ 3 0 ~8 v - o V,~ ~ -. Z ~ ~ -- <, 3 _ ~~ - r~~ ,, , --~ - _ ;, ` = __ -,~~ ~ 1: ~ oa ~~p 7 ~ IFS ~ p ~ , ~p , ., .~ " Y i a ~~ Sg 4.~ •i a W ~ , `~~. ~ ~ O W .. LL 2 ~ J O n J v e s s •i • a_ W Z O J J i V b a S b Q •i • ~., ~~ ~Ir =J a = ad ~ W ~~~; 4 Z I 3 O ~' 1 v n 6 5 ~. • N W Z O i v ONNERSHIP PATTERNS • FI3URE 5: C'ANER54IP ~J III-C-2 OWNERSHIP PATTERNS • 'non-1 uca 1" owners. Appr o::l mately two-thirCS o1 all vacant land within the study area is not owned locally. The hulk of non- locally owned land is located in Sub-Area 4; the Bul:: et locally owned vacant land is found within Sut-Area 1. G¢nersl Analysis. Ownership patterns can have a direct effect on the ability of the City to implement the specif SC plan. ..°rsgmented ownership, for instance, inhibits the master-plan ring cf areas by introducing the need to satisfy the differing needs of multiple property owners and the need to convince a large number of property ovn¢ra to develop or redevelop their parcels. Cvnership Dy non-local p¢rsor.s can result in problems act.ieving a consensus among lantlovners rithin an area, and can result in Cifficultiea redeveloping areas, since an absentee landlord may he less interested in removing blighted condltions than rould a loco! owner. In all cases, tlemonstration of th¢ economic Benefits of master-planning and: or red¢velopm¢nt to remove SLighted conditions v111 aid in consensus but '-ding. As noted above, a largo number of parcels within the study area are also very de¢p -- in excess of 600 te¢t in some cases. 'he depths of th¢as parcels inhibits the vis1611ity and acceae usual l'y desired by commercial uses, thus generally 1!miti^g th¢ • land use options for thes¢ parcels to mined use concepts ctentially incluCing score residential uses. Sub-Ares Anslyals Zn general, those sub-areas which nnnta-n _arger, contiguous landholdi r.gs -- portions of Eub-Areas 1 and 3 and Sub-Ar¢a 4 -- will De more amenable to master-plarn ed development. Since ownership within Sub-Area 2 is severely fragmented, implementation of master planned development in this area v111 require considerable consensua-building, or assembly of parcels either by individuals or encouraged by City policy. • III-C-3 VISUAL/ARCHITECTURAL ANALYSIS • • D. VISUAL/ARCHITECTURAL ANALYSIS Background As part of the preparation of this reoor t, a visual/architectural analysis of the study area vas conducted by FDRnA-?CANNING NETWORK. As part of this survey, an initial "windshield survey" rae conducted; later steps involved the compilation of a photographic inventory of existing features, field notes, and the preparation of a video-taped inventory ct existing development. The primary locus of the survey van to identity -- on a purely subjective basis and subject to interpretation 6y individual persons -- eigniticant visual and architectural Sea- ±ures within each sub-area, and to identify those features which detracted from the aesthetic character of each sub-area. Infor- mation resulting from this survey is shown in Figure 6, Urban ^^-esisn Features. An inventory of significant features and negative influences within each nub-area are shown below in tabular form: TARLE III-D-A VISUAL/AESTHETIC FEATURES RY SUB-AREA Sub-Area Significant Features Negative Influences I Magic Lamp (A) Sycamore Inn fA> "Red Hill" fLt) Eucalyptus Windrows (Ls) Redhill CoSf ee Shap: parking lot tV) Lawnmower Service: outdoor storage tV) Rsdhill Apartments tA) The'Cub: parking, 6111board tA> tV) Plumbing Shop: outdoor atorag• (A) (V) Century 21 Real Estate lA> Hence 'n' Holsteins: parking (A) (V) I i II I Thomas Winery (N) (AI I Realty C1SSce: poor I Rancho Town Center (D) I parking control IA) (V) I Parkway tLa) (V) ) I _______________________________ I '~ See next page for explanation of notes. III-D-1 VISUAL/ARCHITECTURAL ANALYSIS rIGURE 5: UR9AN CE~I3N FEATURES • III-D-2 •` , . ~. ... ----= ,:: , __ ~ ~ ~~ ~LL J _ _^ -~ ` ~ g• • J ___ _-- _ ~ ~ ~~i j~C ! 1 __. _~ ~__- ` ~ I1 .~ t d =c ! ~~i~N/ li~,~I ~!ij ~'i{l 1,'a ~::~ ~tt all ~iii~ J~~._~,. ~ti i ~: ~v ~.~'' a Q x, ~- t~ ~_~ 3J__~~.7 r ~77 ~~ 777`P~7~ 11. ~ ~'ICp ~' _ ~ ;'~ ~i- ~,;\~\, ! iL 1\' \ ~ .r~\ ~i \\~ \ - ~ i i l l ~ ~5 ~ ~ I ~ ^ 8' ~ ~~ ~a ~i ~~ 3 ~_ ~ ~~~~ y3 y~= 0 +~+C ~4 b .~ ~.. _ Q~a v ~;~_ ~~~~ ~~-- - __ '~° d o~ 3' ~~- ~'~ oOn ~a ~ --` I~~ --__ ~ ~ ~=~u ~` ~ ©J•r n~lJl la --~ ~ ~ ~° o ~' ~o ~_~~ao~a ~i ~~o° C' ~ ~u- le-~~- O C Q m ~° ~(LL 7 J v a 5 ~~ 2 { ~'~ ~~ rT ~~/ ~~. lj~ ~'.) •~ • i Y nn ®®~I® m ~~ x ~ J J ~. v .a ~~ ~! !!~ (~ ll ~~ i a <;-~ ~ 1' ~ 7G ri !. C ' ~ ~ •1 ~ i~ _© t =_ `1_~ ~~ O _ _`` ,_\ __~_____--W 1 P ~ ~ ~I~ _-1- 1 ii `- ?~ i~~ _ n r - ~..~.. ~ ~,Y _. __ '~ ~~ ~~l M~ n~- O 0 ,~. ~~ ~} r;=~~~q~ ~~ _ _. -'~~ ~~ ~~~ 0 r. i~ iLL J .1 ~l E ti; 0 m L VISUAL/ARCHITECTURAL ANALYSIS • TABLE III-D-A (Continued) VISUAL/AESTHETIC FEATURES BY SUBAREA Sus-Area Signiticant Features Negative Intl uences _~____~_=..a_e..c___._... ....sv:________________________________ _______ III I I I Hiller's Outpost Plaza fA>I Parry's: parking lot (V) Frontage Road - Archibald I Carl's Liquor: general 1 to Ramona Avenues fD) 1 appearance, signage fV) I Archer House (A) I Tire store: outdoor ____-_-__ I I -i_ ___I ______________________.. storage, parking fV> _ ____---_______________ IV I 1 I Gum tree forest (LS) 1 Vacant buildings north- I I vent corner Foothill I I Boulevard and Etivanda I I I I Avenue fVI • {ey to :votes: fA) -- Architectural (DI -- Design (H) -- Historical f Lt) - Landtorm (LSI - Landscaping (V) -- Visual Anelyeie In general, aigniiicant positive visual features provide a pre-existing visual theme Sor future development. For instance, the Thomas Brothers Minery of Sera the opportunity to establish a "winery" theme at the intersection of Foothill Boule- vard and Vineyard Avenue; the Magic Lamp and Sycamore Inn restau- rants, rith Chair architectural features, otter the opportunity to establish an area of interesting architecture in that portion of Sub-Area 1. Alternately, negative Seatu: es serve to establish unattrac- tive characters in the areas in which they are located, =ettong a generei tone rhich can be difficult to overcome by methods otRer than removal. Thies is especially true in 5u6-Area 1, rhSch contains several significant positive Seaturea, but rhos! charac- ter is significantly affected by the presence of negative fea- turea such as The Cub and outdoor etoregs at the -arnmorer shop and plumbing shop. III-D-3 VISUAL/ARCHITECTURAL ANALYSIS • Thus, tf.e specific plan chonld take into account thcse vi_ual antl architectural features worthy cf salvage and .nclusaon in the ultimate design of the study area, and should also include policies tc abate e:asting negative influences. • • YII-D-~ PUBLIC FACILITIES • E. PUBLIC FACILITIES Background As part of the preparation of this report, existing and planned public facilities within the study area were examined, including valet, sewer, police protection, lire protection, schools, parks, and trails. Public facilities are discussed Delor: Mater Svrviee The study area is provided rich water service 6y the Cucamonga Ceunty Meter District tCCWD), rhich maintains an extensive netrork throughout sub-areas. Existing eater lines within the study area consist primarily of six-, ten-. and 12-inch lima. No pumping stations or other major water-related iacilitlen are located rithin the study area. The CCWD is presently in the process of preparing a Teeter plan o{ facilities, rhich will discuss planned improvements to its water and serer evrvicv netrorks. This report should bs available for reefer in late Suly 1986. Basically, improvements Lo area Mater service Mill likely include the installation of parallel water lines to improve • system capacity and allot for growth rithin CCWD'a service area. Surer Service Aa noted above, the study area is also provideO with serer service by the Cucamonga Ceunty Water District, which elan m.~nt e+ ~ _,• _yte^ci•.c .:.z: ~~. ~e network throughout the sub-areas^ Exleting- sewer lines within the area consist of eight- and ton-inch line e. No lift stations or other sever-related facilities are located within the study area. As noted, the CCWD is preevntly 1n the process of preparing a master plan which will outline planned improvements to its sewer eervicv syetvm. Although the plan is not yet available, CCWD indicated improvements within the study area rill likely consist of the instal l'otion' of parallel lines of approximately ten to 12 inches in diameter to provide sufficient capacity for projected growth. Police Protection Police protection evrvices within the study area era provided by the San Barnard i::o County Sheriti'a Department. The Sheriff's Dvpsrtmvnt does not maintain a substation rithin the study area, although adequate lvvele of slatting and equipment are available to provide police proteetf on evrvices throughout the study area, III-E-1 PgBLIC FACILITI£5 n LJ The SheriES'c Department presently plans !e construct a substatnon within the government cc-plc:: on 4aven Avenue -oath of Foothill flou '_evard, whit.`, will u'_ti-a!ely result in improved service to the study area. Fir• Protection Fire protection services are provided by the Foothill Fire Protection District fFFPD>, which pre- sently matntalns a station in the vicinity of the study area. Adequate levels o1 Sire protection service are pre- sently available throughout the study area. At this time, FFPD plans to construct a nee station on Vineyard Avenue south of Fcothill Boulevard, although no specific location has yet been determined. Drainage As part of the preparation of this report, a detailed analysis of study area drainage conditions vas prepared by 9f11 Mann and Aaaoclates fBMA); a Copy of the lull text of that report is included in the appendices to this document. Drainage patterns within the study area are dominated by floes which originate in the urban and mountain areas to the north, which t.-averse the study area in a north-lout direction. Mayor drainage Slove have caused sever inundatcen in the past. The City of Rancho Cucamonga General Plan identifies the major of th• study area as being within a zone subject to ilnoding of one to tro feet ire Cepth durino a 100-veer atnrm ,.w.n• rs.,.w e~.,.... _ _ _ generally be said to have a one percent chance of containing a "100-year" eventl.~ Mapping oS flood zones by tAe Federal Emergency Management Agency is available only Sor the portions of the study area contained in Sub-Area 9; this mapping ie includes in BMA's report. Major portions oS the study area were subject to flooding during the major storm oS 1969, rA1cA caused ridespread damage threughout the local drainage area. Major storm flora within the study area ere oriented either within three major flood control channels which I! s.`.ould be noted that Ilooding pat•_e=ns i.^.d!cated !n the city General Plan were described prior to the construction of a number of improvemanLs to the regional storm drainage system. Therefore, the area actually subj rct to flood inundation is smaller than indicated 1n the General Plan. Horrver, as noted, detailed ilcod napping troy the Fetlaral Emergency Management Agency is not presently •vallable for LAr majority • of the study area. III-e-z PU9LIC FACILITZES • traverse the study area -- Cucamonga Creek, Deer Creek, and _L•vanda Greek -- or vitII:n several major eater-carrying streets -- Hellman and Hermosa Avenves and Architald Avenue. In addition, a concrete culvert is located in the area vest of Red Hill which carries floes under Foothill 9oulevarG. In general, the storm drain 6yatem within the study area is inautticient tc carry major storm floes. particularly as regartls those floes which are carried in streets traversing Foothill Boulevsrd. During pericds of heavy rain, these streets carry slgnif icant floes at hign velocities, potentially resulting in damage to structures and causing significant traifie inconveniences for drivers attempting to negotiate Foothill Boulevard and other east- reat streets. To mitigate these existing problems, major improvemonts to the existing major storm drain system are piannetl; these are detailed Sn the report prepared by 7yA and consist of improvements !O the creek systems noted shove. School^ The study area iv provided with schools service by various special districts. 1:o schools are presently located • or planned to be located within the study area. Park^ No puhlie perks are presently located vith~r. CAe study area. Altneugh a number of public parks are ae•ailah:e in other portions of the city to study area residents, all open apace and recreation needs rithin the study area are met ty open space areas within individual develc?menu. Trails The City of Rancho Cucamonga maintains a netrork of trials located rithin the rights-ot-ray of the various major creaks which travrree the city. A number of these trails traverse the study area, provitling a number of opportunities for study area residents to eccvsa other areas of the city via the city-rid. trails system. Analyst. As noted above, suiiicient levels of many public services -- eater and €ever service, policy and fire pros ectin_n, and recreational trails -- are generally avallable rithin the study area antl will continue to 6e available at adequate levels, thus presenting no con¢traints on study arr. development. Other public services -- schools end parks - are available io study area residents in other parts of the city. Horever, the III-H-3 PU9LZC FACILITIES n City nay vish to e;:amine the neetl for locating facilities c£ these types within the study area .n the future, Sased cn the '~'-tiaate land use plan included in the specifie plan. In particular, the need for schccls Facilities may need to 6e roe:<a- :led, depending upon the ultimate amount of residential uses included in the specific plan. As noted, drainage system improvements necessary to provide improved storm protection to the study area have Seen primarily engineered or are in the process of being designed. A detailed discussion of Clean plans is included in the report prepared by BMA, in the appendices to thin tlocument. Funding and phaein for construction of drainage improvements in these areas is galso discussed in 9yA's report. Development of the specific plan -- i:: particular phasing of uses -- should take into account e;:istinq storm floes and the proposed phasing of improvements to the regional storm drainage system. • • III-e-a • NODES AND TRANSITION AREAS F. URRAN DESIGN NODES AND TRANSITION AREAS Background As part of the analysis of the study area prepared by FORHA-PLANNING NET'AORH, an analysis of es:i sting urban design nodes and transition areas vas prepared. The resulting nodes and transition areas identified are il'_uatrated in Figure 6, included in Suction III-D. Analysis As shown in Figure 6, existing nodes within the study area are primarily related to commercial uses -- for in- stance, the Sycamore Inn and Magic Lamp in Sub-Area 1 antl the Zancho Torn Center in Sub-Area 2. Thu study area, which lacks parkland, cultural or entertainment Sraturrs fsev Suction III-B, Etiistinq Land Use) also lacks aignitiaant gathvring areas outside the cammerclal centers, limiting eommunily interaction and "sense of neighborhood". Considering the study arse's location a! the geographic center et the city, and Its status •^ the Ristorical "town center," it xould desirable iron both an avstRetic and marY.eting standpoint !o provide for the ratablishment at a cultu- ral canter within the study area. • As also shorn in Figure 6, existing transition areas within the study arcs primarily occur in a linear fashion along Foothill 9oulevsrd between areas of older and never development faE .n Sub-Area 1> end along the edges oS eammeraial development rhich are loratod .A~~~~ra - ;~~~~- a ra rrr (ec in bus-Area 3). The ultimate dvalgn of the specitia plan should incorporate City planning decisions as to the desirability of maintaining these transition areas -- both in tb• short and long terms -- or, alternately, providing tar long-term land uses which would eliminate the need for transition betreen, say, older, undesirable •rvss and newer arras. Transition areas between residential •rea• should be nsintsinrd to prevent potential land usr conflie to wh1aR may occur 12 tRese arvaa ere located adlaaent to vech athrr. ' '-F-1 BASELINE ECONOMIC ANALYSIS BASELINE ECONOMIC ANALYSIS Background Existing Commercial Character. Promin en[ landmark Buildings and activito clusters are what define the character of a commercial dictr.ct. Presently, Foothill 9oulevard contains t`.e remnants of the pre-freeway era when Route L-6 passed though t.`.e Inland Empire. Commercial uses developed which catered tc the passing r..otorist, many of which Deeame marginal with the development of the San Bernardino Freeway. As residential development in the Rancho Cucamonga area quickened Sts pace, commercial development along Foothill 6ecam¢ -ore local in nature, oriented to Convenience goods. Diversity a r.d the absence of cohesion among buaineae usee hest deecrihea the present character of the corridor. Including the Virginia Dare Business Center (which is technically outside of the study area), the Foothill corridor within Rancho Cucamonga contains only five commercial centers. 3y acreage, the largest of these is the Rancho Towne Center located just east of Vineyard Avenu¢. The Virginia Dare center is smaller by acreage, Dut will, when sully developed, ccnLain greater square footage. The other centers along Foothill -- Miller's Outpost Plaza, Music Plus/Clotheatime, and Perr y's Market -- illustrate the mix of hid ~~~ Existing Dusinesa centers in Rancho Cucamonga tend to be small, providing neighborhood-level functions. In addition, certain key intersection along Foothill have not yet generated prominent commercial uaee. Southern approaches to Foothill along Vineyard antl }fellman avenues remain undeveloped, or contain older, marginal uses aL k¢y sites. Future Commercial Centers. Since Rancho Cucamonga is a rapidly growing community, a number of commercial projects can he expected to come on line within the next Eew years, many of which will affect commercial land use potential within the study area. ?base projects range from smell specialty centers of the Victcria Gardena regional Center. ?vp ^t these p,-ojecta -- 'victoria Gardens Mall and a community-level center planned for the northeastern corner oS Foothill and Haven -- will greatly influence study area develcpment potential. Together, these projects will severely limit the competitive ability of the study area to attract general merchandise (department store), apparel,. and specialty goods uses. However, discount general merchandise III-G-1 • a ,\ U 2 O 1 0 w m F 2 y ~ 'y O < w - ~ ~ ~ y 2 r ~a~ WC7W Q Z F- N~Z J Q ~ F ~~ ~ ~ V -~ Z v a a cWi a °C ~ ~zo o a sb be S1 b ',b~Sb r7 r S 1<~ Sib tip1`fs `'J~ds SSOb`yJ SJ''bSs SdS' b~~ s 65~~ ~S ~d"'1, ''o o ~~ p1~~ o~ ~, bf `b bS Sa ~ s s ~~r tio, ~ f ~r ono s .~ S bSSf't'Sd bSS ~' ~b 60 ~b JS ~Sd ~p 6 O y Q tp ~ ~ Z ~ O a w ~ a v ~ O W = J ~ J z a a ~ ~ y Z W x 3 Z to a W J N • J_ Q W • • rti r~ e ,~ 67 Y~ o~ ~6 ~~ f ~~ b~ A i s~J/'y )e a 9~ )~, d ~Q. v` •d Fr ~~o >~` J Y~ )~ b 17 1~ h0 J Jy s1.` i1~~ 6Y O, s~ 6 coa Z ~ W Q Q ~ J ~ Q W Z J Q J ama ~ J V ~. J {L m = V Q 0 N W tL ~ vao a~'a~ J N ~ O = V F N W 6 U J I r O LL O ti 2 W U Q W a w Y N J W U K a 0 0 O U J a 0 BASELINE ECONOMIC ANALYSIS • stores (e. g. X-Y.art, Best, .:ice Club), home fu:nishin gs and appliance, home electrcnic~, Ciscount clothiers, and small independently operated clothing outlets should be able to find strong market support. Sales Patterns and Trends. Rancho Cucamonga's commercial sector is typical of newly emerging cities. It is dominated b•/ convenience gooCS such as groceries, restaurants, and service stations. Although taro Ole sales are grovs,ng more rapidly than in surrounding communities, Rancho Cucamonga's share of retailing within thv vest valley is lov compared to its share of population. During 1995, three commercial Categories -- grocery, restaurants, and auto service statlcrs -- contributed 59.5 per- cent of the retail dollars spent in Rancho Cucamonga. ey com- parl3on, these convenience categories accounted for only 31 per- cent of retail trade wlthin the vest valley area. The more e::pensive shard goods" such as general merchandise and new car sales are underrepresented in P.ancho Cucamonga compared to the surrounding area. • Dominated by grocery, restaurants, and auto service stations, total [arable sales within the CSty amounted to approximately 5156 million in 1995. Based on modeling of ::-et a>.1 demand generated by Rancho Cucamonga resident a, it was estimated that a aigniiicant leakage of sales potential -- s201 million -- oCCUrrPd /n !9F5 ~1•w,..~,. ~, «:- ._ t yplCal Oi young cities VhOEQ commercial EQOtOi6 have :ot yet matured. 2. Analysis Rased on an evaluation of demographic trends vithin the primary trade Brea of the Foothill 9oulevard corridor,. population projections for the City, the anticipated rangy of household types, likely household incomes, and an assumed continuation of present patterns of consumer tastes, a commercial land use potential model vas prepared by l:r ban Research Associates. Not ncluding the land reserved for the Victoria Gax•d ens regional mall and its adjacent regionally cr:antad ottice and servaca land ucES, this model revealed the following commercial land use requirements for the Foothill primary !rode area[ 1996 172 acrca 2001 220 acrca IIS-G-2 BASELINE ECONOMIC ANALYSIS • While the City's cemmerci:l sector is e~.p ending tap:tlly, persistent, sizable leakages of .-etail potential p: exert bcth ar. economic challenge and a significant opportunity for bath tho ~cothill 3oulevard corridor and the rest of Rancho Cucamonga. As previously stated, the study area's ability to attract general merchandise uses is limited; however, disccunt centers based cr. stores such as Best Products, Target, or Rasa Clothing represent a general merchandise cr apparel niche which would not compete wit:i the Victoria Gardens or the Yentclair Plaza. Recapture of the automoti•~e potential is another lanC use and economin development challenge. The recent start o£ con- struction of an auto mall in eastern Ontario and the lack of freeway visibility along most of the corridor rules out r„ajar inroatls into the new auto salsa subsector. A poaslble exception .s the Etiwanda portion of the study area. At the present time, this is a marginal location for suoh a use{ however, as residen- tial development in eastern Rancho Cucamonga and northern Fort ana becomes established, the potential for auto salsa in the easterly portior. of the study area may increase. Autc "attar soles" uses, including fire sales antl automoti•~e ervices, are presently underdeveloped within Rancho Cucamang a, and represent a fiscally attractive market opportunity. During subarea meetings, the potential for developing such uses in the Sear Gulch are acrcce frcm the Sycamore Inn was suggested. Development of such uses, hovev ar, might b¢ inconsistent with General Plan policies related to retaining the historic character of such areas. A bettor lmnat.nn +~~ ~e..~~_-T__. __ sales uses would appear to 6e the area east of Archibaldu Avenue where a number of such uses are presently operating. C~ III-G-3 ENVIRONMENTAL SE77ING • N. ENVIRONMENTAL SETTING Background Inf ormaticn regarding environmental factors vas ccmpiled Ear the folloving environmental factors: d'c ainage, soils/geelegy, noise, air quality, and biotic resources. Infor- r.,otier. regarding these resou..-ces is discussed below. _nvironmen- tal factors within the specific plan area are 1/lust..-atetl in Figure 7, cn the folloving page. Dr¢inage Information regarding eai_ting drainage patterns within the study area is lccatetl in the Pu61ic Facilities section of this document. Soils/Geology Four of the five soil associations found within the City are located wilMn the Foothill Corridor. Of these one -- Ramona-Arlington -- has the potential to pope problems regarding urban development, primarily to due this soil's slight to moderate ¢rosion hazard. This soil type, which is found only in a small area east of Red Hill , is also characterized by a moderate runoff potential, severe li:n itati ons on the installation of septic tank leach line systems, and moderate allowable soil pressure. • A d s regar s se:emicity, the study area is traversed oast -_` the Bed Hill area 6y the Red Hill Fault, an inferred but r.ot precisely lccated fault running in a southwest-to- r.ortheast direction through the city. The portion of the Red Hill Sault north of *ho ~s~•. ++~+ ~ ~ ti- - ~ ~ _ _ _ r~u~a v>thi r. an Alquist-Prielo Special Stutlies mne; the por tior. within the City has been placed within a City-Adopted `special Studies zone. The Red Hill fault Ss considered cape bl¢ of earthshaking with a maximum credible magnitude of N6. 5. In addition, a number of local fault traces may h¢ located parallel to the Red Bill Sault. Earth movement along the Red Hill Sault may also result in liquetaetion in Lhe area east oS Red Hill, where fine- grained soils are tourd Sn combination with a :alatively high eater Labl e. Due to diSSerences in rater [able levels in the Chino and Cucamonga groundwater basins, which are divided 6y the Red Hili fault, ground crack!ag may occv.- due to tlifferencea in subsidence across the Sault. Noi o Th¢ major source of noise vi2hin th• study ar¢a 1a the approxi mat¢ly ~0, 000 existing and 70, C00 or olected daily vehicle tripe oriented along Foothill Boulevard. Based on e:<i sti rg and projected (approximate) vehicle trips, III-H-1 ENVIRONMENTAL SETTING • F3C::RE 7: =1:VIRONNE::TAL °_ATCIR ES • III-H-2 i • ~y is w iLL ~ ~Q J W t v J Q F- Z W Z O Z W ~` p " QC `~-• --~''j a ~~~ - a 0 ~ ~ __ Pd ~'l a~6 i i I ~ ~mi~ ~ ~1 i~~ ~ i~ ~N~ ~); I~~~°t7 ~,~ r ~ u ~, ~ ~~ ~' !'- l[- ~_. !,', ~- A ~~" ~ LL ,ar ~' W ~- v J Z 0 W s s V 7 n t r 0 F ~ ^oNQ fN~ N ri J Q J W v J Q F- Z W .~ Z O z w n 3 s i ,~ __ I17 ~~ J _ , 7-_ ' - -- ~; ~~ ~ ;I -- I ~ ~ - ~, __ _ -I6 i _ ~_-a. a °~~ soy'' ~' _ ~~. _ _ a.v3 ~7 e u ~' ~~ haw ~~ ~ J Q J W a ~ i v ..I W Z W S • --=~.- ~; w LL `~` 1~" _W a ~ v J Q H Z W Z O Z W n E a ENVIRONMENTAL SETTING • di.Lances to various Cu-mmuri ty `foise Equivalent Level (CNEL7 cantcurs is shovn ir. Tab!e III-H-A, below. TABLE III-H-A DISTANCES TD NOISE CONTOURS ------DSStance~ to Contour----- Conditicn 55 CNEL 50 C)IEL G5 CtiEL E::l sting f20, 000 ADT> 500 27C 145 Projected (70,000 ADT) 1,100. 640• C50• :!ethodology for determining ^istancea obtained from California 4oise ?,su!aLio~ St andards• R mui a eat= '7eaaur nts Anal sis c o ten J.J. Van Houten and Assac:ates, 1377. • ' Distance neaaured from near lane centerlinm. ADT -- Average Da11y Trips ns snown .n the table above, areas vithin apps o::i moiety 050 feet of Foothill Boulevard viii be impacted vith noise in excess oS 65b dB CNEL, the maximum allowable noise level for residential areas. Air Quality Existing air quality vithin the study Brea is generally similar to air quality throughout the City of Rancho Cucamonga, although higher Lvela of a'_r pollutants may result from thv concentration of vehicle tratf is along Foothill Doul evard and major north-south arterials. significant concentraticns of air pollutants may e::1at Sn the vicinity of major intersections et wh'_ch vehicles are forced to woof for signal changes. Existing regional air quality les measured in Fontanal is shovn in Tahle ZII-;~-B, helov. J III-H-3 ENVIRONMENTAL SETTING • TABLE III-H-B STfiDY AREA (REGIONAL) AIR OLIALITY, 1983 fScurce: South Coast Air Quality Nanagement Dletrietl Fontana Monit cr na St at_on Days ..e.._-um ..^ollu tant Standard :u:ceeding`•• Ccreentration Federal > 9.3 PPM 0 1C B Houra Federal > OB PPM 0 ~artor. 1 Hcur State > 9.1 PPM 0 B Hours Stale > 20 PPH 0 1 :'.our --------=------ ---------------------------- ---------------- ------------------ i Federal > .12 PPM 127 OJ2 1 Hour .,=one 152 State > .10 por 1 Naur Nitrcgen State >_ .25 PPM 0 0.16 Dioxide 1 Hour Fetleral > .14 PPM 0 0.06 ' Sulfur 24 Houra Dioxide State > .OS PPM C 29 Hours ' For Suspended Particulate and Sulf at ¢, Cata indicatrs number of samples which exceeded atandard. • For Lead, data indicates number of occasions on wt ch etandartl ras exceeded. III-N-4 ENVIRONMENTAL SETTING I 1 L J TABLE SSI-H-B (Continued) LOCAL AIR QUALITY, 1984 (Source: South Coast Air Quality )ia nagement Oistriet) Fontana Mcnitorirg Station -ays Maximum Pollutant Standard Exceeding'•• Content: align Federal > 2G0 uglm' 1 X73 Suspended Particulates Federal > 130 ug/m' 17 C!i -VOl) State > !00 ug/m' 33 Fetleral !.5 ug/m' 0 0.57 Lead Quarterly Ave. . tY.i -VCl.I State 1.5 ug/m' 0 Y.gnihly Ave. 5.:l:ate State >= 35 ug/m' 1 33.1 (Y.i -Vc 1.1 34 Hours Biotic Reaoureea No significant Cietic resources are located within the specific plan area, with the e::ception of several isolated eucalyptus windrows and groves, located south of Red Hill and in Sub-Area 4. General Analysi^ With the exceptign oS drainage tdlscussed separately) and soils/geology (dlsCUesad belcw), and seise, =nv>.ron~ental :eatures pr?sen*, no li mitationa on devei50menL of the proposed specific plan. Noia• Based on pro,j acted traSfic levels (vhioh may Ce su6)ect to change), Suture noise levels will plats limita- Lions on the types of uaae vhlch can be ec _a Cliched vithin the study area, due to the distance to the 65 d8 C)IEL con- III-H-S ENVIRGNttENTAL SETTING • acr, whit,`, will make the majc: ity of the 3.-23 witnin t::e study area ursustable for residential '_ees vi t.`.c ut tF.e _..s!aLl aticn ct noise at`_anuaticn ~easur es. _.nce these measures are generally e::pensive (soundvall-, berms, or t placement of large buildings between noise sources and rote Ldzrs), they ate generally ecor.o mnccl cnly when irs tolled as part of ++-arge-scale (usually aulL -family) developments. Thus, development of the specific plan she uld take into account the future reed for sound attenuaticn measures in connection with individual projects, and the likelihood that development of individual residential units may not 6e feasible unless variances from noise level restrictions are alloyed. Sub-Area Analyai^ As note above, the only sub-areas which are subject !o individual environmental constraints are Sub-Areas . and 9, vhsch contain so L s/geology limitations (Sub-Area S) and biology (Sub-Areas 1 and 4). Soils/Geology limitations in Sub- A:ea 1 are primarily related to the existence of the Red Nill fau+_t, which is primarily inferred, but which has been tentatively located in or.e location south of Foothill 9culevard. The potential far severe groundshaking during the maximum credible event for this fault should 6e taken into account in• the design and type of structure located in the vicinity cf the __ty-adopted Special Studies won e. in addition, the some types located .n the Red Hill area may require spacial engineering 'echn~ques, and may limit the height of out and fill slopes which can 6e constructed cn the north aide of Fnnih:it an.•+o+.~~~ ^rcvision for Excused sol+_a engineering reports prior to construction of cut and fill slopes in this area should be included in the specific plan. The potential also e):fists fo:• establishing a focused search program for the Red Hill fault .n this area through funding cooperation by area landowners, to establish tha axact location of the fault in this ores and more accurately determine land use restrictions. The biological features noted above -- vindrora in Sub-Areas 1 and 2 -- may be Sncorporated into the design of projects in this area, potentially through the eatahlishment of parks or open space areas. However, final determination of rhether or not to include these features in long-term pianniny decisions should 6e prefaced by an analysis of the salvage potential Page, condition, and suitability for long-term maintenanoel of these rindrev s, preferably by a registered horticulturist. CI III-H-6 TRAFFIC • I. TRAFFIC Background As part of the preparation of the Foothill 3cul r+a rd Specific Plan, the firm of DY,S Associates vas .-stained to quantity e:!i sting traffic ee r.d iti ons along the Foothill eorr:CCr. Phe complete DYS report is included in the Appendices to this document. Foothill Boulevard is currently the principal east-vest arterial through the City, and is the most intensely dew el=pad eorrider in Rancho Cucamonga. Cu..-rent tratf is volumes are about .C, COO vehicles per day vest oS Haven Avenue. East of Haven Avenue to the City limits current trattic volumes are about _^, COO to 15,000 vehicles per day. Foothill Boulevard has a five-lane section with two eastbound, two westbound, and one center striped lest turn lane. °°isti rg trattic activity was determined 6y monitoring ewistir.g vee:<day PM peak hour volumes aL fourteen intersections • within the specific plan area. Selection of the intersections to be ar.a'_yced was made in consultation with the City Engineering and ?lanning Deparimentc. Intersections which were studied included Foethill Boulevard at: Sianaliced Intersecticns Uns~analived in+e.~o~.+~~- Grove Avenue Redhill Country Club Drive Vineyard Avenue Lion Street Hellma r. Avenue Helms Avenu• Archibald Avenue Malachite Avenue Haven Avenue Ramona Avenue Etivanda Avenue Turner Avenue Center Avenue Rochester Avenue Based on the results of the traffic monitoring, Levels of Service (LCS) tar these intersections were determined. Level of Service is an objective measure of average operating conditic.; s, typically during the peak traffic hour. Service levels range free ^A" thrcugh "F", with each levgt defined by a range - ratics of trattic volumes to roatlway capacity. Vy Levels of Service A, B, and C are conaideretl goad operating conditions with only minor delays occurring • intersections during the peak traffic hour. Level of Service D fa typically considered acceptable in urban, rather than rural, arses, and is ISI-I-! TRAFFIC • i h.e historically accepted stanC arC _'sr p!unniag and f=sign of tr ancportation _ac'_'_it'es. Level of service E represents con- Citio.^.s n.=wring roadway capacity, with significant delay oc curri rg at intersections, and Level of .4ervice F .=presents ;rimmed conditions. A mare detailed discussion cf Levels .._ ervice _s presented in the D!<S report which is i.-.cluded in the ;,p pendices to this document. a. Signalized Intersections. Trc of the signal-=ed intersections rhich were recently monitored Foothill Boulevard at paven and at Etivanda) operate at a Level of Service A, indicating amp'_e capacity. At Etivanda Avenue, excess i r.terxetion capacity exists largely because of the rural, :nCevelo ped nature of the area. The area near the Haven Avenue r.tersection with Foothill 9oulevard is presently experiencing any r.nficant development, but stil'_ operates at a LCS of A due to ...e ?resent widths oS Haven and Foothill. The intersection o£ Grove Avenue and Foothill Boulevard cresently operates at a LCS of e. The intersection of Hellman Avenue at rr^oothill presently operates at an LOS of C, voile :-:cothill 9oulevartl Sntersectiens at Vineyard and Archibald. cperate at a LOS of D. 6. Unsignalized Intersectione. Unsigna '_ized int ersectiors have die orent operating charact e: istics that icnaliced intersections. At unsignalizsd intersections, LCS estimates can be somewhat misleading cince they typically report the operating conditions of traffic movements only alcng the minor roadway. Nhile traffic may be significantly cor.strai red along the miner roadvay trying to croaa or turn onto the majcr roatlvay, traffic movements along and from the major roadvay may operate at or near Sree floe. As expected, Levels of Service at the monitoretl unsignaliced intersections along Foothill Boulevard range from D at Center and Rochester to F at Turner; intersections at Redhill Country Club Drive, Lion Street, Helmer Avenue, Malachite Avenue, anC Ramcna Avenue era presently operalir.g at an LCS of E. This indicates moderate to severe constraints for driver^ on these roadways trying to cross or turn on*_o Foothill Deulevard, although the majority of the traffic along Foothill Boulevard operates at f:-ae floe ccnditions. C , J III-Z-2 TRAFFIC • 2. Analyeie As pcrt cS DKS' work ett o: LS, a roadway w parity analy sas vas pe.-formed to assess in general terms the ability of Foothill 3oulzvard to accommodate potential long-range to±ure tratf is levels. Hourly capacities were calculated L. each mid-bloc;: ~~rass-section, and were co^pared to present .ratfic volumes. This analysis indicated that e::cess readvay capacity exists along Foo*_hi ll. While the av¢rage cperat:ng capacity along Foothill Ooulevard vest of Haven is about 9,000 vehicles per .`.our, the curr¢nt peak traffic level west of Haven is about 2. CCO vehicles per hour. East oS Haven, Foothill's peak hcur volume is about S, C00 vehicles. Nhile these rcadway capacity estimates indicate additional carrying capacity along Foothill 9oulevard, it is important to remember that the capacity estimates described above indicate ..:rough" capacity. West of Haven Avenue, operating conditions at signall~¢d inte.-sections are approaching poor at Vineyard and ArchibalC. Operating conditions at presently unsignaliaed inter- cectiens are generally unconstrained along Foothill, but are poor for streets interaeciirg with Foothill. As indicated at the ubarea meetings which were conducted as part of this study, -any a: ea residents are experiencing a difficu'_t Cime crossing or .:: n~ng onto Foothill. The results of moCeling eitcrts performed by D:<S Associates indicate that Suture traffic volumes along the Foothill corridor cc_._ _c a Liyi; as 7u, uUU to Cb, COO vehicles per day. These numbers are based upon full buildout of p: esenily proposed land urea, and do not assume construction of the Foothill Freeway (final analysis should be based on construction oS the Foothill Freeray), Aa a result, future traitic conditions could be very poor, and could ultimately constrain Cevelopmert of the corridor. Mhile it in oaten possible tc increase the capacity of roadways by rldening, there are several physical ccnstraints which will limit the potential Sor providing additional lanes along toothill. Thv Southern °aca is railroad overcroeaing of Foothill in the "gear Gulch" area West ct Vineyard 1: also a major constraint Lc widening beycr.d the p-esent Sour lanes. In several portions of the corridor, such as near Archl6aid Avenue and in the western portion oS the _tudy area, existing buildings have c. r,~ai or no setback trom Foothill, •liminating the po'_entialj !o widen the roadway beyond ultimate master-planned width without demolishing the buildings. Exacerbating potential future traffic probl~nn is the large .~ number of narror parcels and the multiplicity oS individual III-I-3 TRAFFIC _---» points along the co: r'dcr. As a :esul t, there are . ~ercae ur.ccntcol'_aC traffic ~evene.^.t~ catc ar.C `rom Foothill _^culevar C. Sericu_ traffic safety problems ccu_C occur as high _~eeda Sad intense devel o'pment along the corrldOr ccmbane. The cu;abar of conflicting movement3 made in U.e tvo-way painted left- 'nrn lane could become Uo large, re_ulting in "aurpri sing" '•+eavas and lane blockages. In addition, the number of interrup- ticns of Foothill traffic as vehicles acress Foothill 9oulevarC '.o and from individual access points will ultimately al~.o become capacity constraint, and Could become a safety problem. • • ZII-I-4 IDENTIFICATION OF POTENTIAL STRATEGIES • IV. IDENTIFICATION OF POTENTIAL STRATEGIES CAPITALIZING ON POTENTIALS ?cotSil_' Soulevard's potentials can Se genero'_'_y classified as relating to urban Cesign and economic Cevelopment. These potentisl s, along vita ioent ~fied constraints, have Seen napped Sy auSa.-ea at a . •100' scale. As noted earlier in this report, several positive visual features, including significant historic structures and sites within the Foothill 3oulevartl corridor, provide pre-existing visual themes for its future development. 9y reflec!ing these themes in tF.e architecture and Cesign of nee development along t!:e Soul e•: ar d, a Highly positive urban design character unique to Rancho Cucamcrga can he created. The background and Analysis portion of the Foothill foul=ward Specif is Plan has begun the prccees of identifying the visual themes which can be applied to the study area Go create the Cesired urban design character. Aa the next step, it is . impor t'o nt to identify the epeeitie features which create these themes, and to itlentify the ways in which these features can be incorporated into modern architecture and construction met..^,eds. The fi: st major opportunity occurs at Grove Avenue, the City's vent.ern boundary. Thin is the first major intevsection u,co ae amity, and i¢ appropriate for a major an[ry statement. er.l ry monumentation, including ^oth landscape and hardscape should not only signal an entry into the City of Rancho Cucamonga, but should ^v reflective of the themes which will he displayed along the various porticos of Foothill 9oulevard. T.`.e western portion of Foothill Boulevard contains a variety of distinctive raatauranta which could form the basin of a restaurant roe. To capitalize on thin potential, land uses in the western portion of the study aroa !vest of the railroad overcroscing) could ha limited to eating establishments and other uses consi_tent with a restaurant row concept. These cther uses might include hotel/motel facilities ar.C o..ice development. ?n addlticn to the City entry st Crcve Arena e, tr ere are two critical area¢ which merit spacial attention. These are the area immediately surrounding the Sycamore Inn end the area north oS Foothill boulevard, vast of the Cucamonga Creek channel. As shown on the Potentials and Conatralnts map for Subarea 1, the present entry into the Sycamore Inn could be utilized ae a central access point for the area. In addition to solving IV-A-1 IDENTIFICATIGN OF POTENTIAL STRATEGIES r1 L J pr=sent access problems in t..^~ area, employ^ent cf a =antral acozss ~cint 'could facili _atz coo: dinsteC ievelcpme r.t c' restau- rants end compatible uses _n tRe a..-ea between _^ear Gulch Village cnd t.`.e rai lrcaC. T. he present hi9R '_y aast`.~tic en t.-y 'e the Gycamcre Inn would thus also set tRe theme otter restaurants '+hich night low to ir. this vicinity. A #ey visual location is the parcel situated north of Focthi!1, west ut the Cucamonga C: eek channel. TRe plan for Focthi_1 3culevard should contain specific design guidelines far tRis parcel to insure that its poten *_ial as a landmark is captured. Specific desirable uses for that parcel should be targeted, and specific methods for inducing the development of those •~ses on the parcel should 6e identified as part of the ecenomic development st.-ategy wt:i ch will 6e developed s part of tt:e specifid Plan. ^everal other areas within the study ar¢a merit similar ~Fecial attention. The Thomas Brothers winery site at Vineyard Avenue is a highly significant visual landmark which could either be enhanced or diminished by the type and style of development which ocours to the north and east of the esieting structua•e. Although the actual historical cignifieance of the a;:i sting struetvre is Gues L ona6le due to several additions, and ale ROUg its pr?sent siting is not conducive to development of the balane of the site, the historic significance of the site and architec- t~~ral style are c::^itical footers which should be incorporated _atc lard use regulations and design guidelines for this area. w. c.^.ough tar maybe because) th¢ area near Arctiibald Avenue is highly constrained, it is another area meriting special attention. Gne potential oPPOrtunity Eor this area is develop- ment of automobile "otter sales" activities. As noted in the economic baseline report, there ie a significant Potential for capturing automobile after sales activities such as tire sales and automobile services. In subarea Hastings, the Dear Gulch area vas mentioned ae a possibility for such development; how- ever, the area along Foothill east of Arc Ribald Avenue already contains many of Lhese use9. The Sinai areas meriti r.g special attention are within the area east of Interstate 15: parcels located immediately adJacent to the :reeve y, at the Etivanda Avenue intersect±on, ar.d at the easterly City limits. ?arcels located ad~aCe.^.t tc the Sre¢way and at ?he easterly City limi6a comprise entryways whose impor- tance will increase as development of th¢ Vict o: is Gardens regional mall occurs and as development of the northeastern por*_1 on oS the Chino Basin gains pace. In time, thea¢ area^ viii be ae critical ae the Grove Avenue entry to the C_ty is today. . IV-A-~ IDENTIFICATION OF POTENTIAL STRATEGIES • ?..^.e Etivanda Avenue intersection viii gain in 1^portance a~ de~:e'_cp^ent to the north and cast proceeds along with retlevelcp- -er.t ct industrial areas to the south. ?he ELi.anda Aver.ae _nlersection, as well as areas along Etivanda eouth of FootF.i _1 epresent significant opportunities to cap truce regional and sub- regional markets. As is implied in the preceding discussion, one strategy capturing opportunities along Foothill Boulevard is active City rarticipation in not only identifying specatzc deslraDle uses for °oothill Boulevard, but also in targeting and marketing speccSic potential users. to an extent, a distinction should be made between uses which will be permitted on Feethill Boulevard and the_a which are to 6e encouraged (including the specific area in •,Po i=^ they are encouragedl. 9eyond po Loy statements that e^rtain uses ore to De encouraged, specific incentives which .c,ht De employed to induce desired land use reeults should De clearly made a part of the specific plan text. • IV-A-J IDENTIFICATZCN OF POTENTIAL STRATEGIES • B. MINIH22ING CONSTRAINTS -.._ existence of small, narrow lets under Holt+~'e ow:=:-- =::ps ac an issue which pervaCes nearly any diccuss:on cf u.-ban resign c: scenomic development of Fae t'.:: '_1 2eclevard. qs tat ed _.. -..= economic baseline study, vacant !anC cs highly S: agment .d a•+ang many owners, although a few large landowners control the _.._ of the 277 acres of vacant lard within the Footh a _ouleva:d corriCor. Cver 56 percent cf the 90 vacant parcels along Foothill are less than one-acre in si ce. This creates a severe limitation to coordinated decision-making and design. In addition, many of the vacant parcels along Feothill are rot suitable for many of the uses rhi~n mi g.*.t to desi.-sCle rithin t.`.e ocrriCOr, while many others are not developable given _..ist'_:g development standards. Cr.e specific limitation is the ~equi: ems rt for 300-Seel of separation bet Teen drive accesses along Foeth.ill Bouleva: C. `Zany of the parcels along Foothill are :a: rover than 300-feet, and should not therefore have individual accsss to the roadway. Pa: eel consoliCatien and masts.- planning are promising .:.tratsgios to overcame limitatiors presented by the current pattern cf sins 11 narrow lets. Hy corsolidatinq several small, • .u rrcv leis _rt a single developrent parcel. 9evelopment i :ere r.,er.is couldvbe made rice enough to gain access to Foothill 9oulevar d, and could be made large enough to be used for _~siraGle _and uses. In cosec where adjacent cmall, na: row lots are under a sing'_e ornership, specific plan provisio r.s should prevent their :sing developed independently oS each other. To this end, there nay p: esently be provisons in the City's development codes which will iacilitata consolidation of parcels under single ornership. Where adjacent small, narrow lots are under multiple orner- ships, a regulatory approach to consolidation may not be feasible as it rould rith a single ornership. In these ca~s es, the specific plan could take a regulatory approach to requiring -:aster of several small parcels as an integrated unit. L'n der [his strategy, the specif lc plan would identify master ar cos ~•='h=n which individual prapert:es cou1C not be developed sire apt ..^. .._ccrdanoe xit.~i the ma~tet plan fnr the ido.^.t if Ted nrca. •- th a ^way areas of fractured ownership could be planned ac an ::.tegrated unit, even i_ -nd v+ltlual parcel lines and ownerships were tc be unaffected. Through the use of common access points and reciprocal access easements for several parcels, limitations ,.used by srna 11 lots cou1C be overcame. . IV-B-1 ADDENDUM The base map of sub-area one does not depict the properties on Vineyard Avenue 1n the location of San Bernardino Road. Aerial photography was unavailable for this parcel. The general plan designation is M., for medium dent si ty residential. The sites relevance to this background report, other than market area, is low. The market studies of the background report consider this site. Future base maps will depict this site. • • Appendix A City of Rancho Cucamonga Ordinance X274 IDENTIFICATION OF POTENTIAL STRATEGIES • mplementatimn of _.._a strategy cculd p.-ove di.f ieul t, .`:owever, as it depend: en tf.e cocperaticn c£ different proper `_y owners chose objectives and desired t. ming for Cevelapment or reCevelopment efforts say not be in agreement, ps part of a master plan areas strategy, incentives sF.ou'_d be built into the specific plan to inCuce eoopera[ive approaches Co develc ent of adjacent ownerships. pm 'dhile the incent!ve £or the first property owner who rants to develop his property is clear fhe cannot develop e::cept i. accordance with the master plan), incentives far to induce cc- operation 6y other property owners may he more Cifficult. While it is equally clear that other property cwaers in a designated masts.- plan area could not develop their properties ercept in accordance rith the master plan, some or all of the other owners might net deli..-v development or redevelopment. Potential incen- tives in such oases might include increased allcwa6le development i r.tensity and rela:zed site Cevelopment standards to the extent that t.^.e econo:cic equation can he tipped in Favor o£ the desired p: cperty development cr redevelopment, but without jeopardizing the desired urban Cesign character For the corridor. As a Trans of facilitating reduced parking st a: Bards to • _nCuc e' integrated planning efforts, mid-block municipal or private parking areas could be established at key locaticns a''-eng t.^.e corridor. 3y providing parking at a central :oeaticn within _ `leek, it might be pcssible to reduce parking standards fcr indi•: iiual parcels or groups of parcels, proviCin9 an in=votive for Best.-ed development or redevelopment eftnrte ~.v ,.... ,• CF':1Cr=• ' ' r Another major limstation which must be overcome the present traffic carrying capacity of Focthil'- Boulevard ps previously discussed, increasing the capacity of Foothill through widening is constrained in many areas. Other methods which may 6e employed to solve present traffic problems and avoid future ones include establishment of her signalized intersections when warranted, signal coordination, semi-actuated signals, lane r esiripin g, establishment of transition lanes where feasible, and limiting access to the facility (as would partly occur through master planning and consolidation ci :mall narrow pares'-s ). One signii!cant, but controversial, means of limit log access to Secthi;l and raising c car.-yang capacity would ~_ by _ struciing a ralseC medico.` Construction CS a median vou1C allow h/ghar operating speeds, better control of conflicting traffic movements, and improved levels cS service. In addition, more efficient timing of traffic signals would 6e possible. According to DKS, constructing a median and providing Ceeig,.ated, protected turn locations will give motorists a greater sense o2 safety, and IV-B-2 IDENTIFICATIGN GF POTENTIAL STRATEGIES could =-~uce the number of traf£ze ac~~1e.^.t s. 7eCestr: an-vehicu- _ar accidents could also be recuced. 7ecause installation c{ a raised -.e dian would -exit the present unrestricted access tc businesses elan, Fw Chill 9ou'_evard, construction of a median can be e::pected !c Se eon- trover^_ial. According to DKS, a;:perier.ce Indicates that a change `: oa. nlimited to controlled access, wh=n ..-oupled with high !r affi^- vole res and intense development os wwald be =_ ected in the study area, has a positive rather that. negative .effect on Business. 4cwever, it would seem that to aaximize the economic advantages of r, edian construction and minimize the potential negativBB of changing from unlimited tc restricted access, ingress and egress points along Foothill should be consolidated as r..uch a possible. To the extent possible, the creation of common access pain to or parking areas along Foothill, along with meet pr coal access agreements between businesses and improved pedestrian access should accompany plans for median construction within the corridor. • • IV-R-3 ~ i (r oflprtutc£ ero. z7a_A AN OPOi.'tAHt£ OF tE£ Ciit GN!1CiL OF :{E CIZ Oe' iANCAO NCw'!ONDA E1TE\UIND LNE £FFEC:SYE DAi£ OF Ofl Di•IaNCE !m. 27tl iENtA[NING ZD SIIE ENLANLIl::tElrt OP i!rTESIh D64ELOW,.ENt STANOAflDa EON IIfE FOOtR:LL EOflNIDOt ANO DECLlflINO tA'E UIIDENCT P(r11WF /. NNt']If. (1) }ha RuufinS Drpartawt or :M Clay of NanOM CCN•Dnta ar+n 1MtruetN eo Candwt aN Coapl•e• tnf "FOOChtll Soul+raro Cora a:Ddy. a a:udy Mten to tntme+d to r-fu1L Sa a fyn:MateN aDNitte pia Nr+lopa•nt for SMC poY. tan o[ Footnlll Neulsraro raMjin< req :M wat !!alts at Grow ArNU• to Mar Cr•+N C1uM•l •N frOa en• Dfrer• FfNe•t tM Nat city 1LSH at Goat A+MUa. A sap d+am~tbtna tM be,mdari•f of alNl wa la •typleN Mryte, MrYN u [anlbl: "A', W tf LeterPor, bfr-tn ty tnl] Mrfr+nC+. N#M11N(LM, sold atVdy aMa la ryt•,•17d LO as Fepenlll Comtder." (111 FwM1aa Na troapl•CSN or ehf FNthil1 Cerridor scNy, !1 rOryaN•al1 tNt door lepaNt prepoula shall b+ autai:LN nor prop+rty vtt tha Foothill Corridor. tlDr•owry 1: is toryafNbl+ put sorb dN+bp -ropeNU wutd nee eenror+ to th• ul:latM apaettie plan of d•r+lopwne ttyt study al'+a No weld tontradlot tha apfelria DYrp°a• et tM YaY apwitic Dlaa. (1tU On Oetobar 2. 19NS. Na CLty Coumll or tn# City of Nor Cutasenp adaptN l:a paLUN• Mo. 17t DrOhlbl:4y any +oa all appllue! Fer d•wlepafet vltbin eh• foeth111 Corrtder fanpt as :e tMN teaalat viW 6M tatrrL poliei•a adepeN vithln sate Ordlnaoe• Ne. a7t. N r+9uf by G11f+rnL Gerfrnamt CNa Nwelon 6SNS8<hl. auen OrdtMnee No. 27a ae . ~ ~ M Ktwaw ter ne !ergot cNn rorcy_flw (aA Gya rollautna its tdN: unNaa, bF oNlnaM_-# •N attar publle nNrin#• SM CL'y Oounell +ct+Na frrec!iv+ dst• of iM OrelMntt as prmldN Le wle afo4 ton 65!58(0>. (lrI LbL rumen L owteft+eN abort eNf ".ryat1N of •n m'0+nlt W1aneN dawlepMOt vlthla tn• [oath!!! Corrlder arN. Aeaoretn•ty proefet :M ens..r.w _ ;;;,,.,,+ ap•eane plan aN to •aauro concinufd d•wlopaMOt stability et they proPareb• vitntn th# aeudl Y tnla Ceme11 lSOda tbat tt L n#aaaa#ry :o eentlnw t.f lat+rta ton peilai+a W allot tba tlamLev antt tba t1A ewwvey to Sonatipc• terNelatl Ch• aDNetto p1aO et dfwNpawnt for eb• Fwchtil Corridor. (r1 Furao•nE w tM evaryLVnata or 611ternfa On+rnnne C laotlea 6SN!<d) for NC+aaSaN tM Ktfatiw dab at a Sat•rL too oN/nataw, w Otteb•r ib, 19M. tna Cfty Coueell or tM CLf7 or Nan Cueaapbµ vY proaMtN vlth a sort sport eeaa•roipi :M naauna :a nlatlw to tha yootbtll CnmidOr rOl3oriuS tha adoption of said ONlMnt• STt. wad upm Mia ropxt, • uniteN rfport or Ln• City Ceunett prfpar•d rolatlw to soon uuuna takes. (rt) Gt Nevfabar 6. 19NS. • duct ewtlaN pualfe Mann( n# h Mren tn• Cit7 Council of tn• Clty of Nanero CuaaoonP Wrauant to rputr:nnta of Gllrornla Oov+ttuane GM+ sfetien 69B9B<bl r+latty+ M+LMt M+ intfrla fanlnS r+NLCtona Oen41nN In said Ordinanw Ne. anould D+ contlnuN. Said publlo Mann{ vas neneludN prtor to eM adopt er ehi# OM(ntnM. (rtU A31 bpi Dryro9uiaitn prier N tM Nopeton of e OMtnand+ Mw acnurrN. !. OrdiMna•. [DV, TNCAEFOEC. R IS NENOr OADAIN® ~! TN6 CRS COOaCIL OF ME C ~~ v ~ OF aANCNO CVCAIDMCA AD FOI.LaNNt +"~ SECtION h to all roap•oea as sat ter:h b eha twt:aia, Ftrt A, thta OAtnanP+. C ` . . CrG:nan:! ^o. 2TY~i 2a;• 2 S•cC^.CS 2: wAd upon aumtan[Sal •v1C•ne+ Dr•f!n:•d to :h1a [ounce durlyd tM aeov~r•br!nc•d Seveap•r 6, 1985 tqr:-;, the ludtn; a:af pnaeneaEian. !h• mina!+a of :M abev+.nfvne:d Ce:apx 2, 1985 pupil n•afiilsa a11d tn• CppeSnta Cf th1 N'et2aa rlpar: COn4/:I:rd 3ViYMp tal[M thL Couwil hereby apMlfically ftnaa ay foiiova: •, ID• C12Y Of Paneiw Cu4mn;• Sa Pf!f•n:ly d+v~loptnt apeClCe Plan of de••1e0a•nc far M• Fwehill Corrlder area. ID• ulttvt seal Of this Dian La to provide a bataneM and wtfi!d ilea oC d+++lapd•n vlehin the Footryil! Corrider and viii alt iaaN lY uparaG• the !conoele, aoeL- aM cultural wlfar• of p•nana aM proPertl+a both vttn in and aurramaie[ thi Faeen111 CerrldOr) b. Pa+W1ni M• cunpl•CSM aC tM SO•altib Ilw. 1t 1-_ (prea••a01• toff aDPll4tiena fM dew LOpaMt Lnrol•ufi :h• FooNtil Corridx viii 0• rxa/••d that wy OwtraOtot the ulttaat• i41a aw oel•ectna oC tb• ap•Cltin plot and, e. Th+ aPPronl of addtetenat au0d1•tafena, uar D•raita, •aa4n4e, W1Min[ p•n14, aik any olMr applleatl• +nttae•wnta for u» p•rtamini to properq vithlP sb• )pethill Corridor ew10 nrvlt So t^ l9n•0lat+ !Meat CO publie hwlth, nt•ty or wlfan ar Chow p•raena an0 prep•rti+a vithln and aurroundlei eh• fmmshill Corridor. JCCTICS 7i lA• follouini Sat•rta !onto{ 9•NL:taiu ariiLally •wetM b) aresaaua• w. 21a u• ease) ewtlnu•di t•ndin[ the +Onpl•tt0a fed tapl•wntat ion of tM 'toeNlll Caertder atudY, all a•wlo9a•ee u4•hin tM twehill Wrrtder N Cendwt•e In soaofManc+ v1tA tb• )wsMl1 Coyrlder ln:•rln bliaiea v~ar aE4m•d h•rew and ldaerpont•d to Chia Ordleanc+ as Erhiblt •t TEA applt4ttaa tx d•wlopamt viMLi tw teothlll pOTldor Mteif to imeiu stave ritb CM lac+rb poaclu adppt•d henld to h•r+ey prontbl:+a. 39LtI03 sr ifiif Ord Lnan4 Sa +naCt+e wdm the auMOriy al Gtiternia Govfdnnc Ced• Wotten 65959(e) aw shall b+ of n0 Curth•r toffs add •fbet u of 3•pc•aDm 22, (997. MS10N Si Tiia Qdinane+ la hney orelar•o to h• ad ur{moy waaun pwauavs co tha !•f4 of G11fornL ra••rna•nc Cod• bcti0na 65959 and 76937(0) avd thin tablww• fMll Oka •tfaep laia•dLbly upM i:a adoptiM. 3[L7lp[ bf T0e 2Yyor flail al[v chL Oedlnanea add to Clty Clark shall wwe the saw to h• puhllsh•d viihin fitu•a (15) days after tta puaap at 1•YC ands >D Tha pail 9 rt, a nwapap•r of [•wnl otaviiiatlae puglab•d tD the City oT !frier arnfar and oliauLt+d 1o tha City of 9aadhe Cuafam[ai dlitonia, t/37m+ ltt9t117ID, aM aGCPTED tMa 6th day et ~Opteh•r, 1995• atC3f Mrtiht, Su;u•t, Mik•L, Oanl, [SH apes: wi• a97®ITf xon• { ~r f( "~, M ..Skala, WYOr • 9+v+rly t. autM let. City Clerk t ~ Ordtnane• no.:. to;: • I, °LVr..itf R. zU~iELE:. CIY CLERf of :N Ci:y of Ranee Cucaaon G ll[arnta. CO nar+OY emtly :nat :M for•gatn4 OrCinanea uaa tn'rcduc•e a r.Nlm 1eee:ag of :n. Cauec tl of :na CL:y of Ranene CuGxnga nod on :~ ar o[ aowmerr, tSBg, aed vaa finally vaaaad ae a r•guiar onetns of :na~C [aunatl of tea City of Ranono Cucaaonga Mld on tna d:n aar of Wr•aa•r, Ig- CaemtW Mia itA day of Yovmar, ISBS at Raneno Cueamn: Giifernsa. Rarmly ~A.:u:na lec, Cl:y G!rk i' ~~ \ t Rf u~nce rm. 7,--~ h5< c • CITY OF RA>\CHO CtG1~{O~C~ auwi~c on~sto~ ITE\G Faotnt It CorNaer tnesrlm F~ TITLE+ Study Arn 9mndary E.G,iNT A-1 SGLE i ~~ ~9 ccTY or RA\CHO CLG1~10\G~ PL~~~~'NI\C Dl~'LSIOV ITG\i~ Foothill ~~rridor Interim Dolicies TITLL Study Area Boundary L\IIIRIT A-I _SC,\LC____ ccTY Or R~\CHO CL'G~,~-IO\GA PLANNf~\G DI~'LSIOV nortrl ITE,~1: Foothili'Carridor Interim ~+ TITLE• Study Area Boundary • _ FOOTHILL CORRI OOR INTER iM POLICIES [NTRGOUCTiON the following Goal Statement and Interim Policies are provided to guide the decision making process during preparation of the Foothill Boulevard Corridor Study. The policies address basic land use and urban design issues unique to the Foothill Corridor, and are intended to be applied in conjunction ~.vith the Development Lode, whichever is more restrictive, unless specifically addressetl by these policies. The boundaries of the Study Area include commercial, office, and residential properties along Foothill Boulevard, ranging from the west city limit at Grave Avenue to Oeer Creek Channel, and from the Oevore Freeway to the east city limit at East Avenue (Exhibits A-1, A-2j. GOAL STATEMENT Goals define cammuni ty asp irattons and intentions. The fallowing Goal for•~ Foothill Bdulevard attempts to synthesize a complex set of issues dealing with land use, urban design, traffic and circulation, and economic viability Iota a comprehensive, understandable and achievable statement. To esta611sh a high quality, attractive, and unifying design Image reflective of community heritage, and provide a viable ' setting for a balanced mixture of residential and commercial • ~ 1 activities with safe and efficient traffic circulation and access. Based on this goal, the following Interim Policies are provided to address deve l0oment ro latad i<euse Anrlry ."r~r"_r Stier. cf Lie iuu uii it Cun iuur Study. ~~ E%HIB[T 8 INTERIM POLICIES • 0.. General Reau iram~n *_s: Preliminary P,eview q.l Prior to processing oevelapment/Oes ion Review applications within the study area the Planning Commission shall conduct a Preliminary Review to determine consistency with the Interim Goal and Policies contained herein. The intent is to provide direction to the applicant and staff early in the review process and avoid undue time delays or expenditures. q.2 Submittal requirements for a Preliminary Review shall include a Site Utilization Map showing the relatianshfp of the site to surrounding . property and improvements, a conceptual Site Plan, and a description of the proposed use. Additional information may be requested as deemed necessary 6y the City Planner. Time Limits/Extensions A.3 Approval of development props si~ except subdivistan maps, shall lapse eighteen {18) months from the date of approval. The intent is to allow early re-evaluation of projects not yet constructed for consistencv with the adopted Foothill Corridor Study or other then current Ctty standards. A.4 Time extensions for any development proposal within the study area subject to a lapse of approval may be granted, in twelve (12) month increments and not to exceed a total of four (4) years from the original date of approval, subject to any incon5tst ent provision of State law, and the following findinys: a. The proposed Land use, project design, and conditfons of approval comPlY with all aDPlica6le provisions of the Foothill Corridor Interim Policies; b. The project i. Consistent with policies, standards, and requirements to effect at the time of the extension. c. The granting of said lice ex [znsicn will not be detrimental to the '~ public health, safety, or welfare, or materialiy injurious' too properties or fmpra vemen is in the vicinity. d. Current economic, mar<eting, and inventory conditions have made it unreason ab to Co develop the project prior t0 this time. Compatibility: A.5 All land use and development proposals shall be conpatib le with ult imatz uses an surrounding properties, particularly residential uses, and mitigate potential conflicts to the extent practical. Mitigation measures may typically include, but are not limited to, Master Piann ing, transition of building height, architectural form and density, landscape buffers, Sound attenuation, reduction of wind turbulence, visual barriers and/or ' grading conditions to disrupt line-of- sight concerns, and alternative , • ~.; ~ circulation and access. '~' B, Land Use: The intent of the following policies is r~ prc:~ida viaole setting for a balanron .^..ixtu,~ u; resieential, commercial, office, and other activities of community wide significance compatible with surrounding land uses. General Plan Amendments B.1 Applications for General Plan land Use Amendments are discouraged. Prior to approval of any such amendment, however, the Planning Commission shad make the following findings: a. The proposed amendment is clearly consistent with the intent and purpose of the interim oolicies for the foothill Boulevard corridor. b. the proposed land use is compatible ' with ultimate uses on surrounding property. c. The proposed land use will not create signititant traffic or circulation impacts. ti d. The proposed land us=_ will nc~ detr^men tai to properties or improvements in :he vic ini :y. Development Di52riC t5 Amendments 6.2 Development District Amendments boundaries may be considered if cans intent with :he General Plan Land Use Element and Interim Policies, and where necessary to achieve more logical and off is ient land use and site p iann ing patterns. The intent is to ailox flexibility during the Master Planning process and provide a Wol to achieve the objectives of the Interim Folic ies. Land Use 8.3 Current Land Use regulations within the Study Area shall remain in effect, except that the following limitations shall apply during preparation of the Foothill Boulevard Corridor P1En. The purpose is to avoid land uses which may have adverse aesthetic impacts,, until such time as design guidelines d techn icai standards are establish • deal wf th specific areas of concern. complete iist of permitted and cand itienally permitted uses is provided on the attached Interim Use Reguldtion5 fnr iho coo„hill DUU ievard Corridor. Existing or previously approved businesses and buildings shall be allowed to continue under current regulatory provisions of the City. The following new land uses shall not be established in the Office/Professional and General Commercial Districts within the Study Area. Expansion of existirp uses identified below shalt be allowed subject to the provisions of the Interim Policies for the Focthill Boulevard Corridor and Development Code Standards. - Animal Care Facility with exterior kennels, pens, or runs - Cemeteries - Contractors Yards r - Equipment Ren tat Yards • 1 - Ice tAachines (ou tdoa r) - Mini-storage for public use - Recreation Vehicle Storage Yard - Vehicular Storage Yards The follrnving new land uses may he established in the Office/Profess ionai or General Commercial Districts within the Study Area (see attachetl Interim Use Regulations), subject to the approval of a Cond it ionai Use Permit. Carpenter Shap or Cabinet Shop - Drug Stares and Pharmacies (CUP in OP Di strf ct only) - Nurseries b Garden Supply Stores - Plumbing Shop and Supplies • ~ - Second Hand Stores and Pawn Shops Spiritualists C. Master Planned Development: The purposa of th15 sectfon is to provide for Integrated development at the earliest possible time in the review process. Master planning of defi,ied areas will avoid development of single parcels of land in a manner which prevents or precludes future development of adjacent parcels in the best way feasible. The specific fntent {s to recognize and solve problems before they occur and take advantage of opportunities while they exist. Master Plans Required C.1 A conceptual Master Plan shall be required for Planning Commissfon review ' to conjunction with development proposals wherever necessary to assure integrated development, enhance harmonious and orderly development, ' mitigatd site tdnstraint; on adjoinfng property and maximize land potential. Boundaries/City Benefit C.2 the area of Master Plans shall not be confined by individual lot lines, but determined by logical planning boundaries and Site candiHons as a~ • required by the Planning Commissfon tlr ~ City Planner. Master Planning beyond the booed tries of srecif is p Sites i5 intended id ~enelit Che uty by coe rd in~c ing Iand use and site planning to enn once opoo rtunit ies for quality develop.^en[ consistent •e ith the standards .or Foothill Sou levard, de- emphasize "strip-commercial" by creating organized grou os of structures and uses, and pro~~ide for efficient u[ili2ation or land. Content C.3 At a minir..um, liaster Plans shall indicate contea tual building locations and or ien Cation, overall Circulation, pain is of ingress and egress, parking lot layouts, transit stops, landscaped areas, and pedestrian nodes, and circulation. In addition, the City Planner may require other information as deemed necessary to assure . consistency with the intent of L1~ese policies. D. New Development: The intent of the following policies is to establish a high qua attractive and unifying design image which promotes a sense of identit ~ reflects cammunf ty heritage and to provide for safe and efficient tr off ir. flow and optimum vehicular dnd Dedestr ion 'access within the corridor. Arch itac ture D.1 The architecture of n>~+ t;;,,-, shall be sensitive to the heritage of Rancho Cucamonga and relate to nearby structures of community significance. Design elements may include, but are not limited to, river rack !fieldstone walls, exposed beamwork, vine arbors, curved parapet walls, and covered walkways or arcades. D.2 All applications for new development within the study area shalt include a written statement of architectural fntent indicating how the project is sensitive to [he heritage of Rancho Cucamonga. Pedestrian Orientation D.3 Site planning, including building orientation and parking tat configuration, shall enhance pedestrian connections, of and off-sfte. A continuous ' pedestrian System ~s ' required in all new projects with connections between buildings, parking zrezs, street adjacent sidewalks and • C transit stops. Amenities shall 6e prov iced such as plazas, shaded seating ,, alcoves, esp an d ed walkways with sur ace trey _..^ent, tex turized pavement across drive aisles, raised planters, trash receo tac les, and drinking fountains. In addition, outdoor eating areas are encouraged. Comb fined Aaess 0.4 Th rough the master planning process, driveways onto Foothill Boulevard shall be coordinated for consistency ~.+i th existing City access policies (i.e., 300' driveway separation) to the extent practical, regardless of parcel width. Public Transit D.b Public transit facilities shall 6e considered within all master plans. Convenient pedestrian access shall 6e - provided from designated transit ' facilities, suth as bus stops. Streetscape Design D.6 Stree tsc ape design elements for all new projects shall be coordinated for ~ consistency with the guidelines for r ~ Foothill Boulevard in effect at the time of development, including intensified landscaping wf th specimen size trees, 6erming, and meandering atAPWf1Vt. I11 additton, street furniture and alluvial rockscape and monument Signs may be required where appropriate. Landscaping 0.7 Landscaping shall be designed to create . visual interest and variety to the stree tscape, enhance building architecture, buffer views of automobiles, screen utilities and service areas, and distinguish pedestrian spaces from vehicular areas. E. Non-COnfomina lots/Structures: The purpose of this section is to alicw conrinuance df existinq uses and ' to ild i^gs under cu rrenc conditions, and promote consistency of design and technical standards throughout the study area at the time of development conversion, or redesign. , Master P}anninq E.1 New development andJor Conversion of existing residential buildings to a new i i vi t fo r lo s, pro dad an such development ts in tecral part of a IAaster ~~ development consisten! •.aith the In nm Policies for the Foo [hill Bou tev and Corridor and Development Code standards. The boundaries of such a Master ?lan shall be determined by the City Planner per policy C.2 above, and should provide for ccn sot idat ion of substandard parcels. Landscaping E.2 Regardless of parcel depth, all ne~.. deve looment shall provide a minimum 4i' building setback and average streets cape landscaping (measured from the ultimate cu r6 face location) on Foothill Boulevard. E.3 Streetscape landscaping and irrigation shall 6e required to the extent practical in conjuncif on with substantial reconstruction, renovation or exterior remodeling of existing ' structures along Foothill Boulevard involving the issuance of a building permit. • Develoomen[ Code Interim Use Regulations -_ ootNll QoWevard Corridor Studv Area Uses listed in this fable shall be allo~.vable in one or more of the tom meddial districts as indicsted in the columns beneath each commercial district. where indicated with the letter "P", the use shat! 6e a permitted use in that districP Where indicsted with the letter "C", the use shall be a conditional use subject to t.",e Conditional Use Permit process. In the event there is difficulty in categorizing a given use in one of the districts, [he procedure outlined in Section 1T.02.Od0 shall be followed. INTERIM USE REGULATIONS FOR COdIMERCIALJOPFICE DiSTRlCTS USE OP NC GC A. O(Cices and Related Uses 1. Administrative and executive ottices. P P P Z. Artist end photographic studios, not P P P including the sale o[ equipment or supplies. . { 3. a Clerical and professional offices. P P P 4, Financial services and institutions. P P P 5. Medical. ~=^lat a,u related health P P P services (non-animal Belated) including laboratories and clinics; only the sale of . articles clearly incidental to the services provided shall be permitted. 6. Prescription pharmacies, lobo when P P P located within a building containing the offices of 3 or more medical practitioners) P P P 7. Public buildings (library, city and county buildings, special districts end post office). 8. Public utility service offices. P P P 9. Public safety facility (police, fire, C C C ambulance and paramedics). ~~. _ ~ vss op uc cc 10. Related tom mcrr.al uses (nlueonnnn;, P P P s[a tionary, quicK co?y, etc.) ~dher, inciCental to an o(tice builCing or complex. B. Gene..^al Commercial Uses 1. Antique shoos ~ - p p 2. Adult business (see special requirements - - C per Section 17.10.030) 3. Anima! Care Facility (animal hospital, veterinnrian, commercial kennel, grooming). e. Excluding exterior kennel, pens, or C P P runs. b. Including exterior kennel, pens, or - - runs. 4. Apparel stores. - p P 5. Art, music and photographic studios and C P supply stores. 6. Appliance stores and repair. - C P 7. Arcades (see special requirements per ~ - C C Section 17.10.030 F.) 6. Athletic and Health Club, gyms ~ and P P p weight reducing clinics. 9. Automotive services (including motorcycles, boau, trailer and camper) e. sales (may have repairs as ancitary C - C use) b. rentsts - - C c. repairs (major engine work, muttlor _ - ~ shops, painting, body work and upholstery) d. Coin-op washing C C C e. Automatic weshinS C C C Qenotes change from Table 17.10.030 of the Development Code • , OSE ([) Sen•ice or OP NC CC gasoiine disoensin g stn[ions (includin i C C g m nor such aztune-ups, brnl:es, batteries i p , t res, muCRers) (g) PnrLS and suop Ges 10. Bakeries (retail anlv). P P 11. Barber and beeuC: shoes. - P P 12. Bicycle shops. P ' P P - P P 1~• Blueprint and photocopy services P P P 1;. Boat and csmber sales and services. _ 15. Book, stores (other than eduiterelated ial C _ C mater ) P P 16. Candy stores and confectionaries. • • ~ 17. Catering establishments. - P P ~ 18. Cleaning and pressing estaDlishm ants - - ~ P 19• . Carpenter shop or csbinet shop. C - p P ~~• VUCK(aLL lOLLnge (bar, lounge, tavern) including related ent C'R ertainment. (a) Operated independent of ~' restaurant a C C+ (b) Accessory to a restaurant • 21. Commercial recrestion [acili ties. C C C (e) Indoor uses such as bowling, theaters, billards C C , p (bJ Outdoor uses such es golf, tennis, beske(ball C , baseGau, trampolines C C , etc. 22. Contractor yartls (screening o[ o t u tloor storage required). - ;~ ~ Z~• Dairy product stores. _+ • _ P P ..~ _..... U.. .C. ~~ USE ~ OP NC ~ Cr 24. Deoar:^ent stares. ~ - - P 25. Drive-in businesses. including [Heaters. - C (: Comer than lest Food restaurants) 2b. Dru;- stores and pharmacies. ~ ' P P 21. EGw?men[ rental yards. - - _ 29. Feat-iocd restaurants. C C P 29. Fred/Teck stores - C r 30. Flo: is: shops. P P P 31. Food stores end suoermarNets. - P P 32. Furniture stores, re?eiC end upholstery., - P P J3. Gzne.^el ; etail stores. - P _ P 33. Hurd~.vare stores. - P • P 39. Home improvement centers. (a) Material stared and sold within - P P enclosed buildings (b) OutConr vr~^^_^c -: u,aterta! such a5 - - C lumber k building materiels 36. Hotels and Mote's. ~ C - P ~~, 37. [ce Machines (outdoor). - -* -^ 18. Jenitoral services and supplies. C p p 39. Jewelry stores. ~ - P p 40. Laundry-seil~ervice. - p p 41. Liquor stores. - P p 42. Kiosks for key shops, (ilm Crops, etc. In - C C perking tats. 43. Loc!ismith shop. - P P 44. Mini-storage for public use (no outdoor ~ - ~_ storage). r l vss op xc cc d5. Mortuaries ~ C C C 46. bto[e: r+c!a sales and ser•nce. - - C 4T. Newsoeper snd magazine stc: es, prin:in; - C P and puolishmg. 48. Nurseries and gerden supply Stores: - C " C ` provided. in the NC district, au egwpmen[, suooLies and material are Nep[ within en encased ores. 49. Ot[ice and business machine stores. C P P 50. Perkin; (ecill!ies (commercinq where fees C - P are crar;ed. , 51. Political ar philonthropic headquarter. C C P 52. Pe[ shop. - P P 51. Plumbin; shop and supplies. ~ - - C' ~~ 54. Pho[ecooy P P P . ~ s 55 ho P i i - - P p . . r•;s r nt 56. Restaurants (other thou Pest rood). la) With entertainment and/or serving C C p of alcoholic beverages (b) Incidental serving of beec end wine P P P but without a cocktail lounge, bar, entertainment or dancing 57. Recreational Vehicle Storage Yard. .+ -+ -~ S8. Shoe stores, sales and repair. - p P 59. Second-hand stores and pawn shops. - C+ 60. Shopping Center subject to provisions in C C Section 17.10.090-P.5. 61. Spiritualist readings or astrology - - C+ forecasting. 62. Sporting goods scores. - P p i '~` 6J. Stamp and coin shops. _ - p p USG OP NC CC 6•I. Swim mi,^.g pool sup lies. - P P 66. Tailor. - P P 66. Tasidcrmests. - C • P 6T, Televiron, radio saps and sar•riee. - P P 68. Tire sales and ser•+ice. ~ - - C 69. Toy stores. - P P T0. Towing service (without vehicular storage) ` - - C 71. Travel agoncies. P P P 72. Transportation Cecilities (train and bus, C C C taxi depots). T0. Truck and trailer rental, sales and service. - - ~ 7i. Variety stores - P • D. Public ,end semi-public uses 1. Dev Care Facilities C C C 2. Convaeaar~..• •cc;litin a;,.. LwPitsiS. C - C 9. Private and publid clubs end IaCogs, C C C including Yy1CA, YNCA end similar yodth • group uses. . ~• 1. Educational institutions, parochial, private C C C (including coLLeges and universities). 5. Libraries Et museums, public or private. C C C 6. Parks end recrestion facilities, public or C C C private. T. Public utility installations. C C C 8. Voce tional or business trade schools. C C C 9. Churches, convents, monasteries and other C C reli;ious institutions. r;r:=.t,e use -., ~ ose oP ac cc • ~ ~. Accessory USOs 1. Aeessory structures and uses ecs:ar_ily P p p inetdental to a ptrnr,;eC use and contained on tho same sitz. 2. Ace_SSOry structures and uses customari!v C C e incidental to a conci;ioaal use end comsined on :he same site. 1. Caretakers residence C C 4. Amusement Cevices, per Sactiort - P 77,10.030-?. E. Temporary Uses 1. Temporary uses es oresr;aed in Section p p p I7.Oi.070 and subject to those provisions. Z. Temporary office modules. subject to C C t; provisions in Section 17.10.030-?.J. ~ . • Appendix B Urban Research Associates Baseline Economic Analysis BASELINE ECONOMIC ANALYSIS FOOTHILL BOULEVARD CORRIDOR RANCHO CVCAMONGA~ CALIFORNIA • I JULY 1986 REPORT AUTHOR: Ray Young, Ph.D RESEARCH ASSISTANTS: Jim Dava Libby Wilbraham URA ,~ URBAN RESEARCH ASSOCIAT:?S 2565 E. Ch~pmon Awnu~ Suiw 106 Fullerton, CA. 92631 CONTENTS Executive Summary 1 Introduction 3 Land Use Analysis • 5 General Land Use Patterns 7 Detailed Mix and Intensity 9 Vacant Parcels 11 Other Land Use Issues 13 Centers and Transition Zones 36 Future Commercial Centers '~0 Retail and Service Sector Performance 27 Sales Patterns and Trends 27 Retailing Composition and Dynamics 30 Sales Leakage Analysis 33 Domographic Support and Forecasts 38 Population and Nausehold Growth 38 Detaileo Population Characteristics 41 • Forecasts and Land Vse Implications 46 • EXECUTIVE SUMMARY Comrt~ercial land use is the most visible face of a balanced, dynamic community. It also provides the foundation for the local government treasury. Foothill Boulevard reflects both the old and the new in Rancho Cucamonga, an emerging growth center for western San Bernardino County. This document presents the results of a land use and econort~ic development analysis tar a major segment of the Foothill Boulevard commercial corri der. Commercial activity as defined here includes retail, service, and locally-serving office activities. The area under investigation far the Foothill Eoulevard Specific Plan extends over 558 net acres. Approximately 40 percent of that total is zoned for commer cia3 activity though just 324 acres are actually being usetl by retail, service, and off ice businesses at this time. Vacant land, tetailing 277 acres, is the dominant use in tM corridor. That vacant land is highly fragmented among many owners but a few large holdings comprise nearly three-fourthf of the vacant acreage. . (Most of that lies within the Etiwantla area.) Restaurants, general mercM1an dise outlets, and auto service firms are the three principal commercial land uses. RancM1a Towne Center, cantain:ng same 14.9 acres is the largest retail center in the stutly area. .lust 6eyontl the eastern euye of cne bpeClflc Yldn, the new Virginia Dare BU53ne55 Center and a propsed commercial development at Haven will provide a now activity care far Foothill Eoulevar tl. Conspicuously absent from the corridor are high sales volume businesses serving the comparison shopping marh.et. Specific uses which are undersupplietl Include home furnishings/home Improvement stores, general merchandise, apparel, and new or used auto sales. Retailing in Rancho Cucamonga is typical of that fountl in newly emerging cities. Dominated by groceries, restaurant sales, and gasoline purchases, total ta::able sales amounted to s 156 rt~i Ilion in calentlar 1985. We estimate a citywide outleakaae of sales potential er.ISts amounting to sortie 4 203 miiiion. Soros of that potential will be recaptured attar th,e Victoria Gardens mall opens at the end of this decatle; however, large freestanding discount stores, independent apparel shops, and automotive services should find strong mar6.et support from neighborhoods which abut Fl othi ll. 5~ The primary trade area from which businesses along Foothill draw their support is bounded by Palo Alto on the north, 8th Street and the railroad on the south, and the city limits. an the west. That trade area encircles apprm:imately 26,200 persons residing in some 8,400 households. Its population base could well reach 42,800 a decade from now and exceed 52,000 by th• year ?001 due to till-up of new Homes in Terra Vista, inf ill development in Cucamonga, and the onset of residential construction in Etiwan da. The population based describetl above suggests a total demand for 172 commercial acres alonq the Foothill corridor by 1996 and an additional 48 acres by 2001. Those figures do not include the land dedicated for the Victoria bar dens regional mall and its adjacent regionally-relatetl office and service land uses. In its entirety, Rancho Cucamonga will have a commercial land use demand of between 890 and 987 total acres which it reaches its maximum population level of 170,000 residents. This implies ambitious commercial zoning which can have negative impacts on the many vacant and currently underutil- ized parcels along the western extent of Foothill. Mar l:et • conditions and forecasts reveal support for additional commercial ^ctivity in th• Specific Plan area but that will be modest in comparison with the prospects for sites located east of Haven. • 3. INTRODUCTION Economic development is an indispensible planning activity in emerging growth centers like Rancho Cucamonga. That pursuit involves research, policy formulation, and program specifica- tion for a wide range of land uses and their impacts on the character of the community. Our attention here tocuses on the commercial sector of the Rancho Cucartionga economy --- its land use organisation, performance, and dynamics. Emphasis is on that segment of Foothill Poulevard lying within the Specific Plan area although some evitlence is presented for the city as a whole. • This document provides detailed information about the land use character of the Foothill Soulevnrd Corridor, its econort~ic implications, and planning prospects. It is primarily anal- ytical rather than prescriptive, that is, it does not give specific development recomrtiendations for in tliyi dual sites lying along the corridor. The central purpose is to provide a baseline assessment of this important area of the city and to note possible directions for its future. Th,e terms commercial sector or comrt,er cial oevelapment in this analysis refer to three specitic types of activities: retail- ing, service businesses, and office space. Industrial devel- oprt,ent is not e;;amined here. However, some types of services considered by the public to be quasi-industrial, such as auto- motive repair, arv includetl in the analysis. A listing of 4. . commercial land use categories is provided in the Appendix to this report. Research and analysis focus on the Foothill Boulevard Corrador rather than on sites located elsewhere which may have a bearing cn prospects for the corridor. Hence, any detailed assessrtient of patterns or trends in the southeastern industrial area antl the Victoria planned community (including the proposed Victoria Gardens shopping malll are outside the scope of this st4 tly. This baseline economic analysis is presented in five sections. Chapter II examines the results of a land use inventory con- ducted in the specific plan area, noting the detailed acreage • mix of uses antl Certain special topics such as the impiica- b ons of vacant parcels. That is followed Mi a hr: e• +_.___ of mayor nodes or clusters of activity along Foothill antl planned additions of other pr eminent centers. Chapter IV discusses th• performan cy of retail and service businesses in financial terms. The report concludes with a demographic profile of residents in the primary trade area of the corri- dor ono forecasts Df future population levels which provide input far development opportunities. • 5 II. LAND VSE ANALYSIS The area covered by the Foothill Boulevard Specific Plan includes the entire corridor through the City of Rancho Cuca- monga with the e:tception of the segment between Haven and the Devore Freeway. For ease of analysis and discussion the corridor has been divided into tour subareas as follows: 1. Grave Avenue to Vineyard 2. Vineyard to Hellman Avenue 3. Hellman to the flood control channel easterly of Center Ave. 4. Devore Freaway to eastern bountlary of the city At several points, the study area extended northerly or southerly beyond the parcels fronting directly on Foothill. • The specific plan corridor ranges from a depth of a few hundred feet to nearly half a mile on either sitle of the boulevard. The purpose of this portion of tfre research was to provide a comprehensive rnventory of existing land usage along the corridor. Lantl use analysis is a tool which enables the itlen- tifscation of patterns and problem areas, which in turn, can aid in tormulating recommondations for the tuturv character of the area under investigation. E;:perienced urban geographers frorti Urban Research Associ- ates cort~pleted a field evaluation of each parcel to prepare a land use data base. The information which was collected ~~ includetl tt~e current use or nonuse of Me property, estimated 6. • square footage of any buildings and their tunciional use, and nature of e::i sting commercial centers. This was supple- mented with the use of assessor maps and legal records to deter rtii ne ownership, zoning, and length of property frontage on the boulevard. Following the field inventory, individual parcels were cate- gorizetl according to the land use classification system adopted by the Southern California Association of Governments lSCAG). That system utilizes a four digit coding scheme under which a single digit identifies the most general type with subsequent digits indicating the detailed use. For example, all services are represented 6y the number 6, while savings • and loan offices are 6120. Using this widely adopted classi- ti cation system facilitates comparative analyses 6y staff or other nart:ea r~;- 3Y_~ Asa Uela set iiseir has oven encoded onto a computer diskette in a Lotus I-2-3 tile. Hence, the evidence may be readily accessed Dy others and updated with relative ease. Cross checking and supplemental evidence wer• provided from planning and building records as wall as direct inquiries to the planning staff of Rancho Cucamonga. Area developers were also rr,ntacted and URA staff atten tlep local meetings to gain personal insights into conditions, proposals, and public concerns. • • ~. G~neral_~anC_USe_,Patterns Land use organization throughout the entire City of Rancho Cucamonga is in a period of dynamic evolution. Proposals are being formulated for vacant and former agricultural lands, specific sites are being cleared, new buildings are tilling with tenants, and the housing sector is booming. Also at wor Y, is a normal turnover process within existing commercial buildings antl residential areas. Marginal businesses close their doors only to be replaced 6y new entrepreneurc. The movement of people through the housing stock also reshapes the character of th• community, affecting the tlemand for specific retail goods and services. Individually and in concert, those . forces alter •>:i acing land uses and market potentials within Rancho Cucamonga. Thus, we should regard the land use arrange- ment of today as one snapshot in time which will show signs of persistence as well as alteration in the tutur e. The area covered by the Specific Plan e+:tends over S5B net acres. Lands devoted to streets antl flood control channels are not counted in this total but parking areas antl vacant parcels are included. Appr o::imately 222 acres, or roughly 40 percent of the total, are zoned far general [omrtiercial or cffice/prof ess~onal uses. The area actually being used for commercial activities today amounts to some 124 acres as in- dicated in Table 1. That rncludes treestan ding stares, ahop- ping centers, services such as restaurants and off yce uses. Ir' I ~ N d IC I m C Id I m r r N a a a l e ca IU~L ar I I q c I L 0 0 I M S n 8 N P 1 A G q is ~ i `V a s u I I i I 1 al"a I I i J• I 1 J• b Ir T I C L I q V q 1 m P P 0 0 M N I ul O 1 ~ ~ U 0 1 61 d N 3 n I m v Q If m Q I N C! W < . . r 1 V1 9 d I I ~ CJ I N M ~ O Q I I •+ d ~~ W 2 I q I L > J I 1 m 1 P N 9 m CJ I N O d N1 I q D I I +• I D r I P m N P B f~ I I.1 / q w u 1 7 I m I s u N r 1 m I ^I I N q 0 ~ LL I i 4•+ I I O U d N q Z W l i q I ~ Q d I U d I Y1 Yl P h d Vt M 1 m d Jm IQ N r I u • • O 1 M N N M I m N •~~ I L r I ul M •+ .• S I a ~ ~ I U I I r " iG I d 3 O~ W 6 •+ I U I c J I B l i I iq ~ Iq q I dV Q>G Id d I M P N P 9 B f` I M U.+ F WU i i I 1 L'.I 1 p m r Nl S 8 O 8 I q 7 N W O r Ir I CJ J I a ¢~ d U LL I IY J i QQ I+rm I b•.i ¢w i~ i ~6 u rn Q~ d I q I O a N O m m I P l~ ~ I u J P 9 I q I-^ 1 a P M 8 B 9 1 N ~ E Q I ~ i M .-I .. ul I CJ M E H J I - I I O d O J I fA I N U U ~ I I I N 9a• > H i I d 7 C i I I N a u U N v 1 1 b U IL I 1 « u i :c q 1 1 r L w~ I 1 7 > q d ~ ~ a m ~ + I I d N ~' _ I I E D .I C q m I I q E q 7 ~~ L W N I L q U q 2 d I +• V r J +• I I C U i Q o I 1 b i u d ~ ~ Z I I V N b •• ~• U [ J I 1 C q E .+ C q 6 1 I N q / E L W L U H V d pI > v I I ¢ F C Q / - ,o m °.: d C 3 r v u L 0 m • • • 9. Residential development covers a fifth of the Speci tic Plan e::isting land use. For the most part, that residential character is tlominaietl by a tew large tracts, of which Casa Volante Mobile Home Park, Pepperwood, and Mountainsitle apart- ments are major e>:art~ples. These residential areas are vital to the corridor as they provide the mainstay of con surt~ers who patronize Foothill Bou3evard businesses. Vacant land, nowever, is the dominant use in the corridor. Totalling some 277 acres, it accounts for nearly halt of the net land area. That figure can be misleading, nowever, as fully two-thirds of the vacant acreage is in the Etiwanda subarea (IV), easterly of e>;isting development in the city. • Each Specific Plan subarea contains major vacant sites, with the e;;ception of the segment between Vineyard and Hellrtian. ue~.ynaiiw: u7 parcels as agricultural involves an element of su b~ectivity. Vineyards may remain green for sortie time after they were last tended and could actually 6e in a period of disuse before being cleared for another purpose. We identi- fied 14 agricultural acres in the corridor, mast of which was located east of Ramona in Subarea fII. At best, toot acreage should be considered a transitional use rtioreso than viably agriculture in today's land rt~arl et. I)eta~led_My__anC_Intgnsity_ot_Dayelopm~nt An alternative method for analycing 4M Specif' Plan area land use is to consitler the amount of building coverage on 10. . the land and the types of activities which occupy chose structures. Field measur ert~ents as well as planning and building records were used to cort~pile square footage data on corridor land uses. Of primary interest here is selected information on commercial activity. Par A~ing standards, landscaping requirements, setback: restric- lions, and other development code items affect the proportion of a site which may be covered by a building footprint. In most urban areas, including Rancho Cucamonga, the lot coverage is about 34,000 square feet per acre for single story tlevel- apments. This standard would then imply that comrtiercial acres along Foothill in place today should have a total of about • 1,700.000 square feet of retail and service business space. In point of tact, the actual land coverage as of our field inventory date was a mere 514,900 square feet. Admittedly, existing development on same sites only represents the first phase of a multistage project. However, it is clear that existing commercial lantl is characterized by law intensity land uses in the corridor. Specific business types which contribute to this 515,000 square toot total represent a cross section of many retail and service categories. Restaurants are the most dortin~on use, followed by general merchandise (Gemco), and small specialty retail snaps. Auto tire, battery, acid servire • firms rank: third among the commercial land uses. I1. Conspicuously aoaent are personal, professional, and medical services for Foothill corridor area residents. Collectively, these account for 41,500 square feet of the businesses in the corridor. Also missing from the existing land use rt,i:: are high dollar volume retailers who provide what are calletl 'shopping goods.' Home furnishings, nome improvement, and auto sales outlets are underrepresented, not just along Foot- hill but elsewhere in Rancho Cucamonga as well. The low levels of development among the above commercial categories lead to diminished city revenues and signal possible econ- omic development potentials. • Vacan t_Parcels Since nearly halt of the entire acreage covered by the Specific Plan is vacant it is appropriate to consider the tlisiri6ution, character, and implications of that vacant land for Footh~z 11 Boulevard's future. As of Tuns 1986 a total of 90 properties wore undeveloped. These are scattered widely throughout the corridor, except for the segment between Vine- yard and Hellman. Table 3 reveals that while a majority of vacant parcels are small in size, the total amount of land area irrvolvad i5 far less than thie area al'COLI^ted for 6y parcels ct five acres or mora. Stated another way, vacant land is highly fragmentetl among many owners but a few large landholders control the bu16 (73.1 %) of total vacant acreage. a z E u w~ w U N _ 2 U Q a . z', . y .-. w w S 'I xJi ¢ Q Q V F D ^ ~ Z¢~ J W h J ¢~I V W j I H LL I ~ 0 I ` ~ i g F I I ri n a _ r .~ r 8 k~ I P n ° m - < P _ Y r . r . , y I A r r r ° ~ 03 I ~~ ~ ~~ ° a rv n m n ~ Z ~f I N N • ~ a r r li Y Y a i a f n • n m R yh .. d r 14 r~ s rv f ~ • ~ :~ ~ ~ n m = m f ;a~ ~ ~ ~ 1 ~ P in a n 1 ~ ~ H Y 5 B ^ 4 1 ~ ~ I 1 1 1/ N< i L 7 Y L 6 ~ ~ r 1 ~ ~ ~ r r Y c'uL 8 r r .: ~ ~ ~.. ° ri ~ _ a ^ ° ~ ° e a ~ a ~ I ~ . 6 f • n N r y~ ~ y N e'1 AAA ~ i k _ k ti ~ i n N N 4 _ V i i O R 9 ry ~ ~ 3 p Y g F ~ Z ti 1 S ~ I I $ R ~ r Si c 3 $ ~ s ° - rv „i s ~ • ~i E LL i ~ I u ia. This situation creates both a constraint on planning at the same time that it provides an opportunity for directing the future character of the area. Fifty-s i.: percent of all vacant parcels are less than an acre in si:e. Wnen adjacent vacant lands are under different ownerships as is often the case, it leads to problems in coordinating decision-making about what shoultl be done with the land and antler what time schedule. Moreover, small lots pose a challenge to those who need more land area to accommodate prospective types of devel- opment. This is most acute along western Foothill tr ort~ Archibald. • Tfre larger vacant parcels, on the other hand, offer more promising e[onomic and planning opportunities. A majority are situateo in Etiwanda. the subarea whose ultimate character is the least defined as yet. Parcels of five acres qr more located in Cucamonga have already bean the subject of specific development proposals by owners and interestetl parties. nther_Land_Use_ISSUes Two related land use issues endemic to Footh~i ll Boulevard are ownership patterns and the scatteration of deep undeveloped parcels within the corridor. Each of these is considered in turn. Whether property is owned by local area rest 0~ its pr by igdi- viduals and firms located in distant cities can Impact present 14. • antl future land use. In many cases, if may be necessary to cort,bine severa3 smaller parcels fo arrive at a land use con- cept which can compete in today's econort,ic market. If those parcels are locally owned it may 6e easier to bring parties together to reach a consensus on what an appropriate direction for the land should be. On the other hand, if absentee owners are domanant~ they can inhibit consensus building and may show little regard for eratlication of present land use problems. Our land use data base included ownership evidence for roughly 80 percent of all presently vacant properties in the Specific Pion corridor. Owners residing in or whose business address was either Rancho Cucamonga, Fontana, Uplantl, ar Ontario were • considered 'local' owners. All others were classifietl as 'nonlocal.' Approxirt,a te34 two-thirds of vacant acreage is owned by persons or firms from outside the Rancho Cucamonga or immediate West Valley area. The bulb; of that non-locally owned acreage is found in Etiwan tla~ where a land use char- acter has yet to be clearly established. Local ownership in acreage terms, is concentrated in the western end of the study area, between Vineyard antl th,e city lirt,i ts. Another contl3tion endert~ic to vacant fonds along Feotni 11 __ the recurrence parcels which, e:: tend well back tram the street. Many have depths of 600 feet or more. A sampler of notable e:;amples inclutle the property at the southeast corner of • • 15. Foothill and Hellman, the parcel between the flood control channel and e::tersion line of Center Avenue, and, of course, many parcels in the Etiwan da subarea. Their tlepths inhibit visibility and access so often tlesired by commercial activ- sties. Hence, mixed use concepts, inclutlinq some residential development may be far more appropriate than tocused comrt~er- cial lantl use pn these types of properties. 16. • YII. CENTERS AND TRANSITION ZONES Prominent landmark buildings and activity clusters are what define the character of a comrtrercial District. Foothill Boulevard contains remnants of the prefreeway era when famed U. S. Route 6b cut througA the western San Eernardino Valley. Today, however, commercial and resx dential forms mare indica- ti ve oP emerging suburban development overshadow this to ding legacy. This section briefly notes the prominent commercial elements of corridor land use. It also reviews the pattern of retail and service activity elsewhere in the Citu, includ- ing provision of evidence on centers which are under construc- tion or still in the planning stages. • Diversity and the absence of cohesion among business uses per h,a ps best e:;press the nature of Foothill Roul¢vard today. Even if pne count= t.".c r.=w virg3nia Dare Puniness Center, which technically is outside the Specific Plan area, the Corridor ContAlne jUSt five retail Or COm rtieYCial Centers. (See Table 3.> Ranch^ Towne Center, anchoretl by the Gert,co outlet, is the largest dt these, Covering 14.9 acres. The Virginia Dare Center cover6 fewer acres l13. 67 but mill con- taro rt~ore square feet of conmrerc3al space when it is fully developed. 51re Millers 6utpost Plaaa, M~isac P1!!s - Clotnestime, and Perry'6 Marl et centers illustrate the mi:: of new with, the old among retail uses. I I I I I I I I i N N I YY I C I ry d Q I d E I ~ V E i 0 a W I '~ C ry I E ~ Z I U Q I Q I J O I ~+ 2 I Y Q '• I W H L I am i ° vm I N Ul > Q I N . J I W > ry I'1 0: I Y > Q I 0 ~ ~ W W ~+ I J Z 2 1 L W ~n 1 u_ h E K i i V O I O K I Z 0: I I Q U I I ~ I I R i > I I 0 I W I I ti J I Y I T J I m I l7 _ I U I ^~ i4 I 0 I W I J I Z J I I H I O I I c I 2 I 2 I H I I v L I N i li 1 Y I I L I I W I I I V I I I I I I I I n I I ry ~ I L -~ I v a u~ ~ I 0 .. « o m i ~" c a a ~; c a o . c N wv v m v m. c u .« Ec i c r n R v ?iR ~ O o n c s« W a s n ^« Y R U U N \ V O 0] L N G U N E 0 L L . i O LLGO t LUN W u E'^ 01 LOO i. u N 0 C M L L O w ry ~ V i6 q C W n n j V' ^ C O T n 3 0 W E Y C Y E 2 > N Ji a L fu d Y ~^ w 3 N N C W 7 Y N ~^ ]I« U L«a L GW 0 WcN ~ NNW a 2 rn c c OI JI U L 3 t ~^ « I ~^ ~ d T W ry «« N TO U Tw w d ' a Y ma C'^ - «C w C Y 0 Na d T C C d •+ N N N N 0 ^ ] O w L~^ .6 N N U~^ L>t q L Wa~-~ CW O E O 0 ~^ ~+ L n L ~ W 0 N U L R ] O~ L> u dd« T•~.. L U«~..RE Ec ry TN U ry ry a a ~ N N .. c 0 C r- 3 E ~^ c V W 0 QI UI ~ 3 >L f uvW D Va- 3F« i i ~ m ~ B m P P I '1 ~ ~ O n d P P P .0 •0 0 .0 i!1 ~ ry S .y .0 0 M n ~ c 0 a L 3 i w J .p U « 0 d D Ev- ^ Na t 0 0 !+ Q W W « U c y ry N 2 c W~ W 3 ¢ c C «.. G n.. N~+ A R G .^ « ~. w vc 0~^ O Y ~.. 51G C N W U « ^ t N L « 0 U i y O Y ry 0 > p 0 • 0 0 Y 3 n 0 L 0 ry ry O L c LL a 0 C « 0 a ry W N= W l7 a 3 D c 0 N-• 3LL-• D c 0 ^' L ::: J .. ry .+ . Y N I- a m ^ ~ ~ a ]~, i w N G N 0 O c 0 -. O n O N W 0 ~« L U i C U v « U 2 U] C u U ]1 O W U > L > l 0 n W L a3 R ry W 3 c c Z> N 2 LLL ^~Z Q LZ 2 E2 C Z^ a a E a t > i m ~ c « .. ri ri o ui .u n c V N a K S W rcpa f F Z W > U Q J ^ .. Z Q r. H U WW ¢ NI Jp wz W 4 ~ J ~ ~ > ¢ ~ W r .~...C. JZ ¢++ aE¢a r E ¢ u U O v p¢ 2 ¢ Q U p C• O =a ¢ J G W aJ 2 ~ Vr r. a W Z J J S H LL N N M Y [ E ~ o V O '0 ~ [ E R Y LL 01 N N U1 Y N .. W R Y ~ d u Q C C Y N 0 J c A 0 C d U v v o 7 ~- 4 0 N ~+ 0 6 L i 01 m > a t ° t >t oo - ~ o r N 01 d N R W W '~ Y L ]I N d '~ ~n N T Y Ml i L d d N m t ~ a > M C l O -• U Y 9 9 > R N O 01N 01 ¢ 0 Nu ~ N c ~' 3~ . . 0 C U R V ~ O[ r 9 D N t .+ D . O t ~ ~ n I o W N a Y N t S ry U > E L t t 01 ~ ~ ~ 0 3 ~~ d 01 OI U 0{ - LV > J+O1 .. ~. E ma. 71P 0~ i i Ti C ~r C E '~ N t ,H U~ N 3 0 0 Ol E 0 L ~ c B B m O d 0• ~ ~ Ni a m n m m m m Z J) ° ~ r w Nl d P v ma a C ti C C R .r F R T C ~ C V L M R w ti ]I.n w ry L .~ i d 01 Y W m i ~ ~ ~ u +~ F 0 m ~ l C V V V Q W W W A d V „ ry . C w . „ N U W J U W u dt ~ L 3 R R W ry 3 R clna ~za nza N Q Q I I I I I ?~ p I I L~ I I O] P B .w v C m N ~ d R V D ~ u N Q c G N O ~+ +• U d t N am al Q d I 0 L I L I y ti U t I 3 C 0 I P E ~ I 01 I O 01 ~ I C 0 w I R 9 / 0 I O N N L L I N 0 0 I N C piw I W a I w r m u v I ro rn 9 I •. C L 01 ~ I U 0 U P N I O E R L 0 CI I N U 3~ t u I ¢ 7 L U N I V L N Q N I L Y 01 W I L L c C t I m u u 0 m R I N 2 ~ tt¢ w V U j U y N L N I C O W C C 3 N I F w W 3 ~ D y C ti N T W W I ~ n 16 ~t > U 1 U «w°i i i a. 16 N t I N E L ~p pi W I ]I U d C N 1 L L a• V pl n I O O i-+ C U Y n I Y U ~ ~ R C 2 1 C 01 0. 0 ~.. I OI t V N N L U 1 > ~ V 01 O~ 01 I ~ C U U C N E I d t~nv E I V V o n m a u i m a i :i LL n • W I r t f I •• I W N u Ol I L ~ I O I 0 z 1 In n u • • • FIOURE 1. EXISTING NEIONBORNOOD AND COMMUNITY-LEVEL RETAIL CENTERS .` 19TH ST. ~ = < w Z ` J Q UPLAND ~ W z U ` 9 BASELINE B 1 1 . '^ . - V ~ i ' J l \ I I //~~ Ll ~ V i ~l VJ C O I f y W _ ' ~ ARROW 6 W' C p W J of x < z UI m m W ' T T U . s . ` Q I ` ` > ONTARIO 0 t/2 Mf. .O. Commercial identity for one subarea of Foothill is provided • 6y a restaurant cluster. Between the citu's western bountlaru and the railroad underpass are several well V:nown dinner houses which ma4:e important contributions to ci to revenues. These include the Magic Lamp, Sycart~ore Inn, Vince's Spagetts, and China Alley. Certain V:ey intersections along Foothill have not generated pr on~inent commercial uses to date. Southern approaches to Foothill along both Vineyard antl Hellman reamin undeveloped or have a number of older marginal uses occupying key sites. The e::isting business centers in Rancho Cucartio nga tend to De fairly srtiall, providing neighborhoood-level functions. The • average size of the ten retail centers shown on Figure 1 ~s 8.9 acres. The mean size in square footage terms is dust over 81,000 square feet though this is distorted somewhat with the inclusion of Virginia Dare, a large project stsll under construction. More contemporary style neighborhood retail centers are clustered further north along P•aseline Road. The major chain supermarkets and drug stores are rt~ore cort~rt~on- place there than in the Foothill corridor. Fytur e_COmmer c;al_Centers Since Rancho Cucamonga is a rapidly evolving community, nt is lnstru dive to note the nature and distribution of pr o~ects • • ~1. containing either retail or service businesses which rt~ay be added to this area within the ne>:t two-to-three years. Table 4 lists all commercial projects of at least 4.0 acres or 40,000 square feet of building space which were either under construction or formally proposed to the City as of June 1986. Again, we have limited the analysic to developments outside the Industrial Specific Plan area, Those developments now under construction or in the planning stages range tram email specialty centers to the Victoria Gardens Regional Mall. Many will have a direct bearing upon commercial land use potentials for the Specific Plan portion • of Foothill Bpulever tl. Within the plan area itself was oust one center under construction as of June 19Be althougt, tt,e Virginia Dare Business Center, discussed previously lees at the eastern edge of the Specific Plan. The comrt~er cial prouect now under construction is a 45,000 square foot convennence/neighborhood retail project at the northeast cor- ner of Foothill and Rert~pna. f5ee Figure Z). ilt hoer cort~rt~er- cial developrtients underway as of early sumrt~er 1986 prirt~arily are neighborhood or Specialty centers scattered throughout the cl ty. These typically are 1855 than ten acres in site and m..l prirt:ari ly serve resioerts of ~mrt,polate neng Y~bor t,ocds rather than the entire community. Two commercial pr o~ects on the drawing boards wi 1 exert strong W N e 0 0 0 ~m 2P O~ rW u~ z ~> N ~4 .U~ Wq O~V FNu u~ Wu EQ Y: ~6~LL JG Q r} U 1- Y •+ wV O 4 N Y N a 1 ne og i v 0 0 J i 9 0 a 0 i~ 1N c ^ p -. c ~ e • ~ a ~ ~ / g ~ :YO i e cc Y u p p 0 U u p p O~Opln d c • fi ~Yt ' c 1 m 9 ... P m i E -Y •V l U~ 9Y a P MO iC' Y 1Y ~ i 0 9 Y ~ C Y Y 1 U 1 • 9 P E u u a a ' 0 G - C~ j (0 • ^p + C ^p Yclr~ 0 V U ~9 ~P q • Y U 'JI Y ~ a •.190 e • O - `Y U Y O C .. Y C Y a > i ' i i 1 i 0 . . i Y` E f n O- ) c~O~Y ~C ~ e ^ ~ i~ 6 1 C M 1 6 O q 6 0 6 u = ~+ ? i ~ a ri ri ~ ri m ~ n ^ • • a -. - c > r V a r P • n n - n a m n d n ri n Y > O. a o i Y s a • Y a U Y ~ n o ~ ~i g 'w i e n' Y) u ~ ) ) C ~ A Y L ~O Y 4 } N q ~+ Y Y C Y c 9 ~ - ~ Y w i V C ¢ q L C C ~ S 9 V~ i P Y 8 - lL L t YW C L n UC O ' 1 9 1a OWN ~,. g ° i' ' ° m i~ i c . c i e e Y Y< v c Y U+• 1+ V u C• > Y •> R Y> 0 U 0 1 Y> •> w 0 C OS Gu C ~ U; ~ 0 Z ~~~ G. O tl 0 0 ~ L s L L = O 1 U l 1 Ui + 0 0 L U U 0 •+ O O Y u IX = u P~ c y u~ P Z i> 3I e W PZ LYE u u~ 2 ~ u Z ~ W u e DN~ > Y r~ Z A `` 2 5 u g ~' ui p W i Y~ Yl~xl 01 9i t I4 u q W 0~ 4 b cl Ji ll 6i • r 1 L J • 0 0 0 n Z~Z~ O- u~ ~~ r w~c H N u c .g V W V 0 ~ILU ¢a< a ~~ a= ~u O< L 1 p 1 7 ~ r I Clr m I •0 C MP m j • P p[ SOS I p ~D 1 • I l Y90 ~LLY I Y ~CC Y 1 O YU C~ C F ^^ i p 0- c c i • Y j p ]s9 YS ~ c ~ r 0 9 •+I e . . I Y Y • C~ Y 7 1 ~ yI y ~ S i E I O 0 6 r I 6 O P Y ~ C Y x `~+ .w+ i i n I. I o i 1 ~~ n I a ~ i m ~ n= r i • I PN N I I ~ y I 0 A • u i n 1 I I r r I s I J tyy I ~ y 4L I Y S U ` . T ` . < ` Y 00 11 I ~ 1 i I S GS I I I I 1 LL i 1 L I 1 U C I > I 0 1 9 ~ JI O I I 82 LL ' . S ~o ' J , . I I r G L 01 - C S I C i Y Y I Y I U C Y • Y al I i 9 O~ O ~ Y Cu Y4 ~ Y 0 ^ i i e Y i - ° =~ . i oom io ° e U U C ~ ~ 9 Y g I I y ~ P Z• ~y l Z Y LL I I Y 1 I I 1 Z F 1 I I n I I Y C I I c- I i ~ ~ u m FIGURE 2. MAJOR COMMERCIAL PROJECTS UNDER CONSTRUCTION OR PROPOSED Q .` 19TH 9T, s 2 u: ` < 2 C UPLAND ~ _ ~ ~ c ~ ~ I / BASELINE I I . Iry I C ~ I 1 c •~ FOGT NILL O Q /~ `J O G I ` I ' W t ARROW ~i a o ~ W J ~1 x ~I m ' _ ~~. ~T_ ~T. o < x ` c ` < ~ ONTARIO 1/'t •M 1. • • .5. influences on the future of Foothill Boulevard. These are the Victoria Gardens Mall and a comrt~unity-level canter plannetl for the northeastern corner of Foothill and Haven. Victoria Gar- dens, to be constructed on a 100 acre site west of the Devore Freeway / Foothill intersection, is now scheduled to open sn mitl-1989. At that time it will have at least 380,000 square feet of retail floor space, which may er,pand to between 925,000 and 1,200,000 square feet when fully develapetl. The mall will Beverly limit the competitive ability of certain types of retail outlets located elsewhere in Rancho Cucamonga. Speciti tally, it will dominate the general merchandise (depart- ment store), apparel, and specialty goods categories. l~f the • rt~ajor retail categoies, discount general merchandise stores (eg., K-Mart, Rest, Price Club, home furnishings and appliance, hnmc clarirnnira n:a.n~m• ~_,._. t ~.: ..... ...~ „ .. __. _, _,,._ _... _.__ ... .:c _c ..ly operated clothing outlets will be able to find strong marV:et support outside the mall vicinity. Some of those rt~erchan dice lines will he li{:ely candi dztes for z comrtiunity-level retail center now in the conceptual stages by Western Properties, a subsidiary of Lewis Homes. That will appear on z 57 acre site fronting on Foothill Roulevard east- eriu from Haven Avenue. Dot?lls of cr~a.t proposal and a t:me- tzble for development have not been publicly wnnounced. Mal :ng site-specific decisions on Nye basis of p opocals for other commercial locat¢ons entails a certain element of risV~. 26. In the first instance, many proposed developrtients will no! becortie operational centers until the early 1990x. Hence, there is uncertainty over competitive timing in the marlet- place. Secondly, it is not uncommon for retail and office proposals to be altered substantially and even withtlrawn by applicants for one reason or another. Size reductions and postponements in construction often occur due to premature announcements, financial climate. or failure of anticipated demand to materialize. In the heady pace of a construction boom similar to that now characterizing Rancho Cucart~onga, events like the above are difficult for rtiany to conceive of. Vet, one Foothill Boulevard e::ample should make the possi- bility very convincing. Lewis Horties had subrt~ittetl plans tar a 91,'200 square foot retai3 center south of Foothill at Hell- man in June 1983. That orooosal rereivoH r, t.. ~ ,~. ,~f.,. that fall and some building perrtii is were issued. Those approvals have now expiretl and a lone Taco Bell restaurant occupies the site. What may happen on that prominent 8.3 acre site and when is still not clear. • That one e;;art~ple and the issues described above untlerscore the types of uncertainty in forecasting future land use and mari et conditions. Short term construction bnpms any rt.ar F,et upswings are typical inputs into efforts to forecast land use futures. Uncertainty, probable delays, and project cY~anges should also be given consideration in forecasts. • . ~7. IV. RETAIL AND SERVICE SECTOR PERFORMANCE Retail and service businesses define the character of the Foothill P~oulevard Corritlor today and will continua to do so in the future. Both the mix and vitality of future businesses rest on two market foundations, local or subregional competn- tion and the nature at consumer support. Therefore, it is instructive to examine retail performance (sales) conditions in Rancho Cucart~onga and the surrounding West Valley cort:rtiuni- ties to identify manor patterns and trends within tt~e city as well as its competitive setting. Seles_Patterns_an d_Trends . Mar6.et conditions and opportunities in the Rancho Cucamonga econort~y may be identified, at least nn part, though analysis of business performance as measured by retail sales statis- tics. The California State Roard of Equalization cortipiles sales data for all cities and counties in the state on a quar- terly basis. Evidence presented here summarizes Rancho Cuca- rtio nga's retail and service sector in relation to that of nenghboring West Valley cgmmunities. The dollar value of total ta::able sales generated by retail outlets in RancY~o Cucamonga and adjacent cities since 1960 is listed in Table 5, It is no secret that Montclair, with its regional mall antl auto dealershnps, is the "main street" ,~ of this area. Total taxable retail sales there curing 1965 n u a a m L a V ~m¢ A I C U 6 ate-. d D ¢ N 1 W I Y1 I P H z Z ~ I ~ E I fll 6 I W V I N J I d mZ i m m U N ~ J I c ~ ¢ I d 0 V1 ¢5 I ~ W ¢ I m . . W K I ~ n W W Z I h I F ¢ I ~ I pt ~ m I ¢ Q I N ? I Z ~ I H I Q J I I V h I P 1 ~ U I j z I I ¢ I I CG I I I I I a I U >, I m 1 n N d o ~ o ~~i I I I I C'J I N MI d I d O ~~ N ~ -+ 1'7 ut i'J ~~J I N I II N I I w ,n m n In ~~ vl o~ In .o n ti r ~ m I '1 M M ~ M CJ 0 Ol P n m v r e d d P •0 S -~ 17 d CJ N N .. M n In a n m I'1 m I'1 t7 « !Y M !'J P N N n n .. In e n m d t s r m CJ MI .. r N N CJ n ^~ N M n ~I •+ N m o H ~ ~ n a A C 0 ~ R Q~ ~ ~ ~ C W N r. 0 ~ E •• E ~ p ~ ~' ~ T 7 'G r s c u ° cr, u ~ ~~rn ~ ur- w m .. m o j m o o v a o n L U L C p L QI M o U V R ry V- U L (n d W N ~ L ~ 4 ry L 7 3 ¢ pl `u 2 W N N ~ L C 0 ti GL W ~ .y ~ ry a ~ N c c mo c r O R V ~j m u rJ .+ •+ 2 •+ V ti v• W ry' w C: O u ~ O L nl tin, W V W c' ~..... +~ N N d. ro ~, N ti a c +. o~~~ w n.u .~ Ti. 0 .r ,CI N 2 0. N V 1-' ¢ W U t O N • . ~9. were just under f 380 million or about one-fourth of the West Valley total. Ontario has begun to challenge that supremacy with the opening of several auto dealerships, home improve- ment outlets, discount general merchandise stores, and a major truck stop. That city now accounts for 40.8 percent of the region's retailing. The commercial sector in Rancho Cu cart~onga typifies that of newly emerging cities. It is dort~inatetl by convenience goods such as groceries, restaurants, and service stations. The average sales per person is low, reflecting limited develop- ment of commercial land uses. Rancho Cucamonga's total sales • in retail stores amounted to f 156 million in 1985. This represents a doubling of sales since the start of the decade. Ta;:ables sales in the city grew at an annual cort~pountl rate of 15.8 percent over the past five years, a level unmatched by any other subregional cortimunity. Still, the absolute dollar amount of retail growth each year on average continues to be lower than in either Montclair or Ontario. Last year Rancho Cucamonga's rtiar l:et share of retailing within the West Valley was 11.E percent. Yet, it housed more than a tourth~ of Me Valley's total residents, creating law average sales per person. For e:: artiple, the per capita (per per sonl ta:;able sales level in the city in 1985 was f 2,225. In neighbortng Upland and Ontario the figures were f 5,012 and s 5,61 respectively. Per capita sales in Montclair a>;ceeded 33. more readily than needs for mare expensive, comparison shopping goods. Despite the limited breadth of retailing and service activitu, taxable sales have grown rapt tlly in the 19805. In fact, retail growth has outpaced rates of bath housing antl pppulation in- crease. ripening of the Rancho Towne Center, ether neighbor- Hood centers, and continued strength of the restaurant trade have been mayor contributors to retail and service gains. The addition of just a few stores can have drartiatic results as Table 7. reveals in the general rt~erchandise and food stare categories. General merchandise sales, whicM1 occur • at such discount stores as K Mart and at tlepartment stores, have increasetl twelve-f oltl in the past five years. Total ....., .. ~,im~ .,~ ., r ~ nnttots more than doubled, rising to nearly f 44 million annually. Today grocery stores are the lead sector in Rancho Cucamonga retailing, providing 28 cents out of every taxable dollar pf total sales. In short, a new Gemco, K Mart or Albertsans dries wonders for meeting the basic shropping needs of local residents. Spa l_es_Leakage_Analys35 A more sustertiatic analysis of the relationship between actual and potential sales levels in the cortimercial sector was con- ducted as part of this baseline economic analysis. The 34. results identity major areas of cgmmer cial strength as well • as pointing to economic developrt,ent opportunities. Net leak- ages of sales potential and net inflows are estirt,a ted on tt,e basis of a demand model which takes into account the simultan- eous effects of population sire, houset,old types, antl incort,e distribution. Tab3e 8. lists the amqunt of net leakage (LJ or surplus from non-local customers !S) for each major commercial land use type. Only one sector, grocery stores, reap a benefit from spending by persons who live elsewhere but shop in Ran ch,o Cucamonga. This net infusion, approximately eleven percent of total food store sales, comes from residents of e>a reme • eastern Upland and from people whose jobs are in Rancho but whose place of residence is in another comrtiunity. OutleaV:ageS of sales potential, however, are tar more wide- spread than are infusions of nonresident dollars. i,ur model estimates a net outflow of sgrt,e f 203 rt,i llion in retail poten- teal for 1925. TY,is e>:ceeds the total volume of sales being generated by businesses in the city. Although the artiount rt~ay appear to be staggering, it should not be alarrtu ng. Voung citaes typically have weal ly develgped comrt~ercial sectors as reknit and service terms cautiously follow residential devel- opment. This same phenomenon was common to rtia ny Orange County cities during the early 1970s. It persists to this day in it vtne, Chino, antl Fontana. • • TAP•LE 6. RETAIL SALES MIX IN RANCHO CUCAMONGA AND WEST VALLEY AREA, 1985 __________________________ ______________ Percent of _____________________ Total Taxable Sales Rancho West Valley Category __________________________ Cucamonga ______________ Subregion _____________________ Apparel 4.3 % 3.9 % General Merchandise 7.0 17.6 Drug Stares ~'.4 1.9 Food Stares 28.3 8.8 Liquor Stores [.3 1.1 Restaurants/Bars iS.2 30.3 Home Furnishings and Appliances 1.6 4.4 Bldg. Materials 10.8 8.6 Auto Dealers and Suppliers 2.9 X1.1 Service Stations 13.0 11.9 Specialty Retail 9. 10.4 ALL CATEGORIE5: 100.0 % 300.0 Source: Calculations by Urban Rese arch Associates tr ort~ State Roar d at Equalizat ion records. 4~ TAILS ]. ntTAn sAL!•s Br IERCINlOt58 urn RANC110 CUCNI0x64 19BF1985 Capquntl taxable Saln in ihaucands 6roeth Rate Gteqory 1988 1982 1984 1983 1988.85 Apparel f 2,J91 f 2,94! { 5,957 { 6,773 27.8 S &nnal Merchandise 696 ?,063 4,678 11,879 61.6 Oruq Btmn 3,241 7,156 7,477 7,677 2.3 Food Stnn 18,521 34,121 10,283 4J,926 18.9 Liquor Stern 7,787 7,137 3,421 3,SA 1.1 Rntwrants/Bars 15,345 18,690 23,795 IB,J79 17.1 Mote Furnishings mtl Appliances 1,467 2,224 2x402 2,370 11.5 Dldq. Matnials 10,581 8,B7J 11,171 16,728 9.b Autq Iealns antl Supplies 2,251 7,761 1,115 4,451 14.6 Service Stations 7,789 16895 17,905 20,260 2I.1 Misc. Aetai] 8,BI1 7,623 1J, 266 14,358 10.7 Total Retail Outlets t 71,6&7 f 118,269 1 110,278 t 155,196 IS,B X Source Gllfornu State Iwrtl o! Egmli:ation anm,d reports, taxable Saln m Glitmnia, coep~led. Calculations 66 yrb+n Research Associaln. • U TAELE 8. ESTIMATED SALES LEAKAGES FROM RANCHG CUCAMONGA RETAIL SECTGR _____________________________________________ 1985 Mar b:et in Millions Leakage or Dertiantl Actual Surplus Potential Sales in Millions Apparel f 18.71 f 6.73 Gen. Merc~antli se 53.97 10.84 Drug Stores 9.60 3.68 Food Stores 39.00 43. 9e Packaged Liquor 4.44 3.57 Restaurants antl Rars 40.30 • Home Furnishings and Applianc@s 17.64 Pldg. Materia3s ,~.8. 08 Auto Dealers and Suppliers 66.53 Service Stations 40.51 Specialty Retail 39.98 s 8.34 2.53 16.73 4.54 ~0.~6 14.36 t 11.98 L 41.13 L 5. 9~ L 4.9~ 5 .87 L 11.96 L 15.13 L 11.35 L 61.97 L 20. ~5 L G5. 6 L ALL RETAIL STGRES fin millions) f 356.74 ; 155.50 t 201.4 _____________________________________________________________ Source: Dert~and modelling by Urban Research Associates. Actual sales tig ur@s from l~]iforn3a grace poartl of Equa7t..anon. .~ 36. • Highest amounts of sales leakages are in the autortioti ve and the general merchandise categories. These two activities alone comprise half of the annual leakage in dollar ter rtes. While Rancho Cucamonga's commercial sector is e::panding in many positive ways, the persistence of sizeable leakages of retail potential present an econ ortiic developrt~ent challenge as well as an opportunity for both the city and Foothill corridor. General merchandise (department and discount store] sales, apparel, and specialty retailing in southern California are concentrated in regional shopping centers. Given the preert~i Hence of the Montclair Plaza and planned developrtient of the Victoria Gardens mall in eastern Rancho Cucartionga, it • will be difficult for same businesses along Footh~i 11 to com- pete effectively in the tM1ree retail categories noted above. However, discount centers and indepentlently operated apparel stores will find marV:~et support frort~ neighborhoods adjacent to th,e Foothill cprridor. In particular, stores si rtii lar to Pest Products, Target, Marshalls, pr Ross Clothing represent a general mercY~andise or apparel retail niche which would not compete directly with. the e::isting or proposed regional rt~alls. Moreover, thie site of larger sites along Foothill coultl easily accomrt~c date theses Types of businesses. Determining the suitability of a particular tirrt~ at a spec¢tvc location would necessitate a detailed market analysVS, a tasl which is beyond . t1~e scope of this research progrart~. • 37. Recapture of the automotive potential is yet another land use and economic development challenge. Designation of a site in eastern Crn tario for an auto dealer mall and the absence of freeway visibility for most of the Foothill Cor- ridor rule out major inroads into the Auto 6a1e5 subsector. A possible exception may be the Etiwanda segment of the corri dory however, this rertia ins a rt~arginal location whose potential will become clearer as the pace of rest oential development in Victoria ono western Fontana becort~es estab- lishe d. Auto 'after sales' activities, including tire sales and automotive services, presently are underdeveloped in Rancho antl represent a fiscally lucrative market opportunity. • In generals land use directions for the Foothill Corridor should 6e geared to stert~ the tide of retail sales leakage while complimenting rather than competing with, the proposed regional mall and its ancillary cortirtiercial uses. 3B. • V. DEMOGRAPHIC SUPPORT AND FORECASTS Nonresitlentiai land use in the Foothill P~oulevard corridor totlay and in the future will derive its principal support from residents of nearby neighborhoods. lane must consider various demographic and socioeconomic factors inclutlinq total popula- tion, household si:e, household type, and income distribution patterns in estimating commercial land use potentials. Thee workers in the business antl intlustrial parks of southeastern Rancho Cucart~onga also impact commercial development potentials but tt~e it influence is restricted to a fairly narrow range of goods and services. This section will consider tour topics germaine to an under- • standing et future economic development in the Specific Plan area. These are recent population and household growth trends, population characteristics, growth forecasts, and tt~e general land use implications of those forecasts. Populatian_and_Household_Growth Since the start of this decade, Rancho Cucamonga has been one of the two rt~ost promsnent growth centers in San P•ernardino County. In absolute terms it ranV.a second behind th,e City of Ontario. Poth cities have atltled an average of rtrore than 3,000 new residents annually as indicated in Table 9. E;:pressetl in percentage terrt~s, Ranchio is growing at a pace which is about one and a half times that of the county as a whol,. Generally • • Q l7 Z J V ~ u .~. iE UL PQU ~~~ W am ~°zz K U rh za F A Q Z 7 a a m Y ~0: N 1 m ~ I I ^ h 1'1 P m m i'J ? I~~ i h ul m P m m I c m ` o f °' ~' '° ri ri ri c I aPaL I 1 ~• U' I N N I ~0 m FI h ul m N I E > ~ I CJ Vl FI .t m 1 h I +~ Q C 0 N ,0 m d m V1 J I L 14 Z I I A L 1 17 .. N h .~ h I d V 1 t'1 I d I I I O I I d I 8 9 I r m a m m m I m v i i V I N C R~ I ~ P MI VI m ~U m 1 R ti I h s In N In I .. I F I n I c 1 L 0 I -. I 0 « ~ I y I T I I ~. n ~ e e m m ~ .n u i m m m i a m P I m P vi P h P i ~ 1 D "] .~ O m I N 1 N P V t m I ry ry P I Y I O I i ~ h" I I UI 1 I m In m m h m i v V J .. J] m ~0 m 1 L m I G P I V1 m~ h N m h V1 I 0 6.~ I h J I'1 N m J P I ~ m I I ry I I d d I I L u I I m i w m I T I c a I E C I p7 LL 0 d I F V 1 . w L I u L i ~ 0 Q I 7 L ry 1 I V F I L I ry 16 p L I 0 I 0 C V d JI v i c 0 m u i [ o'. « i u JI I U C w Y ry ry C L Y i R " o o c ` c n m o i o V 1 R V LL E O ~ m V I m 40. growth rates of 7.0 percent per year are consitlered very • robust. Population growth rates in the five to si:: percent magnitude now being achieved in Rancho Cucart~onga and Fontana are rarelu sustained far rt~ore than a deco tle. Therefore, we can e::pect to see swings toward slower growth interspersed wi thiin a larger picture of long Term gain. Of equal interest as a commercial development consitleration is the tact that so many of the city's residents are relative newcort~ers. As of this writing, one-fourth of the RanUm Cuca- monga population has arrived since 1980. By the end of the decade, the proportion may e::ceed forty percent. This is of interest as newcomers have shopping habits which are not in- grained and readily adaptable to new shopping alternatives and . mart~eting strategies. In addition, those newer households invest heavily in furnishing their names and in uporadinq the e>;terior areas. An alternative method of describing trends is to consider increases in tt~e number of households. After all, it is the household, not the individual, which is tf~e basic consurt~p tz on unit in growing urban centers. At the beginning of 1986 there were about «,660 households in Rancho Cucamonga. That f ig~~,~e is unmatcf•ed by any of the surrounding communities save for Ontario. At the start of the decatle Rancho hatl fewer than 17,000 households, a smaller nurtiber than Upland. Rancho Cucamonga has been adtling an average of nearlu 990 • • 41. households per year to its consumer base in the 1980s. Con- sidering the fact that a majority are in the early stage of the tami7y life cycle, this bodes well for retail and service business prospects. Detaileg_Papulation_Characteristg cs Table 10 surt~rt~arizes tletailetl socio-econort~ic protiles for the primary tratle area pertinent to Foothill Roulevartl with cortiparative data for the citu and the West Valley subregion. Income comparisons are provided in Table 11. Population counts, housing unit estimates, and income statistics reflect 1986 conditions or latest available estimates. • The Prirt~ary Trade Area for the Specific Plan extends roughly three-fourths of a rtii le north and south fr ort~ Foothill Roule- yard as shown in Fioure 3. That Anf inns tho ratrhmnnf ~.o~ for some 60 percent of the consumers who regularly patronize retail and service firms along Foothill. A Secon dory Trade area, which includes neighiborhoods to 19th. Street and portions of eastern Uplantl and Ontario, has been tlef ~~ed to illustrate the place of residence far an additional 20-~0 percent of the corridor's business support base. A~ of January 1990, the Prirt~ary Trade area enc,rcted a P^p!~i?- Lion of an estirt~a tetl :6,_00 persons, who resided in over 8,400 housefolds. This was slag t~tly rt~ore than one-third of the total of Rancho Lucart~onga. The trade area continues to gain TARIE 10. • COMPARATIVE DEMOGRAPHIC PROFILES FOOTHILL CORRIDOR, RANCHO ___________________________________ CUCAMONGA AND _______________ REFERENCE AREA ______ _____ _ ___ ____ Foothill P.1 vd. __ _ City of __ West Indicator primary Rancnp Valley ________ _______________________ Trade qre• _ _ __ Cucamonga _ Subregion _ ___ Population __ _____ ____ _____ _________ __________ 1986 Estimated Total _6,::00 73,842 266,240 1980 Total 21,700 55,253 191.718 3986 Estimated HOUSenoltls 8,4:,5 2,664 ~ 87,462 Persons Per Household 3. :1 3.25 3.31 Aqe antl Ethnicity Metlian Aqe 26.2 26.6 ]7.4 Percent Under Aqe 18 35.3 35.6 3..4 Percent Over Age SS 10.7 10.3 14.0 Percent Non-Hispanic White 45.1 70.3 65.2 Percent Hispanic 42.9 16.7 20.2 Employment Total 9,571 '24,943 87,528 Emplpyres Prr Houtrholtl 1.14 1.47 1.36 White Collar Workers: Prof. antl Technical (:C) 13.8 IS.4 14.2 Managerial and Proprietor (7.) 12.4 13.7 S1.S • Clerical and Bales (Y.1 28.1 28.8 28.E Craftsrt~en antl Operatives 28.1 26.6 28.5 Mousing R.~ren• .n nne-unit Structures 41.0 78.3 69.3 Percent Owner Occupirtl (1980) 79.0 79.8 eb..f Percent Ruilt Bsnce 1980 24.5 37.0 34.9 Notes: Ag r, Ethnicity. and Employment tigures are 1980 conditions. All other data retlect 1986 •stamates. Ert~p loyment data ar• by place of rest dente, npt place of work. Sources: 1980 U. S. Census of Population antl Housing antl Ca L tornia State Department of finance. Percentage calculations by Urban Research Associates. • • FIOURE 3. PRIMARY AND SECONDARY TRADE AREA8 fOOTNILL BOULEVARD CORRIDOR • 0 7/Z M1. 1 ~ PRIMARY TRADE AREA ~~..~~ SECONDARY TRADE AREA ~1~/~lil~ 44. in population, though not as dramatically as northern or • eastern areas of the city. Slig Y,t signals of maturity are becoming evident in th,e Primary Trade Area. Its nurt,ber of persons per household is lower than th,e figure for the City and the West Valley as a whole. There is a substantially higher proportion of Hispanic residents than is typical citywide. Moreover, there are slightly fewer workers per household on an average. Multifamily housing also is more widespread in the Pr irtrary Trade Area. New apart- ments and contlominium projects will becortre rtrore characteristic of this area in the future as infill sites become developed. Th,e occupational rtri>; and lower-than-average nurtrber of worV;ers • per household in the Primary Trade Area yield a lower ~ncor,e profile than that found overall in the city. Accor dinq to late-IYtlb income es ri rt,a tes prepared by Urban Decision Systert,s, the median Yousehold income for the area was f ::9,363. For Rancho Cucamonga last year it was E 3,657. TY,is rt,eans that half of all households had incomes above antl halt had incomes below tYmse amounts. Th,e trade area figure is 89.9 percent of tY,e rtredian for the city but 4.3 percent above the rtredlan tar tt,e Wett 'Jolley (Table I1). During 1985, 40.4 percent of Pr irt,aru Tratle Area househ,o3ds had grpss inco!rres of _~.n der f ~5, 000q the cort,parable figure for the caty was 33.0 percent. New, owner-ocw pied hous>.ng options have substantially raised the nurt,ber of higher incart,e Y,auseholds livnng in Rancho • • TAP•LE I1. ESTIMATED INCOME PROFILES FOOTHILL CORRIDOR AND REFERENCE AREAS, 1985 _____________________________ _________________ Foothill Rlvd. ___________ City of __________ West Primary Rancho Valley Item _____________________________ Trade Area _________________ Cucamonga ___________ Subregion __________ Aggregate Income in Millions f 273.7 f 769.7 f 2483.4 Median Household Income f 29,363. f 32,657. f 28,146. Per Capita Income f 10,448. f 11,223. f 10,553. Percent of Household Incomes: Relow f 15,000 19.9 % 15.7 % 23.0 '!. f 15,000 - f 19,999 9.6 7.8 9.9 f 20,000 - f 24,999 10.9 9.5 10.3 f 25.000 - f 34,999 ..2.1 22.6 20.8 f 35,000 - f 49,999 .2.3 25.4 20.6 f 50,000 and Above 15.2 19.0 15.4 Index: of Primary Trade Area Median to Reference Areas: 89.9 104.3 Source: Urban Decision Systems, Inc. uptlate frorti 1980 census records and Urban Research Associates distri butlon estlrt~a tes. ;~ 46. • Cucart~onga. While these tend to be dispersetl away trort~ the Foothill corridor, there is a strong base of consurt~er support for additional retail and service business in the city's older southwestern section. Forecasts_ang_Lan d_Use_ImQlicatigns Estimating future retail, service, and office lend require- ments for a city involves a number of assumptions about total population at some future date for series of dates], the res- idential distribution and densities of that population, and assurt~ptions about consumer spending habits in the future. These are all internal variables, as they depict conditions arising within the city under analysis. One shoultl at least . be cognizant 'ot ewternal variables such as tt~e irt~pacts of large scale commercial developrt~ents in atljacent cities which may cast "rt~arket shadou~=" or certain areas or on selected land use categories. Sn this analysis we wili assume that Rancho Cucamonga is a virtual closed systert~, capable of tapping nearly all of the cort~rt~ercial tlert~antls arising tram its local population base. Further rt~ore, we have tab:en the various housing and population forecasts prepared by the city at face value using them with little or no mod¢fication. Recall trort~ Table 1 in this report that the Foothill Specific • r 1 L J 47. Plan area as of June 1986 contained 124 acres at commercial lantl uses. Equally important was the observation that rt~any of those acres are characterised by low intensity developments5 that is, a low building-to-land area is commonplace. l~utsltle the specific plan corridor are an additional 98 acres of retailing, services, and office land use. (Again this e;:- eludes space in the Industrial Specific Plan area.) In total then Rancho Cucamonga as of this writing contains some 220 acres of commercial development serving its 74,000 current residents. That amount is approximately 12 percent below the present level of need generated by the commer cia7 land use dert~and model developed by Urban Research Associates. In • point of tact, the "un dersu pply" is considerably more acute than suggested as many categories of retailing and office actsvitu have Iimited availabilitU as the sales leakage analysis demonstrated. One way to conaitler forecast commercial land use needs for Rancho Cucamonga as a whole, and for the Foothill Corridor in turn, is to use a 'comparable city' approach. That in- volves a review of the land use allocations made by other prort~i nent mature cities in tho region and comparing their allocations to that in Ranchc Cucamonga. General plan evidence end staff input was obtained for three otter pr ort~inent titres noted far their strong economies. The 48. • ratio of total commercial acres per 1000 residents for those [Sties is ^c tollows:• Anaheim 5.43 Acres per 3000 (37,500 pop. / 1,%90 acres) Fullerton 5.70 Acres per 1000 (1@8,90@ pop. / 6%0 acres) Ontario 7.80 Acres per 1000 (1985 data - 108,100 pop. / 843 ac.) These cities. on average have nearly twice the level of commercial development as Rancho Cucamonga today, a tact which vividly illustrates the contrast between econort~ic rt~a turity end youthful development. It one e:;amines comparisons of zoned acreage a totally • different picture emerges. According to its General Plan Rancho Cucamonga has coned 1,334 acres for retail, service, and office businesses. (That excludes the Industrial Spe- cific Plan area but does include allocations within Victoria, Etiwanda, and Terra Viste.) City planning staff forecasts a year 2010 pcpulation of about 170,400. This thien yieltls 7.83 cort~mercial acres per 1000 residents when the city is fu11u developed. Respective buildout values for the three reference cities are Anahei rt. - 5.36, Fullerto^. - 5._3, and Gntariu - 7.39. These three cities, wither tc day cr :n the ______ _______________ + Input data for Anaheim did not inclutle Disneyland antl AnaYre in. Stadiurti. Also, the Ontario airport was not cnuntetl as a cort~rt~erc:al land use in calculation for • the city of Ontario. • 49. \, near future, are expected to have achievetl their peak popu- lotions and land use maturity. Hence, they are valid analogues tar Rancho Cucamonga. The evidence then strongly suggests that Rancho Cucamonga has an unrealistically high allocation bf cort~mercially tined land for its Puture neetls, even taking into account the drawing power of the planned Victoria Gardens regional mall. Designated commercial lantl use, if more con- sistent with market comparables, shoultl be in the range of 890 to 985 total acres. Ambitious commercial zoning not only leads to false expectations about the potential of Vacant fringe lands but also can lead to disuse and leapfrogging in older areas as we are now witnessing in the western Foothill corridor segrt~en t. ;;,~ C;;y•p ~~~.;~±.., ataft has adopted the following population forecasts for the comrtiunity antl its rtia~or residential areas covered 6y previous specific plans: City of Rancho Cucart~onga: 1990 93,000 1993 110,000 2000 127,900 2010 170,400 8uildout Populations: Terra Vnsta 18,480 Victoria ::0,030 Etiwanda 16,800 Forecasts for smaller units of geographic analysis have been prepared at the census tract level for the year 2000 but not for other dates. Microlavel estirt~a tes are also available £~ 50. from the City's development/fiscal monitoring system. Those source materials can then be used as building blocb:s to arrive at forecast populations for the Primary Tr atle Area pertinent to the the Foothill Specific Plan. In turn, the comrtier cial land use potentials then are tlerivative of those forecasts and assumptions about consumer capture rates. Readers should note that the Primary Trade Area is sort~ewhat elastic on its eastern rt~argins. That is. it embraces rt~ost of the Terra Vista planned community antl the southerly por- lion of Etiwanda. • Within five years the Pr irt~ary Trade Area will have a popula- ti on base of 34,400 persons. Indreases largely result frort~ . i nfill developments in Cucart~onga and from the flr st thirtl of residential tlevelopnient in Terra Vista. The trade area's population will climb to 42,850 by 1996 and reach perhaps as high as 52,600 in the year [003. Continued development of Terra Vista and cortipletion of hones between Miller Avenue antl Baseline in Victoria Lakes will cantrtbute the lion's share of the incrert~ent during the 1990s. The anticipated range of household types, liV^ely household in romp dtsiributlon, and a cpntinuation of present pa~~erns of consumer tastes were used as to puts into Urban Resear ct. Associates' cort~merc¢al lantl use potential rtio del. Application • 51. • of the motlel resultetl in the following cort~rtiercial land use requirements for the Foothill Primary Trade Area: 1991 13B Acres 1996 172 2001 220 The above land use 'needs' are for the entire length of Foothill through Rancho Cucamonga, with The irt~portant e;:cep- lion of the regional rt~all site and adjacent regionally-related of Lice and service area. Cur analysis assumes that major retail and office complexes under development and proposed for the Foothill-Haven intersection will meet a substantial portion of this forecast commercial demand. In sum, the westernmost segments at Foothill can support atltlitional com- • mercial land w6es but only to a modest degree as the geographic balance of future demand will shift in favor of more easterly sites. APPENDI% COMMERCIAL AND SE RVSCE LAND USE CATEGC+RIES Rl dg__Materials__& Hardware Lumber and Building Mat'ls Specialty Home Improverz~ent ,Hardware General_Mer ~rhan C_ge Department Stcres Discount Stores Variety Stores Other General Merch. Fog~_Stores Superman kets Convenience Markets Meat antl Fieh Markets Other Specialty Faods Automotive New & Used Auto Dealers Auto Tire, Mutt, & Access. Service Stations Cp~c:.,: iy Vri+icies Other quiomotive Sales Apparel_Group Men's & Roys' Clothing Women's Reatly-to-Wear Wortien's Specialty & Access. Chiltlr en's Wear Farz~i ly Clothing Shoe Stores Other Specialty Apparel Continued . Homg_Furnish_ngs Furniture & Furnish. Household Appliances T.V. 6 Electronics Other Home Furn. Restaurant_Group Restaurants Fast Faotl Donut Shops Bars & Clubs Seegialty_Re tail Pkg d. Liqucr Antique & Sec. Hand Bovk d Stationery . Sporting Goods Farm_&_GaCdeD_Suppl_ Jewelry Florists Camera & Photo Gitts Other Specia:tu Retail Finangia~_an d_Rea~_ggi._Sery_ Cort~mer cial Panks Savings & Loan Rr ok:erage Ottices Insurance Real Estate & Rel. Other Financial Ser. • APPENDIX COMMERCIAL AND SERVICE LAND USE CATEGCrR IES Personal Ser yiEes Travel Agencies Laundry & Dry Clean. Photo Stutlios Reality & Earlier Other Personal Ser. Pus;ncss_an d_Protessiona7_5er vices Advertising Consumer Credit Reporting Photocopy and Duplic. SAOps Housing antl Euilding Mgmt Services Employment Service Legal Service Architecture & Engineer. Ser. Accounting and Rookkeepin9 ~lther Eueiness and Prot. Ser. Repair_Ser v_ic_gz • Automotive Repair Electrical Equip. Repair Other Repair Services Health_SeryiyR[, v n~~.:.:.,..a• rrs s:.es Dental Ciffices Medical Laboratories Metlical Clinics Uther Medical Services C_ul turalx_Ent.ertaini_d_Re crga~ton_Seryices Motion Picture Theaters Drive-in Movies Skating Facilities Health Clubs Other Commercial Entert & Rec. • • Appendix C DKS Associates Traffic Analysis 0 1.0 INTRODUCTION This section documerh:s the results of the analysis conducted by DKS Asso- ciates to quantify existing traffic conditions along the Foothill Bouleva rd Corridor. 2.0 EXISTING COIDITIONS Existing traffic activity was determined by monitor!ng existing weekday PM peak hour traffic volumes at the intersections to De and lyzetl. Sixteen intersections were chosen by The City of Rancho Cucamonga Traffic Engineering and City Planning Departments for detailed analysis. These are illustrated in Figure 1. 2.1 SIGNALIZED INTERSECTIONS The concept of Level of Service (LOS) is utilized to describe traffic performance at intersections. An anticipated lOS is an objective measure of average operating conditions (vehicular delay) during a given period, typically the peak hour. Service levels range from "A" through "F", with • each level defined Dy a range of possible volume to capacity ratios, and suDSequerd. associated vehicular delays. Conditions "A", "B", and "C" are considered good operating conditions with only minor delays being experienced by motorists. Level of Service "D", typically considered acceptable in urban peak conditions, is the historically accepted standard for planning and design of transportation facilities. level of Service "C" ~~yi e,ems crarn c operations at or near capacity and LOS "F" represents jammed conditions. Table 1 summarizes the general concepts for Levels of Service at intersections. Table 2 summarizes existing operating conditions of each of the signalized intersections identified for the focused analysis. Two of the existing signalized ire erseatons chosen for review currently operate at LOS "A" tlu ri ng PM peak periods indicating ample capacity at these locations. These intersections are Haven gvenue at Foothill Bouleva rtl and Etiwanda Avenue at Foothill Boulevard. The area surrounding these inter- sections is just experiencing developmerK (Maven Avenue) or largely undeveloped (Etiwanda Avenue). One intersection (Vineyard Avenue and Foothill Boulevard) currently operates at LOS "B", during PM peak periods wni le Chree intersections operate at LOS "C" or worse durf ng PM peak periods. These are: Vineyar4 Avenue at Foot ni 11 Boulevard ("D") Hellman Avenue at Foot hf 11 Boulevard ("C"), and Archibald Avenue at Foothill Boulevard ("D"j -1- ~r .~ V h T ~ a a 7 u z ~ \ c \ LL = z 2 ~ ~ ~ rr ' ~ L U 1 ~ LL~ '. 11 G S N E yy Q F M1' ~ 1~ ~ ~; y ~ .: •~ ~, f ) ~~ ' ~, -- -- - - .~., a \ Y __ _ d s l ~~ W ~ i f ~ . ___ _ __ I ~, 1_ _`_ w. ~ Y 1 ~ ~~ ~` \~\~ ' ~ I < I i ~ 6 2~~` s ~. y ~ ~ Y c tiva~ r_ _ _.' ^ 9 pp «,.... • - .... ~ ... T=..a~ ' .near ~~w 4 . ~• 1 CJ • u • TABLE 1 LEVEL OF SERVICE INTERPRETATI ON Level of Delay Range Volulm to Service Oesc ri ption (Sec, per Ca acit y Vehicle) Ratio A Excellent operation, All approaches to 0-16 0- 59 the intersection appear quite open, . turning movements are easily made, and nearly all drivers find freedom of operation. B Very good operation. Many drivers 16-22 60- 69 begin to feel somewhat restricted within , , platoons of vehicles, This represerKs stable flow. An approach to an intersec- tion may occasionally De fully utilized and traffic queues start to form. C Good operation, Occa sional)y drivers 22-28 ,70-,79 ~ may have to wait more Loan 60 seconds, • and back-ups may develop behind turning vehicles. Most drivers feel somewhat restricted. D Fair operation. Cars are sometimes n A nnn~.n •n . a• 28-35 .80-.89 _ ~ IINIC ,. IIY II UU lel. ulln! during short peaks, There are no long- standing traffic queues. This level is ~pically associated wed esign practice for peak-peno~-' E Poor operation. Some long-standing 35-40 90-1 00 vehicular queues develop on critical , , approacnes to intersections, Delays may De up to several mi rlut es. F Forced flow, Represents janmed condi- 4U or Over 1.00 Lions, Backups from locations down- more stream or on the cross street may restrict or prevent movement of vehicles out of ene i.nt a rsecti on approach lanes; therefore, volumes carried are not predictable. Potential for stop and go type traffic flow. Source: Based on National Academy of Sciences, Hi ghway Capacity Manual 1965 and the update of the manual. , -3- TABLE 2 • PM PEAK HOUR LEVELS OF SERVICE AT EXISTING SIGNALIZED INTERSECTlONS* Intersection V/C LOS Grove at Foothill Blvd. ,63 8 Vineyard at Foothill Blvd. .83 D Nelman at Foothill Blvd. .71 C Archibald at Foothill Blvd. .80 D Maven at Foothill Blvd. .50 A Eti wa nda at Foothill Blvd. .52 A *30 of the 16 intersections identified for the focused analysis are cur reiK ly unsignalized or do not yet exist. 2.2 UNSIGNALIZED INTERSELTIDNS Unsi gnalized Intersections have different operating characteristics than • signalized intersections as only certain movements are subject to restric- tions. Level of Service criteria far unsignalized intersections are stated in general terms, are related to subjective delay ranges, and are typically reported as the operating conditions of the worst case movement rather t non average delay, As such, LOS estimates for unsignalized intersections can be misleading as they tvoi calls .o oq~. t.^.e op: uL'i~y cu~~ulLiuns or miiy the minor vehicle movements, while the major traffic movements operate at or near free flow conditions. Table 3 provides a description of the LOS concepts for unsignalized intersections and Table 4 summarizes the results of applying these general concepts to existing unsignalized inter- sections that were targeted for evaluation in this work. These results are as expected, Though Level of Service estimates for these int erseccions range from "D" Lo "E", these esti mdt es are based on the worst case approach movement, as noted above, which is a 5ma 11 propor- tton of the total traffic through the intersection. In most cases east- west through traffic, the majority of the traffic using each intersection, operates at free flow conditions. Foothill Boulevard is currently the most intensely developed corridor in the city. Existing commercial development is mos*_ aerse in the western portion of the Fooc Hill Bouleva ra Corridor from Vineyard Avenue and to just east of Archibald Avenue. Existing development in the City of Up Land, which lies just west of Rancho Cucamonga, also contributes significantly to traffic along the western end of Foothill Boulevard. • -4- • TABLE 3 LEVEL OF SERVICE CRITERIA FOR UNSIGNAL[ZED INTERSECT IDNS LOS Expected Delay to Minor street A Little or no delay B Short traffic delays C Average traffic delays D Long traffic delays E Very long traffic delays F Very long traffic delays Snu rte: Highway Capacity Manual, 1985. TABLE 4 • LEVEL OF SERVICE ESTIMATES FOR EXISTING UNSIGNALIZED INTERSECTIONI tnt e.cart inn LO52 Horst Case Redht 11 at Foothill E Minor throw ghs and lefts from Retlhi 11 t0 Foothill Lion at Foothill E Minor throughs and lefts from Lion to Foothill Helms at F oothill E Minor left (NB) from Helms to Foothill Malachite at Foothill E Minor left (Ne) from Malachite to Foothill Ramona at Foothill E Minor throw ghs and lefts from Ramona to Foothill Turner at Foothill F Minor through and left (NB) from Turner to Foot ni 11 Center at Foothill D Minor left (SB) from Center to Foothill Rochester at Foothill D Minor throw qhs and lefts from Rochester to Foothill IV/C ratios are not applicable for unsi gnali zed intersections. ZLDS reported is far worst case approach. - 5 - 2.3 ROADWAY CAPACITIES . Roadway capacity analysis was perfo ~~ed to assess in general terms the ability of Foothill Boulevard to accommodate potential long-range future traffic levels. However, intersections are the Dot tlenecks of traffic flow and the ability of Foothill Boulevard to carry more traffic is there- fore constrained at its intersections. Generally, level of Service "D" is considered as the minimum acceptable standard for peak period traffic conditions on City streets. This level of traffic operation is commonly accepted for traffic planning in other urbanized comnu nit ies and is the City's present standard. Although it implies congested conditions, these tend to occur only during peak periods and at critical locations along the corridor. At ac her times and places, Levels of Service "A" to "C" would prevail. Hourly capacities were calculated for each mid-block cross-section using the procedures outlined in the 1985 Highway Capacity Manual, modified to reflect typical operating conditions in Rancho Cucamonga. Our analysis indicates that the average operating capacity along Foothill Boulevard west of Haven Avenue is about 4000 vehicles per hour. The current peak hour demand is about 2800 vehicles per hour, indicating a Level of Service "C". East of Haven Avenue average operating capacity is about 4400 vehicles per hour. The current peak hour demand for Lois section is only about 1800 vehicles per hour, indicating Level of Service "A" for this portion of the • corridor. While tnese estimates of capacity indicate additional carrying capacity along Foothill Boulevard, it is important to remember, as mentioned above, that signalized intersections control "through" capacity. Therefore, west „p u~y~. .^~•1. nL't _ ._.., - _ y peak yeri uds ere epproacning - up.~u. ~i~g vunu~tiuua uul III poor as the intersections of Vineyard Avenue and Foothill Boulevard and Archibald Avenue and Foothill Boulevard are already at Level of Service "D". East of Haven Avenue there are currently few operational problems as there is very little development and hence little traffic by comparative standards. These findings do not consider any potential mitigation measures such as intersection improvements or enhanced traffic operation controls. These issues will De addressed in the subsequent traffic analyses of this project. 3,0 FUTURE IMPACTS Dki Associates will use its own TRaffic Analysis Computer Suft wa re, TRACS, for examining the traffic impacts of changes in development patterns in the future. TRACS allows the detailed examination of the impacts of future development traffic on roadway facilities in the study area. u - 6 - • Be yinning with the ezi sting traffic information and utilizing the preferred land use alternative as identified Dy the City and the Foothill Boulevard Specific Plan Norking Committee, the TRACS model will be run to forecast tutu re traffic volumes along the corridor. 3.1 TRIP GENERATION In order to forecast future traffic volumes, it is necessary to estimate the number of vehicle trips originating at or destined to a particular development or area. The number of vehicle trips having an origin or destination in the study area varies for each type of development (industrial, commercial, residential, etc.). Trip generation rates appropriate far local conditions have been idermifi ed through a review of other work efforts and consultation with City staff. They are summarized in Table 5. • 7- TABLE 5 VEHICLE TRIP GENERATION RATES FOR PROPOSED DEVELOPMENT TYPESI PM Peak Hour Trip Rat e2 Lana Use Type Oai ly Trip Rat e3 Inbound Outbound Office 10.90 .29 1.50 Industrial Industrial Park 1.00 .19 .59 General Industrial 5.46 ,42 .89 Heavy Industrial 1.5U ,26 .55 Residential Single Family 10.00 .63 ,37 Multi-Family 6.10 .41 .21 Commercial NeighDOrhood 120.00 ,27 3.00 General 40.00 1.35 • 1.35 Community 70.00 1.91 1.91 Negi oval 35.OU 1,53 1.59 '-'Venicie trip generation rates obtained from the "Trip Generation Report," institute of Transportation Engineers, Third Edition, 1982. Pro3 ect ed deve opments an t n p generation rates are aggregated to the zonal level. 2Peak hour rates adjusted to reflect Rancho Cucamonga combined trip experience and regional TSM strategies. Trip rates are per 100u sq. ft .of building area. 3Trip rates are per 1000 sq, ft. of Dui lding area. • _ g • Appendix D Bill Mann & Associates 1'1. ..:.... .... .....~ CI.....~ Annl~inin V~G~IIGy\i QII\/ 1 ~VVV r~~~u~~v~v ~~ DRAINAGR AND FLOOD ANALYSIS POOI~ILL lOULEVARD SPRCIPIC PLAN 1 t CIYY OY RANCHO COCANONGA i July, 1986 BILL MANN 6 ASSOCIA7E5 1816 Coanercenrer Wes[ Suite A San Nernard ino, CA 92608 In Auocier ion With: FO%fA-PUNNING NETf.MRK 10 ~5 N. Rucl id Avenue Q 1C8I30, CA 91762 meLE oe coxreMTs eaxe SECTION I - INTRODUCTION AND PURPOSE OF DRAINAGE ANALYSIS SECTION II - EXISTING CONDITIONS AND DRAINAGE ANALYSIS OF 2 STUDY AREA SECTION III - PROPOSED STORM DRAIN AND FLOOD CONTROL 8 FACILITIES IN THE STUDY AREA SECTION IV - SECTION V - • • • SECTION I - INTRODUCTION AND PURPOSE OF DMINACE ANALYSIS A Specific Plan is being prepared for a po r[ion of the strip area along Foot- hill Boulevard from Grove Avenue [o Eas[ Avenue in the City of Rancho Cucamonga. The plan is being prepared by the Forma and Planning Network planning firms. The area along Foothill Boulevard from Center Avenue [o Interstate IS Freeway is not included. Bill Hann d Associates is providing an analysis of drainage iss uee for the Specific Plan. The drainage analysis includes a discussion of existing ' drainage rood icions and drainage issues within the study area and describes [he proposed storm drain and flood control systems within the study area [o resolve the issues. This analysis primarily u[it fixes the existing storm drain plans and major flood con crol facility plans for [he general area. Storm drain plans and major flood control facility plans have been prepared for [he study area or • are in process of preparation. Each segment of the existing plans aEfecc ing [he Specific Plan study area is A: ..,,vesA .. Aara:1 Cmnlamanral .n format inn has keen nhf wined Frnm the City Engineering Department. SECTION II - EEISTING CONDITIORS ANp DRA=NAOg AHAI,TBIS • A. General Portions of the Specific Plan area are traversed by drainage flows from tribu- tary drainage areas [o the nor ch of Foothill Sou leva rd. There is Ares ently a lack of adequate storm drain fac it is ies that incerce pC drainage flows and conduct [he drainage flows either under Foothill Boulevard or into the major flood control channels. Therefore, drainage Flows are conveyed primarily by major water-carrying scree ts. In several locations, interim calve rt facili- ties have been construe ted under Foothill Boulevard to conduct drainage flows from north [o south. The streets that ac[ as major drainage conveyance syscems are Hellman and Hermosa Avenues, and [o a lesser degree, Archibald Avenue. These locations ace discussed in more detail below. Drainage Flow from the area generally west of Red Hill • in the vicinity of the Sycamore Inn is intercepted by an existing reinforced box culverc (RCB) under Foothill Boulevard. This drainage area is also discussed below. There are other streets north of Foothill Boulevard that also convey drainage flows. However, the drains a flows B carried by these scree [s are relatively insignificant. There are three major flood control channels located within the study area. These are the Cucamonga Creek, Deer Creek and Et iwanda Creek Channels. Cuca- monga Creek Channel [rave ra es [he westerly par[ of [he City and Deer Creek Channel traverses the approximate center of the City. Cucamonga Creek and Deer Creek Channe is are major fac it i[ie8 cons[r uc [ed En nnec by [he O. S. Corps of B~ r=_. E:iwanda Creek Channel is an interim earth channel north of Foot- hill Boulevard and ezis [s as a natural drainage course from Foothill Boulevard south. The existing Etiwanda Creek System and the proposed improvement will 6e discussed in detail below. • 2 • the drainage areas discussed below are categorized as subunits relating to major eater-carrying streets and/or drainage courses affecting the Specific Plan study area.. The same subuni [5 are included in [he overall drainage plans for the general area. 'fhe proposed drainage facilities for [he subunits are discussed in Section ISI. B. Discuss ion of Drainage Subunits 1. Red Bill Area (S~camore Ino) f This area includes Ch ac part of the study area be cween Grove Avenue [o the existing Cucamonga Creek Channel. The area notch of Foothill Boulevard and west of Red Hill, including [he Red Hill Country Club area, drains toward and ac rose the Sycamore Inn property. Drainage flows enter a at orm drain that sea rca under the Syca- more Tnn front entryway and connects to an existing 10'x 6' RCB under • Fooch ill Boulevard. The 10'x 6' RCB outlets flows into a natural drainage course south of Foothill Boulevard. Drainage flows eve n[ua ily outlet onto Baker Scree[ and Arrow Route before entering [he Cucamonga Creek Channel. .,,~ uonaomtntum complex north of the Sycamore Inn drains into [he pipe under the Sycamore inn, Drainage floes from Red Nill drain [o and pond along Foothill Boulevard. The area south of Foothill Boulevard drains in a southeasterly direction by streets and/or overland flow to the Cucamonga - Creek Channel. _ During major storms, the existing storm drains and street gect ions cannot handle the drainage Flows. This situation will be alleviated by the storm drain system proposed for Che general area as development occ ura. The p,opo sea storm drain syat em is disc ua aed in Section III. 7 2. Hlllnan Avenue Area • Hellman Avenue is a major water-tarrying street [ha[ drains a large area north of Foothill Boulevard ac the present time. the area vest of Hellman Avenue and southerly of the PEAR drains in a sou theascer ly direction [o either Hellman Avenue or co the east-west streets and Chen co Hellman Avenue. Additionally, during major storms, drainage flow from norch of the PERR continues along Ne7lman Avenue, crossing the railroad due co the inadequate storm drains norch of the ra iiroad. Consequently, Hellman Avenue becomes a major water-carrying scree[ [hr ough out its length, over- flowing onto adjacent property. The Ci[y has constructed low walls and berms along Neuman Avenue in recent years co attempt to confine flows co the street. Addici onal ly, [he Cicy has constructed culverts under Foothill Boulevard co pass the flows along Hellman Avenue southerly to prevent [he Kist or is al overtopping of Foo[h ill Boulevard. A storm drain vas constructed along Foothill Boule- vard from the Gemco Shopping Center to Che culvert a[ Hellman Avenue and • Foothill Boulevard when [he shopping center was developed. Other flows reach Hellman Avenue by connecting streets, which Eurchec adds [o the drainage Elow on Hellman Avenue. A storm drain is propoa ed along Hellman Avenue from north of San Bernar- dino Avenue to the Cucamonga Creek Channel located to the south. Another storm drain is proposed along Nell man Avenue north of Che PERR which will i n[erce pc drainage flows from the north and conduct the flows south- westerly along the PERR to the Cucamonga Creek Channel. Ontil [he storm drains proposed [o the north on Hellman Avenue and from the study area southerly on Hellman Avenue [o Che Cucamonga Creek Channel are construe ced, the street will remain a major water-carrying street, subjecting the adjacent areas co flocd hazards. Due [o the depth and velocity of flows in [he street during major storms, the scree[ becomes practically unusable. • 4 • The proposed storm drains on Hellman Avenue in [he study area are dis- cussed in Section III. 1. Heraoaa Avenue Area Hermosa Avenue is also a major vac er-carrying scree[ draining a large tributary area north o£ Foothill Boulevard. Hermosa Avenue acts as a drainage ccllec [ion system for many side streets as far north as Banyan Avenue- Ic also serves as an emergency outlet for floes from the A1[a Loma Basins during major storms. Drainage fl ovs on Hermosa Avenue pass under Foo ch ill Boulevard by a combination of cu leer [s on the west and east sides of the street. The drainage flows ton[inue southerly, entering Deer Creek Channel [o the south. Hermosa Avenue becomes a major water-carrying sc reec during sc orm periods • throughout its length, overflowing onto adjacent property. Drainage flows in [he scree[ have overflowed Foothill Boulevard in prior years. The Ci[y has attempted to eliminate or reduce the possibility of over[oDDing Fuot- hill Boulevard by the conseruc Lion of additional culverts under Pooth ill Boulevard. There is an existing storm drain on Church Scree[ that intercepts and conduc ca some drainage floor masterly to the Church S[reec Basin ae Naven Avenue. However, the s[o rm drain does not have the capacity [o in to rcept all the drainage flows from north of Church Scree c. There is also a small - storm drain chat conducts minor drin age flows we s[ of Hermosa Avenue in a sou cherly direction under Foothill Boulevard and through the mobile home park. A storm drain system is proposed along Hermose Avenue to Foothill Boule- vard and then east on Foothill Boulevard co the Deer Creek Channel. The proposed storm drain on Foo [h ill Boulevard will extend westerly to 5 Archibald Avenue. The storm drain system will intercept drainage flows • and conduct the drainage flows to Deer Creek Channel. _ Dn[il the proposed storm drains on Hermosa Avenue and Foothill Boulevard are construe tad, Nermosa Avenue will remain as a eater-carrying street, suhjecting [he areas adj ae enc [o the street to flood hazards. Due to [he depth and velocity of [he flows in the s[re e[ during major storms, the street her onres practically unusable. The proposed storm drains on Hermosa Avenue and Foothill Boulevard are discussed in Section III. 4. Foothill Boulevard emd Eaet Avenue Draioa¢e (exclusive of Eciwanda Creak) The triangular area nor ch of Fooch ill Boulevard south of the Devore Freeway (I-IS) and west of Easc Avenue presently drains in a southerly direr tion. Most of the drainage flows enter Eciwanda Creek just north of • Foothill Boulevard after flowing south on Eas[ Avenue and Beat of Foothill Boulevard. Flows chat cross Foochitl Boulevard enter Eciwanda Creek south of Foothill Boulevard. The area along and adjacent [o Eas[ Avenue north ,,. ..,.~ ue wte Freeway ara ms southerly along East Avenue [o Eciwanda Creek at Fooch ill Boulevard. The proposed storm drain sys[eal'for this portion of [he study area is dis- cussed in Section III. 5. ¢t iwanda Creek (Foothill Boulevard and East Avenue) Eciwanda Creek cuts diagonally ec ro ss the intersection of Foothill Boulevard and Eas[ Avenue in a southwesterly direction. The creek [hen gave aes tl'~a area saurh of k'oo [h ill Boulevard and cioue• ArtoM Route - approximately 850 fee[ Bas[ of E[iwanda Aven ue• Eciwanda Creek axis [s as a rail and wire revel red earth channel north of Foo ch ill Boulevard. Aa is • 6 • passes under Foothill Boulevard in a 25'x 6' bridge, it reverts co a meandering natural drainage course within the City boundary. Eciwanda Creek has a large mountainous, debris-laden watershed. Due to the lack of a channel south of Foothill Boulevard, the creek has in prior years caused damage [o property south of Foothill Boulevard due to erosion, overflow and debris deposition. The area south of Foothill eou levard lying within or adjacent to the over flw area of Et ivanda Creek is subject Co serious flood hazards in the event of a major storm until an adequate channel is provided [o control flood flaws. Figure No. shoes the 1969 flood over flw limics from Etiwanda Creek below Foothill Boulevard. Figure No. shows Eciwanda Creek on a regional scale and shows the existing creek flovpath below Foothill Boulevard. The area south of Foothill Boulevard adjacent to Etiwanda Creek has Deen • mapped as a Flood hazard area by the Federal Emergency Management Agency (FEMA ). The FEMA map is Panel IO of 10 (Flood Ins ur an<e Rate Map) of the Cicy of Rancho Cucamonga. The flood hazard map is included in the Appendix. There is a regional flood control plan [o relocate Etiwanda Creek Channel cast of Hickory Avenue. The E[iwanda Creek Channel plan is diacuesed in Section III. 7 SECTION III - PROPOSED STORM DRAINS AND FLOOD CONTROL FACILITIES • IN TEH 51'UDY AREA A. Ceoeral This section discusses the existing storm drain and flood control plans for the study area and the specific drainage and flood control Fac it is ies planned fcr the area. The proposed facilities are referenced to the discussion on existing conditions described in Section II for comparison purposes. The estimated costs of the necessary drainage and flood control Facilities are discussed in Section IV. The recommended phasing of [he storm drain consCruc- [ion is also discussed in Sec Ciao V. e. Proposed Store Drains and Flood Control Facilit lea ip Studer Area Rad Nill Area (Sycamore Ino) • The City of Rancho Cucamonga Comprehensive Storm Drain Plan has a proposed storm drain sya [em to drain the area north of Foothill Sou levard and vest ^r yca `:...• :ua pro jecc as listed as Proj ec[ No. 2-32 in the master plan and is included in the Appendix for reference. The proposed plan calls for a sc orm drain to intercept drainage floc from the Red Nill Golf Course and condo<t the fl ovs to the existing 10' x 26' RC8 under Foothill Boulevard near [he Sycamore Inn Restaurant. The plan calls for a storm drain south of Foothill Boulevard to Baker Street and Arrov Route and then ea sc on Arrow Rou [e Co [he Cucamonga Creek Channel. The s[o rm drain vould vary in size from a 42-inch RCP [o a 63-inch RCP, '. he storm drain plan Cur this area also calls for a storm dre in in Grove Avenue from app rox imate Ly Arrov Route southerly Co the Santa Fe Railroad and then east on the north side of [he SFRR [o Che Guc amonga Creek 8 • Channel. The proposed storm drain varies in size from a 24-inch RCP [o a 66-inch RCP. Due co [he existence of [he Cucamonga Creek Channel, other storm drains can be con strutted and connected to the channel if necessary [o drain specific areas as development occurs. Refer to [he Appendix for a map showing the schematic location of the storm drains proposed west of the Cucamonga Creek Channel (Project No. 2-J2). The City storm drain policy requires a combined storm drain and street system [o arc ommoda[e a 25-year frequency a[orm. The street system (within top of curbs) is designed [o handle [he difference between a IO-year frequency storm flow and a 25-year frequency storm. Therefore, when [he proposed storm drains are constructed, fhe acorm drain • will ,accommodate all smell storm flaws. During major storms, [he s[reecs will still accommodate some storm flows, but only in excess of [he capa- city of Che storm drain. T. ipiiawn ew~Ytb erect As 'ihdSCated io Sa .~iga II, H,gl1man Avenue collects drainage from as far a ~' agw,g~. ys above [he, PERR during major storm floes. Hellman Avenue becomes - a major water-carrying scree[ all [he way southerly to [he Cucamonga Creek Channel. The- Comprehe na ive Storm Drain Plan calls for a storm drain on Hellman _ Avenue southerly [o the PERR end then southwes to rly along the railroad to the Cucamonga Creek Channel. The sco rm drain when eonstr ue [ed will remove the d: ainagc flows o:igi na:ing in the nar th ern pare of the Cicy [rom Hellman Avenue. ~~ 9 Additionally, Cha storm drain plan calls for a storm drain on Hellman • Avenue from north of San Bernardino Avenue to [he Cucamonga Creek Channel co the south. The sco rm drain will vary in size Er om a 33-inch RCP co a 102-inch RCP. The pipe size in the vicinity of Foothill Boulevard will 6e 60 inches. A storm drain is also proposed on San Bernardino Avenue to intercept drainage floes vest of Hellman Avenue and connect to the proposed storm drain on Hellman Avenue. Ocher st re e[s will drain by surface flow [o Hellman Avenue and the proDOSed sCOrm drain. the area immediately north of Foo ch ill Boulevard will drain east on Foot- hill Boulevard Co Hellman Avenue. The area scu [h of Foothill Boulevard in the vic in icy of Vineyard Avenue will drain couch an Vineyard Avenue [o the Cuc amon pa Creek Channel. Refer co the Appendix for a aiaD showing the sch emat is location of at orm drains proposed in [he vicinity of Foothill Soul evard and Hellman Avenue (Project No. 2-6). • 3. Hermosa Avenue Area As indicated in Sec[ian II, Hermosa Avenue acts as a storm drain con- veyance system for drainage Flow from the area as far north ae Banyan Str Bet. The scree[ becomes a major water-carrying street throughout its length all the vay southerly to [he Deer Creek Channel. The Comprehensive Storm Drain Plan calls for a major storm drain on Hermosa Avenue from above Baseline Avenue [o Foo ch ill you levatd and then east on Foothill Boulevard [o connect co the Deer Creek Channel immediately south of Foothill Boulevard. The proposed storm drain on Foothill Boulevard will extend west from Hermosa Avenue to Archibald Avenue and notch on Archibald Avenue. Lacer als connecting to the storm drain on h'oo[h ill Boulevard will also extend north from Foothill Boulevard on Ramona and Center Avenues. There is an existing 36-inch RCP loco ced north of Foothill Boulevard between Nermosa an6 Ramona Avenues. This 10 • existing tine will be connected to the proposed storm drain an Foo [h ill Boulevard. An additional storm drain is proposed on Church Street to in[ercepe drainage floes on Ramona Avenue. The proposed storm drain on Hermosa Avenue ironed is rely north of Foothill Boulevard will be a 87-inch RCP. The proposed storm drain on Foothill Boulevard vi 11 vary Ln size from a 48-inch RCP to a 144-inch RCP or equivalent RCH. The drainage flow from the area immediately nor [h of Foothill Boulevard from Archibald Avenue co Center Avenue will be intercepted by the proposed Foothill Boulevard storm drain. Floes from the area immed is [ely south of Foothill Boulevard will be intercepted Dy Turner Avenue, [he existing storm drain through the mobile home park, end a proposed storm drain on Archibald Avenue. The drainage flows south of Foothill Boulevard will be conducted to [he Deer Creek Channel. • Refer to the Appendix for a map shoving the schematic location of the storm drains proposed on Hermosa Avenue and Foo [h ill Boulevard (Project No. 2-4) and [he proposed storm drain south of Foothill Sou levard (Project No. 2-7). 4. Poo[hill Boulevard and Eas[ Avenue Drainage (ezclus ive of Eciwanda Creek) East Avenue intercepts drainage flows from a portion of [he area between E[iwanda and East Avenues south of the Devare Freeway (I-IS) and ac [s as an outlet for drainage floes north of the Ere evay. The drainage floes enter [he Eciwanda Creek Channel at Foothill Boulevard. The Etivanda Area S[o rm Drain Plan recommends a stcrm drain on East Avenue E: um Fovthiii tlou levy rd co north of [he freeway. A storm drain is also recommended from East Avenue vest [o Eciwanda Avenue. Additionally, a storm drain lateral is proposed on Miller Avenue. The proposed storm drain system will intercept drainage flows and conduct [he flows to • Etiwanda Creek a[ Foothill Boulevard. The 'area immediately south of Foothill Boulevard will drain either into Etiwanda Creek directly or down Etiwanda Avenue [o Arrow Route and [hen into the creek by a storm drain proposed on Arrow Rou [e. Refer to the Appendix for a schema[ is map showing [he proposed Etiwanda Area Storm Drain Master Plan pertaining [o the study area. Also included with [he maD is the "Development Policies" determining the conditions for developing the area north of Foothill Boulevard. Certain downstream improvements are required before the area can be developed. These conditions are outlined in [he aforementioned policy. 5- Etiwanda Cree4 (Foochill Boulevard and Easc Avenue) As indicated in Section II,B, I, Etiwanda Creek Channel out le [s into a naturel~drainege course immediately south of Foothill Boulevard. The area adjacent to end within Etiwanda Creek south of Foothill Boulevard is • covered by a Floodway Map (FEMA), the FEMA Map and the 1969 flood overflow map are included in [he Appendix. T--!:c rc ... a .~giuuai rcootl control facilities plan adopted by all of the affected agencies that includes Etiwanda Creek. The Day, Etiwanda and San Sevaine Creeks System Drainage Flan was comp laced and accepted by all Che agencies in 1987. The regional flood control facil it iea plan calla for [he combining of Etiwanda Creek and San Sevaine Craek flova et or north of Foo[h ill Boulevard, and the construction of a concrete lined channel for _ [he combined flows from the Devore Freeway southerly. The combined channel would be located within Fl oed Control Diat rict right-of-May between Ilex and Hickory Avenues. The channel would be called San Sevaine Channel south of the De.ore Freeway. p schematic plan Etom the drainage plan i. included in the Appendix for ready reference. C~ 12 Ac such cime as the San Sevaine Channel is construe [ed and the E[iwanda and San Sevaine Creek floes are combined into one system, the flood flws from E[ivanda Creek will be eliminated from [he existing natural drainage course south of Foothill Boulevard, Ddrainage flows in the natural watercourse will [hen be limited to local drainage flows that tan be handled by a storm drain system. AC chat time, [he flood overflow ai[ua- tion and the FEMA Floodway Hap would also be eliminated. Due to the pot encial liab it icy involved, the E[iwande and San Sevaine Creek flows cannot be combi nad until adequate Channel facilities are c onscrut[ed downstream of Foothill Boulevard and/or until adequate flood s corage fac it is ies are constructed to mic igate the effec ca of combining the flows. An in ce rim channel el ong the alignment of [he future combined San Sevaine- Etiwanda Channel is achedu led for construction by the BD Fon cane Meat End Venture development in [he City of Fontana. However, the channel will only handle San Sevaine Creek flows initially due to the aforementioned • pot enciel downstream lia6 it isy. E[iwanda Creek flows will be conducted into the in [e rim channel at Foo ch ill Boulevard a[ such time as the required downstream channel and/or flood storage fac it i[ies are provided. A= '"^!^. otcd ,..,.• .. u~ac cime cne Hood floes in the exis [ing E[iwanda Creek natural drainage course below Foothill Boulevard will be eliminated. A schema[ is plan showing the proposed interim channel is also included in ehe Appendix. IJ APPEND II • (A) Comprehensive Storm Drain Master Plan (L. D. Ring) I. Project No. 2-32 (Sycamore Inn Area) 2. Project No. 2-6 (Ne llman Avenue Area) 7. Project No. 2-4 (Hermosa Avenue Area) 4. Project No. 2-7 (Hermosa Avenue Area) (B) E[iwanda Area Storm Drain Master Plan (East Avenue Area) (C) San Seva ine Channel Plans (ECiwanda Greek at Foo[h ill Boulevard) (D) Flood Overflow Maps 1. !969 Flood Overflow Hap 2. FEMA Floodway Map souch of Fooch ill Boulevard (Etivanda Creek) • ~~ ` ~: ~~ ~ •' ~I ~; I, ~~ 1 ~1 I 1, ~ - ~~M _. ,_ .Il ~ ~ }: - ~.~,:~r ~. ~Fl~ l i , 1 . .- ^ y e: . -.e... d..r ............ i: ....'-s-- s ,... l a 1,~ ~ ~ l f,i: !~: 1 • , r.. ~ i _ - r r....1...7 ..., { ; :.. / °~ I r ~ u~ i ~ ,~ jl / / R /p~ ~J . L ' r~ - .P ~! ~p`r : 'may',+r ~ ~ r.1 VI~~+,~ Y.r N • ~ q'.. r d1 ~J :I~~ i. ~w 'j~11y ~ .•F ,ll .. 1 1• ~GL" J~ .',. r1- .. ~ .:: J}~T1~-• J.I ~i'.!i r is - ` ti 1 i ~;. :i:, t ., 1, I~r .: :-..r, a r .IL' ~ : ~ _ yr„ -, ~ I~ it - Mt.'s ',.•Ifr ~. .S r 1 ~,tn rAli' `"' ',L1, ` S ~ (jai s w, 1'; r: [ ,~w~ i t •„~ •' DC' ~Yb. *' ;=,! Y I} ~. ~:, ".tom -i~K i.;:~'~` C~1'." •\, W .r o-f ~ M r_ b:. r ).. I` ' MII, . _ ' r S • . 'I II I I I` '- J . hl '~ I •'~. 'tr ~. -~~ 1 '~ir~ef - ai'~~i~ F ~! ,, ~I ,•I . { +~~ ~ ~ , eY ,.q •..,,~ 3'. t1~'~f. . ~ •'' M. FFtW.I.~~. t1l t.r ~ ~ j,•.~' ,1~ ). ~WI .\ ~\ 1 Y. n(~~ '~{•/'~ _'.~ ~'~ , i `,`, Yid:". • ~ ~ r..~ .hew. I. ~ ,r,.'.~• ~~= e_ ~ .a.ia " ' ,' alt ~ ~ _ ~ ..w ~ !~ ' ~ .= ~ ~ ~~ ~ { ..~ Si all ..ate ~~~66 :,-''~ _ _.~ .q •.r tti - f . y n ~, LMA17S _ _ I .~ .- .Y ~u' •~I ' ^. CITY OF RANCHO CUCAMON(~ COMPREFENSNE S'NRM DRAIN PLAN - PROJECT N0. 2 - 32 - ~~/'~~ 517 N. Euc11d Menus JUNE o Ont~Cto, CA 1I762 19e1 DRAWING I OF 4 I ~J• r.- ~~-1{ .J r,. '} 1. '~ •~ ,I t{.. ~ ,.. 1 :j• _ Q :I,.~.. art' .i- _ ,-.. Icy "" ~ ~ i+"•~ ~:~:.;...':y~. '_„, ~ ~. s_' _ r ~ •, •, , ~... 1... Z ~-• ~ ; 1 _-~ ._.... - ~ . ,,;.' i 'I ~.._ •~~ a.{ ~IC .. ~ ~r r.r•~I _ ~j 1 ~~'~ / uNn. u 0! 6-~ s . h 79.3%]%\_ _ ~ ~ _ A . _ .... - _~~-t_"'~~^ ~_~ ..__- g_J ' .per..:, :~ 7oi, -- ~,a I ; ~ i V ~ LNd1r5 ~.~'.~ _ ',,T~M~.:.1~. 9 .en ~ t ` , , 1 ,~~j ., .. r yNy~~ ~ .. _ ~. 4i I T ~ ~I / .,..., ,., ~-~ S, ~,,,/ .. .. ..,. ... .. '4u ~. .e~ ' - ~ CITY OF RANCHO CUCAMON(;q CaMPREHENSNE SNRM DRAM PLAN -'~ PROTECT N0.2 - 6 ~,.., ~~cin~ 517 N. Euc11d Avenue duNE . .-: Olte[to, CA 91762 ~!I GNAWING I OF t1~_ ..k. •I ` r.wtI CM1.01' -~--- . , -.~`w 1 1 ~, ' r. S' J ~ I -. r _ __ _ ~ ~ -` Y.0. III I.TO~ ~~ R.[UM~ J ~ ~ vw' _~ . 4.15 - _- -: -- -.. '~° ° ' ~ ~ e ~ i ~ .~ I ~• .~ ~ ~ ~.~-A ~~E • ~'r~w~~~ ~eJ.~. ~4 _y~ - a-o l Ifs , 4r.p.4M ~ ~ ~ - - ~ , r ., '~ as ~ it ~~~ ~ ~.. 'r ~bt+ "-ts' ~` c, EASE LINE AD. • . `. `~ '~r-r' ~ e.:. .' it mn __ I ~41" ~~~ ~ . 4 1 '• ~~~• 1t' ~-~~V `Y'om? ~r<, 1 _.I. .. ~.. ~. - ~'+ .'__. ~tIKCH :!t°`iFjR _ i%1 ..._-...c..,.i!"_..•1 :. y(~,~~{•yj~~~=-.~~.~'B.~ tiW1 ~ • it ina i-:T... Iii2~l.. y ~ ~ r,1'!. ~ ~~ FOO7NILL DLVDI ... .~P~I~r. .. .,._ i CITY OF RANCHO CUCAMONGA CDMPREHENSNE S7DRM DRNN PLJW . n~ PROJECT N0.2 - 4 L"'~~', N Onto 1o,~CAld91162~ » 1 DRAWING 1 OF IT ~~ ` ..TM. ~.. •.I . ~ I. ' . '~' ` ~ ~ ~ • • `_~ __ 700I'9ILL DLYD. w I ~ w_.." •;x~ n,.• ./mar -.~+~ ~ q ;~~ , , .~... r. I i ~~.. i • .. ..K ~ Y7~ • ~ T'-~~ ~ ~~~-- ~ .moo. ~,Y ._ ~- _A' ~ ~ -' ~ s i Ll~ '~-~ .•'~ Y • ..y. .(Kiev ~ ``w..: ~ ~ ~ . .. - • ~ .,,... . W _ _ ~~~~~ 7.• • -~ - ~ ~ ~' o wi~~ ~miG , f zn~ 9ftOen ~ .'.r ........ 7-H +». U ~_ . '1 ~ Q •o -. a 4 ~~ wrw `wo _ •D.D . _. ' ' A : 0.4% ~ o.~ o.~~ .• EDWAY ~.~• M T ~ 'ti' 7-G D Q$, .~ J y .:t~ •2 . ~'• •' ' - ~ ~' :~ af4{6.i i 23 ~a~'m° • A .. _ • i ', t,..!: _ ~:::e _ _c, • • wy I w - ~ .• . S e cf _ VII ~ OF RIMRIf N' VWIMM~7l~ ; _--.~, CJ=_ T _ CpMpREI'ENSIVE S70RM GRAIN PLAN PROJECT N0.2 - 7 . ~A/~~ 517 N. Euclid Arenue ~/~/ Ont~rlo. CA 91762 JUNE g!i OaAWiNG 1 of • ~~ Iii ~~.....~..~__-.~_. ~-_~ e. 1 I I. I 1 I I t ~2.I ._131._:;._ _'• I_.!L \•,~l•9'•~ 1 ~ ; =-3 ; a ~-1 ~~ ~ ~- .i ....._._.i _. _. 1 sa I e.' I 1 .~ 1 _ _~_ _ rs . I ^_ 25 ~ 2-2 I 1 ~ 1 1-1 as • I 2-I Sn I 1 _ _ ~ NS¢hlend Ave. ' _!e! /02" 2i 211 roe' b 1 ~_. /' - •- 1 1 j ~ I 6 GII 1i ,!'/,~ Gaa.M ~ Victoria Str. ~ ls.1 ~ ja- ~" ~ ~ '- ' -'~~ - 1 1$f2 I. s~ S-Z 75su,~ • RxR 1~~~... serf".u-os -'a- I~j ~ Baeeliae Ha. .je.11<:,Sli ~. / .._...._._ 1 _._.__ `_ ~ iu^~+~m 1173 F Fine .K" T2 / ETIWANOA CREEK CHANNEL OAY GREEK CHANNEL F 1 Jwr~ ' ~ - . ~ ~ 1 ~ 1 ~ it r. 7-D wlna c • r ..~..... ~ • _ Rlller AVe. JL{~*• ;1 1_< ~ /r '~ . i i _•. ~ ji17 ao' c fa-i: FUStASA ~ ff~._IlJ~ r 7e1, • ff r-•-- a m v'~ /-a w / "~'r~.. .I ii a~• 7!e ~+ ~ Yooth111 Hlyd. ~.. -.. .- ._ ~-'IBO .. _a .. .. I 1 ® ~ 8~ I ~ a•a. Ea•a1m8e Area eouadar~ Arrow Route i u • /,0- I ~ - - $aina6e Subarea Boundmrs ' '~ - - ~ ~~ '~/~ r ~~ ~ - ~ ~a• Storm $ain Lina ~.L .\ •... •; ~: 1 - cs l• 199 ~+•"~ ~ $almade Area PmDar ~.. •7 1-•-•I ~ , • 1 .,.. ~ 'N Storm A'ain Line Number '•'^•' I.' MDitram Ave. jl, 90' SSte of SLOrn IDmin _- ~-~~ --=-;•a•- r _, 2] Node Number 1`~ ._ • ~: ,.?: •J .. ' 1 ~;,I 1`L axlaAnnA ARHA '.,tom; ..~ ~'.... 1 ..~ ~ 1 -^- y:. .. 1 1 1 il• I ~~ STONm DAMN MASTEp FLAN __f l 1 . ~ ,• ~ ;L~ j `~ IN,WAM$ON'pSCHMID •- •,w t '~ 1 ^• ~ ^•_~' MAY 211985 ., ._ _, CITY RA`lCHO COCA:40NGA - ENGINEERING (7[SION ET [',IANDA ORA7NAGE AREA • i. DEVELOPMENT POLICIES A, GENERAL 1. All projects shall provide an acceptable means of disposing of its drainage to include, but not limited to, easements and facilities from the site to an acceptable outlet facility such as a City street, storm drain, retention basin, etc. 2. All projects shall be protected from upstream flows. A11 structures, both on- and off-site, shall be protected from a Q100. 3. Nhere storm drains are required in the locatf on of a designated master plan line, the master plan line shall be constructed. The installer of the master plan line shall be etigi6le for reimbursement from the future collection of drainage fees paid 6y developments that utilize the tine. 4. All proposals shall be justified by a drainage report prepared under the direction of a Registered Civil Engineer. 5. All subdivisions shall pay drainage fees prior to approval of the Final or Parcel Map. All other projects shall pay the fee prior to the issuance of building permits. The amount of the fee shall • be 51,500 per net acre (exclusive of public dedf cat ions). 6. interim retention basins are not considered an acceptable interim drainage mitigation measure. 7, $ioe le farm lV rociAnrn.._ t0 to' LG,la lr uc led On ex i5t ing paYCels are exempted from the SPECIFIC POL[C1ES FOR INDIVIDUAL AREAS to follow and may be exempted from numbers 3 and 4 above. B. SPECIFIC POLICIES FOR INDIVIDUAL AREAS Area 1: 1-1, Development shalt not occur until those portions of Lines 1-1 and 2-1 are constructed from the project to Victoria Basin. 1-2. Developments are required to participate in needed expansion of Vittorfa Basin and the required inlet and outlet facilities. Area 2: 2-1. Development shall not occur until those portions of the Line 2 system are constructed from the project to Victoria Basin. 2-2. Subject to Policy 1-2. _ 1 Area 3: 3-1. Disposition of flows into Etiwanda Creek will require Fiood• Control District approval and provision of detention at the ,point of discharge or in the Etiwanda Spreading grounds. 3-2. Where development constructs portions of Sunmit Avenue, the storm drain shall be installed. 3-3. The area is subject to severe flood hazards due to breakout of flows from Etiwanda Creek and the Etiwanda Spreading grounds. Any development, including single-family residences, will require extensive flood Drotect icn measures to be designed by the developer's engineer until such time as the upstream debris dam and channel have been Constructed. Area 4• 4-1. Development in this area will be required to improve curb sections on Etiwanda Avenue to insure the water carrying capacity of the street. Area 5• 5-1. Development shall not occur until those portions of the Line 5 and 7 systems are constructed From the Droject to Etiwanda Creek at Foothill Boulevard. Improvement of East Avenue for its entire length to Foothill Boulevard may, if justified, be a • substitute for Line 5-2 and 7-1 construction. 5-2. Development shall not occur unitl easements are obtained and improvements are made to Etiwanda C•~ek from Arrow Route to the Santa Fe Railroad (Line 8-31. Area 6: 6-1. Development shall not occur until those portions of Line 6-1 are constructed from the project to Victoria Basin. 6-2. Subject to Policy 1-2. Area 7• 1-1. Subject to Policies 5-1 and 5-2. Area 8: 8-1. Areas north of the Santa Fe, Rai iroad may be requf red to construct Line 8-2. 8.2. Subject to Polity 5-2, except projects that outlet flows south of the railroad. • 2 II. STORM DRAIN COST ESTI,\1 ATE ETIWANDA DRAINA GE AREA 1-I 34" RCP 1,700 LF @ $ !03.00 $ 140,400.00 66" RCP 1,400 LF @ $ 132.00 c 184 300.00 323,200.00 2-1 102" RCP 2,700 LF @ $ pS.30 = $ 431,930.00 108" RCP 3,800 LF @ $ 189.00 = TIE 200.00 200 1 130.00 , , 2-2 34" RCP 2,530 LF @ $ 108.00 = $ 273,400.00 2-J 48" RCP 1,400 LF @ $ 96.00 $ 174,400.00 3-I 34" RCP 1,700 LF @ $ 104.00 ~ $ 137,600.00 3-2 66" RCP 1,230 LF @ $ 132.00 = $ 163,000.00 73" RCP 1,800 LF @ $ (36.50 = 243 700.00 410,700.00 3-3 66" RCP 1,300 LF @ $ 132.00 = $ 307,b00.00 • S-4 48" RCP 1,300 lF @ $ 96.00 $ 144,000.00 C " ~ S-3 RCP 60 1,300 LF @ $ 120.00 . $ 180.OO0.nn i-b 96" RCP 1,400 LF @ $ 72.00 ~ $ 100,500.00 6-1 48" RCP 700 LF @ $ 96.00 e $ 67,200.00 7-I 90" RCP 2,400 LF @ $ 137.30 $ 773,000.00 96" RCP 2,Y00 LF @ $ 168.00 = 407 200.00 731,200.00 7-2 42" RCP 300 LF @ $ 34.00 = $ 42,000.00 7-7 48" RCP 300 LF @ $ 96.00 = $ 44,000.00 1-4 60" RCP 1,700 LF @ $ 120.00 $ 116,000.00 7-3 90" RCP f,400 LF @ $ 137.30 . $ 220,300.00 ' 96" RCP 1,400 LF @ $ 163.00 275 200.00 415 7 0.00 , 8-1 60" RCP 800 LF @ $ 120.00 . S 96,000.00 .~ 8-2 34" RCP 300 LF @ $ 108.00 = $ 34,000.00 \/ 3423( CE7 OS-20-E3 J n U CITY OF RANCHO CUCAMONGA - ENGINEERING DIVISION DRAINAGE REPORT REQUtREMENTS The report shall contain the fDllowing: 1. A cover page containing: a. The title "ORAtNAGE REPORT". 0. The Droject's City Identification Number - Tract 13650, CUP 86-41, OR 86-36, etc. c. The seal, the expiration date of the license, and the signature of the responsible Registered Civil Engineer Per Section 6735 of the Professional Engineers Act. Also include his/her address and phone number. 2. A written narative explaining the purpose and content of the report. 3. A drawing to scale clearly depicting the proposed Development and related drainage facilities. 4, Hydrology calculations fn conformance with Figure D-6 of the San • Bernardino Lounty Hydrology Manual. 5. Hydraulic calculations justifing all drainage facilities. 6. Sufficient informer ion to define the hydraulic characteristics of all drainage facilities - size, slope, material, etc. 7. Verification that the site is protected from a Q100. 8. Verification that offsite facilities will not be adversely effected by the Development considering a Q100. 9. The identification of any required offsite easements. For subdivisions, all required offsite easements shall be obtained prior to scheduling the project for Planning Commission review. 10. Three copies of the report shall be. submitted directly to the City Engineering Division. 5/19/66 eR0005E0 EiIWa EN)• 1 // " OESR16 OpM 1N0 CH•NNEIi ~ ~ ~ ~ I ~~, e5o wo-~ ., • ~ ~ ~ ~~ _ ~..f, ~ , ~ ~~ I ~ I i I I: ~~ i E P ___ \ III _~ i /,moo ~~ D GROS -_ I SaN SEV•rNE ~ ~ ~, ~ ~/ -~ //~ i RIRTIAL E%CAVaTION 1 i' IANER SaA SEWJNE ~/ BASN. PO0.000 CY I WW - y m I A ' n rn ' -_~~~,y~ vyLTONI• ~ E OLO SW 5~v11NE , ~' • ,N `/ „S CNaNHEI lE%IST) I 1 ~~~~ CON TRU.:T ~ -',; IL'NHLp SEL T I ~ t ,IE-,. .. 1 .... /s \~~ 1 r Y \ r' ... ,r. YP r ETIN•n D• CRN \~\'~ • I ' ~ ANNf ` r PS'~ LHJ!Iti ~ STIXiMRUC ,y a ; I y ' ~; / ^ i GA ~. ' FC m D W 4, ~ rRLrr . ULTMaiE sax sfvAINE / ~~ FO]Ta Ta (v LREE% LH•NNEL '~. ~ - ^ m y n ~O '- $AN $E VAINE' I,.,,,,,,,~. (FNISTI T~' PROJECT _ \ \ \\\ \\\\\\N•, ~\ ~ ~ 2 0 `~ ~ mZTn ~ STREET -~'~,~ --~ 1 I U~ NITERM . , , I ~ .N n ~ tltF ,~ _.. I}` ~CHANJEL ...: 'T.:~ ',' .. ~ 29Dy ~e~tie~iy ~__ _-N ~ I r rn m y ~t 1.. ..~,~ 1 'r ., ~. ~ ~ . 'E' y ~i~,y __ _ . r 1 S CRO•T IMrN ~ ~ V ` •. ' ~ ~- ~~sN Gl WESt ~ NTAN4 - I ' _' ' ~1 CHANNEL, _~,1~_ .. ..--._ 1 - - 1 i :ti~r'. ~ T-'I I .. ___ 1 i ' `r`,I u ~ > m ~ IRE .... '. CrANiE TI ~~ ~~~ ~_.. I - ~ ` I I -: z q ^p ^ 1 ~- ... i Yl ; o m~ i - ~ I 111 1 ~ ~ 1.. ~--~,•: _ 2 N g. 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I _ ~ - ~ ~ ~_. ~i ----ice ~_ +~~'~r~1~~••Y~ I~.'''h ' Yq,eu,.,, ,i IPw .Jb~R4:0. APIROXIMATE SCALE • loco o ~roo lln MATIONAI FIDOD INSURANCE ~ROCRAM FfRM FLOOD INSURANCE RATE MAP CITY OF ` RANCAO CUCAMONGA, CALIFORNIA 3AN BERNARDINO COUNIR. PANEL 10 OF 10 16[! MM IHO! % 1011 IAN+L+ NOT MINT[OI COMMUNITY•PANEL NUMBER 060611 0010 A EFFEGTIYE OATE: SEPTEMBER 5,1984 Federal Eme1{ency M+n+~emenl ARen., _'~' IOO~MILL •LVD _ ___._ _ _ I Q W ~ I T. 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