HomeMy WebLinkAbout1994/12/14 - Agenda Packet - Adjourned CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION
AGENDA
WEDNESDAY DECEMBER 14, 1994 8:30 P.M.
WORKSHOP
RANCHO CUCAMONGA CIVIC CENTER
RAINS ROOM
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
I. Roll Call
Chairman Barker Commissioner Melther
Vice Chairman McNiel __ Commissioner Tolstoy
Commissioner Lumpp
IL Old Business
A. CONDITIONAL USE PERMIT 94-30 - MCDONALD'S - A request to
demolish an existing bank building and construct a 2,210 square foot drive-thru
restaurant and enclosed playland on 1.1 acres of land in the Office Professional
District located at the southeast comer of Base Line Road and Carnelian Street
- APN: 207-031-27.
B. MODIFICATION TO CONDITIONAL USE PERMIT 93-49 - WESTERN
LAND PROPERTIES - A modification to the development of an integrated
shopping center, Town center Square, consisting of 13 buildings totaling
225,316 square feet on 25 acres of land in the Community Commercial District
of the Tetra Vista Community Plan, located on the north side of Foothill
Boulevard between Spruce and Elm Avenues - APN: 1077-421-58 and 63.
C. DEVELOPMENT REVIEW 94-19 - WESTERN LAND PROPERTIES - The
design review of detailed site plan and elevations for Building 8, Pet Metro,
within the Town Center Square shopping center in the Community Commercial
District of the Terra Vista Community Plan, located on the north side of
Foothill Boulevard between Spruce and Elm Avenues - APN: 1077-421-58.
HI. Commission Business
D, FOOTHILL BOULEVARD DESIGN SUPPLEMENT - Review of streetscape
design.
IV. Public Comments
This is the time and place for the general public to address the Commission. Items to
be discussed here arc those which do not already appear on this agenda.
V. Adjournment
VICINITY MAP
CITY HALL
CITY OF
RANCHO CUCAMONGA
CITY OF RANCHO CUCA/vIONGA -
STAFF REPORT
DATE: December 14, 1994
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Steve Hayes, AICP, Associate Planner
SUBJECT: ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT
94-30 - MeDONALDS - A request to demolish an existing bank building and
construct a 2,210 square foot drive-thru restaurant on 1.1 acres of land in the Office
Professional District, located at the southeast comer of Base Line Road and
Carnelian Street - APN: 207-031-27.
The applicant submitted revised plans on December 5, and the alternative site design studies on
December 6, 1994. Because of the lateness in receiving the plans, staff will present an oral report
at the workshop.
City Planner
BB:SH/jfs
Attachments: Exhibit "A" - Revised Development Plans
Exhibit "B" - Site Design Studies
ITEH A
CITY OF RANCHO CUCAMONGA '
STAFF RF, PORT
DATE: December 14, 1994
TO: Chairman and Members of the Planning Commission
FROM: Brad Bullet, City Planner
BY: Nancy Fong, AICP, Senior Planner
SUBJECT: CONDITIONAL USE PERMIT 93-49 MODIFICATION - WESTERN LAND
PROPERTIES - A modification to the development of an integrated shopping
center, Town Center Square, consisting of 13 buildings totaling 225, 316 square feet
on 25 acres of land in the Community Commercial District of the Terra Vista
Community Plan, located on the north side of Foothill Boulevard between Spruce
and Elm Avenues - APN: 1077-421-58 and 63.
DEVELOPMENT REVIEW 94-19 - WESTERN LAND PROPERTIES - The design
review of detailed site plan and elevations for Building 8, Pet Metro, within the
Town Center Square shopping center in the Community Commercial District of the
Terra Vista Community Plan, located on the north side of Foothill Boulevard
between Spruce and Elm Avenues - APN: 1077-421-58.
ABSTRACT: This is the second workshop for the design reviewof the revised Conceptual Master
Plan for Town Center Square and the revised elevations for Building 8, Pet Metro. This workshop
also includes the design review of elevations for Building 1 (Home Express) and Building 2 (Ben
Franklin Crafts) for the first time.
BACKGROUND: At the workshop on November 9, 1994, the Commission reviewed the revised
conceptual master plan and the elevations for Building 8 and directed the applicant to address their
concerns as discussed at the meeting. A copy of the staff report for that meeting is attached for your
reference.
ANALYSIS: This section of the report will focus on the remaining issues for the Master Plan and
the specific design comments for Buildings 8, 1, and 2.
A. Master Plan.
1. West side of the site.
The Commission accepted the project entries off Spruce Avenue and the alignment of
the east/west direction drive aisle. However, the Commission was concerned with the
ITEMS B & C
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CUP 93-49 - WESTERN LAND PROPERTIES
December 14, 1994
Page 2
awkward alignment of the 4-way stop located at the northeast side of Building 12 and
directed the applicant to revise the design. The revised master plan showed a right angle
4-way stop with a continuous 10-foot minimum landscape planter along the north/south
direction drive aisle that leads to Building 1.
STAFF COMMENT: Staff finds this solution acceptable.
2. Pedestrian connection and textured erossing.
The Commission directed the applicant to provide an overall larger scale pedestrian
connection plan that shows the linkages from Tetra Vista Town Center to the west side
of Town Center Square. The revised development plans show such a pedestrian
connection plan and a textured crosswalk on Spruce Avenue.
STAFF COMMENTS: Staff finds the pedestrian connection plan acceptable with a
recommendation that a walkway be provided to connect from the public sidewalk off
Spruce Avenue to the walkway at the 4-way stop northeast of Building 12. Also, staff
recommends that the north/south direction pedestrian walkway north of the 4-way stop
be moved closer to the row of parking spaces so that pedestrians do not need to walk on
the landscaping. With regard to the textured crosswalk, staff does not object to a
textured material, but Engineering staff has voiced a concern with the associated
maintenance costs. The Community Plan shows a standard crosswalk for trail
connection at the smeet intersection and a textured crosswalk for a mid-block connection
to the greenway. If the Commission decides on a textured crosswalk, staff recommends
that the applicant develop a hierarchy of textured material for the different types of
crosswalks within the Community Plan.
3. Landscape and harriscape design.
In response to the Commission's direction, a landscape and pedestrian connection plan
for the most westerly part of the site is provided for review. Also, the hardscape plan for
Buildings 1, 2, and 3 is revised as a result of specific tenant's storefront design. The
main project entry design (Foothill Boulevard) now shows the tenant identification
monument sign within the landscape median. However, the revised development plans
did not include an overall Conceptual Landscape Plan, the pedestrian nodes, or the
playa~.
STAFF COMMENTS: The Commission conceptually approved the Best Buy store
with the understanding that the western-half of the site is not part of the approval and is
subject to further review. Therefore, the overall Conceptual Landscape Plan must be
revised to show the most up-to-date changes and included in the revised development
plans for final approval by the Commission at a future advertised hearing. In reviewing
the landscape design of the pedestxian connection plan and the revised hardscape plan for
PLANNING COMMISSION STAFF REPORT
CLIP 93-49 - WESTERN LAND PROPERTIES
December 14, 1994
Page 3
Buildings 1, 2 and 3, staff has identified the following design issues:
a. Use heavy exposed aggregate surface material for the concrete accent inset along
the storefront to provide more contrast to the smooth integral colored concrete.
The heavy exposed aggregate material is used in the Terra Vista Town Center.
b. Add a row of canopy pedestrian-scale trees along the rows of palm trees at the
Spruce Avenue signalized entry.
c. Add one concrete accent inset for the main building entry of Building 1.
d. Add two canopy pedestrian scale trees to the west side of Building 2.
e. Use a tree species that can withstand shade within the raised planter located at the
east side of Building 2 since there is a trellis above it.
f. Building 8. Add one concrete accent inset in front of the second building entry.
Add one tree at the east side of the colonnade.
4. Foothill Boulevard Streetscape.
At the workshop on November 9, 1994, staff recommended a 60 percent Sycamore and
40 percent Canary Island Pine mix of the tree palette along Foothill Boulevard and
adding one of the median tree species, Rhus Lancea, within the fight-of-way to
implement the Foothill Boulevard Design Supplement. The applicant has requested to
continue the streetscape theme established in Terra Vista Town Center, which is a mix
of 40 percent Sycamore and 60 percent Canary Island Pine. The direction of the
Commission was to review the Foothill Boulevard Design Supplement prior to
determining the percentage mix of the tree palette.
STAFF COMMENT: This issue is scheduled for a separate workshop tonight with a
separate staff report.
5. Architectural Program.
The Commission did not review the conceptual elevations for Buildings 5 through 9 at
the last workshop became of time constraints. However, for this workshop the applicant
has provided conceptual elevations for Buildings 1 and 2 instead of Buildings 5 through
9. The following comments are based on reviewing these elevations.
STAFF COMMENTS:
a. Since the north elevation of Building 1 is subject to public view from Church
Street, staff recommends additional architectural treatments as follows: add
PLANNING COMMISSION STAFF REPORT
CUP 93-49 - WESTERN LAND PROPERTIES
December 14, 1994
Page 4
embellishments to the east side of the north elevation and add pre-cast concrete
molding and metal trellis with the tile medallion to the west side of the north
elevation similar to the ones on the west elevation.
b. Add molding around the diamond-shaped tile inset on the north and west elevation
of the tower element for Building 1.
c. Add the same pre-cast concrete molding with metal trellis and tile medallion
element to the north side of the west elevation of Building 1.
d. The south elevation of Building 1 is acceptable, however, the raised planters at the
east side of the building should have a tile wainscot consistent with the ones at the
Best Buy store.
e. Add architectural treatment to the north elevation and the north side of the east
elevation of Building 2.
f. The south elevation of Building 2 is acceptable. Consider having two lines of sign
copy so that the tenant sign is within the two expansionjoint/reveal lines.
g. Provide the storefront design behind the colonnade. The blank wall behind the
colonnade needs to be architecturally treated.
h. Since Building 2 will be constructed before Building 3, provide a proper
architectural treatment or transition to the the south side of the east elevation.
B. Pet Metro.
1. Elevations. At the workshop on November 9, 1994, the applicant provided revised
elevations at the meeting that address almost all of staffs comments except the caves
details. The applicant has revised the details to show a larger cornice treatment (from 1
foot to 1.5 feet).
STAFF COMMENT: Staff finds the elevation acceptable.
2. Signs. The applicant is requesting approval of signs for the tenant. Pet Metro proposes
two signs, one primary and one secondary. The primary sign is located at the main
building entry and consists of the words "Pet Metro" with a metropolis graphic design
behind the individual letters and secondary words of "the ultimate pot metropolis". The
sign dimensions are 5.5 feet by 35 feet with a sign area of 192.5 square feet. The colors
are red letters with blue trim for Pet Metro, white letters with blue background for the
additional words, and yellow and blue for the graphics. The secondary sign consists of
individual letters for the words "Pet Hospital." The sign dimensions are 2 feet by 20 feet
with a sign area of 40 square feet. The color is white.
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CUP 93-49 - WESTERN LAND PROPERTIES
December 14, 1994
Page 5
STAFF COMMENT: The Commission conditionally approved a Uniform Sign
Program for Town Center Square on October 26, 1994. Pet Metro falls under the criteria
of Sign Type I, Major Users (5,000 to 49,999 square feet). One wall sign per building
entry and a sign dimension of 2 feet by 24 feet is allowed. However, a provision of Sign
Type I also allows an increase in the letter size if the sign is included as part of the design
for the building elevations, subject to Design Review approval. Staff finds the 3.5 foot
letter size for the words "Pet Metro" without the ~aphics behind it and without the
eXlxar/eO~s wording is acceptable. The secondary sign, as proposed, is acceptable.
C. Phasing plan.
STAFF COMMENTS: The Commission did not review the phasing plan at the last
workshop because of time constraints. Staff recommends the following phased
improvements as previously stated:
1 ) Improvements to be completed with Building 8 (Pet Metro): Foothill Boulevard
landscaping and project entry landscaping, Spruce Avenue landscaping, the balance
of the Church Street landscaping, and the bus shelter on Foothill Boulevard.
2) Improvements to be completed with Buildings 7 (Barnes & Noble), 3, or 4:
bardscape between Buildings 3 through 7, and the upper and lower central plaTas,
including the two art pieces.
3) Improvements to be completed with Building I (Home Express) or 2 (Ben
Franklin): bus shelter on Church Street, pedestrian connection from Terra Vista
Town Center to Town Center Square, and crosswalk on west side of Church Street
and Elm Avenue intersection connecting the greenway trail.
RECOMMENDATION: Staffmcommends that the Commission provide direction to the applicant
regarding the above identified issues and coneems.
Respectfully submitted,
City Planner
BB:NF/jfs
Attachments: Exl~ibit "A" - Staff Report dated November 9, 1994
Exhibit "B" - Revised Development Plans dated December 6, 1994
CITY OF RANCHO CUCA1VIONGA
STAFF RF, PORT
DATE: November 9, 1994
TO: Chairman and Members of the Planning Commission
FROM: Brad Butler, City Planner
BY: Nancy Fong, AICP, Senior Planner
SLrBJECT: CONDITIONAL USE PERMIT 93-49 MODIFICATION - WESTERN LAND
PROPERTIES - A modification to the development of an integrated shopping
center, Town Center Square, consisting of 13 buildings totaling 225, 316 square feet
on 25 acres of land in the Community Commercial District of the Terra Vista
Community Plan, located on the north side of Foothill Boulevard between Spruce
and Elm Avenues - APN: 1077-421-58 and 63.
DEVELOPMENT REVIEW 94-19 - WESTERN LAND PROPERTIES - The design
review of detailed site plan and elevations for Building 8, Pet Metro, within the
Town Center Square shopping center in the Community Commercial District of the
Terra Vista Community Plan, located on the north side of Foothill Boulevard
between Spruce and Elm Avenues - APN: 1077-421-58.
ABSTRACT: This workshop is a design review of the revised Conceptual Master Plan for Town
Center Square and the elevations for Building 8, Pet Metro.
BACKGROUND: On July 27, 1994, the Planning Commission approved in concept the eastem half
of Town Center Square shopping center and Best Buy building with the condition that the applicant
submit the Master Plan for further review prior to approving the design review for Building 8. The
areas of concern identified by the Commission at that time were access, circulation and pedestrian
connection on the western half of the site, and the landscaping and architectural program for the
entire site. Attached for the Commission's reference am copies of the minutes from the July 13 and
27, 1994 meetings.
ANALYSIS: This section of the report focus on identifying the issues for the Master Plan and the
specific design comments for Building 8.
A. Master Plan. The proposed Master Plan is essentially the same design as the one reviewed
by the Commission on July 13 and 27, 1994. However, the plan shows a reduction in the
number of buildings from 15 to 13 as a result of specific tenants for Buildings 1, 2, and 7
(buildings 5, 6, and 7 are combined). It also shows an increase in the total square footage
from 222, 605 to 225, 316 square feet. Attached for the Commission's comparison is a copy
of the July 27, 1994, Conceptual Master Plan.
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CUP 93-49 MOD. & DR 94-19 - WESTERN LAND
November 9, 1994
Page 2
1. Project entries off Spruce Avenue.
There are two access points from Spruce Avenue, a signalized one at Town Center
Drive and Spruce Avenue and a non-signalized one at the north side of Building 12.
The Commission has questioned the need for the two entries and directed the
applicant to study this issue. At the October 26, 1994, workshop, the applicant stated
that their traffic consultant has studied the issue and recommended retaining the two
access points as they are needed to service the western half of the project.
STAFF COMMENT: Staff finds the two access points acceptable.
2. Alignment of drive aisle at the west side of the site.
The Commission raised a concern with the alignment of the east/west direction drive
aisle because it creates a "speedway" through the project. The applicant has indicated
that because of the constraints from the signalized Town Center Drive and the size
of Building 1, this alignment is the best solution. Another concern raised by the
Commission was the potential traffic conflicts at the 4-way intersection located at the
northeast side of Building 12.
STAFF COMMENT: The Commission should provide direction to the
applicant as to whether the alignment of the northerly east/west direction drive aisle
is acceptable. With regards to the 4 way intersection, staff believes that traffic safety
can be improved by changing it to a 'T' intersection and moving the entry to the
parking area for Building 12 further east. Also provide a continuous 10 foot
minimum landscape planter along the north/south direction drive aisle that leads to
building 1.
3. Pedestrian connection.
The Commission directed the applicant to study and provide design concepts for
pedestrian connection from Terra Vista Town Center to Town Center Square, and to
show pedestrian connections linking the buildings within the site. The proposed
Master Plan does not show these pedestrian linkages.
STAFF COMMENT: Provide a series of pedestrian connections and promenades
linking all the buildings within the site, consistent with the theme established in Term
Vista Town Center. They are as follows:
a. Pedestrian connection from the west side of Spruce Avenue at Terra Vista
Town Center eastward to the Town Center Square.
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November 9, 1994
Page 3
b. A pedestrian promenade starting from the public sidewalk at the first project
entry off Spruce Avenue eastward to Building 11 and connect with the
central plaza food court.
c. A north/south direction pedestrian promenade between Building 12 and
Building 1.
d. Pedeslrian connection from the bus stop at Spruce Avenue and Church Street
southward along Building 1.
e. A pedestrian promenade from Building 14 northwards to Building 7.
4. Landscape and Hardscape Design.
Based on the Commission's desire to have the landscape and hardscape design match
Terra Vista Town Center, a condition of approval was placed on this center
accordingly. As a result of reviewing the development plans, staff has identified
several issues and concerns that are listed below.
STAFF COMMENT:
a. Provide approximately the same height and size of palm trees along the
Foothill Boulevard project entry, along the main east/west direction drive
Aisle, and within the two plazas. Use 36 inch box size trees for the accent or
focal trees along the project entry and within the plazas.
b. With the completion of phase 1, staff found that the tan color textured scored
concrete in front of Best Buy store is acceptable and compatible with Terra
Vista Town Center. However, staff found that the dark grey textured
concrete pavement at project entries is not effective because it blends in with
the asphalt. Staff recommends a lighter grey textured concrete and changing
the surface of the accent concrete inset from smooth concrete to heavy
exposed aggregate in order to provide for more contrast.
c. The Commission has questioned whether the concentric ring design of the
textured pavement from the upper plaza to the main drive aisle and end at the
lower plaza can be seen by the pedestrian. Staff does not object to the design,
however, is concemed with appearance of a red painted curb at the two
plazas transitions to the drive aisle. Staff suggests using a zero curb and
adding decorative bollards at the two plazas so that the design is not disrupted
by the red painted curb and at the same time a separation is provided between
the plazas and the drive aisle.
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CUP 93-49 MOD. & DR 94-19 - WESTERN LAND
November 9, 1994
Page 4
d. Expand the size of the textured pavement on the drive aisle in from of
Buildings 1, 7 and 8. Also, add textured pavement to the portion of the drive
aisle in front of Best Buy building entry consistent with the rest of the center
and the Terra Vista Town Center. This issue was discussed at previous
workshops but wasn't resolved because of a need to expedite the processing
of Best Buy store. Given the frequency of the textured pavement for this main
east/west direction drive aisle, staff suggests extending the textured pavement
for the entire length of this main drive aisle.
e. Break-up and soften the expansive hardscape along the shop frontages by
adding tree wells for the palm trees, adding tree wells for pedestrian scale
canopy trees, creating larger areas for landscaping, adding trellises, focal
interest or art piece at key locations.
f. Provide a textured crosswalk at the west side of the Church Street and Elm
Avenue intersection connecting the greenway trail from La Mission Park to
the project, consistent with the Community Plan
5. Foothill Boulevard Streetscape.
The proposed streetscape design is a continuation of the theme established in Terra
Vista Town Center.
STAFF COMMENT: Since the approval of Terra Vista Town Center, the City
adopted, in 1991, the Foothill Boulevard Design Supplement for the "missing link"
stretch of Foothill Boulevard between Haven Avenue and I-15. The purpose is to use
special streetscape design provisions to create a unified development scheme for the
Foothill Boulevard corridor. Of prime importance to the FBSP are the streetscape
design provisions which "tie" together the visual aspects of this commercial roadway.
The streetscape consists of informal clustering of trees dominated by Sycamores. The
proposed tree palette along Foothill Boulevard has a mix of 60 percent Canary
Island Pine and 40 percent Sycamore. Staff recommends reversing this percentage
of mix. Also, staff recommends adding clusters of trees within the fight-of-way as
well as using one of the median tree species, Rhus Lancea, for enhancing the visual
tie.
6. Architectural Program.
The applicant has stated that they intend to continue the architectural program of the
Terra Vista Town Center. Conceptual elevations for Buildings 5 through 9 (eastern
half of the site) are provided for review; however, they do not reflect the most recent
change where Buildings 5 through 7 are combined to become one building (Barnes
and Noble). The following comments are based on these elevations.
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CUP 93-49 MOD. & DR 94-19 - WESTERN LAND
November 9, 1994
Page 5
STAFF COMMENT:
a. The conceptual elevations provided contain some of the elements of Terra
Vista Town Center; however, the overall design does not exhibit the same
level of sophistication and detailing. Since the proposed center is planned for
bigger "box" users with minimal in-line retail space, more blank walls will
be created. Therefore these box buildings should have superior treatment to
the building entries, the colonnades and the building wall or plane behind
them, etc.
b. Provide sophisticated design to buildings 7 (building 5 in landscape plan) and
4 where they project an architectural statement. The superior design of these
two buildings together with the design of the plaza between them will create
a destination place.
c. The stepping of the building plane for buildings 1 and 7 (building 5 in
landscape plan) is too deep. Provide architectural treatment to break up this
building plan change and enhance the landscape and hardscape treatment to
create a more pedestrian friendly space.
7. Phasing Plan.
STAFF COMMENT: The applicant needs to provide a phasing plan for review.
However, staff recommends the following phased improvements:
a. Improvements to be completed with Pet Metro: Foothill Boulevard
landscaping and project entry landscaping, Spruce Avenue landscaping, and
the balance of Church Street landscaping, the textured pavement within the
portion of drive aisle in front of Best Buy, and bus shelter on Foothill
Boulevard.
b. Improvements to be completed with Buildings 7 (Barnes & Noble), 3, or 4:
hardscape between Buildings 3 through 7, and the upper and lower central
plazas including the two art pieces.
c. Improvements to be completed with Building I (Home Express) or 2 (Ben
Franklin): bus shelter on Church Street, pedestrian connection from Terra
Vista Town Center to Town Center Square, and textured crosswalk on west
side of Church Street and Elm Avenue intersection connecting the greenway
trail.
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Page 6
B. Pet Metro.
1. Elevations.
a. The transition of Pet Metro and Best Buy buildings (where the two buildings
meet) creates a space that is awkward and unfriendly to pedestrians. Consider
moving the building entry of Pet Metro, adding articulation to the two
building planes, adding architectural elements to the walls, trellis works, etc.
b. Soften the building edge of Best Buy that "juts" out with architectural
elements. This is in addition to the raised planter.
c. The size of the hip roof is not in proportion to the building entry. Ross Store
is a good example.
d. Add corbels underneath the tower eave.
e. Add pre-cast concrete key stone to the tower entry.
f. Provide architectural treatment to the secondary entry. Provide additional
architectural elements to the colonnade. Use the uplight and downlight
sconce light fixture for the colonnade instead of the half circle uplight sconce
light fixture.
2. Hardscape.
a. Add two palm tree wells west of the building entry. Add two accent tree wells
at the building entry.
b. Use heavy exposed aggregate material for the accent concrete inset.
RECOMMENDATION: Staff recommends that the Commission provide direction to the
applicant regarding the above identified issues and concerns.
Attachments: July 13, and 27, 1994 Commission minutes
July 27, 1994 Conceptual Master Plan
CITY OF RANCHO CUCAIVIONGA '
STAFF REPORT
DATE: December 14, 1994
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Nancy Fong, AICP, Senior Planner
Laura Bonaccorsi, RLA, Landscape Designer
SUBJECT: FOOTHILL BOULEVARD DESIGN SUPPLEMENT - A review of streetscape
design.
BACKGROUND: At the November 9, 1994, workshop for Town Center Square, the applicant
requested that the streetscape theme established in the Term Vista Town Center be carried over to
this project. Staff recommended a mix of 60 percent Sycamore and 40 percent Canary Island Pine
trees. The direction of the Commission was to review the Foothill Boulevard Design Supplement
at a workshop before determining the percentage mix of the tree palette.
ANALYSIS: This section of the report gives a brief history of the Foothill Boulevard Design
Supplement and the reasons for implementing the Design Supplement.
A. History. At the time of approval of the Foothill Boulevard Specific Plan (FBSP) in
September of 1987, the Planning Commission and the City Council expressed the desire to
apply the streetscape design guidelines of the plan to the stretch of Foothill Boulevard
between Haven Avenue and 1-15, named "the missing link." After adoption of FBSP, staff
pursued the completion of the Foothill Boulevard Design Supplement. Numerous meetings
were conducted with the affected property owners and the Commission to arrive at a final
document that addresses the desires of the City and, at the same time, provides oppontmities
for the development community to build projects responsive to market conditions. The
Design Supplement adopted by the City Council on October 2, 1991, represented the
compilation of the meetings and research conducted by staff. Attached for the Commission
reference is a copy of the Design Supplement.
B. Reasons for Applying the Desic, n Suonlement to the Terra Vista Community.
1. Continuity. The street frontage within the Terra Vista Community Plan represented
a significant length of Foothill Boulevard. Applying the Design Supplement will
reinforce the designated streetscape fabric. The existing streetscape theme of the
ITEM D
PLANNING COMMISSION STAFF REPORT
FBSP DESIGN SUPPLEMENT
December 14, 1994
Page 2
Terra Vista Town Center could easily be brought closer to the Design Supplement
by requiring additional trees within the fight-of-way at the time of development
review for projects on satellite pads.
2. Consistency. A developed project (Foothill Marketplace) and an approved project
that is pending for construction (Masi Commerce Center) have been required to
incorporate the streetscape provisions of the Design Supplement. Future projects
developing elsewhere along Foothill Boulevard will be requested to follow the same
concept. Therefore, application of the Design Supplement should be enforced
consistently.
3. Function. The use of African Sumac and Rhus Lancea, within the public fight-of-
way was introduced to improve the pedestrian environment by providing human
scale trees and a sense of separation from the street, soften the street from the
motofist's point of view, and provide a visual link to the median.
In conclusion, staff believes that the request to reverse the 40/60 percent mix of Sycamore and
Canary Island Pine to a 60/40 percent mix within the landscape setback area, and the use of African
Sumac within the public right-of-way, is not too far off from the streetscape theme proposed by the
applicant. The intermittent clusters of the African Sumac need not block the openings or "windows"
to the center.
~: Staff recommends the implementation of the Foothill Boulevard Design
Supplement.
BB:NF/jfs
Attachments: Exhibit "A" - Foothill Boulevard Design Supplement
Exhibit "B" -August 15, 1991 staff memo
CITY OF RANCHO CUCAMONGA
Amending the Terra Vista Community Plan, the Victoria
Community Plan, and the Industrial Area Specific Plan
FOOTHILL BOULEVARD
DESIGN SUPPLEMENT
Amending the Terra Vista Community Plan,
Victoria Community Plan, and Industrial Area Specific Plan.
I. INTRODUCTION
WHAT IS THIS SUPPLEMENT ABOUT?
On September 16, 1987, the City Coundl appmved the Foothill Boulevard Spedtic Plan (FBSP). The
FBSP was enacted to provide a unified development scheme for the Foothill Boulevard corridor through the
community. Of prime importance to the FBSP are the special s~eetscapo design provisions which "tie"
together the visual aspects of this cernmercial roadway.
'Missing Link' Ares
{ .... </..
,Z'. ' ,,,
0
Figure I - Missing LInk Ares
The portion oE Foothill Boulevard between Haven Avenue and the interstate 15 Freeway d-15) was
not a part oE the spedtic plan study; the~eEore, its provisions did not apply to the development oE this "miss-
ing link." At the time of the FBSP approval, the City Coundl and Planrang Commission expressed a desire to
include significant design provisions of the plan in the development oE the "missing link." This amendment
to the Tetra Vista Community Plan CrVCP), the Victoria Community Plan (VCP), and the Industrial Area
S]:~.dfic Plan (LSP) is proposed to include spedtic su'eetscape design provisions of the FBSP in the develop-
ment of the properties adjacent to Foothill Boulevard.
WHERE DOES IT APPLY?
The Eo]]owing provisions will apply to all properties bordering Foothill Boulevard within the TVCP,
VC~, and ISP. This amendment augments the development regulations and standards o~ the TVCP, VCP. and
ISP. When an issue, condition, or situation occun which is not covered or provided ~or in this amendment or
provisions of the TVC~, VC~, or ISP, the regulations of the Development Code of the City oE Rancho
Cucamonga that are most applicable to the issue, condition, or situation shall apply.
su~p~u~u~u Page 2 ~ ,~ 7~9i
I1. COMMUNITY DESIGN CONCEPT
The Foothill Boulevard Design Supplement is intended to extend the concepts of the Foothill Boule-
vard Spedtic Plan to the "missing link" through the creation of a dynamic concourse that is attractive and of
high quality with a unifying community design image reflective of the community heritage and identity,
providing an economically viable setting for a balanced mixture of commercial and residential uses with safe,
eftdent drculation and access.
A. GOAL:
Create a community image that expresses and enhances the unique character and identity of Rancho
Cueamonga.
B. OBJECTIVES:
Develop a streetscape system which designates major intersections as activity centers and emphasizes
the suburban parkways between the activity centers as vehicular areas.
Promote compatible building elevations which afford a human scale at pedestrian areas and provide
transitions to buildings of greater height, while protecting adjoining residential conditions.
Promote appropriate landscape treatments throughout the corridor, particularly those that are low
maintenance, drought tolerant, and wind resistant within intense urban conditions.
Provide for the control of visually objectionable views, such as outdoor storage and loading
areas, through propar site design and screening.
C, POLICIES:
Develop consistent streetscape and architectural palettes which are sensitive to creating a "heri lage"
statement for Foothill Boulevard.
Require compliance with community design guidelines in plans for new development and expansion
or n~levelopment of existing development and make community design a major consideration in site plan
review and approval.
Utilize landscape materials which are clean, safe, wind resistant, and relatively low maintenance.
Formal forms and configurations should be utilized at activity center nodes while less formal configurations
should be utilized throughout the parkway links between nodes.
Designate spedal landscape and architectural features at major intersections. Combine thematic
plantinge with contemporary architectural statements designed to promote a distinctive character for the
activity centers. Changes in paving materials, lighting, signing, and siting of adjacent structures should occur
at major intersections to enhance their distinctiveness.
III. DESIGN GUIDELINES
A. ACTIVITY CENTERS:
Activity centers are selected intersections along the Foothill Boulevard corridor defined as "Theme" or
"Statement" arias which "fie" I~,ether the visual aspects of the Foothill Boulevard corridor through the dty,
promote concentrated activity at tkn~ areas, and give identity and theme to the areas in which they are
located. The activity centers are located contiguous to Foothill Boulevard as indicated in Figure 2.
' ACTIVITY CENTERS
0
Figur~ 2 - Aotivity Camtar Locstions
Because three comers of the Haven Avenue intersection are fully or partially developed, the devel-
opment provisions of the activity center are limited to those streetscape and landscape improvements within
the public right-of-way. Therefore, many of the following standards apply only to the Milliken Avenue and
Rochester Avenue activity centers:
1. Streetscape:
a. All building orientations will relate to the Foothill Boulevard frontage. The building
setback areas will be enhanced pedestrian zones with special bardscape materials, formal lendscape arrange
ments, and pedestrian level lighting.
b. Streetscape elements such as bollards, crosswalks with spedal paving materials, light
standards, and stTcet furniture should be uniform throughout the Foothill Boulevard corridor.
c. The concept within the activity center is to incorporate a formal, ~:.gularly spaced,
street tree planting system utilizing a palette of informally shaped, colorful trees.
d. The urban or formal streetscape design characteristic of the activity center should
extend along Foothill Boulevard and secondary/intersecting st~ets to a point of logical transition to the
suburban perkway. Typically, the design will extend to at least the tirst driveway or as modified through the
design review process. The extent of the urban streetscape should be able to adjust to changes in public right-
of-way conditions, such as right turn lanes and bus bays.
2, SIte Planning:
a. At activity centers, buildings may be placed at or adjacent to the front setback line to
create a morn appealing, active streetscape. Front yard areas of parking lots dowdnating the streetscene are
specifically prohibited.
b. Muhi-story buildings shall be designed to relate to the pedestrian level. All Found
story facades shall be designed to relate to the human scale. This can be accomplished through the breaking
of facades into bays and the signage brought down in siz~ and location. Further, this reduction in scale can be
established through the use of elements which add horizontal articulation to the facades. Examples of these
elements include pedestrian arcades and awnings. (Milliken & Rochester only.)
c. Buildings shall be designed to eliminate a fragmented, strip commercial appearance
and should be oriented to the activity center (Milliken & Rochester only).
d. Architecture and outdoor spaces along Foothill Boulevard shall be integrally designed
and oriented toward the pedestrian experience. The experience should be visually diverse and stimulating
and should include activities that create a sense of variety and interest (Milliken & Rochester only).
e. Structures, pathways, and landscaping shall be incorporated within the site so as to
ensure ease of access from one site to adjoining sites in a sa~e manner.
f. Building entrances shall be designed to accommodate logical pedestrian access from
the Foothill Boulevard fight-of-way. This may include direct entrances from Foothill Boulevard, separations
in the buildings that allow access to the interior plaza areas, or other appropriate methods.
3. Architectural Concept:
a. Within individual activity center, the architectural style should be consistent to
provide continuity of design at the intersection.
1. Miiliken Activity Center - There are no existing buildings located at the Milliken
activity center intersection. As a result, the Development Review process will establish the flavor for the area
when reviewing the development proposals. New developments need not "duplicate" the architectural style
of previous submittals but must be compatible in terms oic architecture and orientation with the other
comer(s) of the intersection.
2. Rochest~z Activity Center - New proposals shall consider and respect the
architectural style of existing buildings. For example, the Aggazzotti Winery at the southeast comer of
Foothill and Rochester, is a potential National Historic Registry candidate. Any proposals for this activity
center should be designed to be compatible with this structure. This does not mean that new proposals must
emulate the architectural style of the winery but, rather, that they must complement existing buildings.
b. Differentiate the Found floor facades from the second floor in recognition of the
differences in the character of activities at the ground floor level. Examples include, but are not limited to, the
use of storefront glass, stepped-back or tiered forms, fenestration, and other appropriate architectural features
faring Foothill Boulevard, Milliken Avenue, and Rochester Avenue.
4. Landscape Concept: The activity centers shall be distinguished from suburban (informal)
parkway areas through the use of formal, urban tree planrings. These formal plantings shall border all
activity centers and shall define tb.~c a~eas as being higher intensity, urban districts. The planrings shall
consist of an offset double row of C. rape Myrtle (Lagerstroemia indica) trees along each road frontage. Addi-
tional plant materials ( evergreen canopy trees, palms, etc.) may be introduced to supplement the Crape
Myrtle as a backdrop. The type and location of the additional materials should be based on the particular
buiding design, scale, and setback.
B. SUBURBAN PARKWAYS:
1. Streetscape:
a. The parkways will be designed with informal dusters of trees, rolling tuff berms, and
meandering/undulating sidewalks evoking pastoral, suburban qualities.
b. Streetscape elements such as bollards, crosswalks with spedal paving, light standards,
and street furniture shall be identical in style and finish to those used in the FBSP area.
2. Architectural Concept:
a. The architectural characteristics shall be governed by the existing standards of the
Development Code, TVCP, VCP, and ISP.
b. In situations where buildings are highly visible from the side streets and/or adjacent
parking areas, special emphasis shall be placed on creating architectural interest.
3. Landscape concept: The planrings will consist of informal treatments, dominated by
London Plane (Platanus acerifolia), California Sycamore (Platanus racemoss), and Rowering Plum (Prunus
cerasifera) trees. Other spedes may be used to accent and/or supplement these designated tree types. The
type and location of these spedes should be reviewed in conjunction with specific development proposals.
C. PARKWAY TRANSITIONS: In order to provide a gradual transition from the urban activity
centers to the suburban, informal parkways, "parkway transitions" will be introduced along the corridor,
Parkway transitions are designed to blend the formal hardscape and tree planting pattern of the activity
centers with the informal landscape and bardscape treatment of the suburban parkways. Specifically, the
parkway ~ansirion is characterized by a 75-foot to 150-foot zone, dominated by Rowering Plum trees. Other
tree species may be in~oduced to supplement the Rowering Plum to assist in crating a smooth transition.
6' Meandering Sidewalk 'x "~
Primary Parkway N,, ~ A=;ent Tree (Flowering Plum)
Tree (Sycamore) - Mounded Turf
Figure 5 - Parkway Transition
D. GENERAL GUIDELINES:
1. Site Planning:
a. Buildings shall be sited to create new pedestrian spaces that complement and expand
the existing pedestrian rights-of-way along Foothill Boulevard. This can be accomplished by creating pl~Tas
and allowing wider sidewalks on the boulevard.
b. Buildings shall be designed and placed to minimize pedestrian/vehicular corffiicts.
Driveways and service areas shall be located to avoid interfering with the flow of pedestrian circulation in
and around the site.
c. All auto related facilities (i.e. working bays, storage, etc.) shall be oriented/screened
away from public view.
d. Buildings should be oriented to encourage restaurants, services, limited retail uses (as
l~:i. dtted by the applicable Community or Spedtic Plan), and other high intensity pedestrian uses on the
ground levels of all buildings within activity centen.
2. Parking LOts:
a. Whenever possible, entyies shall be located on side streets in order to minimize pedes-
trian/vehicular conflicts. When this is not possible, the Foothill Boulevard site entry shall be designed with
appropriately patterned concrete or pavers (behind the public fight-of-way) to differentiate it from the
sidewalks.
b. Parking access points, whether located on Foothill Boulevard or side streets, shall be
located as far from street intersections as possible.
c. Parking areas shall be designed so that pedestrians walk parallel to moving vehides
and minimize the need for the pedestrian to cross parking aides.
d. Individual project parking areas shall be linked with on-site driveways which are
clearly identified and easily recognized as connectors. New development projects shall delineate on all pla. ns
where vehicular connections to adjacent properties are located. The applicant must also demonstrate prow-
sions for access easements for such vehicular movements to adjacent properlies consistent with approved
master plans.
e. Parking areas shall be designed in a manner which link the building to the styeet
sidewalk system to encourage and facilitate pedestrian movement. This can be acceroplished by using design
features such as walkways with enhanced paving, trellis structure, and/or landscape treatments.
3. Landscape Design:
a. All street furniture, light standards, bollards, and similar hardware within 10 feat of
the public right-of-way shall be painted a color chosen as the Foothill Corridor Theme Color. Sign faces may
vary and match related architecture.
b. A colorful landscape edge shall be established at the base of buildings. Asphalt edges
at the base of structures are prohibited. Plant materials in containers are appropriate.
7/Pl
c- Internal pedestrian circulation, linking office complexes with neighboring commer-
cial or office developments, should be located dose to buildings.
d. Planting dusters should assume a non-uniform arrangement. The diversity of
massing types should be great enough to provide interest but kept to a level which evokes a relaxed, natural
feeling to the observer.
e. Water conserving plantings and irrigation shall be used in all landscaped areas.
(Refer to City Ordinance No. 411- Xeriscape.)
4. Streetscape Lighting:
a. It is the intent of streetscape lighting to add a consistent, planned look for Foothill
Boulevard during day and evening hours. Lighting can have a dramatic effect on the quality of the
s~eetscape design.
b. All lighting fixtures in the public right-of-way shall be consistent along Foothill
Boulevard and approved by the City Engineer following recommendations of the Planning Commission.
Materials shall be consistent and in keeping with the desired theme. Poles and supporting hardware shall be
consistent with City standards.
c. All development areas outside the public right-of-way shall use high pressure
sodium lighting. All direct light rays shall be confined to the limits of the building site.
IV. CIRCULATION IMPROVEMENTS
A. Center Median Proaram - Based upon traffic analyses, a continuous 14-foot wide raised
landscaped median shall be provided on Foothill Boulevard. The median can provide bonefits necessary to
accommodate increased development and traffic demand in the following areas:
· Increased vehicular capacity
· Increased vehicular/pedestrian safety
· Increased vehicular mobility
· Increased vehicular level of service
Median breaks shall occur only at major signalized intersections as determined by the City Engineer.
Alternate median breaks may be considered subject to a detailed traffic safety analysis and subject to the
review and approval of the City Engineer.
B. Median Desion - The 14-foot wide median shall be designed to provide access control and a
unifying landscape statement. The median will feature two basic types of planting. Accent tree planting
(Crape myrtle), underplanted with a low evergreen groundcover, will be provided at median noses. Ever-
green trees (Rhus lancea), underplanted with shrubs and groundcover, will be planted throughout the
balance of the median. (See Figure 6.)
RHUS LANCEA 30' O.C.
MAJOR EVERGREEN TREE
'MANTENANCE EDpE
JONT
CONCRETE PAVERS II TYRCAL 2%, I
MORTAR BED
CONCRETE CURB'---.), .T
CTION ~ " 7 '- ~"
NTS , _ ~ '
DETAIL SE ;P"'~"'~ ,trt4~;/..~_~~;/~ ~ARRAKpEW?;IyR~TmL~N ACCENT TREE
5'-0' C ~ ~ MAINTENANCE EDGE
· "k ,: 2'.-0' MIN. TREE SETBACK FROM
· ._.._~.:.. EDGE OF MAINTENANCE EDGE
IEQ. 14"-0' EQ. t SECTION
· TYPICAL MID BLOCK LOCATION
Figure 6 - Median Design
V. SITE DEVELOPMENT STANDARDS
A. Setbacks - Activity Center (Suburban Parkway in _parenthesiS)
Building
,~zl~iidiLl} 1st FloOr r '
Foothill/Milliken Activity Center:.
· Foothill 25' (45') 25' ( ~ ) 45' (45' avg, 30' rain)
· Milliken 25' ( ~ ) 25' ( ~ ) 45' (45' avg, 30' rain)
Foothill/Rochester Activity Center:
· Foothill 25' (453 45' ( ~ ) 45' (45' avg, 30' min)
· Rochester 25' ( ~ ) 45' ( ~ ) 45' (45' avg, 30' rain)
(1) As measured from ultimate curb face
( · ) Refer to TVCP, VCP, or ISP for regulations
/1:1 Building Setback Ratio
: ,,-~ //2rid Story Permitted at Milllken
q3'.
Figure 7 * Activity Center Building Setback
~ Buildin_~ Parkin~
· Adjacent to Existing or
Planned Residential 7_5' ( -~ ) 15' ( · )
Development
· Adjacent to existing or
Planned Corank~cial 0' ( · ) 5' ( ~- )
Development
l. wrlor Side Property_ Line ~ P_Rkillg
· Adjacent to Existing or
Planned Residential
Development .25' ( ~ ) 15' ( · )
· Adjacent to Existing or
Planned Comnk~cial
Development 5' ( · ) 5' ( ~e )
B. Heiaht Limitations - Activity_ Centers (1~
· Within 45' of sweet curb face:
Foothill Boulevard (at Miiliken) 35'
Foothill Boulevard (at Rochester) 20'
Milliken Avenue 35'
Rochester Avenue 20'
· Within 100' of single family residential district 7_5'
· Other locations ( ~ )
· Towers, campaniles, rotundas ( · )
(1) Refer to TVCP, VCP, ISP for suburban parkway areas.
( ~ ) Refer to TVCY, VCP, or ISP for regulations
CI~OFRANCHO CUCAMONGA
MEMORANDUM '
DATE: August 15, 1991 ~'
TO: Otto Kroutil, Deputy City Planner
FROM: Laura Bonaccersi, Landscape Designer~
SUBJECT: USE OF TME AFRICA~ MUMAC ~ONG rOOTMILL BOUL~D
The purpose of this memo is to clarify how the African Sumac (Rhus
lancea) will be implemented as a street tree along Foothill
Boulevard. Use of this tree as a supplemental species to those
called for in the Foothill Specific Plan (FSP) is based upon our
discussions regarding the streetscape for CUP 88-47, located at the
northeast corner of Foothill Boulevard and Lion Street.
As you may recall, you had approached Engineering with the concern
that the Crape Myrtle (Lagerstroemia indica) was being overused
within Foothill Boulevard right-of-way areas, due to its well-known
acceptance by CalTrans. Unfortunately, use of the tree in this
manner diminished its design significance at the "Urban Activity
Zones", where they are called for in the FSP. As leaving the
right-of-way areas treeless was also unacceptable, we discussed
utilizing the African Sumac, the proposed median tree, as a logical
alternative for the "Suburban Parkway" right-of-way areas.
We are now looking at implementing this concept for the first time
with the public improvement plan submittal for CUP 88-47. To
facilitate this and subsequent plan checks, we need to further
define how and where the African Sumac will be used in the Foothill
Boulevard streetscape.
Attached for your consideration is a Foothill Boulevard streetscape
conceptual which indicates the use of the African Sumac within the
"Suburban Parkway Zone". Consistent with the informal character of
this zone, I am proposing that the African Sumacs be informally
grouped (20' on center minimum) along the streetscape frontage.
Although the majority of the trees are to occur in the right-of-
way, their groupings should be extended into the on-site landscape
areas. To retain the visual dominance of the primary theme tree,
Sycamores, it is suggested that the percentage of African Sumacs
not exceed 25% of the total frontage trees.
MEMO TO: OTTO KROUTIL\
RE: FOOTHILL BLVD. STREET TREE
August 15, 1991
Page 2
From a project management standpoint, there will have to be close
coordination between on-site and off-site plan reviews if these
objectives are to be met.
It is my understanding that the use of the African Sumac is being
incorporated into the FSP and the "Missing Link" plan. Hopefully,
these proposed design refinements are acceptable to the Planning
Division and will assist in those efforts. Let me know if you
agree.
LB/ko
Attachment
cc: Tarry Smith, Park Planning and Development Superintendent
Scott Murphy, Associate Planner
Willie Valbuena, Assistant Engineer
Tom Grahn, Assistant Planner
Nannette Bhaumik, Assistant Landscape Designer