HomeMy WebLinkAbout2000/10/03 - Agenda Packet DESIGN REVIEW COMMITTEE MEETING
ACTION AGENDA AND MINUTES
TUESDAY OCTOBER 3, 2000 7:00 P.M.
RANCHO CUCAMONGA CIVIC CENTER
RAINS ROOM
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA
Committee Members: Larry McNiel Pam Stewart Dan Coleman
Alternates: Peter Tolstoy Rich Macias John Mannerino
CONSENT CALENDAR
The following items are expected to be routine and non-controversial. Typically they are items such
as plan revisions prepared in response to discussions at a previous meeting.
NO ITEMS HAVE BEEN SUBMITTED.
PROJECT REVIEW ITEMS
This is the time and place for the Committee to discuss and provide direction to an applicant
regarding their development application. .The following items do not legally require any public
testimony, although the Committee may open the meeting for public input.
7:00 P.M.
(Rudy) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 00-31-
LEGENDS RESTAURANT -The development of a 3,671 square foot fast food
restaurant with a drive-thru,on 1.25-acre of land in Office Professional District,located
on the south side of Base Line Road, east of Camelian Street- APN: 207-031-29.
7:20 p.m.
(Brent) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 00-28—GATX-
The development of two industrial warehouse/distribution buildings (Building III —
449,370 square feet, Building IV—468,410 square feet)totaling 917,780 square feet
within the Catellus Master Plan on 44 acres of land in Subarea 8 (General Industrial)
of the Industrial Area Specific Plan located at the northeast and northwest comers of
Arrow Route and Milliken Avenue. APN: 229-011-25, 31, and 32.
7:45 p.m.
(Brent) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 00-47(TRACT
NO. 10035)—CONCORDIA HOMES—The Design Review of building elevations and
detailed site plan for 21 existing lots within approved Tract 10035 on 15.7 acres of
land in the Low Residential District (2 to 4 dwelling units per acre), located on the
south side of Camino Pradera south of Red Hill Country Club Drive—APN: 207-641-
01 through 10, 207-631-01 through 11.
8:05 p.m.
(Alan) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 00-37-LPA—A
request to develop a 10,000 square foot San Bernardino County Law Library on
1.75 acres at the northwest corner of Spruce Street and Red Oak Avenue located in
Subarea 7 (Industrial Park) of the Industrial Area Specific Plan - APN: 208-352-12.
Staff has prepared a Negative Declaration of environmental impacts for consideration.
.5
0
DRC AGENDA
October 3, 2000
Page 2
8:30 p.m.
(Kirt) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 00-09
PATIEL - A request to construct a new 10,944 square foot Church with religious
education school on 2.86 acres in the Low Residential District, located on the north
side of Base Line Road between Lion Street and Hellman Avenue-APN: 202-242-09.
PUBLIC COMMENTS
This is the time and place for the general public to address the Committee. State law prohibits the
Committee from addressing any issue not previously included on the Agenda. The Committee may
receive testimony and set the matter for a subsequent meeting. Comments are limited to five
minutes per individual.
ADJOURNMENT
1
i
DESIGN REVIEW COMMENTS
7:00 p.m. Rudy Zeledon October 3, 2000
,l
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 00-31- LEGENDS
RESTAURANT-The development of a 3,671 square foot fast food restaurant with a drive-thru, on
1.25-acre of land in Office Professional District, located on the south side of Base Line Road,east of
Carnelian Street-APN: 207-031-29.
Design Parameters: The project site is located within the existing The Exchange,which contains a
Spanish style (tile roof, arched colonnade)two-story multiple tenant office building and McDonalds
restaurant with a drive-thru. The site is located on the last undeveloped parcel along Base Line
Road of the approved Master Plan, under Development Review 79-24.The pad currently contains
grass and is surrounded by parking stalls and landscape planters, which will not be removed with
the proposed construction. Curb, gutter, and sidewalk exist along the street frontage. Vehicular
access to the site exists along Carnelian Street and Base Line Road. The project site is
approximately 10 feet below street level.The site slopes north to south at approximately 7 percent.
To the east is Villa Del Rey senior housing.
Staff Comments: The following comments are intended to provide an outline for Committee
discussion:
Major Issues: The following broad issues will be on the focus of Committee discussion regarding
this project:
1. Architectural Style: The futuristic,angular shaped building design is a flashback to the drive-
thru restaurants of the 1960s, when Americans were caught up in the "space race" and
j fascinated with the future, and fast food restaurant chains emerged. The architectural
design features an abstract assemblage of geometric forms,black and white"checkerboard"
the wainscot, and stainless steel cornice around dining area. Staff supports the use of
"signature architecture;"however,the Planning Commission's Drive-thru Policies encourage
drive-thru facilities within a Master Plan to have an architectural style consistent with the
theme established within the center. If the Committee supports the proposed style, staff
suggests that a second primary exterior wall material be added. The newest building to be
built within the complex is the McDonalds restaurant, located on the northwest corner of the
site. The McDonalds restaurant is stylistically different; however, includes some major
design features of the main building of The Exchange, such as Spanish tile roof, stucco
exterior, and wood lattice treatment.
2. Color: The proposed color scheme should be toned down to avoid the sharp contrast in
colors. The white and blue colors were used on Cowboy Burgers but were not received well
by the Planning Commission. For example, softer earth tone colors should be utilized and
compatible with the color scheme used within the center. In addition, the checkerboard
pattern wainscoting treatment should be changed to incorporate one color to compliment the
building. The McDonalds color scheme is different from The Exchange's tan stucco and
brown trim.
3. Site Plan: To minimize conflicts with vehicles exiting the drive-thru and vehicles trying to
park in the parking island east(see Exhibit"A"). Requires reconstruction of existing parking.
See also Major Issue #5.
DRC COMMENTS
CUP 00-31 — LEGENDS RESTAURANT
October 3, 2000
Page 2
}
4. Drive-Thru Screening: These alternatives would improve screening:
Alternative #1 - Provide low decorative screen wall between drive-thru lane.
Pro: Simplest and most cost effective solution.
Con: Does not provide room for landscaping.
Alternative #2 - Widen the landscape to accommodate trees and shrubs (18 inches
proposed). To accomplish this the existing parking bay to the east of this pad would have to
be flipped as shown in Exhibit"B" to shift the building footprint easterly.
Pro: Provides maximum landscape screening and shade opportunities.
Con: Expensive reconstruction of parking.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. Special paving should be introduced where pedestrians cross drive aisles.
2. Provide a sidewalk connection from Base Line Road sidewalk to the entrance of the building.
3. Signs will be a challenge because the site sits so far below Base Line Road. The sweeping
fin projecting 35 feet in the air on the north elevation appears to be intended for wall signs.
Staff Recommendations: Staff recommends that the project be revised in terms of the above
comments and brought to the Design Review Committee for review.
Attachments:
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, and Dan Coleman
Staff Planner: Rudy Zeledon
The Committee reviewed the project and did not recommend approval. The Committee did not
oppose to the use of"signature architecture;"however,they opposed the proposed style of building.
The Committee expressed their concerns with the proposed angular shape and color scheme of the
building. The Committee recommended that abstract assemblage of geometric forms, black and
white"checkerboard"tile wainscote,and stainless steel cornice around dining area,should be toned
down. The Committee directed the applicant to continue to work with staff on resolving the major
issues presented at the meeting.The applicant agreed to address secondary issues,which included
special paving at pedestrian crossings, possible sidewalk connection from Base Line Road to the
building and building signage. The applicant was directed to revise the project and return to Design
Review Committee at a time and date to be set.
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DESIGN REVIEW COMMENTS
7:20 p.m. Brent Le Count October 3, 2000
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 00-28 — GATX — The
development of two industrial warehouse/distribution buildings (Building III —449,370 square feet,
Building IV—468,410 square feet)totaling 917,780 square feet within the Catellus Master Plan on
44 acres of land in Subarea 8(General Industrial)of the Industrial Area Specific Plan located at the
northeast and northwest corners of Arrow Route and Milliken Avenue.APN:229-011-25,31,and 32
__Design Parameters: The Catellus Master Plan was approved by the Planning Commission on April
28, 1999. The buildings have the same basic architectural flair as the existing GATX I and II
buildings to the north on the east side of Milliken Avenue. The proposed buildings represent build
out of the southern portion of the Catellus Master Plan from Century Way/Millennium Court south to
Arrow Route. A Semi-circular palm tree planting is proposed to provide an entry statement at the
intersection of Milliken Avenue and Arrow Route to be consistent with the Catellus Master Plan.
Building III will be located at the northeast corner of Arrow Route and Milliken Avenue and will have
it's truck-loading area on the south side of the building fronting Arrow Route. Fourteen-foot high
architectural screen walls are proposed along the Arrow Route frontage to screen loading. While
the ideal location for the loading from an aesthetic perspective would be on the north side of the
building, that area is subject to high seasonal winds.
Building IV will be located on the northwest corner of Arrow Route and Milliken Avenue.Loading will
be located along the west side of the building and thus screened by the building and a fourteen-foot
high screen wall relative to Arrow Route. There is an off-site rail line along the west property line.
The project has been designed so that,with minor modifications, rail service could be utilized for the
i building, but the developer's preferred plan does not utilize the rail line. The main truck entry points
to the site are at the southwest corner of the site off Arrow Route, and off the cul-de-sac bulb for
Century Court at the north end of the site.The truck movement established by the northern entry is
awkward and angular and will likely lead to trucks driving over landscaped areas.There is a drive
aisle proposed along the south side of the building connecting the southwest corner driveway to the
parking area along the east side of the building. Ideally, the drive aisle would be eliminated and
replaced with landscaping, but fire truck access is necessary along the south side of the building.
Pre-Application Review: The project was subject to a Pre-Application Review Workshop with the
Planning Commission on March 22, 2000 (see attached minutes). The Commission had the
following comments:
1. The Commission is willing to accept truck loading on the south side of Building III given
strong seasonal winds. However, screening of the loading area from Arrow Route is of
utmost importance. Screen walls shall be architectural.
2. Building IV should have substantial wall articulation and variation;especially along the east
elevation given it's length.
Staff Comments: The following comments are intended to provide an outline for Committee
discussion.
Major Issues: The following broad design issues will be the focus of Committee discussion
regarding this project.
The applicant has resolved all major issues with staff.
DRC COMMENTS
DR 00-28—GATX
October 3, 2000
Page 2
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues.
1. Building IV-Provide screen walls around two northernmost outdoor employee eating areas
to shield from winds and traffic noise, and to provide a greater sense of privacy.
2. Provide 2' to 4'-parapet wall returns where parapets extend above the main roofline. The
intent is to avoid a"fin"like appearance for the raised parapets.The GATX I and II buildings
do not have these parapet returns and the new buildings would benefit by them. This was
required for the Scripto-Tokai building north of GATX I.
3. Relocate wrought iron fencing to west property line for Building IV site if Public Utilities
Commission will allow this close to rail spur. Obtain written verification how close to rail spur
landscaping can be planted and what kind (trees, shrubs, ground cover).
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion.
1. All roof and ground mounted equipment shall be fully screened from surrounding property
and streets. All roof-mounted vents shall be "low-profile" type.
2. Provide tables, chairs, and shade for the employee eating areas.
3. Exterior lighting shall be designed to avoid casting glare on adjacent property and streets.
Staff Recommendation: Staff recommends that the project be approved subject to the above
comments.
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, Dan Coleman
Staff Planner: Brent Le Count
The Committee recommended approval of the project subject to staff's comments and the following
additional comment:
1. The Committee is in favor of removing the landscape strip along the west property line so
long as the southerly 200 feet of it remains intact.
DESIGN REVIEW COMMENTS
} 7:45 p.m. Brent Le Count October 3, 2000
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 00-47(TRACT NO 10035)-
CONCORDIA HOMES -The Design Review of building elevations and detailed site plan for 21
existing lots within approved Tract 10035 on 15.7 acres of land in the Low Residential District(2 to 4
dwelling units per acre), located on the south side of Camino Pradera south of Red Hill Country Club
Drive-APN: 07-641-01 through 10, 207-631-01 through 11.
Design Parameters: The,project site has steep_grades ranging from approximately 8% to 32%;
hence, is subject to the Hillside Development regulations. The current Hillside Development
regulations prohibit development of land in excess of 30%gradient but the site was subdivided prior
to adoption of these regulations. All of the lots within the tract have frontage on Camino Predera to
the north and all but five back onto an old railroad right of way that will eventually accommodate a
trail. -
The project will impact views of the valley for existing homeowners on Camino Predera. The
applicant has provided view-shed cross sections to show these view impacts.The project will also
impact views of the site from the south because of the substantial number of trees that are to be
removed and because of the visual prominence of the site. The homes on lots 1 through 5, 16 and
17 will have 6 to 7-foot high sound walls along the top of the slope in their rear yard areas. The
bottom three feet of these walls is proposed to be decorative masonry with the remainder
constructed of glass panels to preserve views.These sound walls will provide a barrier between the
future homeowner's useable rear yard area and the remaining slope area beyond which may result
in property maintenance issues. Staff supports the developer's proposal that a homeowner's
association be established to maintain these slope areas.
i
The homes are tastefully designed and include 3 feet of elevation difference in the foundations to
accommodate the terrain. While this is not nearly enough to truly "fit" the terrain, it is the most
foundation stepping the applicant is willing to provide. Three home plans are proposed, each with
three to four elevation types.The homes range in size from 2,759 square feet to 3,359 square feet.
The homes are all two story with hip style roofs to preserve views. There is less than dramatic
differentiation from home to home, especially for side and rear elevations.
Pre-Application Review:The project was subject to two workshops with the Planning Commission
(see attached minutes). At the most recent workshop, the Commission provided the following
direction:
1. It is recognized that steep slopes and high retaining walls are necessary to accommodate
the development given the steep terrain on the site. However, reduce retaining wall height as
much as possible.The developer showed the Commission retaining walls as high as 15 feet
at the workshop. The current plans include retaining walls as high as 22 feet.
2. Mitigate the appearance of high retaining walls by use of creative landscaping.
3. Include a one-story home plan.
4. Preserve views for existing homeowners to the degree possible. It is acceptable to have no
street trees along Camino Predera if that would help preserve views for existing homes.
5. The Commission is willing to accept a minimal (three foot)step in the home foundations so
long as the overall quality of the project is commensurate with the eventual home values
given the prime view location.
DRC COMMENTS
DR 00-47-CONCORDIA HOMES
October 3, 2000
Page 2 1
Staff Comments: The following comments are intended to provide an outline for Committee
discussion.
Maior Issues: The following broad design issues will be the focus of Committee discussion
regarding this project.
1. Grading: The grading design for the project includes two alternatives: 1) off-site grading
--within the Pacific Electric Trail railroad corridor along the south of the site, and 2) on-site
grading. The proposed off-site grading within the rail corridor appears to respect the
minimum of 70 feet needed to accommodate the trail design and future rail of the Pacific
---- - --Electric-Trail corridor(see Sections on Sheet 6). Under the off-site grading alternative, the
retaining wall will be 6 feet high. Under the on-site grading alternative,the retaining wall will
have to be up to 17 feet high. Both alternatives include substantially high retaining walls on-
site up to 22 feet high. It is staff's opinion that the alternative with no off-site grading will
have substantial visual impacts as it results in two very high retaining walls in close proximity
to one another,visible from Foothill Boulevard.On the other hand,the developer will have to
provide a viable means for long term maintenance of the off-site slope/wall area within the
rail right-of-way for the other alternative. The high retaining walls are proposed to be of a
"Loefelstien"type crib wall.This is a type of wall that has a slight slope to it and has pockets
that can be planted with vines or other plants. The developer used this type of wall for Tract
14207 on Beryl Avenue, south of Heritage Park.The wall is now built and landscaped and
looks better than a traditional retaining wall. A Variance will be necessary to allow the high
walls as the maximum 4-foot height allowed retaining wall height per the Hillside
Development regulations is 4 feet. The developer had shown conceptual plans to the
Planning Commission at workshops that included a slope stabilization technology referred to
as "geo-grid." This has been dropped from the project as the slopes have been reduced
from a 1:1 to 1.5:1 slope gradient. However, the Hillside Development regulations allow a
maximum slope grade of 2:1; therefore, a Variance is required for the steeper 1.5:1 slope.
Further, under the off-site grading alternative, slopes must be maintained by the
Homeowner's Association. No Variance application has been filed as of this date; hence,
staff has not fully analyzed the proposal.
2. View Impacts: Lower the pad elevations for lots 16 through 21 to preserve views from
existing uphill neighbors,as much as possible,or use 1-story homes.The developer claims
that there is insufficient room to accommodate single story home plans given the size of the
lots and the amount of grading required.
3. Architecture: Provide stronger 360 degree architecture because the homes will be visually
prominent from all angles. Upgrade the side and rear elevations of the homes to have the
similar level of architectural detail and quality as the fronts including; increased use of
corbels,window treatments(shutters, pot shelves, keystones, and divided light),trim,stone
or brick wainscoting, and column treatments.
DRC COMMENTS
DR 00-47—CONCORDIA HOMES
October 3, 2000
Page 3
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues.
1. The "loefelstien" walls should be planted with a hardy vine or shrub that will eventually
completely cover the walls and irrigated accordingly. The down slope side of the high
retaining walls should also be well landscaped to soften the walls. Provide low maintenance
landscape plant materials for the slope areas. Provide railroad tie steps or similar means to
facilitate maintenance. Home sites with rear yard sound walls such as lots 1 through 5, 16,
and 17 will have to have some form of gate or wall opening to permit slope maintenance.
2. Provide cascading vines or similar plant types along the top of retaining walls and train them
to cascade down over walls.
3. All manufactured slopes shall have a natural or "contoured" look as opposed to a harsh,
angular look.
4. Slope drainage features shall have a naturalized, dry streambed appearance through the
use of river rock application.
5. Provide landscape planters around the base of the homes where possible to soften their
appearance and reduce visible bulk.
Policy Issues: The following items are a matter of Planning Commission policy and should be
incorporated into the project design without discussion.
1. All walls shall be decorative masonry(split faced block-both sides)with decorative masonry
caps. No wood fencing shall be permitted (even between homes) given the visual
prominence of the development.All pilasters shall have river rock or similar treatment on all
sides.
2. All river rock treatment shall be natural river rock as opposed to manufactured veneer.Other
rock treatment, such as slate, may be of a manufactured product.
3. Provide a minimum of 15 feet of usable rear yard depth at the rear of all homes.
4. Provide additional landscaping (additional trees, large sized trees and shrubs) along the
south down slope side of the homes to screen down slope elevations.
Staff Recommendation:Staff recommends that the project be revised and brought back for further
review.
Design Review Committee Action:
Members Present: Larry McNiel, Pam Stewart, Dan Coleman
Staff Planner: Brent Le Count
DRC COMMENTS
DR 00-47—CONCORDIA HOMES
October 3, 2000
Page 4
The Committee requested that the project be redesigned and brought back for further review subject
to staff's comments and the following additional comments:
1. The Committee is in favor of using variation in slope gradient in order to reduce the height of
the 22-foot high retaining wall.
2. Lower the pad elevations on Lots 16 and 17 by utilizing the sewer access easement as
access similar to lots to the west.
3. Lower the pad elevation/home elevation of Lot 18 by providing longer, steeper driveway.
4. Significantly upgrade the architectural design of the homes to provide 360-degree
architecture and greater differentiation from home-to-home. Homes should have a custom
look as opposed to tract home appearance. Provide a mix of architectural styles. Provide
divided light windows throughout. Provide second story balconies on rear elevations. Use
upgraded building materials (stone, brick, etc.) on all elevations.
DESIGN REVIEW COMMENTS
8:30 p.m. Kirt Coury October 3, 2000
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 00-09 — PATIEL — A
request to construct a new 10,944 square foot Church with religious education school on 2.86 acres
in the Low Residential District, located on the north side of Base Line Road between Lion Street and
Hellman Avenue—APN: 202-242-09.
--D.esign-P_arameters: The site is located on the north side of Base Line Road,approximately 330 feet
West of Hellman Avenue. The site is generally flat with less than 5 percent slope north to south.
The lot is currently occupied by a vacant single-family dwelling at the(front)southwest corner of the
site. The remainder of the site is undeveloped with native trees and grasses present. Single-family
dwellings surround the property on the north, east,and west. Property immediately south of the site
is developed with a retail commercial shopping center. Access to the site will be through an existing
drive approach on Base Line Road.
The project will consist of a 10,944 square foot church building with an office area,classrooms,and
a prayer room. The building will be built on the 2.86 acres of land. The building will be self sufficient
with independent access, parking, and utility services. Finish materials for the building exterior
include archway treatments to create horizontal and vertical visual interest, white/almond stucco
finish, and a red tile roof. The proposed windows will be arched and treated with mullions. The
overall building height is proposed at 27 feet. Two columns, 30 feet in height, mark the front
entrance. The columns will be tiered and stucco finished with concrete minaret caps.
The applicant proposes to develop the property in three phases. The first phase will consist of
tenant improvements to the existing single-family dwelling to be converted to a worship/education
facility. In addition, the front parking and driveway approach will be constructed as part of phase
one. Phase two will include the development of the main prayer hall building and a majority of the
central parking lot area. Construction time for phase two is estimated at approximately 2 years.
Phase three of the proposed project will include the construction of the office and classroom
portions of the building,the remaining parking lot area,and completion of the proposed landscaping.
The time completion for this phase is estimated at another 2 years(4 years from project approval).
Staff Comments: The following comments are intended to provide an outline for Committee
discussion.
Major Issues: The following broad design issues will be the focus of Committee discussion
regarding this project:
1. Staff strongly encourages a site design similar to that of Exhibit"A"(Exhibit used for reference
only). The Exhibit"A" layout would meet City code requirements, provide for fire department
secondary emergency access,and allow for a more expandable use of the front building area
and portion of the property.
2. Enhance the architecture of the north elevation. Staff would suggest window treatments,and
arched insets to provide visual relief of the blank wall.
Secondary Issues: Once all of the major issues have been addressed, and time permitting, the
Committee will discuss the following secondary design issues:
1. Provide more trees and decorative landscaping-in-northern portion of property encircling the
proposed-building-to help screen visual impact of building on surrounding neighbors.
2. Add decorative paving in front of landscape planters near frontage of building to delineate
pedestrian entrance walkways.
DRC COMMENTS
CUP 00-09—PATIEL
October 3, 2000
Page 2
Staff Recommendation:
Staff recommends that the Design Review Committee approve the project subject to the
modifications as recommended above.
Design Review Committee Action:
Members Present: Rich Macias, Pam Stewart, Dan Coleman
Staff Planner: Kirt Coury
The Committee recommended approval of the project provided the applicant screen the proposed
facility by adding landscaping at the north end of the property to reduce the visual impact on the
surrounding neighbors. The Committee also asked that the applicant modify the front area site
design to allow fora more expandable use of the front building area, as well as incorporate
additional landscaping. Lastly,the Committee directed the applicant to enhance the architecture of
the north building elevation (such as window treatments or arched insets)to provide additional relief
to the proposed wall.
DESIGN REVIEW COMMENTS
OCTOBER 3, 2000
PUBLIC COMMENTS
There were no public comments at this time.
ADJOURNMENT
The meeting adjourned at 9:30 p.m.
Respectfully submitted,
Brad Buller
Secretary