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HomeMy WebLinkAboutResolution No. 7497RESOLUTION NO. 7497 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA AMENDING THE GENERAL PLAN OF THE CITY OF AZUSA TO INCLUDE A COMMUNITY DESIGN ELEMENT AND WHICH CONCERNS THE LAND USE DESIGNATION OF CERTAIN PROPERTY ON SOUTH CITRUS AVENUE (GENERAL PLAN AMENDMENT 84-2) WHEREAS, there is in effect a duly adopted general plan for the City of Azusa designating all property within the City of Azusa for certain land uses; WHEREAS, the general plan amendment which is the subject of this Resolution was the subject of a duly noticed public hearing by the Planning Commission of the City of Azusa on April 18, 1984 at which time the Planning Commission heard and considered evidence on the amendment and by its Resolution Nos. 2009 and 2012, adopted by a vote of five (5) yes, one (1) absent, said vote being not less than a majority of the total members, recommended that the Council approve this amendment; WHEREAS, the amendment which is the subject of this Resolution was also the subject of a duly noticed public hearing before the City Council on May 21, 1984 at which time the Council heard and considered evidence on the amendment; WHEREAS, the general plan amendment adopted by this Resolution is the same amendment as considered by the Planning Commission; WHEREAS, the general plan amendment adopted by this Resolution is the second amendment for 1984; and WHEREAS, the adoption of this amendment to the general plan is in the interest of the public health, safety and general welfare of the City of Azusa and is consistent with good zoning and planning practices; NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Azusa as follows: SECTION 1. The City Council of the City of Azusa does hereby amend the general plan of the City of Azusa to include a Community Design Element, attached hereto as Exhibit "A". SECTION 2. The City Council of the City of Azusa does hereby amend the general plan of the City of Azusa to change the land use designation from "general commercial" to "high-density residential" for real property described as: 810 South Citrus Avenue, legally described as: A portion of the south half quarter of the south- west quarter of Section 1 Township 1 South, Range 10 West, San Bernardino Meridian, County of Los Angeles, State of California, and as more particularly described on the map attached hereto as Exhibit "B" and incorporated herein by reference. 0 SECTION 3. The general plan of the City of Azusa shall be endorsed by the Director of Planning and Community Development to show the amendments adopted by this Resolution. SECTION 4. The City Clerk shall certify to the adoption of this Resolution. 1984. APPROVED AND ADOPTED THIS 4th day of June f i I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the City Council of the City of Azusa, at a regular meeting thereof, held on the 4th day of June 1984, by the following vote of the Council: AYES: COU14CILMEMBERS: CRUZ, COOK, CAMARENA, LATTA, MOSES NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE CITY ERK -2- RESIDENTIAL COMMERCIAL INDUSTRIAL ® Rural Density—(up to2du/oc) ® General Commercial Q Light Industrial Low Density— (up tq 6 du/ac) © Community Commercial ® Heavy Industrial A Z U S A ® Medium Density—(uptol5du/c4M Central Business DistrictGENERAL ® Planned Industrial Development PLAN LAND USE ' ®High Density—(up to 28 du/ac) © COMMUNITY FACILITIES® CONSERVATION MW 'T (Rev 4%25/84) E 11 CITY OF AZUSA ITY COUNC EUGENE F. MOSES, MAYOR • LUCID CRUZ, MAYOR PRO -TEM ARMANDO CAMARENA JAMES COOK BRUCE LATTA CITY PLANNING COMMISSION JOHN F. HUGHEN, CHAIRMAN MIKE CASTANEDA, VICE CHAIRMAN KENNETH AKIN JENNIE AVILA MIKE ZAVALA CITY STAFF • LLOYD WOOD, ACTING CITY ADMINISTRATOR WILLIAM CUNNINGHAM, COMMUNITY DEVELOPMENT/PLANNING DIRECTOR DANIEL FOX, GRAPHICS LINDA ROCHA, SECRETARY SqLuoluoa 0' 40 0 0 introduction • RELA T.IONSHIP TO GENERAL •GOALS AND OBJECTIVES PLAN An important as of a community's development and re- development activities is the design treatment of not only buildings, but also signs, landscaping, and public facilities such as sidewalks, and transit benches. . In a free market economy, development and even redevelop- ment relies upon private enterprise. To that end it is necessary to establish critera which serves to give direc- tion to private developers in the design of their projects. The purpose of this document is to establish criteria by setting principles and objectives for the community's general appearance. The guideline established by the Community Design Element should establish a high standard • for design acceptability but should be flexible enough to allow individual expression. Studies have shown that good design means good business. People want to shop in a pleasing environment. Unfort- unately, the automobile traveler receives a different image when driving through Azusa. Many building facades and signs are outdated and deteriorated. Large expanses of asphalt appear hot and barren. Overall, Azusa's business districts appear tired and uninviting. But the situation is by no means hopeless. Azusa has tremendous potential: The City's major thoroughfares currently attract potential shoppers on their way to and from the San Gabriel Canyon, as well as the major, employment centers within the City and adjacent cities. • The legal basis of a community design element may be found in State law. Government Code Section 65303 (g) states that the general plan may include: "A community design element consisting of standards and principles govening the subdivision of land, and showing recommended designs for community and neighborhood development and redevelopment, including sites for schools, parks, playgrounds and other uses" i RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS As noted above, the Community Design Element is a permitted element. However, once added to the general plan, it must meet consistency requirements. In advocating goals and policies, the Community Design Element cannot be at'variance with the other mandatory and permitted elements. Therefore, close scrutiny was paid in the development of this element to ensure that policies and programs were fully consistent with those as stated in the other elements of the Azusa General Plan. GOALS AND OBJECTIVES • GOALS 1. Provide guidelines for design treatment of public and private buildings which are aesthetic yet economically pratical. 2. Promote community identity through the upgrading of existing landscaping, redesign of existing buildings and design treatments for new buildings which are in keeping with community character. 3. Enhance the economic stability of the community's commercial and industrial businesses and encourage the attraction of new enterprises. • OBJECTIVIES • To foster community identity and pride through design treatment • To protect and enhance economic value of properties and encourage commercial business growth. • To ensure that proposed development will be pro- perly related to its site and to surrounding sites and structures; to prevent the erection of structures which are inharmonious with their surroundings. • To ensure that sites, proiects and structures are developed with due regard for the aesthetic qualities of the natural terrain and landscape, and that trees and shrubs are not indiscriminately destroyed. • To ensure that the design and exterior architecture of proposed structures will not be so at variance with either the design or exterior architecture of the structure already constructed or being constructed in the immediate neighborhood as to cause a substantial depreciation of property values in the neighborhood. • To ensure that open spaces, parking areas, and landscaping are designed to enhance the visual and physical use of the property and to screen deleterious uses. • To develop design criteria for all commercial and industrial development, as well as residential projects of nine or more dwelling units. . 3 Ll data inventory *MAJOR •MAJOR COMMERCIAL INDUSTRIAL AREAS AREAS In order to evaluate existing conditions, six major commercial areas and three major industrial areas have been identified. In addition, six major highways and four entryways are being designated. In each case, each area will be described including existing conditions as well as the opportunities and constraints. MAJOR COMMERCIAL AREA Canyon: • The area is located in the northern portion of the City at the entrance to the San Gabriel Canyon and in the vicinity of San Gabriel Canyon Road. 0 The zoning of the area is C-2 (3.7 acres) and C-3 (22.9 acres). Of the total 26.6 acres approximately 10 acres remain undeveloped. 5 ci 1- �` dt _ Ll ers IF {{T It Er uuuvAUV W&MCa =mom. EXISTING CONDITIONS: Central Business District 1. Broken windows and deteriorated buildings make shoppers unwelcome in this area. 2. Inconsistant signs and building facades give this area an aesthetically unpleasing atmosphere. 3. Billboards and overhead powerlines make this area appear cluttered and dirty. 8 • U M. East Foothill: The area is located along Foothill Boulevard from Dalton Avenue to just east of Rockvale Avenue. The Zoning consists of C-2 (19.0 acres) and C-3 (26.1 acres). 9 _ � �~,� ...J 1 ��• ,: �� _ t iT f �' •' . _'� i1 � _ ��� „ i L .. 1 ����i i W i'i 1 I . ~ 1 Ir151 � 1'I H 1 i � .' ' - _ ��� f . :- ,: •' . _'� . _�' �'r �_..' _> i '-��.ry dam! F V', , 5 _ i-- • • IV. Alosta: The area is located along both sides of Alosta Avenue from the Little Dalton Wash to Barranca Avenue (eastern City boundary). The Zoning consists of C -Z (17.9 acres) and C-3 (43.9 acres). 11 • EXISTING CONDITIONS: Alosta 1. The unappropriate architecture style is not consistant with the area's general theme. 2. The long and monotonous alley, visible from Alosta, appears barren and unattractive. = IiR1 Rpk gl - -.�( 11. 12 171 • V. South Azusa: The area is located along South Azusa Avenue from the Freeway to Arrow Highway. The Zoning consists of C -Z (11.5 acres), C-3 (14.8 acres), FS (4.4 acres) and PID (5.8 acres). In addition, a county island located at the Southwest corner of Azusa Avenue and Gladstone Street consists of 0.8 acre. 13 Iv I 11 VI. Arrow Highway; The area is located along the north side of Arrow • Highway from Vincent Avenue to Barranca Avenue. The area corresponds to the City's Sphere of Influence boundaires and approximately half of the area remains unincorporated County territory. The Zoning consists of C-2 (3.3 acres) and C-3 (22.4 acres). In addition, unincorporated areas consist of County designated C-2 (2.4 acres), C-3 (2.4 acres), and C-4 (7.9 acres). 15 MAJOR INDUSTRIAL AREA I. Northwestern: The area is bounded generally by the Foothill Freeway on the south, City boundary on the west, Ninth and Tenth Streets on the north, and extends easterly to • Vernon Avenue. With the exception of one small parcel (1.29 acres) which is zoned C-3 and developed with a restaurant, the zoning of the entire area is M-2 and M-1 it. Southwestern: The area is bounded generally by the Foothill Freeway on the north, extends easterly to Virginia Avenue, the City boundary on the south (south of Gladstone Street), and the City boundary on the west. Zoning consists entirely of M-1 and M-2 • III. Irwindale Avenue: The area .consits of the industrial area in the vicinity of Irwindale Avenue between First Street and Gladstone Street. The area is bounded on the north, west and south by the City of Irwindale. Zoning consists entirely of M-2 16 0 • AREAS SUBJECT TO REVIEW • ARCHITECTURAL THEME • GENERAL CONTROLS • SIGNS 0 •STREET TREES • STREET FURNITURE AND •SCREENS AND BUFFERS • DESIGN REVIEW EQUIPMENT Areas Subiect To Review The following projects will be subject to architectural review: 0 New commercial buildings -- -- - ----- 0 Newindustrialbuildings - 0 New multiple family residential of five units or more. In addition, it is proposed that exterior remodeling • be subject to review in the following major com- mercial districts:' 0 Canyon 0 Central Business District 0 East Foothill 0 Alosta 0 South Azusa 0 Arrau Highway Roadways which should be given special treatment include the following: 0 Azusa Avenue 0 Foothill Boulevard/Alosta Avenue 0 Irwindale Avenue • 0 Gladstone Avenue 0 Arrow Highway 0 Barranca Avenue *For boundaries of the Districts, please refer to maps contained in the Data Inventory section of this report. Entryways into the City provide a tool for com- munity identity. The following areas should receive special entryway design treatment: - V- Foothi I ]/West City Boundary-• — ---- ----- ------ - 0 Alosta/East City Boundary 0 Irwindale/Gladstone 0 Azusa/South City Boundary. 18 Architectural Theme The intent of building and site controls is to establish an acceptable level of building quality and to assure harmonious relationships between parcels, Two factors which contribute to community identity and continuity are roof design and architectural style. The use of similar or compatible roof forms, materials and colors can effectively distinguish Azusa from othzr communities. Roof controls are discussed later in this section. • Architectural style or a special character or heritage can also set Azusa apart. Spanish -colonial or Mission architecture reflect the history and culture of the community's residents and are suited to the Southern California Climate. Characteristics of Spanish -colonial or Mission architecture include accented broad white, or light, stucco surfaces with deep arches and other recesses, red clay tile roofs, wrought iron grillwork and rough hewn timber. Some areas within the City would lend themselves to sub -area themes. For example, the Canyon Area has witnessed some commercial recreation construction along the Early -western theme. Sane aspects of this architectural style would be used lumber siding, shingle roofs, wooden windows and doors, antique • style lettering on signs, and split rail fencing. Another sub -area theme would be contemporary -modern in the East Alosta Area, in keeping with the prevailing architecuture of Azusa Pacific University and the Foothill Center Shopping Center. General Controls I Utilities All on- and off-site utility services, including electricity, gas and telephone should be underground or concealed within buildings, where possible. • Mechanical Elements No mechanical elements shall be left exposed and visible. Roof mounted mechanical equipment shall be permitted on roofs where visual screening is possible. 19 Television antennas should not be visible from public streets. • Access Drives Where driveways of adjacent properties abut each other, a separation shall be provided consisting of a land- . scaped strip, low fence or low planting area. ,• • Roof _Forms Roof forms on new or remodeled buildings should be compatible with roof forms on existing neighboring structures. Flat roofs shall be concealed behind parapets. Pitched roofs shall be covered with wood shingles or with barrel or mission -style clay or concrete title shingles where cost permits. Otherwise, asphalt shingle strips, metal standing seams or other suitable material may be used. Corrugated sheet metal and plastic should be prohibited. Roofs should be of similar or compatible materials. Roofing should be in the terracotta or slate range • of colors. 0 Walls Long and monotonous flat surfaces should be avoided. Some possible solutions include: Staggered Wall: 20 • • Penetrated Wall: Piered Wall: 21 • 0 Battered Wall: All walls and fences should be constructed and finished with materials compatible with the building on the site. Walkways Hard surface walks, terraces and pedestrian ground planes should be of brick, unit pavers, colored or textured concrete, exposed aggregate, or textured concrete or salt textured concrete. The use of terrazzo tile, where cost permits, is encouraged. Walkway and terrace colors should be natural or earthen. 22 i:�sr_ Signs thoughfully designed and appropriate to their sur- 0 Signs should not become the dominant architectural feature. 0 Signs should be simple in design. 0 Good craftsmanship should be used in the con- struction of all signs. 0 Letters used in signs should be well proportioned and easy to read. 0 The color of a sign should not clash with the color of the building facade. 0 Moving and flashing signs should not be permitted. 0 Signs should be constructed from the following materials: - wood - metal - plastic - stone - paint on glass 0 The information on a sign should be limited to (a) name of individual firm, (b) business or service, (c) address, and (d) logo of business or service. 23 roundings are essential in improving community quality and establishing a unified image for Azusa. The Zoning Code of Azusa lists requirements regarding signs such as placement, lighting, and size. The purpose of these controls is to assure that the signing and graphics displayed will be in harmony with the total development. There are two categories of signs: private sector and public sector. Private sector signing includes business • identifiaction signs; product advertising signs; directional signs indicating locations and entries to parking, loading and service areas; outdoor billboard signs advertising information unrelated to the property where such signs are located; and residential signs indicating a building address or an apartment building name. Public sector signing includes community identification/ entryway signs; road signs indicating street names, park- ing and speed restrictions, etc.; and public transit signs indicating bus stops and routes. Private Sector Signing A number of criteria should be followed which will • control signs. The sign controls proposed below for individual expression and design excellence, by not setting rigid restrictions that would result in monotony and regimentation. The controls should serve as a guide to designers, to sign manufacturers, to merchants, to the Planning Department, to the Redevelopment Agency and to the public for evaluating specific proposals. 0 Signs should not become the dominant architectural feature. 0 Signs should be simple in design. 0 Good craftsmanship should be used in the con- struction of all signs. 0 Letters used in signs should be well proportioned and easy to read. 0 The color of a sign should not clash with the color of the building facade. 0 Moving and flashing signs should not be permitted. 0 Signs should be constructed from the following materials: - wood - metal - plastic - stone - paint on glass 0 The information on a sign should be limited to (a) name of individual firm, (b) business or service, (c) address, and (d) logo of business or service. 23 Street Trees The following controls for the planting of additional trees, as well as the type of trees to be planted, have been developed: 0 Street trees should compliment and be compatible with the buildings on a street in color, texture and scale. 0 Existing healthy trees should remain. • 0 Adjacent street should not be lined with the same type of tree 40 0 Trees should not have an expected height greater than the height above ground of overhead utility lines. 0 All new trees should be a minimum of fifteen (15) gallons in size, have a limited area root structure so as to minimize sidewalk and curb breakage as trees grow, a low initial cost, and a low maintenance. 0 Where possible, private property setback area should be combined with public parkway areas to form a contiguous landscape zone. Designated Street Trees The Azusa Park and Recreation Commission has designated appropriate street tree species and types of trees to be designated for various streets within the City. Developers should contact the City Community Services Department early in the process of developing their plans in order to assure that the designated trees and locations are provided for. Street Furniture and Ecuioment The City, along with the Redevelopment Agency and private developers, should implement an innovative design control program covering all elements of street furniture and equipment including traffic signs, lighting fixtures, benches, trash receptacles, parking meters, fire boxes, planters and public information signs. The recommenda- tions listed below provide the framework for such a control program. 0 Materials and colors used for street furniture should be consistent and harmonius. 0 The backs of traffic signs should be considered as part of the design and should either be painted a neutral color or used for information. 0 Street lights should be scaled for the pedestrian, as well as the motorist. 0 Street light poles should be of concrete or steel for purposes of structural stability and long term durability. 0 Benches should be used in commercial areas and should be incorporated with tree planters where feasible. 0 Trash receptables which are easy to use, conceal the trash from view, and blend in with other street furniture should be provided. Trash con- tainers, as well as all other street furniture, should be constructed of very durable and easily maintained materials. Receptables of the wire mesh basket -type should not be permitted. 0 Planters for flowers and trees should be of durable materials, includings concrete aggregate, fiberglass or granite. 24 • Screens and Buffers Developers should be required to submit landscaping plans for all commercial, industrial and major • residential projects. The landscaping plans should specify the type of plant materials to be used as well as specify an irrigation system. Plant materials for screening should be selected for low maintenance and screening capabilities. These plant materials may be used in conjunction with landscaped berms. Plant materials should be one (1) gallon in size with spacing as required. Vertical landscape elements of at least six (6) feet in height should be used between parking areas and residential property. Des i on Rev i etf To guarantee the harmonious development of Azusa reflecting the aims of both the community's residents and businessman, the establishment of a Design Review function would be (1) to review, advise and regulate development proposals and design, and (2) to recommend, if necessary, amending the architectural and design controls or the commercial and industrial illustrative plans. Since a major portion of the City's commercial and industrial land lies within the Community Redevelopment Agency, the Design Review function could also serve to advise the Redevelopment Agency. It is proposed that this function be given to the Azusa Planning Commission. When reviewing specific proposals and designs, the Planning Commission should consider: The illustrative plans and other information contained in this document; 2. The land use, building, site, sign, graphic, landscape and streetscape controls found in this document; 3. All other reports pertaining to Azusa development and redevelopment; 4. The nature of the specific use proposed for a specific parcel relative to other neighboring uses; 5. The contribution of a building to the harmony and integrity of surrounding spaces and buildings; 6. The effect of the location and use of the improve- ments proposed for a parcel on the improvements, existing or permitted, of neighboring parcels; 25 7. The relation of topography, grade and finish ground elevation of a parcel being improved to that of neighboring parcels; 8. The proper facing of the main elevation of a building with a respect to nearby streets and improvements on neighboring parcels; 9. A parcel's dimensions in relation to the building proposed for that parcel. Each developer should be encouraged to submit designs for • review early in the development phase of each project. Early review will allow for the most efficient use of design personnel and insure that the requirements of the Design Review function are clearly interpreted. It is essential that the recommendations of the Planning Commission be supported by the City Council and CRA and overruled only in exceptional circumstances. 26 implementation ®RECOMMENDED PROGRAMS • INTERNAL CONSISTENCY 0 '�, ' _..;_., ��iiu�;;;��` J �a ? ��i �� The foilowing proarams are recommended to imolenent the Community Design Element: 1. Amend the Azusa MuniciDal Code to include a Design Review process. The function can be accomplished by utilizing an Interdepartmental Committee. 2. Revise the Sign Ordiance requirements to control sign area as well as number of free-standing . signs, and to prohibit roof signs. 3. In conjunction with Redevelopment, retain a design firm for the purpose of preparing a detailed enhancement plan for the Downtown Area. 4. Direct City Public Works Deaprtment to begin feasibility/cost studies of providing landscaped medians along (in order of priority) Foothill Boulevard/Alosta Avenue, Azusa Avenue south of First Street, Irwindale Avenue and Gladstone Street. 5. In coordination with the County and City of Covina, conduct a feasibility/cost study of • providing a landscaped median along Arrow Highway. 6, In coordination with the County and City of Glendora, conduct a feasibility/cost study of providing a landscaped median along Barranca Avenue. 7. Conduct a feasibility/cost study of undergrounding utility lines along the Foothill/Alosta Corridor. 8. In conjunction with redevelopment, retain a design firm to develop a design enhancement plan for the Irwindale Avenue industrial area. 9. Instruct the Community Services Department and Public Works Department to develop designs and cost estimates for providing entryway treatment at Foothill/West City Boundary, Irwindale/South City Boundary, and South Azusa Avenue. 10. Via the Redevelopment Agency, commence a program with property owners for cleaning/painting/repair- ing for the Downtown Area. Utilize low-interest loan program for qualified property owners. INTERNAL CONSISTENCY Community Design information is a continuing guideline for the Land Use Element and Scenic Highways Element. The standards and implementation programs contained herein all serve to guide the formulation of more specific ordinances and amendments to the Azusa Zoning Code. The Land Use, Scenic Highways and other elements of the Azusa General Plan have been evaluated and have been found to be fully consistent with the Urban Desgin Element. 30