HomeMy WebLinkAbout10/17/2006 B A K E R S F I 'E L D
Sue Benham, Chair
David Couch
Mike Maggard
Staff: John W. Stinson
MEETING NOTICE
PLANNING AND DEVELOPMENT COMMITTEE
of the City Council - City of Bakersfield
Tuesday, October 17, 2006
1:00 p.m.
City Manager's Conference Room, Suite 201
Second Floor -. City Hall, 1501 Truxtun Avenue, Bakersfield, CA
AGENDA
1. ROLL CALL
2. ADOPT AUGUST 22, 2006 AGENDA SUMMARY REPORT
3. PUBLIC STATEMENTS
4. DEFERRED BUSINESS
A. Report and Committee recommendation on draft ordinance regarding
development standards for large (big box) retail centers - Movius
5. COMMITTEE COMMENTS
6. ADJOURNMENT
B A K E R S F I E L D ~i:i~.d~.~FT
~ Sue Benham, Chair
Staff: John W. Stinson David Couch
For: Alan Tandy, City Manager Mike Maggard
AGENDA SUMMARY REPORT
PLANNING AND DEVELOPMENT COMMITTEE MEETING
Tuesday, August 22, 2006 - 1:00 p.m.
City Manager's Conference Room - Suite 201
1501 Truxtun Avenue, Bakersfield CA
1. ROLL CALL
The meeting was Called to Order at 1:05 p.m.
Present: Councilmembers Sue Benham, Chair; and Mike Maggard
Absent: Councilmember David Couch
2. ADOPT JULY 10, 2006 AGENDA SUMMARY REPORT
Adopted as submitted.
3. PUBLIC STATEMENTS
4. DEFERRED BUSINESS
A. Response to comments made by Mr. Gordon Nipp
Development Services Director Stanley Grady gave a brief overview of the staff
response, which was included in the Committee packet. Mr. Nipp was notified
but not available to attend today's meeting.
Committee Chair Sue Benham requested staff to make sure Mr. Nipp receives
a copy of the staff response.
Mr. Will Winn commented on agricultural land and the General Plan.
Committee Member Mike Maggard commented on a follow-up issue about a
20-acre property that is coming up for a zone change and annexation to the
City. He has heard, but not confirmed, concems that a change of zoning for the
20 acres will encroach upon an adjacent property where there is a 1,320 foot
AGENDA SUMMARY REPORT Page 2
PLANNING AND DEVELOPMENT COMMITTEE MEETING
Tuesday, August 22, 2006 ~ '~: ~T
setback in order to apply chemicals necessary for the crops being grown there.
The current view held on the separation for agriculture land may not be
adequate if a setback is required for application of chemicals, which is affected
when the zoning of adjacent property is changed to residential. Committee
Member Maggard stated he would be interested in knowing and asked staff if
they could please check on agriculture setback regulations.
B. Staff update and Committee recommendation regarding Paladino arterial
to collector
Public Works Director Raul Rojas gave an update. At the last Committee
meeting a possible compromise was reached on the Paladino arterial changes
to allow room for property owners to get horse trailers in and out of their
properties. The Committee requested staff to prepare another drawing and
resubmit it to Mr. Steve Hollis and the neighborhood. The drawing was
prepared and staff met with Mr. Hollis. The neighbors had requested a little
more landscaping on the south side of Paladino. A copy of the drawing was
included in the Committee packet.
Traffic Engineer Steve Walker stated since the July l0th Committee meeting,
the concept plan has been revised to put full landscaping on the south side of
Paladino. On the north side there were some lane and median reductions in
width, and a 10-foot shoulder/bike lane was added to help get the trailers in and
out of the properties. Mr. Hollis was not able to attend today, but called and
confirmed the neighborhood acceptance of the concept plan.
Mr. Hollis had some questions regarding the timing for the construction of the
median, the second westbound lane, and third lane with curb, gutter and
sidewalk. He and the neighbors would like to put in yard improvements and
landscaping if construction is sometime in the future. As road improvements
are development driven, staff estimated the median and second lane would be
needed within the next five to ten years--most likely closer to five years. Staff
will research further and respond to Mr. Hollis in writing.
City Attorney Ginny Gennaro explained the drawing (design changes to the
arterial) would need to go to Council in some form to get it on the record,
perhaps as an amendment to the circulation element. Staff will research the
best way.
Committee Member Mike Maggard made a motion the Committee approve
forwarding the arterial design plan to the Council in the form deemed
appropriate by staff. The Committee unanimously approved the motion.
(Committee Member David Couch absent)
AGENDA SUMMARY REPORT Page 3
PLANNING AND DEVELOPMENT COMMITTEE MEETING
Tuesday, August 22, 2006 [-:~;'~Al:T
5. NEW BUSINESS
A. Landscape standards for block walls
Committee Chair Sue Benham stated this item was removed from the agenda
because it has already been considered by another Council Committee.
6. COMMITTEE COMMENTS
7. ADJOURNMENT
The meeting adjourned at 1:25 p.m.
Attendance-staff: City Manager Alan Tandy; Assistant City Manager John Stinson; City
Attorney Ginny Gennaro; Public Works Director Raul Rojas; Development Services
Director Stanley Grady; Public Works Civil Engineer Marian Shaw; Traffic Engineer
Steve Walker; and Civil Engineer Bruce Deeter
Attendance-others: Kevin Burton, Young Wooldridge; Scott Blunck, Castle and Cooke;
Will Winn; Martin Ortiz, Centex Homes; and Roger Mclntosh, Mclntosh and Associates
cc: Honorable Mayor and City Council
S:~lOHN\Council Committees\06Planning&Development\p&d 06 aug 22 summary.doc
BAKERSFIELD
Development Services Department
Stanley C. Grady, Director
MEMORANDUM
August 16, 2006
TO: ALAN TANDY, CITY MANAGER
FROM: ,~STANLEY GRADY, DEVELOPMENT
SERVICES
DIRECTOR
SUBJECT: DEVELOPMENT STANDARDS FOR LARGE (BIG BOX) RETAIL CENTERS
RECOMMENDATION:
Direct staff hold a public headng with the Planning Commission to consideradoption of the draft
ordinance concerning development standards for large (big box) retail centers.
BACKGROUND:
This matter was introduced to the Planning and Development Committee as an informational item on
October 3, 2003 with staff outlining strategies being used by various cities to administer the
development and architectural design of big box centers. On July 18, 2005 this issue was revisited by
the Committee and they directed staff to draft architectural design criteda for large retail developments
for their review.
Attached is a draft ordinance. These standards would be placed within the Zoning Ordinance under the
General Provisions chapter, which contains the process for site plan review. The ordinance is based on
regulations developed and adopted by the city of Fort Collins, Colorado, generally recognized as being
one of the first cities that implemented comprehensive design standards for these large centers. Many
other cities have since developed similar ordinances and staff used a number of them to create a
general framework and then modified them to blend with our local policies and ordinances.
These standards are intended to lessen the visual bulk of these centers and enhance the overall
character of the community. The ordinance's major features include the following:
· Architectural character and design - require building facades be broken visually with the use of
projections, recesses, variations in roof design, and use of contrasting colors and masonry
features. Require covered entdes, windows, and pedestrian arcades along street frontages.
· Parking lot design - require parking areas to be screened from being the predominate street
scene and to be divided into smaller sections with pedestrian walkways and buildings,
· Pedestrian circulation - require continuous landscaped pedestrian links throughout a center.
· Community Space - require public open spaces or focal points such as plazas and water
features with appropriate pedestrian links.
Bakersfield Municipal Code - Title 17, Zoning Ordinance DRAFT
Draft Ordinance Amendment
Lar.qe Retail Developments
17.08.140 DESIGN STANDARDS FOR LARGE
RETAIL DEVELOPMENTS.
A. Purpose. Bakersfield is concerned with the future design of its commercial
areas, specifically with the growth of large retail developments that include big
box stores. At the same time, it is important to encourage economic
development. These standards help mitigate unwanted design, while
encouraging developers to incorporate good community architecture that
enhances the city's character and quality of life.
B. Applicability.
1. These standards shall apply to large retail developments throughout the
city within all commercial zone districts, and all nonresidential zones
where the development contains retail commercial components,
including but not limited to Planned Unit Development zones, industrial
zones, and recreation/open space zones. These standards also apply to
all specific plan areas unless the plan has standards that are more
restrictive.
2. These standards are in addition to any other development requirements
as required by this title, including but not limited to zone district
regulations, signs, parking, landscaping, and accessory uses.
3. Expansion to existing Large Retail Developments.
a. An addition to an existing large retail development that was
initially subject to these standards shall be required to comply with
the requirements of this section.
b. An addition to an existing large retail development that was not
previously subject to the requirements of this section, is required
to comply with this section if the gross floor area of such
establishment as a single expansion or cumulatively since the
adoption of this ordinance is increased by 50 percent or more, or
the addition is such that it creates a large retail development and
that addition increases the gross floor area of such building by 50
August, 2000
Chapter 17.08, Page I
Bakersfield Municipal Code - Title 17, Zoning Ordinance DRAFT
percent or more as a single expansion or cumulatively since the
.adoption of this ordinance.
C. Building Design Standards.
1. Exterior building walls and facades over 100 feet in length shall
incorporate wall plane projections or recesses with a depth of at least 3
percent of the length of the facade and extending along at least 20
percent of the length of the facade. No facade shall have an
uninterrupted length of flat wall that exceeds 1 O0 horizontal feet.
Facades that face public streets shall include arcades, display windows,
entry areas, or other such permanent features along no less than 60
percent of their horizontal length.
projections / recesses shall compdse at least
20% of facade length with a minimum depth of
3% of facade left, th
An~rna~ng feetun~s suc~ as these must b3~ ~0% of t~tat facade
for any ~ aZ~tti~ a ~btic ~
Building Facades
August, 2006
Chapter 17.08, Page 2
Bakersfield Municipal Code - Title 17, Zoning Ordinance DRAFT
2. All building facades must include a repeating pattern that includes no
less than three of the following elements. At least one of the elements
(a, b or c), shall repeat horizontally. All elements shall repeat at intervals
of no more than 30 feet, either horizontally or vertically.
a. color change;
b. texture change;
c. material change;
d. an expression of architectural or structural bays through a change
in plane no less than 12 inches in width, such as an offset, reveal
or projecting rib.
reveals
structural bay layout
Expression of Architectural or Structural Bay
3. Where large retail developments contain smaller additional, separately
owned stores that occupy less than 25,000 square feet of gross floor
area with separate, exterior customer entrances, the street level facade
of such stores shall be transparent between the height of 3 feet and 8
feet above the walkway grade for no less than 60 percent of the
horizontal length of the building of such additional stores. Windows shall
be recessed and include visually prominent sills, shutters, or other such
forms of framing.
4. In multiple building developments, each individual building shall include
prominent architectural characteristics shared by all buildings in the
center so that the development forms a cohesive sense of place.
August, 2006
Chapter 17. 08, Page 3
Bakersfield Municipal Code - Title 17, Zoning Ordinance DRAFT
5. Rooflines shall be varied with a change in height every 100 linear feet of
the building length. Parapets, mansard roofs, gable roofs, hip roofs, or
dormers shall be used to conceal flat roofs and roof top equipment from
public view. Alternating lengths and designs of the roofline are
acceptable. If parapets are used, their average height shall not exceed
15 percent of the height of the supporting wall and such parapets shall
not at any point exceed one-third (1/3) of the height of the supporting
wall. All parapets shall feature three-dimensional cornice treatment.
average
parapet height
shall not exceed
15°,~, of supporting
wall height
parapet heights
shall not exceed
1/3 of supporting
wall height
Parapet Standards
6. Exterior building materials shall be high quality materials, including, but
not limited to, brick, sandstone, and other native stone, manufactured
stone (realistic), and tinted/textured concrete masonry units.
7. Facade colors shall be Iow reflectance, subtle, neutral or earth tone
colors. The use of reflective metallic colors, black or fluorescent colors is
prohibited. However, building trim and accent areas may feature bdghter
colors, including primary colors. Paint applied over brick, stone and
concrete is prohibited.
8. Finished exterior building materials shall not include smooth-faced
concrete block, tilt-up concrete panels or prefabricated steel panels.
August, 2006
Chapter 17.08, Page 4
Bakersfield Municipal Code - Title 17, Zoning Ordinance DRAFT
9. Entryways.
a. At least two sides of a large retail development shall feature
customer entrances. The two required sides shall be those planned
to have the highest level of public pedestrian activity. One of the
sides shall be that which most directly faces a primary public or
private street with pedestrian access. The other may face a second
street with pedestrian access or the main parking' lot area if there is
no second street. All entrances shall be architecturally prominent
and clearly visible from the abutting public street.
b. Public entrances must include architectural elements that
emphasize the entry. Each large retail development on a site
shall have clearly defined, highly visible customer entrances
featuring no less than three of the following:
i. canopies or porticos;
ii. overhangs;
iii. recesses/projections;
iv. arcades;
v. raised corniced parapets over the door;
vi. peaked roof forms or towers;
vii. arches;
viii. plazas or outdoor patios;
ix. display windows;
x. fountains or other water features;
xi. architectural details such as tile work and moldings that are
integrated into the building structure and design;
xii. integral planters or wing walls that incorporate landscaped
areas and/or places for sitting.
b. Where additional stores will be located in the large retail
establishment, each such store shall have at least one (1) extedor
customer entrance, which shall conform to the above
requirements.
c. Weather protection elements shall be provided at all public
entrances.
August, 2006
Chapter 17.08, Page 5
Bakersfield Municipal Code - Title 17, Zoning Ordinance DRAFT
~ Entrance ANCHOR .':..~-
"' ' ,, I: ,2 · . ; ~c "'-,.
PUBLIC ~TREET
Building Entrancos
(oxamplo o~ ~ ~ovolopmont wit~ cus~mor ontmncos on all silos t~at ~oco a public
D. Parking lot design.
1. No more than 60 percent of the off-street parking area for the entire area
of land devoted to the large retail development shall be located between
the front facade of the large retail development and the abutting streets
unless the parking lots are screened from view by other freestanding pad
buildings, or enhanced landscaping features with trees that incorporates
berms at least 3 feet high, plazas, water elements, or other such
features that diminish the visual impression of a mass parking lot from
the public right-of-ways.
2. Parking lots shall be divided into sections of 200 spaces or less with
internal pedestrian walkways, buildings or landscaped open areas.
Pedestrian ways shall be subject to the provisions of subsection E of this
section.
3. Areas for bicycle parking shall be provided within each major parking
section of the center and shall not interfere with pedestrian walkways.
4. If shopping carts are to be provided, cart corrals shall be installed and
generally distributed across parking area.
August, 2006
Chapter 17.08, Page 6
Bakersfield Municipal Code - Title 17, Zoning Ordinance DRAFT
E. Pedestrian Circulation.
1. Sidewalks at least 8 feet in width shall be provided along all sides of the
large retail development that abuts a public street.
2. Continuous internal pedestrian walkways, no less than 8 feet in width,
shall be provided from a public sidewalk or right-of-way to the principal
customer entrances of all large retail developments on the site, including
all freestanding pad buildings. Pedestrian walkways shall link all
buildings in the development. At a minimum, walkways shall connect
focal points of pedestrian activity such as, but not limited to, transit
stops, street crossings, building and store entry points, and shall feature
adjoining landscaped areas that include trees, shrubs, benches, flower
beds, ground covers or other such materials for no less than 50 percent
of the length of the walkway. Use of decorative arbors, freestanding
arcades or other weather protection structures is permitted.
3. Sidewalks, no less than 8 feet in width, shall be provided along the full
length of the building along any facade featuring a customer entrance,
and along any facade abutting public parking areas. Such sidewalks
shall be located at least six (6) feet from the facade of the building to
provide planting beds for foundation landscaping, except where features
such as arcades or entryways are part of the facade.
4. All internal pedestrian walkways shall be distinguished from driving
surfaces using durable, Iow maintenance surface materials such as
pavers, bricks or scored concrete to enhance pedestrian safety and
comfort, as well as the attractiveness of the walkways.
5. Parked vehicles shall not overhang into any pedestrian walkways.
F. Central Features and Community Space. Each retail establishment subject to
the standards in this section shall contribute to the establishment or
enhancement of community and public spaces by providing at least two (2) of
the following:
1. pedestrian plaza or patio with seating;
2. transportation center;
3. covered window shopping walkway along at least 75% of primary
building;
4. outdoor playground area;
5. water feature;
6. clock tower;
August, 2006
Chapter 17.08, Page 7
Bakersfield Municipal Code - Title 17, Zoning Ordinance DRAFT
7. any other such deliberately shaped area and/or focal feature or amenity
that enhances the community and public spaces of the center.
Any such areas shall have direct access to the public sidewalk network and
such features shall not be constructed of materials that are inferior to the
principal materials of the building and landscape.
Center With Community Features
G. Delivery/Loading and Solid Waste Operations.
1. No delivery, loading, trash removal or compaction, or other such
operations shall be within 50 feet of any properties zoned or developed
with residential uses.
2. Other than trash removal by the city or its contractors, all other
operations shall not be permitted between the hours of 10:00 pm and
7:00 am unless the applicant submits evidence that sound barriers
between all areas for such operations reduce noise levels to 45 db or
less as measured at the property line adjacent to any land zoned or
developed with residential uses.
3. Loading docks shall include separate walls for noise attenuation
adjacent to residential areas and be screened with landscaping so they
are not visible from said residential areas or public streets.
4. Trash pickup areas shall not be visible from public streets unless the
enclosure areas are architecturally designed matching the design of the
center.
August, 2006
Chapter 17.08, Page 8
Bakersfield Municipal Code - Title 17, Zoning Ordinance DRAFT
H. Storage, Seasonal Sales, Miscellaneous.
1. Storage of materials and merchandise is prohibited unless screened with
in accordance with this title, including use of landscaping. Vending
equipment and shopping cart storage areas must be screened from
public view and not impede pedestrian ways.
2. Seasonal sales of merchandise shall not be permitted in any required
parking area but shall be within a screened area dedicated for such use.
3. Truck trailers shall not remain on the site for more than 48 hours (loading
and unloading only). Truck or trailer storage, or use of trailers for
product storage is prohibited.
4. Metal storage containers as defined in Section 17.04.464 and any other
portable storage containers for permanent or temporary use are
prohibited.
New Definitions:
17.04.367 LARGE RETAIL DEVELOPMENT.
"Large retail development" includes any single or combination of retail establishments and
shopping centers, including movie theaters and indoor recreational uses, in a single building or
in separate but abutting buildings, being on one or more parcels that is planned, developed,
owned, or managed as a single unit occupying more than 50,000 square feet of gross floor area.
17.04.502 RETAIL ESTABLISHMENT.
"Retail establishment" is a business engaged in selling goods or merchandise, or providing
services or entertainment to the general public for personal or household use.
EXISTING DEFINITION (for reference only)
17.04.546 SHOPPING/BUSINESS CENTER.
"Shopping/business center" means a group of two or more commercial businesses planned,
constructed and managed as a total entity, and may be linked together by an architectural,
historical or geographic theme, or by a commonality of goods and services. These businesses
function as an integral unit on a single parcel or separate parcels of property, and share off-
street parking facilities, access and pedestrian ways.
August, 2006
Chapter 17. 08, Page 9