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HomeMy WebLinkAbout1995/10/11 - Agenda PacketCITY OF RANCHO CUCAMONGA PLANNING COM1VIISSION AGENDA WEDNESDAY OCTOBER 11, 1995 7:00 P.M. RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBER 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA IlL IV. Pledge of Allegiance Roll Call Chairman Barker Vice Chairman McNiel Commissioner Lumpp Announcements Approval of Minutes September 27, 1995 Consent Calendar Commissioner Melcher Commissioner Tolstoy __ The following Consent Calendar items are expected to be routine and non-controversial. They will be acted on by the Commission at one time without discussion. If anyone has concern over any item, it should be removed for discussion. A. ENVIRONMENTAl, ASSESSMENT FOR DE~ELOPMENTREVIEW 95-23 - THE MULVANNY PARTNERSHIP - A request to construct a 24,045 square foot addition to an existing commercial building (Price Club) in the Regional Related Commercial designation of the Foothill Boulevard Specific Plan (Subarea 4), located on the south side of Foothill Boulevard between 1-15 and Etiwanda Avenue - APN: 229-031-35 and 43. Public Hearings The following items are public hearings in which concerned individuals may voice their opinion of the related project. Please wait to be recognized by the Chairman and address the Commission by stating your name and address. All such opinions shall be limited to 5 minutes per individual for each project. Please sign in after speaking. ENVIRONMENTAL ASSESSMENT AND GENERAl, PLAN AMENDMFNT 95~02-A - WOHL/RANCHO PARTNERS - A request for a land use change from Industrial Park to Conununity Commercial for 14.45 acres generally located on the south side of Foothill Boulevard between Spruce and Elm Avenues - APN: 208-352-62 through 69. Staff recommends issuance of a Negative Declaration. Related file: Industrial Area Specific Plan Amendment 95-02. C, ENVIRONMENTAL ASSESSMENT AND INDUSTRIAL AREA SPECIFIC PLAN AMENDMENT 95-02 - WOHL/RANCHO PARTNERS - A request to amend the Industrial Area Specific Plan to create a Community Commercial designation for 14.45 acres generally located on the south side of Foothill Boulevard between Spruce and Elm Avenues - APN: 208-352-62 through 69. Staff recommends issuance of aNegative Declaration. Related file: General Plan Amendment 95-02-A. Direetor's Reports GRUBB & ELLIS - A request to consider initiation of text changes to add thrift stores as a Community Commercial use within Subarea '3 of the Foothill Boulevard Specific Plan. DISCUSSION ON SMALL LOT DEVELOPMENT - Presentations by Lewis Homes and Griff'm Homes - (Oral report) Public Comments This is the time and place for the general public to address the Commission. Items to be discussed here are those which do not already appear on this agenda. ' Commission Business Adjournment The Planning Commission has adopted Administrative Regulations that set an 11:00 P.M. adjournment time. If items go beyond that time, they shall be heard only with the consent of the Commission. I, Gail Sanchez, Planning Commission Secretary of the City of Rancho Cucamonga. hereby certi~ that a true, accurate copy of the foregoing agenda was posted on October 5, 1995. at least 72 hours prior to the meeting per Government Code Section 54954.2 at 10500 Civic Center Drive, Rancho Cucamongct VICINITY MAP CITY HALL CITY OF RANCHO CUCAMONGA CITY OF RANCHO CUCAMONGA -- STAFF REPORT DATE: October 11, 1995 TO: Chairman and Members of the Planning Commission FROM: Brad Buller, City Planner BY: Scott Murphy, AICP, Associate Planner SUBJECT: ENVIRONMENTAL ASSESSMENT FOR DEVELOPMENT REVIEW 95-23 - THE MULVANNY PARTNERSHIP - A request to construct a 24,024 square foot addition to an existing commercial building (Price Club) in the Regional Related Commercial designation of the Foothill Boulevard Specific Plan (Subarea 4), ioceted on the south side of Foothill Boulevard between 1-15 and Etiwanda Avenue - APN: 229-031-35 and 43. PROJECT AND SITE DESCRIPTION: Surrounding Land Use and Zoning: North - Church; Regional Commercial, Foothill Boulevard Specific Plan (Subarea 4) South - Water transmission facility; General Industrial, Industrial Area Specific Plan (Subarea 8) East - Commercial/retail buildings; Regional Related Commercial, Foothill Boulevard Specific Plan (Subarea 4) West - Commercial/retail buildings; Regional Related Commercial, Foothill Boulevard Specific Plan (Subarea 4) General Plan Designations: Project Site - Commercial North - Commercial South - General Industrial East - Commercial West '- Commercial Site Characteristics: The site is presently developed with a 111,020 square foot retail building (Pdce Club). The parking is provided around the building. Circulation aisles exist along the north, south, east, and west boundaries of the site. An east-west drive aisle cuts across the front of the building. D. Parking Calculations: Number of Number of Type Square Parking - Spaces Spaces of Use Footaoe Ratio ReQuired Providqd Retail 135,044 4.5 spaces/ 607 507 1,000 sq. ft. ITEM A PLANNING COMMISSION STAFF REPORT CUP 95-23 - MULVANNY October 11, 1995 Page 2 ANALYSIS: General: The applicant is proposing a 24,024 square foot expansion to the existing Pdce Club facility. The existing building will be expanded 66 feet to the west and extend the full length of the building. Three rows of parking will be eliminated with the expansion. The expansion will continue the same architectural theme established for the existing building. Because the expansion is within a Master Plan that provides architectural guidelines, project approval is conducted by the City Planner. Design Review Committee: The Design Review Committee (Lumpp, Melcher, Fong) considered the application on October 3, 1995. The Committee recommended that the design of the front entry be revised to eliminate the need for cones/barricades across the ddve aisle and maintain safe pedestrian ingress/egress from the building. The Committee indicated that the building architecture will be considered once the circulation issue is resolved. The application should be submitted for additional Committee review. C, Environmental Assessment: Wsth the application, the pdmary consideration is the traffic impact generated by the additional square footage. As noted with previous applications, the existing on-site circulation is extremely awkward. The addition of 24,024 square feet will exacerbate the problem. The traffic analysis prepared by Kimley-Hom for a previous application identified a number of improvements to improve the on-site circulation. These improvements include the following: The northerly east-west ddve aisle should align with the ddve aisle south of In-N-Out Burger, creating a four-way intersection. The north-south drive aisle on the west side of the property should include a right turn lane at the new intersection south of In-N-Out Burger. If a four-way stop is proposed for the four-way intersection south of the main entry, a right turn lane should be provided at the intersection for inbound traffic. This will provide additional vehicle stacking for inbound traffic. In addition to the recommendations of the traffic analysis, the Planning Commission expressed concem about the blocking of the east-west drive aisle across the building front. The odginal traffic study prepared for the center identified the necessity of this circulation aisle. Blocking the ddve aisle forces all traffic from the west side of the canter to the northerly ddve aisle. Dudng peak hours, cars stack from the main entry drive back to the westerly drive. To minimize/eliminate the stacking, the circulation across the front of the building needs to be rc established. At a minimum, the following conditions will be incorporated into the final approval: 1. The cones/barricades shall be removed from the circulation aisle at the main entry. Appropriate traffic control measures (signage, speed bumps, etc.) shall be provided at the main entry to regulate the vehicle speeds across the front of the building. PLANNING COMMISSION STAFF REPORT CUP 95-23 - MULVANNY October 11, 1995 Page 3 As previously mentioned, the Design Review Committee expressed their concerns with the entry design. Additional modifications may be required by the Committee to address their concems. Upon final approval by the Committee, the appropriate conditions of approval will be incorporated into the approval letter. With the above-referenced conditions included as part of the approval, staff believes issuance of a Negative Declaration would be appropriate for the application. RECOMMENDATION: Staff recommends the Planning Commission issue a Negative Declaration for the application. Respectfully submitted, City Planner BB:DC:sp Attachments: Exhibit"A" Exhibit "B" Exhibit "C" - Site Plan - Building Elevations - Traffic Study Site Plan with Modifications / / PRICE CLUB ~/j//8/'/ ,~ " NORTH ELEVATION o:~ SOUTH ELEVATON ,,,~ EAST ELEVATION WEST ELEVATION PRICE CLUB J J J/IIIIIUILLLLUILUUJJJJIIIIIIILtLLLLL~UJI~lJaJjJI [ NOT TO SCAI~ FIGURE 5 IMPROVEMENT CONCEPT /--- % RECEIVED October 4, 1995 OCT 0 5 1995 City of Rancho Cucamonga Planning Division Memo to: Brad Bullet for distribution to Planning Commission. From: Peter Desforges/Greg Wohl Re: Foothill Courtyards, South side of Foothill BIrd. between spruce and Elm. In talking to with members of the Planning staff, several questions have been raised coneerning the proposed General and Specific Plan amendments for the above referenced site. Before addressing these specific issues, we would like to point out that a development is imminent that will most likely have a substantial positive impact on the city of Rancho Cucamonga and its retail users. The Mill's project in Ontario is scheduled to open in 1997 with over 1.8 million square feet of "value-oriented" retail users. Several of the tenants we have talked to are deciding between our site and the Mill's Project to serve consumers in this greater market area. The only way Rancho Cucamonga can ' compete with a project having such great "critical mass" is to use all available assets to attract tenants into the City before they locate in or around the Ontario project. The re-zoning of the subject site is a critical step in acknowledging the tenant demand in this market and in building a centralized retail cluster large enough to compete with the surrounding competition, The question for many of these tenants is not where in Rancho Cucamonga to locate but whether or not to locate in this city at all. With its significant frontage, shallow depth and excellent location on Foothill Blvd., the subject site provides several unique qualities which has attracted significant interest from prospective tenants. It is truly in the best interest of the City to approve the proposed zoning change so that it can continue to attract the strongest tenants seeking to locate in this market. Rancho Cucamonga will benefit greatly by keeping sales tax revenues from its residents within the city. We would also like to address the following concerns raised by staff regarding the above referenced site: 1. Project size is relatively small for Community Commercial zoning. Per the description of Community Commercial on Page LII - 13 of the City's General Plan: "gross leasable area within Community shopping centers ranges from 100,000 to 300,000 square feet". Although on the low side, our total project of approximately 127,000 is within the acceptable range listed for this zoning designation. 2. The project was originally shown with two driveways off of Foothill and only one is approved. Our plans have been revised (copy attached) to show one driveway as has previously been approved by Caltrans. This, together with ingress from and egress to Spruce and Elm appears more than adequate to service this site, It should be noted that other larger commercial sites on The Foothill Corridor have either one or no entrances directly off of Foothill Blvd. WOHL INVESTMENT COMPANY 2402 Michelson, Suite 170, Irvine, Califomia 92715 · (714) 955-0115 · FAX: (714l 755-3971 Memo to: Brad Bullet October 4, 1995 Page 2 3. Is the use contemplated compatible with adjacent uses? Through careful architectural planning. the proper screening and landscaping will minimize any negative visual impact from surrounding sites. It is important to note that the current zoning allows restaurant and certain retail uses which would have the exact same physical structure as the proposed uses and that it is only the specific type of products being sold that will change under the proposed zoning designation. Therefore, the solution is to work with the Planning department to arrive at a site plan and building plans which minimize any possible adverse impact through architectural "buffers" or screening and strategically placed landscaping making the project attractive and approachable from all sides. This was accomplished successfully on the Terra Vista Promenade project and can be repeated on our site. 4. Should commercial uses be extended to the south side of Foothill? It is clear from the commercial uses allowed under the existing zoning that the original General Plan intended there to be commercial uses on the south side of Foothill to support both the nearby residents and adjacent business users. Furthermore, you don't have to travel very far east or west on Foothill Blvd to find several other sites zoned for or with existing commercial projects on the south side of the street. The proposed use will compliment and further synergize the other commercial sites on the north side of the street by adding "critical mass" and expanding the retail choices for the residential shoppers and businesses in the community. 5. The market study submitted does not appear to indicate an existing demand for additional electronics or book store retail users which are two categories you are enterruining. Since the decision Was made to apply for General and Specific Plan amendments there has been a great deal of interest from retail tenants in this site. We are currently in a contingent escrow with "The Good Guys!" for 2.5 acres and are negotiating with two other tenants for a significant portion of the remaining acreage. All of this interest has come without a concentrated marketing effort as we have been reticent to enter into any other sales or leasing contracts until the re-zoning is approved. Our market study did show existing unmet demand in the city for several retail categories. Although home electronics/computers appear to be in adequate supply in the city, the internal studies conducted by "The Good Guys!" indicate wider market area than that used in our study and again points to the positive benefits of "critical mass" in locating adjacent to the existing electronic retailers on the north side of Foothill for drawing consumers from greater distances. 6. Since many business support retail uses are already permitted, why is the broader commercial zoning warranted? Although there are a number of tenants who fit into the existing permitted use categories such as home decorating and office supply, the majority of them have already located on other sites within the city which have been re-zoned to accommodate their use (i.e. north side of Foothill/I-15 retail centers). Because these uses have been permitted to locate on sites which the original General Plan did not contemplate, it would seem equitable to expand the permitted uses on the subject site in order to "level the playing field". We would be happy to discuss these and any other concerns which staff may have in further detail at staff's convenience. We are hopeful that staff will consider these points in recommending approval of this proposed General Plan amendment. LD FOOTHILL BOULEVARD (HWY ROUTE 66) SUMMARY VICINITY MAP , CLIENT, WOHL INVESTMENT COMPANY 2402 MICHELSON, 8TE IRVINE. CAUF. 92716 714-95[~-011.5 714-755-3971 (FAX) COMMERCIAL PROJECT', $EC OF FOOTHILL BLVD, & SPRUCE AVF_, RANCHO CUCAMONGA, CA URBAN RESEARCH ASSOCIATES Mr. Brad Buller, City Planner City of Rancho Cucamonga 10500 Civic Center Drive Rancho Cucamonga, CA. 91730 RECEIVED OCT ! 0 1995 city oi P, ancho Cucarnonga planning Division October 5, 1995 SUBJECT: PROPOSED FOOTHILL COURTYARD RETAIL CENTER Dear Mr. Bulier: This brief note is intended to provide a qualitative perspective on the technical market analysis which our firm conducted on behalf of Wohl Rancho Partners, the applicants for the above named commercial project. Clarification beyond that supplied in our August 1995 report is necessary because staff members and city officials may be focusing their attention on the numeric analyses to the neglect of important qualitative issues which bear on this proposal. The results of our field research and quantitative modelling suggested that electronics/computer retailing in the city are now in a state of oversupply and that a moderate level of unmet demand exists for booksellers. Yet, The Good Guys and Border's Books both have made commitments to locate in the Courtyard. That market optimism by two well-known chains obviously reveals something not apparent from a traditional technical market study. We at URA also sham their positive view as indicated by the discussions on pages 9 and 11 of our report. Three points deserve to be raised in this regard: Traditional market analysis models are "blunt instruments" when dealing with the new realities of stores which serve multiple functions. Best Buy is a multiple electronics with traditional household appliances. How then should it be classified? The same dilemma applies to The Good Guys, Price Club, and a growing number of other retailers. It is very difficult to know which merchandise lines contribute most strongly to the financial health of the store. Historic or conventional labels no longer adequately serve us. Within these same leading retailers of the 1990s we also find targeting to a particular consumer segment such as the price-sensitive, warehouse, or upscale customer. It is not aggregate market demand but market segmentation which enables the success of Price Club (quantity) and Wal*mart (low price with friendly service) next to each other at the Foothill Marketplace. Earlier parallels 2601 EAST CHAPMAN, SUITE 216, FULLERTON, CA 92631 (714) 879-3668 · FAX (714) 879-3210 URBAN PLANNING · GIS · ECONOMIC ANAL YSIS are provided by the Target/Montgomery Ward combination in terms of general merchandise; similarly, grocery store clusters have long been a fixture in this region. The proposed Good Guys at the Courtyard considers its market position to be that of an upscale home appliance/electronics store while Best Buy conveys more of a warehouse atmosphere. Hence, two or more outlets carrying related merchandise can coexist and operate profitably side-by-side. Consumers in the Rancho Cucamonga area increasingly are demanding choice in their shopping opportunities. For too long they have been limited to just one or two options for acquiring major goods and services. Now that housing costs have lowered and disposable incomes expanded, the public is anxious for opportunities where they can again combine shopping, leisure time and entertainment. The' Foothill Courtyard not only will offer expanded choice but also quality merchandisers. I urge your staff, commissioners, and elected city officials to take these points into consideration in deliberating proposed retail projects. To fix solely on such traditional land use measures as square footages, acreage, and vacancies would be missing some very important factors. Thank you for your consideration. Sincerely, CITY OF RANCHO CUCAMONGA ' STAFF REPORT DATE: TO: FROM: BY: SUBJECT: October 11, 1995 . Chairman and Members of the Planning Commission Brad Buller, City Planner Miki Bratt, AICP, Associate Planner ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT 95-02A - WOHL/RANCHO PARTNERS - A request for a land use change from Industrial Park to Community Commercial for 14.45 acres generally located on the south side of Foothill Boulevard between Spruce and Elm Avenues - APN: 208-352-62 through 69. Staff recommends issuance of a Negative Declaration. Related file: Industrial Area Specific Plan Amendment 95-02. ENVIRONMENTAL ASSESSMENT AND INDUSTRIAL AREA SPECIFIC PLAN AMENDMENT 95-02 - WOHL/RANCHO PARTNERS - A request to amend the Industrial Area Specific Plan to create a Community Commemial designation for 14.45 acres generally located on the south side of Foothill Boulevard between Spruce and Elm Avenues - APN: 208-352-62 through 69. Staff recommends issuance of a Negative Declaration. Related file: General Plan Amendment 95-02-A. PROJECT AND SITE DESCRIPTION: Surrounding Land Use and Zoning: North Partially developed with retail stores, including Home Electronics, Linens/Home Accessories, and Craft supplies; with a bookstore and coffee house under constructions; and with pads for up to four restaurants - Terra Vista Planned Community - Community Commercial South - Developed - Hotel; and Vacant - Industrial Park: Rancho Cucamonga Business Park Master Plan East - Vacant - Industrial Park: Rancho Cucamonga Business Park Master Plan West Developed - Vacant Restaurant; and Vacant - Industrial Park: Rancho Cucamonga Business Park Master Plan General Plan Designations: Project Site - Industrial Park North Community Commercial South - Industrial Park East Industrial Park West Industrial Park ITEMS B & C PLANNING COMMISSION STAFF REPORT GPA 95-02A & ISPA 95-02 ~ WOHL/RANCHO PARTNERS October 11, 1995 Page 2 Site Characteristics: The site encompasses 14.45 acres of undeveloped land bounded on the North by Foothill Boulevard, on the South by Eucalyptus Street, on the east by Elm Avenue, and on the west by Spruce Avenue (see Exhibit "A"). The site slopes gently from north to south with a drainage easement across the property just east of the mid-point between Spruce and Elm Avenues. Soil conditions are stable. The site is partially covered with old growth vineyards which appear abandoned and partially covered with weeds. The only trees on site were planted at the intersection of Foothill and Spruce as part of the landscaping requirement for the Rancho Cucamonga Business Park site development. There are no structures on the site. ENVIRONMENTAL ASSESSMENT: Staff has reviewed the initial Study, Part I and completed the Environmental Checklist, Part II of the Initial Study, and has found no significant adverse environmental impacts will occur because of the proposed land use amendments. Potential impacts, determined not to be significant, include: Air Quality: The proposed land use change would increase air emissions, pdmadly from vehicle tdps, due to the intensity of retail development. However, because of the high ratio of retail uses allowed and previously approved on the site under the Industrial Park classification, including the existing hotel, the increase is below the South Coast Air Quality thresholds of significance. B. Transoortation: The proposed land use change does not significantly increase traffic impacts. LAND USE ANALYSIS: A. History of the Site: The site is designated Industrial Park in the General Plan and located in Subarea 7 of the Industrial Area specific Plan (see Exhibits "B" and "C"). The Rancho Cucamonga Business Park Master Plan was approved in 1981 for the area bounded on the north by Foothill Boulevard, on the south by Arrow Highway, on the east generally by Milliken Avenue, and on the west by Haven Avenue. The odginal vision for the subject site was for a continuation of the high dse office buildings to the west plus a food park. In 1987 a development proposal was approved. The proposal included a small hotel, food park, and retail stores and shops. The project was amended to provide a large hotel which was built, but the approval for the remainder of the development expired. AoDroodateness of the Existing Desionation. The existing Industdal Park designation includes a number of commercial uses which could contribute to a vibrant downtown area. Permitted or conditionally permitted uses include restaurants, theaters, art galleries, entertainment, athletic clubs, and indoor and outdoor commercial recreation. The site is suitable for development under the existing designation for many commercial combinations. The Rancho Cucamonga Business Park Master Plan adopted in 1981 and still valid, emphasizes office development similar to the Barton Plaza buildings to the west together with a Food Court. Each alternative incorporates the odginal food court concept. A 1987 approved and expired development plan emphasized retail development allowed under the PLANNING COMMISSION STAFF REPORT GPA 95-02A & ISPA 95-02 - WOHL/RANCHO PARTNERS October 11, 1995 Page 3 Industrial Area Specific Plan. Also, inquiries have been received for a multi-plex theater development which would be allowed with a Conditional Use Permit. In addition to the above uses, many development options are available because many commercial uses are allowed under the existing zoning. Permitted or conditionally permitted retail uses include convenience sales (pharmacies, barber and beauty shop, cleaners, tailors, newspaper/magazine store, florist), food and beverage sales (delicatessen, doughnut shop, ice cream/yogurt shop, bakery), most retail automotive uses (sales, rentals, repairs, service station), business supply (business machines, photocopy, pdnt shop), and building supply/home improvement (floor covering, glass, hardware, lighting, paint, window covering). Also a number of commercial services are permitted or conditionally permitted, including medical services, financial services, travel agencies, and real estate services. Not permitted under the existing designation are commercial uses such as department store/apparel/general merchandise type retail, home electronice, music and video stores, appliance sales, or furniture stores. These uses would be permitted under the proposed Community Commercial designation. Appropriateness of the Proposed Designation. The project site is 14.45 acres and proposed to support 133,515 square feet of leasable area. The site appears to be insufficient in size to support the General Plan's Community Commercial designation. A Community Commercial site generally ranges in size from 15 to 50 acres. The size of the subject site is less than 15 acres. The proposed leasable area of 133,515 square feet is within the Community Commercial range, but may be high in relation to the design parameters for the subject site. The applicant states that the population within the assumed market is 152,000, a population typically associated with a Regional Commercial designation. The General Plan sets up the hierarchy of commercial site cdteda ranging from Neighborhood Commercial (the smallest) to Regionally Related Commercial (the largest). According to the General Plan, a Neighborhood Commercial site ranges from 5 to 15 acres which will support leasable floor area of from 30,000 to 100,000 square feet, and is intended to serve about 10,000 residents in the immediate vicinity. It is typically anchored by a supermarket. The site size of the subject application would be typical for a Neighborhood Center. General Commercial is the next level of intensity of use. Size is not specified. The K-mart · Center on Haven Avenue south of Foothill has a General Commercial designation within the 'Industrial Area Specific Plan and was established as part of the Rancho Cucamonga Business ' Park Master Plan. The Virginia Dare Center also has a General Commercial designation under the General Plan. Commercial development regulated by the Foothill Boulevard Specific Plan' is designated General Commercial under the General Plan. It should be noted that although development standards within the Foothill Boulevard Specific Plan identif'/varying levels of intensity including a "Community Commercial" designation, none are intended to develop to the intensity of commercial use described in the General Plan as "Community Commercial." Under the General Plan designation, the prototype is the Terra Vista Town Center. PLANNING COMMISSION STAFF REPORT GPA 95-02A & ISPA 95-02 - WOHL/RANCHO PARTNERS October 11, 1995 Page 4 The General-Plan states that the Community Commercial designation is aimed at approximately 20,000 residents within a 5 mile radius. The site size is up to 50 acres and capable of supporting leasable floor area ranging from 100,000 to 300,000 square feet. Community Commercial sites include the Town Cente~ and Town Center Square, as well as the proposed Promenade development, all within tlie Terra Vista Planned Community with frontage on Foothill Boulevard. The Town Center Square located across from the subject site was approved as Community Commercial use on a 25-acre site supporting 222,600 square feet of leasable stores. The Terra Vista Promenade located west of Rochester Avenue is an application under consideration for land use change to Community Commercial for a 45-acre site supporting 457,801 square feet of leasable area. The Regional Commercial designation is at the top of the hierarchy. It is expected to serve a population base of at least 150,000 persons~ An example is Foothill Marketplace located on Foothill Boulevard east of the I-15 Freeway interchange. It is a 60-acre site approved for 550,000 square feet of leasable stores. The applicant has submitted a concept plan and a justification statement with an addendum describing the proposed development (see Exhibits "D" and "E"). In this application, the size of the site is at the upper limit of the Neighborhoed Commercial designation. According to the concept plan the site will support 133,515 square feet of leasable space, including four anchor stores, five in-line shops, and two in-line food shops, one fast food ddVe-thru business, and one freestanding restaurant. Generally, a 15-acre site would be expected to support not more than 100,000 square feet of leasable space. The leasable area illustrated in the concept plan is within the low range of the Community Commercial designation. The proposed leasable area may be in ,excess of what the design criteria for the site will actually support. An analysis of the site capacity will occur at the time an application for development is submitted. However, the concept plan will be bdefly discussed in this report. Good Guys, a retail electrenica store, is a committed anchor tenant in a 20,250 square foot space on the comer of Foothill Boulevard and Spruce Avenue, and would be typical of a Community or Regional Commercial user. Market Demand. The Foothill Courtyard Market Study identifies the current marketing population at approximately 153,000 (see Exhibit "F"). The population to be served includes the entire City population of 117,903, as well as the approximately 35,000 persons residing in the Village of Heritage and the unincorporated County island east of the City and north of the Metrelink line. The market area analyzed is larger than the General Plan's description of area to be served, but a reasonable market area. The Foothill Courtyard Market Study references the 1993 Terra Vista Marke~ Study for the Town Center Square application. The Terra Vista Market Study identified a primary plus secondary market area incorporating residents as far south as the 1-60 Freeway in Ontario and as far east as Sierra Avenue in Fontana. For this area it identified a 1993 population of 250,000 persons and a year 2000 population of 335,000. It identified 971 acres of commercially zoned land in the City and concluded that by the year 2000 there would be a shortfall of 143 commercially zoned acres. PLANNING COMMISSION STAFF REPORT GPA 95-02A& ISPA 95-02-WOHL/RANCHO PARTNERS October 11, 1995 Page 5 Staff and the Planning Commission questioned the size of the market area, the population figures, and the need for additionally zoned commercial acreage. These questions prompted the City's Market Study which is in progress. The Foothill Courtyard Market Study considered a more realistic market area and population, but referred to the conclusion in the 1993 Terra Vista Market Study of need for additional commercially zoned land in the City by the year 2000. The City's Market Study will address reasonable market area, expected population, impacts of the Ontado Mills regional commercial development, and the City's future need for commercially zoned acreage. Review of the Courtyard Market Study indicates that it does not support a land use change based on unmet retail demand for the retail specialties on which it focuses. The focus is on Home Electronics, Fast Food, Family Restaurants, Upscale Dining, Linens/Home Accessories, and Bookstores. The Market Study does not support additional electronics-computer retail square footage based on unmet demand. The 1995 demand is stated as 63,800 square feet and the supply at 100.600 square feet, or a current excess of 36,800 square feet. Adding another 20,250 square feet of this retail speciality is justified in the report with the statement: "A commitment from The Good Guys chain to open a store in the Foothill Courtyard demonstrates that the home electronics market segment is certainly not a closed one." The Market Study emphasizes unmet demand for Fast Food/Take Out, Family Restaurants, and Upscale Dining. However, these are all permitted or conditionally permitted uses under the existing Industrial Park designation. Further, there are unbuilt pads for restaurants nearby, including up to three pads in Town Center Square. The Market Study identifies unmet demand for Linens/Home Accessories and Bookstores. However, it states that based on leasable floor area the recently completed Home Express store in Town Center Square, as well as the Barnes and Nobel bookstore under construction will fill these demands. Comoatibilitv with surroundina Industrial Park Land Uses. The south side of Foothill Boulevard from Haven to Milliken is master planned for professional office use mixed with Food Park uses. Haven Avenue to Aspen Avenue has developed as high rise office .use. The introduction of Community Commercial use between Spruce and Elm Avenues would set a precedent for additional Community Commercial development on the south side of Foothill and reduce opportunities for future professional office development. However, as stated above under the existing zoning many commercial uses would be allowed on the site other than office. Further, the application for land use change raises questions about compatibility with existing and planned development immediately adjoining the subject site. An important issue is design orientation. The applicant's concept plan is designed to face Foothill Boulevard and place in- line anchor stores and shops at the rear of the site. Loading docks and receiving areas would be situated at the rear of the buildings which would potentially face entrances of buildings on the south side of Eucalyptus Street. The proposed Good Guys store also faces Foothill with PLANNING COMMISSION STAFF REPORT GPA 95-02A & ISPA 95-02 - WOHL/RANCHO PARTNERS October 11, 1995 Page 6 its loading dock facing the entrance and rooms of the existing Best Western Hotel. The applicant proposes a combination of screen walls, landscaping, and design detail on the rear building faces to soften the interface. The compatibility issue is not resolved by the aforementioned design elements. The depth of the proposed Courtyard site severely restricts opportunities for landscape screening. The depth of the Courtyard ranges from approximately 270 to 505 linear feet. In comparison, the depth of the Town Center Square site ranges from appreximately 660 to 880 linear feet. The Promenade site ~'anges in depth from approximately 895 to 1,100 linear feet. Stores requidng loading docks may not be appropriate on this shallow site. The depth of the Courtyard site makes it difficult to buffer large stores with rear loading docks. The Foothill Boulevard setback requirements are: parking, 25 feet minimum; building, 45 feet minimum; and landscaping, 45 feet minimum. The setback requirements for Eucalyptus Street are: parking, 15 feet; building, 25 feet; and landscaping, 25 feet. Also, an adequate design relationship to the existing hotel development and to future development on the south side of Eucalyptus Street must be provided. Access to the site is somewhat constrained. Only one access will be permitted mid-block along Foothill Boulevard. (The applicant's concept plan indicates two accesses along Foothill Boulevard). Access from Spruce Avenue will be shared with the existing hotel. One of two Eucalyptus Street access ddves will be shared with the hotel. An additional access will be permitted from Elm Avenue. The applicant's development concept is automobile oriented, but the Rancho Cucamonga Business Park Master Plan indicates a need for a pedestdan odented development to serve nearby office users, as well as potential hotel users. The ultimate design should open up to Eucalyptus Street by inviting bedestdan access from Eucalyptus Street and providing some building frontages. on Eucalyptus Street. The applicant's Market Study reports that there is unmet demand for restaurant use in the City. Again, this is a currently permitted or conditionally permitted use for the subject site. Also, there are a number of nearby available restaurant pads in approved commercial centers. Further, there are nearby vacant restaurants, including one at Foothill Boulevard and Spruce Avenue, one in the Terra Vista Town Center, two in the Virginia Dare center, and one at the K-Mart center at Haven Avenue and Foothill Boulevard. Notwithstanding the existing vacancies, there is the long term potential at the intersection of Foothill Boulevard and Spruce Avenue for mutually enhancing restaurant development. For example, there is the vacant 12,165 square foot restaurant on the southwest comer. A Boston Market is under construction on the northwest corner. There is also an available 10,000 square foot restaurant pad on the northeast corner. In contrast to a major retail anchor, a restaurant pad on the southeast corner of Foothill Boulevard and Spruce Avenue would compliment the existing and planned restaurant development and be compatible with the existing hotel development. Compatibility with Nei<3hbodnc~ Community Commercial Land Uses. The Town Center Square development on the north side of Foothill Boulevard is designated Community Commercial. With the recent land use change from Office Park to Community Commercial. the Town Center PLANNING COMMISSION STAFF REPORT GPA 95-02A & ISPA 95-02 - WOHL/RANCHO PARTNERS October 11, 1995 Page 7 Square development extends the Community Commercial designation along the north side of Foothill Boulevard from Haven Avenue to Elm Avenue, about three-quarters of a mile of commercial development (see Exhibit "B"). The proposed land use change would extend Community Commercial to the south side of Foothill Boulevard. While the change would mirror the Town Center Square development to the north, it would set a precedent for more intense commercial development on the south side of Foothill Boulevard (see Exhibit "C"). PRELIMINARY CONCEPT PLAN DISCUSSION: The subject applications do not include project development. However, the applicant has included a plan which indicates their concept for Community Commercial development (see Exhibit "D"). As discussed in previous sections of this report, the concept plan proposes 133,515 square feet of leasable space on 14.45 acres. One 20,250 square foot anchor store is located on the southeast comer of Foothill Boulevard and Spruce Avenue, north of the existing Best Western Hotel. The applicant has a commitment from The Good Guys chain to occupy that pad. Three additional anchor stores ranging in size from 18,047 to 30,090 square feet are located in a row along with seven in-line retail or food shops. The Good Guys pad and the easternmost anchor store would provide loading docks. Two additional food pads are located along Foothill Boulevard flanking the mid-block entrance. One is a ddve-thru fast food pad, but it does not meet the minimum design requirements for a drive-thru. A drainage easement bisects the site just east of the mid-block entrance. The design incorporates pedestrian access to Eucalyptus Street over the drainage easement. The concept proposes two entrances along Foothill Boulevard. The applications for land use change are not accompanied by a development application, therefore the submitted concept plan is illustrative only and not part of the land use applications. Also. land use change may not be conditioned. Further, under State law a land use change should be considered on its medt independent of a proposal for development. INDUSTRIAL AREA PLAN TEXT CHANGES: On August 2, 1995, the City Council considered the applicant's request to initiate text changes to add Commercial uses and standards for Commercial use to the Industrial Area Specific Plan. The Council initiated consideration of the aforementioned text changes. If the proposed land use change is approved the following text changes to the Industrial Area Specific Plan are proposed: Table II1-1 - SUMMARY OF LAND USE TYPES BY SUBAREA - COMMERCIAL (p. 111-6) after Business Support Services insert: Community Commercial Retail .and add as a Permitted (P) use for Subarea 7. Table 111-2- LAND USE TYPE DEFINITIONS - D. COMMERCIAL USE TYPES - (p. 111-13) after Business Support Services insert: PLANNING COMMISSION STAFF REPORT GPA 95-02A & ISPA 95-02 - WOHL/RANCHO PARTNERS October 11, 1995 Page 8 Community Commercial Retail: This category permits a mix of general · retail with other uses permitted in the Industrial area that will make the development lively well into the night, function as an active 'people place," and serve not only the residents of the City but, by location on Foothill Boulevard, will also draw from residential areas in neighboring communities. Activities will typically include retail department stores, focused-product retail stores, and subsidiary retail shops. as well as services/repairs related to sales. Uses include, but are not limited to: Apparel, Appliance, Bicycle, Book, Catalog, Department Store, Home Electronics, Home Furnishings, Luggage, Import, Jewelry, Music, Nursery/Garden Supply, Outlet, Specialty, Sporting Goods, Toys, and Video. PART IV: OVERLAY DISTRICTS AND SUBAREA DEVELOPMENT STANDARDS - Subarea 7 Under Permitted uses after Business Support Services (p. IV-48) insert: Community Commercial Retail Under Special Considerations, Last paragraph (p. IV-52), insert: In order to expand opportunities along Foothill Boulevard for a mix of uses to encourage development which will function as an active "people place" and be lively well into the night for the residents of the City of Rancho Cucamonga, Community Commercial Retail is added as a permitted use on the south side of Foothill Boulevard on a 14.45 acre parcel bounded by Spruce Avenue on the west, Elm Avenue on the east, and Eucalyptus Street on the south. FACTS FOR FINDING: Based on the facts and conclusions listed above, staff does not believe the required facts for findings can be made. The properties are not suitable for the uses allowed in the proposed land use and Industrial Area Specific Plan designations in terms of access and size, as evidenced by the site's · location within an existing Industrial Park Master Plan of Development. The proposed amendments would not have a significant impact on the environment. However, there are potential negative impacts on surrounding properties. The proposed amendments do not conform with the General Plan and Industrial Area Specific Plan goals and objectives for development. CORRESPONDENCE: These items have been advertised as a public headng in the Inland Valley Daily Bulletin newspaper, the property has been posted, and notices were sent to all property owners within 300 feet of the project site. One letter dated July 12, 1995, has been received from Best Westem commenting on the proposal (see Exhibit "G"). PLANNING COMMISSION STAFF REPORT GPA 95-02A & ISPA 95-02 - WOHL/RANCHO PARTNERS October 11, 1995 Page 9 RECOMMENDATION: Because the facts do not support a land use change, staff can not make the required findings and recommends denial of these applications. If the Planning Commission agrees with staffs analysis, they should approve the attached resolutions recommending denial. If. however, following Public Testimony the Planning Commission can make the findings under "A," "B," and "C" above, an alternative action would be to continue the item for two weeks and direct staff to prepare resolutions recommending approval. City Planner BB:MB:mlg Attachments: Exhibit 'W' Exhibit "B" Exhibit "C" Exhibit "D" Exhibit "E" Exhibit "F" Exhibit "G" Site Plan General Plan Map Excerpt Industrial Area Specific Plan Map Excerpt' Applicant's Concept Plan Applicant's Justification Statement - Foothill Courtyard Market Study, August 1995 - Correspondence from Best Western Heritage Inn Resolution of Denial General Plan Amendment 95-02A Resolution of Denial Industrial Area Specific Plan Amendment 95-02 IERRA VISTA i'Ov~N CENI~R 794,CXX3 Square Feel Mixed,Use CQmmeck}l Ce41opmen! LAUREI./ASP~N EXECUTIVE OFRCE MEDICAL PARK cFJ, rcn I-I$ FREEWAy ,, Rancho / San Antonio Metrical Cen:e.{ Town Center,,c~r. '~" :1 "" ", ~ ~ , : financial Res:au~anls Resldenlf~l Vacant Light Office COMMERCIAL COMMUNITY COMMERCIAL NEIGHBORHOOD, COMM. REGIONAL COMMERCIAL OFFICE LOW 2-4DU's/AC LOW- MEDIUM 4-8 DU's/AC MEDIUM 8-14 DU's/AC MEDIUM-HIGH 14-24 DU's/AC HIGH 24-30 DU's/AC INDUSTRIAL rT/'/7'/a INDUSTRIAL PARK ~ GENERAL INDUSTRIAL IllIll III ::::::::::::::::::::::::: rl"El~: SPA ~5"o'~,A CRY OF RANCHO CUCANIONGA TrrLE..~%r~.~P~ ~ :N ~ PLANNING DIVISION ~ u p E~ r~T EXHIBIT: "' ~/' SCALE: ~ - ',., · C COMMERCIAL  HAVEN OVERLAY DISTRICT INDUST_RIAL PARK 7~GENERAL INDUSTRIAL MINIMUM IMPACT ~HEAVY INDUSTRIAL CIVIC CENTER CITY OF RANCHO CLICAMONGA PLANNING DIVISION FOOTHILL BOULEVARD (HWY ROUTE 66) --~ SUMMARY VICINITY MAP ° LAND AREA · 629,572 SF (1~45 CLIENT · WOHL INVESTMENT COMPANY 2402 MICHELSON, 8TE 1'/0 IRVINE, CN. IF. 92716 714.968-0115 714-Te6,.3e71 (FAX) COMMERCIAL PROJECT ° SEC OF FOOTHILL BLVD. & SPRUCE AVE RANCHO CUCAMONGA, CA ~'q~Musil Perkowi~z Ruih, inc. o ;,::~,.,. ~:i~=, Description of Proposed Project and Supporting Information. FOOTHILL COURTYARD (south side of Foothill Bird. between Spruce & Elm) An Amendment to the General Plan is requested by Wohl/Rancho Partners changing the land use designation for the subject parcels from Industrial to Community Commercial. Simultaneously, an amendment to the Industrial Specific Plan is requested allowing uses permitted under the Community Commercial designation as defined in the Foothill BIrd. Specific Plan to be located on the subject parcels. These amendments are requested in order to allow the development of a community shopping center which will include a diverse group of retail tenants. The project oousists of approximately 133,500 sq. ft. of commerciaYretail space of which approximately 16,500 sq. ft. is designated for food service uses. As shown in the attached site plan and elevations, the center has been designed to provide convenient shopping and restaurant services with easy access to and visibility from Foothill Blvd. The project elevations will compliment the existing design elements on the south side of Foothill Blvd. while not being at odds with the Terra Vista cente~ to the north. More than the required parking has been provided in a well landscaped common area. The project will be built in two phases. The first phase will consist of a 20,250 sq. ft. "The Good Guys!" 'elearonics store which is shown as building A on the attached site plan. This store will be built as soon as the GPA, ISPA and building permits can be obtained. Phase two will include the development of the remainder of the shopping center which will take place under a sepante building permit. The second phase constnzction will commence either at the same time or shortly foBowing the fu~t phase construction. There are three primary factors which support this change from Industrial to Community Commercial. First, the physical location and configuration of this site indicate the highest and best use as being retail development. Foothill Blvd. east of Haven is becoming a regional draw with the retailers locating in the existing and proposed projects on both the north and south sides of the boulevard. The subject property, with over 1450 feet of frontage and an average depth of less that 400 feet, is best suited for a retail use which can benefit from this configuration. With convenient ingress and egress from two signali,M intersections and Lremendons visibility, this site is ideal for the development of a community oriented shopping center which can add both aesthetically and financially to the City of Rancho CucamOnga. Second, the need for retail zoning is evidenced by the tremendous demand on our site from large national chain tenants. In many cases their decision has been to locate on Foothill BIrd, between Haven and the 1-15 or open in one of the several new pined developments in the City of Ontario. Their preference for Rancho Cucamonga in general and the subject property in particular is based on the following factors: (1)"critical mass" of retailers that have recently been locating in and between the Terra Vista development and the new development at the intersection of Foothill and the 1-15; {2) excellent demographics in Rancho Cucamonga and surrounding communities; (3) high traffic counts on Foothill Blvd. and excellent ingress/egress and traffic circulation from Foothill to the subject property; (4) a site configuration (i.e: shallow depth between Foothill Blvd. and Eucalyptus) that promotes visibility directly from Foothill BIrd. attracting more impulse shoppers and convenience oriented businesses; and (5) the lack of any other sites which provide all of the above features. Other commercially zoned sites within Rancho Cueamonga have been passed over by these ratatiers because they are not located along this corridor east of Haven or because they do not provide good visibility from the boulevard. We have been overwhelmed with the interest level shown by the real estate experts at these large national chains whose internal market studies strongly support the development we axe proposing. The third factor which was touched on above is the need to satisfy consumer demand for an aesthetically appealing community center with tenant signage visible from Foothill Blvd. and easy ingress and egress. Our plan will cater to convenience and impulse buy oriented retailers and food users. This will include both a fast food and sitdown restaurant as well as a common "food plaza" with outdoor seating around a fountain element. As shown in the attached conceptual elevation, this food plaza will draw the attention of passing motorists with its visual. warmth and human scale amenities. Tables with umbrellas will be scattered among attraaive deciduous trees, park benches and trellis landscape features. A fountain will highlight the center of this seating area and will be lit at night. A "European Style" coffee house will make a convenient stopping point for morning commuters. The retail tenants will benefit from signage visible from Foothill attracting the commuter who is passing through Rancho Cucamonga and who doesn't have time to stop in the more destination/regional oriented centers in the area. The approval of our application to Amend the General Plan for this location will also benefit the city through increased property and sales tax revenues, and increased jobs, both during the construction process and upon completion of the projea. In support of the application, previous market surveys from other developers have suggested the need for additional retail development. The Realty Development Research, Inc. (RDR) market survey prepared for the Western Land Company (Nov., 1993) indicates that although "there is sufficient acreage zoned commercial in Rancho Cucamonga to meet demand until approximately the year 2000, several factors reduce the aforementioned time frame and strengthan the need for additional zoned commercial property at this time". In particular retail zoning. RDR contends that net exports of retail to other cities and the relatively limited ~tumber of parcels available which are sized appropriately for the development of major retail facilities most substantiate their argument. They indicate a ~ninimum of approximately 10-16 acres is needed for community scale development. The RDR survey concludes that considerable retail demand will also remain available to other key commercial developments in this immediate vicinity. Assuming the planning commission and the city councils support of the Western Land Companies development indicates that the survey was interpreted as relevant and valid, our project, similar in nature, meets the same eligibility requirements. ~SQIq q~-07,, Review of the RDR market analysis was conducted per the city's planning department request by Urban Research Associates (UP, A) (Apt, i994). URA studies further support approval of our application, Which is similar in nature to the application reviewed. Although the URA review presents a rebuttal to some of the RDR findings, their research indicates that "Rancho does indeed suffer economically from sales leakage of net exports, which can be reduced in selected merchandise lines." In particular, URA indicates sales leakages in "home furnishings and appliance lines, electronic equipment. quality restaurants, and such specialty groups as toys, books, sporting goods, and music." As our application indicates, we are requesting a general plan amendment for a shopping center which will meet the needs of the community and conform to the indicated lines which sales leakages in the city are experienced. In addition prior research findings, we further contend that the major consideration in examining our application should not be a question of whether there is already enough existing retail zoning in the city to support the community, but whether the current retail zoning is located in the most strategic retail locations for both tenants and consumers. Through contact with major tenants we have found that Foothill Boulevard east of Haven is the location where they want to be. Sales figtLreS Of existing tenants in close proximity to our location indicate that the comer demand exists to support additional retail usage. The primary objective of planning is to ultimately benefit the citizens of the community. This proposal fulfilis this requirement and in addition provides economic development for the city. The development will enhance the community through greater convenience shopping for goods and services, more choices for consumers, as well as competitive prices from large retail economies of scale. /~ppLlCA~)"r jUSTIFI 6---c, RECEIVED ADDENDUM TO JUbTiFICATION STATEMENT GPA 95-0ZA WO~CHO PARTNERS AUG 3 0 1995 ISPA 95-02 WOHL/RANCHO PARTNERS 14.45 ACRES LOCATED SOUTH OF FOOTHILL B~it~. t Ranch0 Cucamonga ' ~ 0 BETWEEN SPRUCE AND RI.M. Planning Division RANCHO CUCAMONGA The proposed commercial retail development at the southeast comer of Foothill Boulevard and Spruce Avenue is compatible with surrounding existing and proposed land uses for these reasons: Landscape and building sethacks are generousat all perimeter conditions and will provide lush landscaping treatments. clustering of plant materials and trims, mounding and undulation of the ground plane, treatments of scale with formal broad antdes or small intimate ~___cce~__.t themes. There are n number of technique~ that will be utll;~l to break up the scale and enhance the formal broad avenue of Foothill Boulevard that would serve to add interest along the perimeters and transitions into, and out of our site. These techniques are as follows: Along the shopping center frontage at Foothill Boulevard a broad thirty five foot (35') wide landscape strip will be vt;liTed in a broad brush manner addressing its vehicular orientation. Plant ~ais might be applied in a large formal grouping with sweeping lawns to accentuate the vistas along Foodfill Boulevard. Entries will be highlighted with color and plan maledais will step down in scale to provide a transition into the centec The pedestrian scde will be ,aa,.essed ~ dowa sizing the plant materials, introducing a variw/of ground cover. shrubs, and color ac~=~ts to enliven the walking expede~ce thn~gh textoro. ootot. enlum¢~l paving, benches, ,_o:_~ssorie~, free standing planters. and trellises. The landscape setback aleng Eucalyptus Su'eet to the south of our property is a generous tweaty five foot (25') wie. h. This area has been identified as our service access, however there are opportunities here to screen the m through six foot (6') high sctee~ walb. groupings of trees and hedge row~, garden trellis~. and mounded landscape forms to add intere~l. The retail buildings themselves a~e se~ackf~omffiepropetylinebyamin~numdistanceof~ftyfeet(50') madeup of tweaty five foot (25') landscape buffer plus twenty five foot (25') wide service Arohit_ec~_;ral treatments will extend around all four (4) sides of the Imildings. Most buildings will still require service and delivery areas at the side/rear, however their elevations will be enhanced with architectural elements, pilastePs, cornices, parapets, a_,~een__t m3d_dlions, and accent finishes.: The predominant tenants projected for this center are elecwonics. sof~ goods. restaurants and spec/aity type users. Typically, deliveri~ and service to this type of center are accommodated by smaller panel trucks. Many tenants will not'require truck docks. but my be served by on-grade deliveries made through a rear door/service entrance. Through the tactical placement of screen wails and landscaping and the sensitive application of architectural treatment. we are confident that this commercial retaU center will compliment the future office development by providing ancillary services that office tenants will find desirable to them ie; copying and printing. packaging and shipping, restaurant, stationery and business forms, dry cleaning, etc. It has been our experience that retail cemers of the character that is proposed for this site are highly compatible to office !and uses by providing close, convenient ~___~cess_ to personal services and goods. The food court, restaurants, and drive-thru fast food pmvide a convenient location for work day meals within a variety of price ranges. Through ~he thoughtful deliberate placement of screen walls, landscaping, and architectural ~t we will insure that center will be pleasant for paxn3~s and pre~ent a' neighborly face to land uses adj~_c,~_~t to our center. The area that intedace~ wi~h ~he existing Best Western Heritage Inn Hotel locked to the somhwest corner of the site is located adjacent to one of three major entrie~ to the site along Spruce Avenue. This shared entry drive will be tmued with enhanced paving to note the shared enffy which leads to a mrn off to the Be~t Western the~ eastward to the main drive the front doors of the shopping center. This drive is the *Main Street' p~ng the prominent facade of each shop. Every attention will be applied in e~hancing the entry experience through landscaping and walkway treatments. A thro~t~ entry flanked by landscaping denotes the |ength of the drive before arriving st Building *B*. A turn to the noah provides acce~ to Building *A* Cwod Cmy's. The loading dock facility at Good Guys will be screened with a combinati~m of a ~reen wall and landscaping. The as an ~ path of travel for pedesu~ns ~g opV~ft~ae~ to taHi,~ a variety of smalinr plzat m~_ff~mls, ___~cce~_t planrings, and paving U-eatment~. Fur~ef east at Building 'B'. there is a ~ervice drive luding to the loading dock facilide~ for B,,Hding 'B', which also exit~ onto Eucalyptm Street. The landscape planter that ~le the prot~ny line between our center and Bcet We~rn Heritage Inn hotel will be provided with lud~cmpe scrmming with layen of hedgetow planting inte~__~ with .t~., shrubs, ~ plants and ground covert. Towards Eucelypms Street, a wide ladscape planmr with a screen ~ extendinS-from the dock will screen the loading facility from views m the south. The Best Westecn is separ*t~ by a mininmm of 200~ to the north and 185' to the east of the shopping center. We are certain that this separation will preserve the integrity of the Best Western Heritage Inn Hotel and adjacent office building land uses. Additionally, entry a, enhsnced paving and landsceping will enhance the grounds of the B~---tWeste~evety opportunity to screen and integrate loading fsc~Uties into the fabric of the building will be provided to present the best f_~_d~ at each turn. It is our intent that this proposed center be consistent with the fabric of development occurring along Foothill Boulevard. We recognize the prominent location of Terra Vista Town Center to our west and proximity of the retail center directly to our north and are prepared to use landscaping and screening methods similar to those utilized at the rear of the buildings within the project to the north. We feel the center will be effective in emulating the established high standards along Foothill Boulevard. EXI:s-I'tNG MA~TER PLAN and CC&R's The prOposed development in part conforms to the existing Master Plan for the Rancho Cucamonga Business Park in that it includes a significant amount of fast food/restaurant uses similar to the "Food Park" originally planned for the weatem end of the subject property. The retail uses planned for the remainder of the property are similar in nature to those which had been approved pursuant to the previous Development Agreement 87-01 which has since expired. That agreement provided for a variety of retail uses which were convenient to both business and residential traffic in the area. Although the uses which are anticll~3ed~ for this new project are not specifically business support, they will nevertheless provide a variety of retail alternatives in a location convenient for both the nearby business as well as commuter traffic aad residential traffic along Foothill Blvd. It should be noted that the Development Agreement 87-01 which was in place at the time of the consLruction of the Best Westam Hotel adjacent to the subject included food and retail uses which would have had a similar impact on the Hotel site as the proposed project and land use. EXI~T~NG CC&R'$ Although the existing CC&R's for the Rancho Cucamonga Business Park include certain design criteria for new construction, the sections regarding use are limited in scope to insuring that the uses are conforming to the clty's zoning requir~menta. It is the developer's imentiun to comply with all of the r~lulr~ments set forth in the CC,&R's for design r~view and construction. The existing CC_,&R° s do not appear to restrict changes in zoning which are approved by the city. FOCUSED MARKET ANALYSIS FOOTHILL COURTYARD RETAIL CENTER RANCHO CUCAMONGA, CALIFORNIA Prepared for: Wohl/Rancho Partners Irvine, California REVISED AUGUST 1~95 Report Author: Ray Young, Ph.D. URBAN RESEARCH ASSOCIATES 2601 E. Chapman Ave., Suite 216 Fullerton, CA. 92631 H I II I T F: EXECUTIVE SU1MMARY A 14.5 acre site located directly opposite the Terra Vista Town Square and adjacent to other major commercial and office land uses is planned for development as a specialty retail center to be known as the "Foothill Courtyard." The market for additional retail space in this immediate area receives very strong support due to high traffic volumes, the regional draw of existing nearby retailers, and the general lag of commercial development behind the pace of housing growth in the area. Specific market conditions which promote the viability of the Foothill Courtyard are · A r_~_ent analysis conducted for Western Properties which indicated a shortfall of 143 commercially zoned acres in the city by the year 2000. That amount has not been fully addressed by the rezoning of lands for Tetra Vista Town Center (25 acres) and the Masi Project (30 acres). A primary market area of more than 152,000 residents, whose household incomes average one-third higher than those for San Bernardino county as a whole The ability of the project applicants to secure a commitment from The Good Guys home electronics chain to open a 20,000+ square foot store at the Courtyard Net leakages of over $ 68 million annually in restaurant sales from Rancho'Cucamonga with unmet demand in all three restaurant categories: fast food, family, and specialty/ upstale dining. Further support comes from the local absence of many popular restaurants such as Marie Callendar's, The Olive Garden, Red Lobster and E1 Torito, just to name a few. Bookstores, national chain outlets for video rentals and music, as well as businesses which combine those functions with coffee house services are also undersupplied in Rancho. Cucamonga but new competition under development could affect that balance. This memorandum presents the results of a focused market analysis for specialty retailing uses at a 14.5 acre site fronting on Foothill Boulevard, located between Spruce and Elm Avenues in the City of Rancho Cucamonga. The specific proposal for the site calls for a 'Foothill Courtyard,* emphasizing restaurants, home electronics, home accessories and leisure services. Although this property lies within the Industrial Specific Plan Area, all of the current adjacent development consists of commercial and office land uses. Flanking the site are the city's only major hotel, the Best Western Heritage Inn, local and county governmental and private sector offices, and the largest retail aggregation in the community. Directly across Foothill Boulevard lies the Tetra Vista Town Center and its latest extension, Tetra Vista Town Square which combine to serve as the functional downtown of Rancho Cucamonga. The Courtyard will further extend that retail cluster, attracting patrons from throughout Rancho Cucamonga and neighboring cities. MARKET DEMAND & FORECASTS In mature urban areas the specialty retailers such as those proposed for the Foothill Courtyard generally draw their market support from residents and workers within 11/2 to 2 miles of the site location. However, in an emerging city, people travel longer distances for basic shopping and recreational needs because commercial development lags behind that of housing. It is common to find accepted travel distances which are at least double those in well-established cities. From a supply perspective, major anchor tenants such as discount home electronics stores pull customers from an even wider radius. The fact that Foothill Boulevard remains the major east-west traffic artery through Rancho Cucamonga and that Terra Vista Town Center and the Town Center Square represent the community's functional downtown means that consumers regularly are drawn to this area from throughout the city, western Fontana, Upland and northern Ontario. Hence, a well-anchored, visible center at the site can regard the entire city and extra-jurisdictional territory as its primary market area. 3 Comparative demographics for the City of Rancho Cucamonga and the county are provided in Table 1. Most of the market indicators have been updated to reflect 1995 conditions. The city's current population base, according to the California Department of Finance, is just under 118,000 residents living in 36,810 households. Key highlights of market support include: · The population growth rate for the first half of this decade ha~ averaged 3.3 percent per year, which is about one-fifth higher than that of San Bernardino County as a whole. Rancho Cucamonga is a very young, family-oriented community as evidenced by the fact that more than a third of the residents are under age 20. Most households are in the formation or expanding stages of the life course, implying a strong demand for basic reta~ goods and services. Average household size in the city is just shy of 3.00 persons, which is slightly higher than that of Riverside or Orange counties. Rancho Cucamonga's population age structure mirrors that of San Bernardino County with the notable exception that the city houses a smaller proportion of individuals over age 55. The typical household income is quite strong, standing at almost $53,100 per year. It outdistances that of San Bernardino County by more than one-third. Forecasting short-term growth in this region is somewhat problematic because of the volatility in housing markets, local employment shifts and national financial uncertainties. The heady residential development of the mid- 1980s tapered off sharply after 1988. Still, the city and region are likely to see a recovery through the last half of this decade, although not a return to the boom era levels. Forecasts for the years 2000 and beyond have been scaled back by most demographic analysts: suggesting ranges between 2. I and 2.5 percent per year for both the city and the county. We believe that Rancho Cucamonga will surpass 131,000 residents by the turn of the 4 century, with much of that coming from natural increase within existing households rather than from a resurgent tide of new in-migration. If one were to use an expansive definition of the primary trade area for Rancho Cucamonga's commercial heart, then it should take into account support from persons living in the Village of Heritage in Fontaria and from residents in the unincorporated county island between the Met~olink line and Foothill Boulevard. Approximately 34,000 people live in those areas as of early 1995. Thus, the functional market base for commercial activities at the Rancho Cucamonga site is on the order of residents, or nearly 30 percent above the city's population alone. That primary market area for retail demand is forecast to encompass approximately 178,000 residents as of the year 2000. EXISTING DEVELOPMENT & ITS PERFORMANCE Rancho Cucamonga displays a pattern similar to that found in many communities which have recen~y experienc_~_"d_ rapid housing development and dramatic population growth. Basic convenienc~ goods such as groceries, drug-variety goods, and personal services seem to be reasonably well supplied from neighborhood-serving retail centers. Higher order goods, such as department store merchandise, clothing, home furnishings and appliances, however are less readily available as retailers cautiously await higher market thresholds. The expansion of Terra Vista's shopping centers and openings at FoothiLl Marketplace signal a catch-up phase for the latter group of retailers. Restaurant and leisure services, the businesses of most interest for the Foothill Courtyard, reveal a mixed picture with availability and even wide choice for a few basic services, such as ethnic restaurants, while most uses planned for the site remain underbuilt. Figure I illustrates the spatial distribution of the major shopping centers of five acres or larger within Rancho Cucamonga. More than two dozen such centers supply retail goods and services with most located to the west Haven Avenue and north of Foothill Boulevard, serving .the established neighborhoods of AIm Loma and Cucamonga. One notable cluster of these may be found surrounding the intersection of Baseline and Archibald, where five centers combine for more than 20 acres of retailing. In contrast, several unanchored strip centers align Fcothill to the west of Hermosa Avenue. The planned communities of Term Vista and Victoria enjoy larger, planned retail centers typically spaced a mile apart. The city's two largest commercial centers are the Term Vista Town Center and the newly opened Foothill Marketplace. The former dates from the mid-1980s but its 70- plus acres continues to enlarge with the Town Center Square appendage. More will be said about the implications of Town Center Square later in this report. The Foothill Marketplace, located on 56 acres, is Rancho Cucamonga's only freeway-visible retail cluster. Anchored by the leading discounters, Price Club and Wal-Mart, most of its stores opened between early 1993 and the fall of 1994. Both the Foothill Marketplace and Term Vista Town Center offer some of the types of stores planned for the Courtyard but not to the point of market saturation. The financial imprint of expanding retail opportunities is evident from the retail sales performance data summarized in Table 2. Total taxable sales in Rancho Cucamonga rose at a rate of 8.1 percent per year between 1992 and the close of 1994. Provisional totals for 1994 place retail store sales (including restaurants) at $ 455 million. However, that comes far short of the $ 664 million in local demand as estimated by our economic modelling. In the restaurant group, the third and fourth quarter sales figures for 1994 were running about 12 percent higher than two years earlier. Most of that gain can be attributed to the opening of the large Claim lureper and other outlets in the eastern portion of the city. The home furnishings and electronics/appliances category also experienced a major jump with the third quarter of 1994. The arrival of Circuit City and, more recen~y, the Best Buy store have finally awakened this long-neglected sector of local retailing. gS ca ' 6 The eclectic 'specialty Stores' group likewise has posted healthy gains over the past two years, though not as dramatic as the other two retail categories. Specialty retail oufiets now sell more than $ 73 million in goods annually in Rancho Cucarnonga, about 18 percent above the 1992 figure. This group includes jewelry, gifts, sporting goods, stationery and books, florists, and office supplies. Unfortunately, sales figures for the individual sub-groups are not readily available. A strong and growing local demand amid limited shopping opportunities continues to result in sales leakages out of the community, an issue examined more closely in a hter section of this report. Returning to the maps of retail patterns, the city not unexpectedly is endowed with far more restaurants than any of the specialty retailers (Compare Figures 2 and 3.). Our field inventory found more than 110 restaurants within the city's borders. Even when their numbers are combined, the home electronics, computer, sporting goods, and bookstores totalled less than one-fifth that number. Observations of note axe that Restaunmts display a marked concentration within and adjacent to the planned shopping centers but with an even greater tendency for clustering. The largest clusters are at the Baseline/Archibald centers (18), along Foothill between Archibald and Vineyard (21), and at the Virginia Dare/Deer Creek Village (8). Fast food restaurants, including pizza outlets, are in great abundance, with virtually every chain represented at two or more locations in the city. Family restaurants number only about a dozen in Rancho Cucamonga. Conspicuously absent are such popular-chains as Marie Callendar's, Mimi's, and The Olive Garden; even Coco's has but one outlet. The upscale dining category is represented by unique longstanding operations, including the Sycamore Inn and Magic Lamp, as well as major contemporary chain' operations, such as Claim Jumper. Ethnic and specialty eatcries, shown by the triangles on Figure 2, appear in virtually every center but this is largely a reflection of numerous small Chinese restaurants. Three major specialty chains, Red Lobster, E1 Torito, and Islands have no stores in the city. With the exception of four recent arrivals - Sports Chalet, Big 5, Circuit City, and Best Buy - most national and regional chain specialty sWres have overlooked Rancho Cucamonga. 7 Sporting goods are availabJe at the Tetra Vista Town Center and the Foothill Marketplace along with a handful of independent bicycle and golf equipment dealers. Home electronics and major appliances historically could be found only at Montgomery Ward or Target. Circuit City, Best Buy, along with Price Club and Wal-Mart, to a lesser extent, now pwvide more variety and price competition in those merchandise areas. A commitment from The Good Guys chain to open a store in the Foothill Courtyard demonstrates that the home elec~onics market segment is certainly not a closed one. Bookstores and the increasingly popular coffee houses remain a novelty in Rancho Cucamonga. The largest is Long's Christian Bookstore in found in Alta Loma's Sunrize Plaza. Many others are small independent operations found primarily along Foothill Boulevard serving the city's westernmost neighborhoods. A representative example is the Book Review and Coffee Klatch in the Thomas Winery Center. Rose's Caffe Luna in the Virginia Dare Center and the new hva City serve patrons at the city's.retail core. Soft goods home accessories such as bed and bath linens, draperies, and the like have been supplied almost exclusively by the major department stores, Target, Montgomery Wards, and Mervyns. The just-completed Home Express in Ten Vista Town Square will provide major competition in that market segment. Our field analysts located only one specialty linens store, Anna's, and fewer than a handful of mattress outlets in all of Rancho Cucamonga. We estimate the sales leakage in this retail line at approximately $4.8 million (1994 figure) annually because of that undersupply. 8 FOCUSED MARKET POTENTIALS Table 3 capsules the detailed market potentials for the major land uses suggested at the Foothill Courtyard. Estimates of the unmet demand in terms of store area were calculat~l by comparing the existing commercial land use totals within Rancho Cucamonga with the primary trade area demand, expressed by converting dollan of sales potential into square footages using Urban Research Associates consumer model and standaxd multipliers from the late, st edition of Urban Land Institute's Dollars and Cents of Shopping Centers. Strong demand which is not presently served by existing retailers in Rancho Cucamonga exists in most of the categories of interest. The largest potentials in both dollars and square footage terms are for Net Sales 1995 Unmet Demand Square Feet · Fast Food/Take Out $ 28.4 Mill. 113,600 · Family Restaurants 27.9 Mill. 92,000 · Atmosphere/Upscale Dining 11.4 Mill. 15,600 · Linens/Home Accessor. 4.8 Mill. 32,900 · Bookstores 3.9 Mill. 11,700 If the Foothill Courtyard captures just one-quarter of this unmet demand within the prima~ market area, then it could support approximately 15 acres of development in those five merchandise groups alone. The year 2000 demand figures shown under column 7 of Table 3 do not take into account the effects of potential new competition which is in the construction or planning stages. Even though a half dozen restaurants currently are in various stages of development in the city, including two (Boston Market and Applebee's) very close to the Foothill Courtyard, these do not fully tap the present underserved demand. A mid-summer opening for Home Express (43,000+ s.f.) could address all of the linens/home accessories demand. speculate on its drawing power and sales performance. 9 However, it is premature to A variety of other tenants besides food services and booksellers very likely would be interested in such a specialized retail center. Two specific groups which come to mind are home video rentals and music. Stores which combine those goods with other leisure products and services such as books and coffee house foods are emerging as significant magnets within specialty retail centers. A planned 24,000 square foot Barnes & Noble / Starbuck's at the Town Center Square will undoubtedly pose significant competition for other new arrivals in that group once it is completed. While the statistical modelling shows the electronics/computer segment and sporting goods retailing to be in a state of equilibrium or even possible oversupply, firms often are willing to enter a market on the basis of competitive pricing or because their merchandise fills a special market niche. Remember also that consumers travel further for the values available a today's *big box* stores as evidenced by the popularity of the city's Best Buy store. The commitment from The Good Guys to open in the Foothill Courtyard further underscores retailers' confidenee in a broad market support. The essence and image of the Courtyard will be derived from its restaurant tenants. It should go without saying that careful orchestration of the tenant composition in that area is an absolute must. The nearby Viginia Dare / Deer Creek Center contains severn] popular eating establishments but also suffers from lingering restaurant vacancies. Likewise, the Food Court at Term Vista Town Center is hampered by a lack of parking and visibility and awkward access. Potential target chains which would benefit from the location, stronger visibility, and commercial/off'ice uses surrounding the Courtyard include Marie Callcndar's, The Olive Garden, El Torito Grill, Islands and Red Lobster, just to name a few. LAND SUPPLY & POTENTIAL FUTURE COMPETITION 10 The aggregate mount, locational arrangement, and unique site characteristics of commercially zoned land within Rancho Cucamonga have become the subject of major interest since the development boom of the mid-1980s. A recent analysis prepared for Western Properties concluded that market demand would support 1,114 commercial acres by the year 2000. That figure is 143 acres more than was zoned for commercial uses in the city at the close of 1993. Subsequently, that argument figured into the Council's approval of the 25 acre Town Center Square, which now includes such strong retailers as Best Buy and Home Express. Further to the east the City has approved specialty recreational uses and several restaurants at the proposed 30.2 acre Masi p!a-a. Even if those two projects are developed to their full scale (491,500 square feet), that still leaves an 88 acre shortage at the close of this century. Discussions over Rancho Cucamonga's land use needs and commercial land supply will certainly continue. New insights are expected from a citywide survey currently underway but that is not expected to be released publicly until late October or November of this year. The community must face the facl that the mere existence of commercially zoned sites and even adopted plans cannot be equated automatically with real operating commercial activities. Plans for a Victoria Gardens regional mall were approved in early 1985; but after a decade, Victoria Gardens remains simply that - a plan. Inactivity on the 200 commercially-zoned acres which surround the mall site further illusWate that land supply alone is no guarantee of a commercial market. There must also be an expressed demand, including a financial commitment to actually build a project and tenant users, in order for a market to function. The Foothill Courtyard proposal has that level of commitment. Two other proposals may bring additional retail competition to the Foothill Boulevard Corridor but the final form of neither one is certain at this time. A development proposal has been submitted for Tetra Vista Promenade, to be built on a 45 acre site 11 at the northwest corner of Foothill and Rochester. Major retail chain users (Home Depot and Staples) have been announced for just one-quarter of its total square footage. Directly opposite is the planned Masi p~a,a: That 270,000 square foot project is being advertised as a *value retail center/auto court' although its major tenants are a movie theater, ice rink, and as many as five restaurants. The latter group tentatively includes such notable chains as Deny's, Jack in the Box, and Old Spaghetti Factory. Its developers have suggested a mid-1996 opening but numerous questions are being raised about the viability and ultimate character of the prnje~t. Commenfial construction over the latest three year period in Rancho Cucamonga underscores the fact that immediate freeway access, key tenant commitments, and close proximity to existing major retail centers remain key variables in a projeet's success. Rapid buildout of the Foothill Marketplace illustrates the role of both freeway a and strong magnetism of key anchors, specifically in that case Price Club and Wal- Man. That success has sparIced commercial interest in recycling the Sacred Heart church properties into a 38-acre exclusively oommereial project. Further to the west, the slxong appeal of the B~st Buy store in the 25 act= Town Center Square stimulates an optimism that the Home Express, Ben Franklin Crafts, and Barnes & Noble stores will achieve similar sales success. Town Center Square also benefits from its location next to the Terra Vista Town Center, in fact, it represents an extension of the city's functional downtown. The proposed Foothill Courtyard shares those same attributes with its location adjacent to the retail magnets and the Heritage Inn along with tenant commitments from The Good Guys and a second major tenant. FOOTHILL COURTYARD SITE RANCHO CUCAMONGA $ $ $ $ LEMON o 0.5 URA: Figure 1. · · · · +Site Legend Retell Center (20 + Acres) Retail Center TABLE 1. COMPARATIVE MARKET PROFILES Characteristic City of County of Rancho San Cucamonga Bernardino Population 1990 Total 101,400 1,418,400 1995 Estimate 117,900 1,610,700 2000 Forecast 131,300 1,801,000 Ave AnnualGrowth (%) 1990 - 1995 1995 - 2000 3.3 2.7 2.3 2.4 Households 1990 Total 33,635 464,740 1995 Estimate 36,810 529,920 2000 Forecast 43,990 593,510 Ave. Hhld Size 1995 2.99 2.96 AKeDistribution 1995 (%) Under 13 25.7 26.8 14 - 20 10.9 10.3 21 - 34 23.3 23.6 35 - 44 18.8 15.4 45 - 54 11.0 9.6 55 - 64 5.0 6.0 65 and Over 53 8.3 MedianAge 29.9 29.1 Income 1995 Median Household Income Mean Per Capita Income $53,087 $39,586 $20,108 $15,285 Source: Urban Research Associates compilations from California Department of Finance, Population Research Unit and Urban Decision Systems updates from 1990 U.S. Census RESTAURANT LOCATIONS RANCHO CUCAMONGA HIGHi, AND (- URA: Figuro 2. Legend o Fast Food/Take Out · Family · Ethnic Speclalty/Upscale Coffee House SPECIALTY RETAILERS RANCHO CUCAMONGA Approximate Miles 0 0'.5 ARROW HWY / HIGHLAND · · +._~ · Legend = ~ · Sporting Goods URA: Figure 3. + Home Accessories TABLE 2. RETAIL SALES TRENDS - SELECTED CATEGORIES CITY OF RANCHO CUCAMONGA A Year & Quarter B Restaurant Sales (Millions) C Home Furn & Electronics (Millions) D Specialty Store Sales (Millions) E All Retail Stores (Millions) 1992 First Qtr 15.1 1.4 13.0 85.4 Second Qtr 15.7 1.3 14.7 94.7 Third Qtr 15.5 1.4 16.1 96.4 Fourth Qtr 15.0 13 17.8 115.0 Year Total $61.4 $5.5 $61.7 $391.6 First Qtr 14.8 1.2 12.9 93.5 Second Qtr 14.9 13 15.8 103.3 Third Qtr 16.9 1.1 15.4 102.5 Fourth Qtr 16.3 1.5 18.7 121.0 Year Total $62.9 $5.1 $62.8 $420.3 1993 First Qtr 16.0 1.5 15.5 99.6 Second Qtr 17.0 1.7 17.2 105.9 Third Qtr 19.2 4.2 18.9 114.1 Fourth Qtr - P 18.7 4.5 21.5 135.4 Year Total - P $70.9 $1 L9 $73.1 $455.0 1994 Ave Annual Change (%) First Q to First Q 3.0 3.6 9.6 83 Second Q to Second Q 4.1 15.4 8.5 5.9 Third Q to Third Q 11.9 100.0 8.7 9.2 Fourth Q to Fourth Q 12.3 12,3.1 10.4 8.9 1992 - 1994 7.7 58.2 9.2 8.1 NOTE: Figures for Fourth Quarter 1994 and Annual 1994 are provisional. SOURCE: Urban Research Associates calculations based on California State Board of Equalization quarterly reports. TABLE 3. SPECIALITY RETAILING MARKEl' CONDITIONS RANCHO CUCAMONGA, CALIFORNIA (1) Categop/ Restaurant Group: Fast Food / Take Out Family Restaurants Ethnic & Specialty Atmosphere & Upscale Coffee House Electronics & Computer Sporting Goods Bookstores (2) (3) (4) (5) (6) (7) (8) Existing Supply 1995 Market Demand 1995 Unmet Year 2000 Year 2000 Estimated Sales Square Demand Unmet Demand Potential Number Sq. Ft. in Millions Feet Sq. Ft. Sq. Ft. at 2.5% Capture 53 93,300 $36.9 206,900 113,600 149,000 37,250 20 64,900 $30.8 156,900 92,000 118,800 29,70C 30 56,800 $9.2 47,000 (9,800) (1,800) - .~- - 8 49,200 $18.7 64,800 15,600 26,700 6,675 5 6,500 NA NA NA NA - - - 4 100,600 S13.5 63,800 (36,800) (25,900) - -- 8 55,100 $7.4 59,300 4,200 14,300 3,575 6 16,040 $4.4 27,700 11,700 16,400 4,100 SourCe: Field research and consumer market modelling by Urban Research Associates, July and August 1995. INDEPENDENTLY OU~'NED & OPERATED July 12, 1995 Mr. David Barker Planning Commission City of Rancho Cucamo~ga Re: WOHL/RANCHO~ARTNERS Dear Mr. Barker, We have anxiously been waiting for development of the land on the southeast parcel of Spruce Avenue and Foothill Boulevard directly in front of The Best Westem Heritage Inn. We are the only major hotel in Rancho Cucamonga and look forward to offering additional goods and services to our guests. We feel that the new tenant directly at the comer should complement the hotel. This would be best suited by a restaurant, sports bar and grill or other form of entertainment. The I~est Westem Heritage Inn has welcemod over 21,000 guests this year. The impact of their buying power is evident in the foo~/beverage, retail and entertainment interest. Please uncles-land that we am not opposed to the 'Good Guys" electronic store as part of the project. However, their location may be best suited at another parcel of this plan. Thank you for your time and consideration. Sincerely, GR~ HOTELS, CORP Leonard J. Ramos Vice President, Operations RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING DENIAL OF GENERAL PLAN AMENDMENT 95-02A, A REQUEST TO AMEND THE LAND USE ELEMENT OF THE RANCHO CUCAMONGA GENERAL PLAN. A. Recitals. 1. Wohl/Rancho Partners has filed an application for General Plan Amendment No. 95-02 A as described in the title of this Resolution. Hereinafter in this Resolution, the subject Industrial Area Specific Plan Amendment is referred to as "the application." 2. On October 11, 1995, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public headng on the application. 3. All legal prerequisites pdor to the adoption of this Resolution have occurred. B. Resolution, NOW, THEREFORE, it is hereby found; determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon substantial evidence presented to this Commission dudng the above- referenced public headng on October 11, 1995, including wdtten and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to approximately 14.45 acres of land, basically a rectangular configuration, located south of Foothill Boulevard and east of Spruce Avenue and is presently vacant. Said property is currently designated as Industrial Area Specific Plan, Industrial Park; and b. The property to the north of the subject site is designated Community Commercial and is partially developed. The property to the west is designated Industrial Park and a portion is developed. The property to the east is designated Industrial Park and is vacant. The property to the south is designated Industrial Park and is vacant; and Element; and This amendment does not promote the goals and objectives of the Land Use properties. This amendment would be materially injurious or detrimental to the adjacent 3. Based upon the findings and conclusions set forth in paragraphs 1, 2, and 3 above, this Commission hereby recommends denial of General Plan Amendment No. 95-02A. 4. The Secretary to this Commission shall certify to the adoption of this Resolution. PLANNING COMMISSION RESOLUTION NO. GPA 95-02A - WOHLJRANCHO PARTNERS October 11, 1995 Page 2 APPROVED AND ADOPTED THIS 11TH DAY OF OCTOBER 1995. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: E. David Barker, Chairman A'I'I'EST: Brad Bullet, Secretary I, Brad Buller, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 1 lth day of October 1995, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING DENIAL OF INDUSTRIAL AREA SPECIFIC PLAN AMENDMENT 95-02, A REQUEST TO AMEND THE INDUSTRIAL AREA SPECIFIC PLAN MAP FOR 14.45 ACRES OF LAND GENERALLY LOCATED SOUTH OF FOOTHILL BOULEVARD AND EAST OF SPRUCE AVENUE AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 208-352-62 THROUGH 69. A. Recitals. 1. Wohl/Rancho Partners has filed an application for Industrial Area Specific Plan Amendment No. 95-02 as described in the title of this Resolution. Hereina~er in this Resolution, the subject Industrial Area Specific Plan Amendment is referred to as "the application." 2. On October 11, 1995, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and issued Resolution No. 95- recommending to the City Council that the associated General Plan Amendment No. 95-02A be denied. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution, NOW, THEREFORE, it is heraby found, deternined, and resolved by the' Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon substantial evidence presented to this Commission during the above- referenced public hearing on October 11, 1995, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to apprexjmately 14.45 acres of land, basically a rectangular configuration, located south of Foothill Boulevard and east of Spruce Avenue and is presently vacant. Said property is currently designated as Industrial Area Specific Plan, Industrial Park; and b. The property to the north of the subject site is designated Community Commercial and is partially developed. The properly to the west is designated Industrial Park and a portion is developed. The property to the east is designated Industrial Park and is vacant. The property to the south is designated Industrial Park and is vacant; and c. This amendment does conflict with the Land Use Policies of the General Plan and will not provide for development, within the district, in a manner consistent with the General Plan and with related development; and d. This amendment does not promote the goals and objectives of the Land Use Element; and properties. This amendment would be materially injurious or detrimental to the adjacent PLANNING COMMISSION RESOLUTION NO. ISPA 95-02 - WOHL/RANCHO PARTNERS October 11, 1995 Page 2 3. Based upon the substantial evidence presented to this Commission dudng the above- referenced public hearing and upon the specific findings of facts set forth in paragraphs I and 2 above, this Commission hereby finds and concludes as follows: a. That the subject property is not suitable for the uses permitted in the proposed distdct in terms of access, size, and compatibility with existing land use in the surrounding area; and b. That the proposed amendment would have significant impacts on the surrounding properties; and c. That the proposed amendment is not in conformance with the General Plan. 4. Based upon the findings and conclusions set forth in paragraphs 1, 2, and 3 above, this Commission hereby recommends denial of Industrial Area Specific Plan Amendment No. 95-02. 5. The SecretaW to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 11TH DAY OF OCTOBER 1995. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: E. David Barker, Chairman ATTEST: Brad Buffer, Secretary I, Brad Buffer, Secretary of the Planning Commission of the City of Randno Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Randno Cucamonga, at a regular meeting of the Planning Commission held on the 1 lth day of October 1995, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: CITY OF RANCHO CUCAMONGA -- STAFF REPORT DATE: October 11, 1995 TO: Chairman and Members of the Planning Commission FROM: Brad Buller, City Planner BY: Dan Coleman, Principal Planner SUBJECT: GRUBB & ELLIS - A request to consider initiation of text changes to add thrift stores as a Community Commercial use within Subarea 3 of the Foothill Boulevard Specific Plan. PROJECT DESCRIPTION: The Grubb & Ellis Company, acting as the leasing agent for the Foothill Village shopping center located at the southeast comer of Foothill Boulevard and Hellman Avenue, is requesting that thrift stores be allowed. This requires a text change to include thrift stores as a commercial use in the Foothill Boulevard Specific Plan. The property is zoned "Community Commercial." Specific Plan text changes can only be initiated by the Planning Commission or City Council. BACKGROUND: Staff's preliminmy research indicates that thrift stores, sometimes called "second-hand stores," and pawn shops were intentionally excluded from the Foothill Boulevard Specific Plan. The Development Code allows second-hand stores and pawn shops as a permitted use within the General Commercial zone. When the Foothill Boulevard Specific Plan was drafted in 1987, thrift stores and pawn shops were deemed not consistent with the goal to create a high quality commercial corridor. To emphasize this point, the text specifically states that antique stores do not include second-hand stores. ANALYSIS: At the Planning Commission's direction to initiate, staff will review existing uses allowed within the "Community Commercial" designation. for Subarea 3. An analysis will also be prepared of the existing uses within Subarea 3. Staff will research whether there are any thrift stores elsewhere along Foothill Boulevard or in the community. RECOMIVIENDATION: If the Planning Commission desires to initiate such an amendment, then direction to staff and the applicant by minute action would be appropriate. Attachments: Exhibit"A"- Exhibit "B" - Exhibit "C" - Exhibit "D" - Letter from Applicant Location Map M Subarea 3 Zone ap Subarea 3 Uses ITEM D GrubbyEllis August 17, 1995 City of Rancho Cucamonga Planning Commission 10500 Civic Center Drive Rancho Cucamonga, California 91730 FOOTHILL VILLAGE 9359 Foothill, Suite B-H Rancho Cucamonga, California RECEIVED AUG 2 1 1995 city of Rancho Cucarnonga Planning Division Dear Chairman and Members of the Planning Commission: The Grubb & Ellis Company represents Westrust Financial in the leasing of Foothill Village located at the southeast corner of Foothill and Hellman. We have received interest from the Salvation Army to place their approximate 10,000 S.F. thrift store concept into the project. I have been advised by the planning department that the use is currently not allowed and to convert it to an approved use would require a development cede amendment to the Foothill Specific Plan. Prior to filing our application I request your review, consideration and feedback on this opportunity for the project with the following in mind. Foothill Village has had difficulty in maintaining occupancy of its shop space due to lack of Foothill Boulevard exposure from its below grade orientation. Salvation Army Thrift Store would create additional needed foot traffic into a struggling project. Salvation Army Thrift Store has the same retail appearance as most discount stores and merchandises in a professional style. Salvation Army would occupy space never leased since the original development of Foothill Village in 1989 · The store would not be visible from Foothill or Hellman Grubl- & EIh, C',,mp.mx~ircl,d Real E~tarc Servlcc~ 2151 Ea-t "D" Street, SiltIt' 101-A, L)ntarh,. C.& 91764 (g09} q8~-4565 Fax (gOg) 983-S~63 City of Rancho Cucamonga August 17, 1995 Page 2 The use would be good for Foothill Village and the community with no adverse effect to the intent of the Foothill Specific Plan Thank you for your consideration and please advise me how to best proceed on this matter. Very Truly Yours, GRUBB & ELLI/ COMMERCIAL COMPANY tEAL ESTATE SERVICES Retail Properties Division SUMMARY PARK'G. PFIOV'D,; 433 el. PARK'G. RATIO; 4,e,~/1000 r-oomlu. SOULEvA.40 ~!lllllle~liilrRIIIIIIIIII;i;nllltllllllllllllrnllllllllllllllllr~--,, , RESIDENTIAL AREA ----~_/,, J LEASE PLAN .g,T' MR LEGEND RESIDENTIAL E~"~LOW DENSITY RESIDENTIAL Lo,.-uEoluM RESIDENTIAL MEDIUM RESIDENTIAL MEDIUM-NIGH RESIDENTIAL COMMERCIAL [~]SPECIAL COMMERCIAL coMMuNiTT COMMERCIAL REGIONAL RELATED COMMERCIAL OFFICE I"~MIXED USE TIOFFICE ~COMMERCIAL/OFFICE INDUSTRIAL ~LIGHT INDUSTRIAL PUBLId; ~UTILITY [~PUBLIC Kj:! .,sT.. ,L,. ,..A LAND USE PLAN RETAIL COMMERCIAL USES Antidue Shops Apparel a) Boutlciues D) General Art. MUSIC, Photographic Studios and Supply Stores AUtO Service Station · AUTO Service (including trailers. motorcycles, Poats, campers): a) Sales (with ancillary repair raclllUes) D) Rentals major engine wo~ muffler shops, palhUng, ~o~ wo~. ~) Parts and SuPplies 8a~er and Beauty ShoOS Bed ~a Breakfast 81cycle Shoos Blueprint and Photocopy Seduces 8ook, GIrt ~a 5tatlona~ Stores (other than adult related materlal/~ Candy and Confectlonerles Catering EstaNlshments China and Glassware Stores Christmas Tree/Pumpkin Sales LOts (operating on a temporary oasis) Churches Cleanlna and Presslnd EstaPllsl<ment! ~U~M~ItY TABL~ O ~ PBtMIT~ (P1 ~ND CQNDIT1QNALLY PBtMITT~ ~CI U~E1 :?ii!i!~ SuParea Oneii!!:.:!:i~; SuParea Two .~::~: SuOarea Three ::~i~i~Suoarea Four ~Ei:!i!:i~iiiSC CC 0 MR P :iiii:iii!::iSC CC 0 MR MHR?~i!i~i~i!!SC CC CO LMR MR U MU~ii::~iiCC RRC MR Lt 0 P P P CCC CCC C Cocktail Lounge (Par, lounge,tavern) Including related entertainment Commercial Recreatlo~ a) Indoor Uses such as Nwllng and DI I lards D> Outdoor uses such as teenIs and PasketPil I Convalescent FaCIlities il~ Ho~PltaM Curtam and Drapery SlooPS C C C C C C CCC C CC C CCC P p Day Care Centers Delicatessens and Specialty Food Stores Drug Stores and Pharmacies a) over I0,000 sd. rt. D) Pharmacies with or without specialty retail under IO,000 sd. Revised: P i~p C .C'P c ,rp fp r SUMMARY TABLE OF PERMITTED fPI AND CON0rrlONALLY PERMITI~D (CI USES RETAIL COMMERCIAL USES (CONT.) Private (Incluolng colleges and Floor Covering Shops P Florist Shops :'::::;::* P P P · Furniture Stores -:::::::::::: P P HerOware Stores ::'::::':' P Health ano Athletic Gyms eno weight Reducing Clinics !iiii!ii~i~ P · HoDPy Shops !~!~!i~ii~ P P Ice Cream Stores and Soda Fountains Janltorlal Services and Supplies Jewelry 5totes Laundry (Self Service} Leather Goods and Luggage Stores LlPrarles and ,useums. puPlie and private Llauor Stores r~essenger and wire Services Mortuaries and Cemeteries Music. Dance. and Martial Arts Studios Newspaper and Magazine Stores Nurseries and Garden Supply Stores within enclosed area office. Business r'lachlne and ~-~o~ tar C onent Stores ParKIng Facilities (commercial where fees are charged) !:i!i!i!iii SuParea One::!!:;i~:i SuParea Two ~::i~iii:?ii SuParea Three ~>~i~<iSuParea Four ' !::>~!ii!iSC CC 0 ~R P :~iii~i:i!:L~SC CC 0 MR MHRiii!iii!iii~iSC CC CO L~R MR U MUii~i~i:-~CC RRC MR LI .I. Parks andRecreation Facilities. DUDII~ Pet Shops Photocopy (Xerox) Political or Philanthropic Heaaquerte~ PublIC and Private Clul~s and Lodges. Record and Tape Stores Recreauonal Vehicle Stage Restaurants (sit down): a) ~lt e~t~rtal me na/or N D) Incidental $e~lng of Deer ~a c) Care, Itmlted to 20 seats (Including outdoor seating) d) Fast FOOd: with drtve-th~ without 6rlve-thru Revlseo: ~ P P P P P P P CCC t C C C C C C C C P p C RETAIL COffiffiERCIAL USES (Cont.) Shoe Stores and Repair Shops 5Declaity Retail SPorting GOdas Stores: a) SPecialty; backDocking. tennis. skIIng, Mountain- eating. FIshing. etc. D) General; encompassing a variety or sports equipment SuPermarkets 5wlmmlno Pool Services and Suppile Tailor shops Toy 5totes variety DePartment Stores ~unler DePartment Stores veterinary (domestic): a) Non-Poardlng D) Boarding Vocational or Business Trade Schools watch and Clock Repair Stcres YarOade 6odds Stores ENTERTAINHENT AND CULTURAL USES Arcades Cultural/Artist Exhibits: a) Indoor Gallery andArt Sales P) Outdoor Art ExhlPlts Dlscotheoues Theaters: a) Dinner Theater o) Movie Theater Includlnd Multi OFFICE AND ADMINISTRATIVE USES SUMMARYTAELEOFPERMrFrEDiR AND CONDITIONALLy PERMITrEDf~USES P p P p P P ~P P n C ~ C O O~ C SuParea One: 5uDarea Two ::~:EE!~: Sunarea Three -Zii:iEiSuDarea Four ~!i!>~sccc o M~ P ~!>i~!iSCCC 0 ,nMH~!$i:i;!i;!i~iSCCCCO~M~M~ U MUi~iii~CC nnc MR U o pp P P C C !i!i~ii!~ SuParea One~si~ SuParea Two !:~:~:~ cc o MR p iiii!: i sc cc o MR MNn :ii:.:i SC CC P C P C C C P p P P P P P P P P ::~'~ p P P P C C P ~P P C C c c !!>i c c ip C C AdminiStrative. BUSIness, Professional Oft'ices BanKs. FInance 5e ~c s and Business and Office Services p, p p en~erlor Decorating Flms p p p .edlcal/Dencal offices one Related Health Clinics p p p OOtlclanandOOtometrlcal Shops p p p Realtors and Real Estate Offices p p p Travel A~encles ~:,~:~ p p p Revised. SuParea Three i~i:ii?:si~ SuParea Four CO LMR MR U MU~i!~;GC RRC MR LI C p 0 POp Subarea One~ SuParea Two ~iiF!> Subarea Three si!sis~i SuParea Fouc 0 MR p iZ:iiiiii~SC CC 0 r-ln MHRi~i~ii~SC CC CO LMR MR U ~E~CC RRC ,n U 0 :.:::~:E~: P PP pp :::;ii~:!ip p p p p p P P P P P p o I V-94 r'~ SUMMARY TABLE OF PERkiWi =D (Pl AND CONIXT1ONALLY PERMITTED (CI USES RESIDENTIAL USES SIngle Family Detacl~ecl : SIngle Family Attache0 (auolex, triplex, rourplex) f'lultI-Famlly Dweillngs Ancillary Resl0entlal Uses: a) Home-care Facilities D) On-site Private Recreation Accessory u~es: a) Accessory Structures t)) Home Occupation P P pP! P P P PUBLIC USES Transit Facilities D~DIIC Utility Installations HOTEL USES Hotel/rlotel Hotel Facilities (major) Ancillary Uses: a) eeauW/Bar'oer Shoo o) cares c) Catering Services d) Cock;tall Lounge e) Conference/Convention Facilities f) Florist ShoPS g) GIft ShoOS h) NewsOaOer/rqgazlne Stores I) PhafiThlcles JI Restaurants (sit aown) k) Tourist Informatlun I) Travel Aoencles All moustrlll uses 8n~ development Standards Shall IDe as ~rovloeo In SuP-area 7 o/f the industrial Area SpeCIfic PIll1 (ISP). ' 0 Refer to RRC ( w ) Section 9.9.2 Revlsea: iV-9.4 O 5:185910087 GRIFFIN IN~I ¢ffY OF RAN¢I"IO Planning Commission Workshop Agenda October 11, 1995 - 8:00 p.m. Re: Planning Concepts for Small Lot Detached and Detached Condominlum Projects A. Introduction by Rick Nlec: Speakers end Scope of Presentation Prtsentation by Batty Berkus (Audio-visual) 1. Condominlum and townhome development concepts of the 1970's and 80's. 2. Buyer's acceptance and demand for detached small lot and detached condominium housing. Great desire to live in detached dwellings. How attached housing loses value. Pdvacy issues, sound transmission. 3. Lack of financing available for attached projects in the 9(:)'s because of HOA lawsuits, and the need for an alternative form of housing in the 6 to 12 unit per ec4'e density range. 4. Recent detached condo and small lot detached concepts 5. Lessons learned - Improved designs. Discussion by Gary Luque of the standards for canter-plotted product on lots under 5,000 SF. D, Discussion by Rick Niec: 1. Market demand statistics and buyers' preferred lifestyle. 2. Private Communities 3. Review of currently approved small lot detached projects within Rancho Cucamonga. 4. Approving small lot detached and detached condominium projects: a. by Variances b. by Community Plan c. by amendment to the Development Code i. modify Code Sections m: single family lots ii, modify Code Sections re: condominiums iii. add a new code section E. Hsnd-outs F. Invitation to a "field trip workshop' of existing small lot detached and detached condominium projects.