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HomeMy WebLinkAbout1991/01/10 - Agenda Packet t ' 'AGENDA""JANUARY"I �.;��.� � _; `� �. w 0 a S. 'i, i -� � {. { k i s } 1 G�yCn11gi7N CITY OF , RANCHO CL'CAMONGA 0 0 PLAI\TNING ` CONTi R5SION AGENDA 1977 ` TiHURSDAY 'JANUARY 10, 1v91 7:30 P.M. t; CONDITIONAL USE ?ERMIT'90-37 WORKSHOP RANCHO CUCAMONGA CIVIC CENTER; _ TRI-COMMUNITIES ROOM 10500 CIVIC CENItR DRIVE RANCHO CUCAMONGA. CALIFORNIA 1.' 'Roll Call CommissionerChitiea Commissioner Tolstoy Commission('r McNiel Commissioner Vallette Commission C Melaher e 1I. Irtroduction`. III.' PRELIMINARY WORKSHOP ON CONDITIONAL USE 'PEP,MIi 90-37 - THE WATSON COMPANY - A request to establish a retail/ commercial center consisting of approximately 520;000 square feet of retail space, 22,000 square feet of restaurant/fast"food use, and a servi'cC station on an approximately 60 acre site Within Subarea 4 of the Foothill Boulevard Specific Plan, located on the south side of Foothill Boulevard between Etwanda,.Avenue and Interstate 15 - APN;: 229-031-03 thru 13, 15, 16, and 20. IV. Adjournment t. ,II I CITY OF RANCHO CUCAMONGA MEMORANDUM DATE: Janu ry 8, 1991 ` TO; C irman and Members of the Planning Commission 1` FR Brad Buller, City Planner BY. Scott Murphy, Associate Planner SUBJ CT PLANNING COMMISSION WORKSHOP FOR CONDITIONAL USE PERMIT 90-37 On Thursday, January 10, 1991, at 7:30'p.m., the Planning Commission will be conducting a 'workshop on CUP 90-37 (Foothill Marketplace). Attached for Jour review are the staff comments prepared for the. workshop. As previously mentioned, staff is continually working to resolve a number of issues at the staff,;level. As a result, there may be reviisionE. to the plan that are not ;.addressed in the comments:.: But because of the scope of the project, Commiss?r�n input early ;in the process will help staff and the applicant identiTy and,address areas of concern at the initial stages"of plan development. Staff suggests that the site planting issues be addressed first due to the fmplications 'that_ comments may have on the entire project. Then, time permitting,'the architectural plans can be reviewed. An additional workshop(s) can be scheduled to tackle issues °not addressed at the initial workshop and/or to review revisions, to the plans. If you have any questions or need more information, please do not hesitate to contact me or Scott m'�rior to the meeting. A }`' BB:SM/jfs t. PLANNING COMMISSION WORKSHOP- January 10.1991 7.30 P.M. ENVIRGNMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 90- 37- THE WATTSON COMPANY- A request to establish a retail/ commercial center consisting of approximately 520,000 square feet of retail space, 22,000 square feet of restaurant/ fast food use, and a service station on a ± 60 acre site within Subarea 4 of the Foothill Boulevard Specific Plan, located on the south side of Foothill Boule✓ard bevveen Etiwanda Avenue .and Interstate 15. STAFF COMMENTS Listed below are highlighted comments regarding the proposed Foothill Marketplace. These comments are designed to generate discussion on the project. They are not intended to be an exhaustive list of comments relating to the project. CIRCULATION: 1. Foothill Boulevard a. With the development of the center, the applicant will be con- structing a signalized intersection midway between Etiwanda Avenue and the Interstate 15 freeway. The location proposed, however, is not consistent with the location of the median break depi;ted in the Foothill Boulevard Specific Plan (FBSP). The FBSP shows the median break approximately 220 feet further to the east. The location identified in the FBSP was selected because it was halfway between Etiwanda and I-15 and the break straddled property lines on the north side of Foothill Blvd. This location would not leave one property owner with complete control over access to the north side of Foothill Blvd. i In selecting this location for the median break, the applicant has taken several factors auto consideration. They have prepared a con- ceptual master plan for the property on the north side of Foothill Blvd and conducted a traffic analysis to evaluate the circulation of the conceptual plan. Based on the applicants information, it appears that the new to aeon will be able to serve the future "Regionally Related Commercial use. Additionally, the applicant has looked at the location of existing driveway and their relationship to the new location. As shown on the plans, the proposed location will line up with the driveway serving the Catholic church. Until such time as the north side of Foothill is developed to its potential, the applicant feels the intersection-location proposed will also provide for the best interim design solution. a 1 Staff is still evaluating the traffic information presented to determine if the median break location proposed by the applicant is acceptable from a safety standpoint. The information will be presented to the Commission as-soon as possible to assist the Commission in evaluating the FBSP amendment submitted for the new location. b. The applicant is also proposing a median break between the main entry and I.15. This median break will allow left turn movements only into the project. The FBSP, however, does not allow for a median break other than the one mentioned in La. above. While staff feels that there may be some �dti€ication to allow the break, staff is also concerned about the implication that allowing the break will have on existing and future development proposals. There has already been inquiries from other developments about pro "wing a similar median break which have been denied by staff, i~r� staffs perspective, the break should only be considered if the applicant ran demonstrate that there are unique or special circumstances, connected with this project that do not exist within other projects. 2. Etiwanda Avenue- The applicant is'proposing to provide two (2) connections to Etiwanda Ave, one to settle customer traffic and the other basically to serve delivery vehicles. The locations of the drive- ways are inconsistent with the City's driveway policy in that the re- lationship of Chestnut Street on the east s'.de of Etiwanda will create conflicting left turn movements between those turning into the cen- ter and those turning into the residential neighborhood. To further complicate matters, the parcel at the southeast corner of Etiwanda and Foothill is zoned commercial and will probably request a drive- way into Etiwanda. The logical place for this driveway would be at the south end of the property which, as it turns out, is in line with the customer driveway proposed by the applicant. Staff has re- quested that the applicant provide various driveway alternatives to determine which design will provide the fewest conflicting traffic patterns. 3. Internal Circulation Because of the configuration of the site, the buildings proposed within the western quarter of the site will be lo- cated quite a distance from the main drive aisle. The applicant`s traffic analysis has addressed this issue taking into account the other drive locations and median breaks proposed. Staff is concerned, how- ever, that if the number and/or location of the breaks - tihanged, e' there may not be ads- juate internal circulatioi "to serve'the far west- ern portion of the sits �A "collector" `type of stt'et ,:nay have to,be provided to obtain the desired level of circulation. 4. Miscellaneous Engineering Issues- As part of the review of the project, staff has required the applicant to provide right turn lanes for the two western drives on Foothill and a bus bay and right turn lane on Etiwai.da. These requirements will have an impact on the setbacks for both buildings and average landscaping. BUItiDING PLACEMENT; 1. Integration Qf the Center-"One of the primary issues surrounding the design of the center is the integration of site to provide the ap- pearance of one cohesive project. Because of the size and location of Wal-Mart and Price Club, the applicant is proposing a site plan that effectively divides the center into four disjointed areas. While the applicant has provided pedestrian connections across the develop- ment, they do not really "link" the eastern portion of me; ir�� wttli' the western portion. Given, the constraints of the proposed Wal-Mart and Price Club site plans, staff is not sure if the east and west por- tions flanking Wal-Mart and trice Club can or should;be linked as, has been done within other centers (i.e. Town Center): Staff believs's that this is 'an opportunity to,1�onsider other design solutions for shopping centers rather that' repeating the same design ideas. - 2. Drive-thru Facilities- Along the Foothill frontage of the property, the applicant is proposing five (5) drive-thru facilities, including- four (4) fast food pads and a gas station with a self-service car wash. At this time,-the layouts are conceptual and each pad will require sepa- rate reviews and approvals. Considering the pads as part of the Master Plan, the Commission as established design goals and policies for businesses with drive-thru facilities which should be considered at this time, These items include, but are not limited to, the following: a. The minimum floor area shale be 2,500 square feet The minimum. floor, area, however, can be modified through the Design Review process. Four of the five drive-thru pads conform to this requirement. Pad 8 is conceptually shown with 1,855 square feet. If the Commission feels that the area should be increased to meet the policies. the Master Plan will have to be revised. b. Toe drive-thru lanes should be screened through building orientation, the use of low screen walls, w< avy landscaping, and/or trellises. The original layout of the drive-thru pads proposed by the applicant provides for a minimum 45 foot setback from Foothill. Blvd. This does not, however, take into account the requirement of right tarn lanes and bus bays. The applicant is revising the plans to address this comment which will provide the opportunity for low screen walls, extensive landscaping, and trellises. The pads do not, however, utilize the building in which to screen the drive-thru lanes. This was done primarily to separate the drive-thru lanes from the pedestrian circulation. The one area where the screening of the drive-thru lanes will be at a minimum is along the I-15 off- ramp where the setback from the property line is six (6) feet. e. The site plan shall ,create opportunities for plazas, courtyards, and other landscape open :space 'Zo promote safe and convenient pedestrian movement.. Because of the conceptually nature of the Master Plan submitted, the auual design of the drive-thru pads may change upon submittal of the formal application. In reviewing the Master Plan, however, the Commission should provide direction to the applicant for the expectations of future submittals, 3. Freeway Exposure In considering this parcel for possible "Regionally Related Commercial" designation was the potential to provide freeway exposure for businesses along the freeway off- ramp. This could be accomplished through the sttr. .> ' satellite pads along the off-ramp. While the applicant has provided- some oppor- tunities for freeway exposure for a few pads, a majority of the off- ramp frontage has been left open to allow visibility into the site, primarily to allow freeway visibility of Wal-Mart. If the siting of the proposed buildings along the off-ramp is acceptable to the Commission, the layout of Wal-Mart should be considered because the outdoor sales and automotive areas are being proposed at a lr •ation that would allow visibility from the off-ramp. It is not known at this time what exactly will be stored within this area or how it will be enclosed. The Comm asion may wish to relocate the outdoor storage and automotive center to another area. FOCAL POiNT� / 1P .A7,A4e 1. Focal Points at Entries- Upon entering the eastern. dive off Foothill, attention is directed towards the plaza area provided west of Major 1. This creates an interesting focal point for vehicles entering the site. The same type of statement is not as dramatic at the main entry (signalized intersection) and at the west entry. The applicant has provided a plaza area at the end of the main entry but it is located about 500 feet south of the entry and only extends about halfway across the drive aisle. Visibility down a portion of the entire drive aisle will be possible. At the west entry, the applicant is proposing a landscaped area with a small kiosk as the focal *point of the entry. Because these entries will probably be more heavily utilized than the eastern drive, staff feels that a stronger statement should be created at these two entries. This can be accomplished through the expansion of the focal point and plaza area and/or the further accenting at the entries through more extensive landscaping, 2. Plaza West of Ma'oor 4- In addition to the possible crealion of a stronger focal point , staff also has some concern about'ahe relation- snip of the plaza to Major 4. While the plaza was ki&ateel in this area to try and provide a visual link across the front of(price Club, staff feels tnat the plaza does not really relate to anythiil\g and that the plaza might be:,better utilized by pe&i rians if it was located towards the front of Major 4 LANDSCAPING: L Building Edges- Typically, the landscar,.lg should be i/creased along all building edges. Landscaping proposed, with the exception of the street frontages, is minimal. Trees are required at the rate of one tree for every thirty (30) lineal feet of building. The trees can be grouped together in areas between buildings or along blank walls to avoid blockage of potential sign locations, Large planter areas can be provided or trees can be provided in pots or in see wells. Examples of the t3sufficient landscaping include the following: a. The installation of landscaped areas along the building fronts is ,portant at Wal-Mart and Price Club because of the size and t—panse of the buildings. Currently, individual tree wells are proposed for the fronts of these buildings. This may require the expansion of the hardscape area at the front of the buildings, especially Wal-Mart. The area west of the entry narrows down to nine (9) feet in width (the entry area and the area across Price Club is 16 feet in width). b.. Along the southern portion of the site, the delivery areas proposed by the applicant .will create a straight shot along the length of the buildings. In order to try and minirnize the itr,pact of the "drag strip", staff suggests that landscaping be provided adjacent to the buildings. c. While only conceptual at this time, the applicant should be made aware.that landscaping should be provided at the northwest corner of Pad 9 and >,j 10 should be pulled of the pLiperty line to allow for additional landscaping adjacent to I-15. Parking Area_ The bevelopment Code requires the installation of one tree for every three parking spaces. As vx.th the building fronts. the trees can be clustered together. The applicant is proposing to distribute the trees in tree wells throughout the parking lots. The Commission nay wish to consider grouping: the trees in,landscape planters. PARKING i'_JOT DESI aN• 1. Angled"Parking vs 90 Degree Parking- Within the parking areas proposed for this development, the applicant is proposing a mix of angled and 90 degree parking. The angled parking is proposed for the eastern and the Wal-Mart portions of the site while Cite 90 degree parking is proposed for Price Club and the western portions. Staff feels that the parking design should be'' consistent throughout the project. 2. Relationship of Parking, to Buildings- The applicant is proposing additional parking for Price Club between Pads b and 7. While this parking is necessary to meet Price Club's parking needs, staff is con- cerned ;about the relationship of the parking to the building. In addi- tion to being located quite a ways from the entry, the parking area is separated from the main parking area by a circulation aisle. To try and avoid the disjointed look, the parking area should be design to tie in with the service station to the east. LOADING_1 DELIVERY AREA 1. Break Up the "Drag Strip"- Because of the visibility from I-15, staff fe els that som .variation should be provided in the building footprint of Majors 5-8 and Shop "G This will help break up the "drag strip", allow the introduction of landscaping (as previously mentioned), and soften the building elevations. 2. Loading Areas for Wal-Mart and PriceClub- Because of the num- ber of trucks providing deliveries to Wal-Mart and Price Club, the Ioading areas for the two buildings are fairly large. Staff feels, how- ever, that the areas create a lot of"dead space". The area should be redesigned to try and minimize the dead space within these areas l t through th -use of additional la idscaping. This will also help to pro- v ide additional screening of the loading areas. MASTER Pi Aft►• At this time, the applicant is proposing to install all site improve- ments, all buildings along the southern portion of the site;)and Pads 1 and 4. The other satellite buildings will be submitted separately. Any other options to the phasing proposed by the applicant should be discussed at t,is-time. ARGHITF("I'i R (Tmp Pnr..,•at . > Generally, the architecture of;dif icult to evaluate at the scale submit- ted by the applicant. Staff has requested that the applicant provide expanded details of Oe plans to allow a more thorough review. The applicant is in the process of preparing these plans, Typically, comments about 'the architecture center arou d providig r staffs variation. The comments include: 1. Variation should be provided in the storefront designs to eliminate symmetry. i; 2. Variation should be provided in the treatment of the parapet/ mansard along the elevations of all buildings, especially the rear elevations. 3. Eliminate the blank walls along the front elevations (between entries) of Majors 5-8. 4. The details of the various elements should be'reviewed upon receipt of the expanded details. L'LANNINC (?MltRiccr�N A_ f;Tin1V Mem tiers Present: Staff Planner: Scott Murphy