Loading...
HomeMy WebLinkAbout1995/04/04 - Agenda Packet DESIGN REVIEW COMMITTEE MEETING ACTION AGENDA AND MINUTES TUESDAY APRIL 4, 1995 5:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Heinz Lumpp Larry McNiel Dan Coleman Alternates: Peter Tolstoy Dave Barker John Melcher 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 SCHEDULED 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. 5:00 p.m. (Nancy) DEVELOPMENT REVIEW 94-22 - BOSTON CHICKEN - The desiggn review of detailed site plan and elevations fora 3,046 square foot restaurant on Pad N, within the Terra Vista Town Center in the Community Commercial District of the Terra Vista Community Plan, located at the northwest comer of Foothill Boulevard and Spruce Avenue - APN: 1077-421-76. (Continued from March 14, 1995). 5:40 .m. (Danf CONDITIONAL USE PER MIT 95-06- APP EB - A request to construct a 4,880 square foot restaurant and bar on 1.28 acres of land located on the southeast corner of Foothill Boulevard and Aspen Avenue in the Industrial Park District (Subarea 7) of the Industrial Area Specific Plan - APN: 208-352-09. Related File: PAR 93-03. (Continued from March 14, 1995). 6:10 p.m. (Scott) ENVIRONMENTAL ASSESSMEN T AND CONDITI ONAL USE PERMIT 95-01 KENT-A request to construct an 8,166 square foot day care facility within an existing shopping center in the Neighborhood Commercial designation, located on the east side of Haven Avenue, north of Highland Avenue - APN: 201-271-92. PUBLIC COMMENT 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 DESIGN REVIEW COMMENTS 5:00 p.m. Nancy Fong April 4, 1995 DEVELOPMENT REVIEW 94-22 - BOSTON CHICKEN- The design review of detailed site plan and elevations for a 3,046 square foot restaurant on Pad N, within the Terra Vista Town Center in the Community Commercial District of the Terra Vista Community Plan, located at the northwest comer of Foothill Boulevard and Spruce Avenue - APN: 1077-421-76. (Continued from March 14, 1995). Design Parameters: Pad N is rough graded and turfed. In September of 1992, the Planning Commission approved a 5,000 square foot retail building for this pad, however,the approval has lapsed. The applicant is proposing to build a 3,000 plus square foot restaurant on Pad N. Attached to this report are copies of the approved site plan and elevations for comparison. 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. Since the main building entry is oriented toward Foothill Boulevard, the applicant proposes a walkway connection from the building to the westerly parking area. Enhance this pedestrian connection so that there is a stronger relation between the buil mg and the parking area. 2. Move the outdoor seating area closer to the south side of the building so that it relates to the building entry and the indoor seating, and is more visible from inside for safety and service. 3. Elevations. When compared to the ongfinal submittal, the plans have been revised to show more consistency in the design elements of Terra Vista Town Center. However, the overall building design still lacks the level of sophistication and detailing hen compared to the rest of the center or the previously approved plans. Because the building(Pad N) is at the comer of Spruce Avenue and Foothill Boulevard and this comer is designated as a Type III gateway to the Terra Vista community,the building design should have superior architectural treatment to all sides. Examples of design elements used elsewhere in the center are attached. a. The building entry that faces Foothill Boulevard is plain and appears less important than the other tower. The tower could be increased in height and pulled out further to provide a stronger statement and articulation. More embellishments to the tower could be added to provide more interest. b. The taller tower with architectural treatment is located at the northeast corner of the building behind a trash enclosure. This tower element could be placed at a side of the building that has more visibility. This does not mean that the northeast side of the building should not be architecturally treated. c. Add articulation to the building plane of the east and west elevations, i.e., "recess and pop- out," variation in vertical height, etc. An example is a colonnade with roof overhang. Also, see attached examples of existing or approved design treatments. Secondary Issues: Once all of the major issues have been addressed, and time permitting,the Committee will discuss the following secondary design issues: 1. Incorporate the trash enclosure as part of the building, similar to Chili's Restaurant, which minimizes the enclosure. 2. The pattern of the storefront windows is inconsistent with the approved ones in the center. 3. Eliminate the proposed light fixtures on the hip roof, because the center does not have this treatment. External light fixtures are allowed on columns of towers or colonnades consistent with the ones in the center. Sconce and gooseneck style light fixtures similar to the ones on Chili's restaurant are allowed on building face. DRC COMMENTS DR 94-22 - BOSTON CHICKEN April 4, 1995 Page 2 4. Wrap the tile wainscot all around the building. 5. Provide a continuous walkway (4 feet minimum) along the parking spaces at the north and west side of the building. Note that some of the proposed sidewalk connections "dead-ends" into columns. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: I. Awnings should be of solid colors and not internally illuminated. External lighting is allowed, e.g., gooseneck style light fixture. In the past,the Commission has discouraged the use of multi-colored striped awnings. Commission required Chili's restaurant to use solid color. Staff Recommendation: Staff recommends that the applicant revise the building design to address the above identified issues and submitted for further Committee review. Design Review Committee Action: Members Present: Heinz Lumpp, Larry McNiel, Brad Buller Staff Planner: Dan Coleman The applicant presented revised drawings (dated April 4), and a perspective rendering. The Committee directed the applicant to revise the plans, as described below, for consent calendar review at their April 18 meeting: I. The following changes were recommended to the entry tower: a. Add roof overhang of sufficient eave depth for corbels. b. Add decorative corbels underneath eave. C. Add decorative element over entry doors, such as metal grill on top of stucco wall. d. Delete Indian Spice painted recess underneath arch to provide more open feel. e. Provide recessed soffit in ceiling underneath tower roof. f Drop arch height, as necessary, to accommodate corbels and wall sign. 2. Drop flat parapet height, as necessary, to accommodate corbels. 3. Use solid color awnings. DESIGN REVIEW COMMENTS 5:40 p.m. Dan Coleman April 4, 1995 CONDITIONAL USE PERMIT 95-06 - APPLFBEE'S - A request to construct a 4,880 square foot restaurant and bar on 1.28 acres of land located on the southeast corner of Foothill Boulevard and Aspen Avenue in the Industrial Park District(Subarea 7)of the Industrial Area Specific Plan - APN: 208-352- 09. Related File: PAR 93-03. (Continued from March 14, 1995). Design Parameters The project is subject to the suburban parkway design guidelines of the Foothill Boulevard Design Supplement. The site is part of a larger vacant parcel of lan d owned by Rancon. The Planning Commission conducted aPre-Application Review of a Red Robin restauran t on ttus site in 1993 (see minutes attached). The conceptual master plan shown on the last sheet of the Applebee's developpment package is different from that previously seen by the Commission. The master plan is NOT part ofthis application and is only provided to show how Applebee's relates to the whole block. 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. The multi-colored striped awnings should be replaced with solid color. In the past, the Commission has discouraged the use of multi-colored striped awnings. Commission required Chili's restaurant to use solid color awnings instead of their usual multi-color stripes. econda Issues: Once all of the major issues have been addressed, and time permitting,the Committee will discuss the following secondary design issues: I. Replace grass with decorative paving sidewalk in front of the entire first row of parking spaces on the east side of the building. This will facilitate better patron access and eliminate turf maintenance problems. Trees within grates should be provided. Sidewalk should allow connection to parcel to the south. 2. Special streetscape elements (i.e., bollards, special paving, light standards, and street furniture) should be provided along Foothill Boulevard as required by Foothill Boulevard Design Supplement. 3. Potted plants should be provided within outdoor dining area. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Provide decorative paving treatment in the project entrance driveway from Aspen. Should extend from right-of-way line to the first parking lot entrance. 2. Clearly delineate private, on-site sidewalks with special pavement, landscaping and lighting. 3. Follow Xeriscape principles in landscape design, such as using low-water, drought resistant plants, grouping plants according to their watering needs, and minimizing turf by using more ground covers or decorative hardscape, as required by Chapter 19.16 of Municipal Code. Staff Recommendation: Staff recommends approval subject to making the above items conditions of approval. Design Review Committee Action: Members Present: Heinz Lumpp, Larry McNiel, Brad Buller Staff Planner: Dan Coleman DRC COMMENTS DR 94-23 - APPLEBEE'S April 4, 1995 Page 2 The Committee recommended approval subject to the following revisions: 1. Entry tower should have stronger mass by increasing width and adding a hip roof element. 2. Tower roof material should be metal consistent with greenhouse roof; however, copper was preferred to painted green material. 3. The flat parapet should step up to the tower as a height transition on the east and north elevations. 4. A soldier course of brick should be used to frame the recessed flat arches. 5. Landscape Plan should be revised to provide better relationship of plants to architecture. For example, study tree locations in relation to pattern of window and flat arch recesses. 6. No part of the wall signs should project above the parapet line. 7. Provide brick columns flanking sidewalk connection at north side of entry plaza. 8. Use solid color awnings. 9. Extend sidewalk connection up to, and across, southerly drive aisle. 10. Provide potted plants within outdoor dining area. 11. On-site sidewalks should have special pavement, landscaping and lighting. The Committee also recommended that a perspective rendering be submitted. DESIGN REVIEW COMMENTS 6:10 p.m. Scott Murphy April 4, 1995 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-01 KENT-A request to construct an 8,166 square foot day care facility within an existing shopping center in the Neighborhood Commercial designation, located on the east side of Haven Avenue, north of Highland Avenue - APN: 201-271-92. Design Parameters: The "Haven Village" shopping center was originally approved by the Planning Commission in 1984. The majority of the center has been developed,the most recent building being the McDonalds fast food restaurant. The applicant is proposing to construct the day care facility on an existing building pad at the southeast corner of the site. Originally, the building pad was proposed as additional retail space attaching to the former "Payless Drugs" building. The main access to the shopping center is obtained from the signalized intersection along Haven Avenue between the Unocal and McDonalds pads. A secondary drive aisle is located to the south of the proposed building. The drive aisle provides direct access to Highland Avenue and is used frequently by residents traveling between the shopping center and points east. The access will be eliminated upon construction of the freeway and all access will be obtained from Haven Avenue. Planning Commission Policy. Discussion: 1. In the past, the Planning Commission has not been in favor of allowing day care centers within shopping centers because of the safety concern of mixing children with vehicles. While the issue is more appropriate for the entire Planning Commission, it may be appropriate to discuss this issue to give the applicant a sense of the Planning Commission direction. 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. The main entry and related parking spaces should be relocated to the south side of the building pad. The reorientation will reduce the conflicts between vehicles and pedestrians by relocating some parking out of the main traffic aisle. The Police Department has requested the play area face the interior of the center rather than the service area to the rear as proposed. A building location at the southern portion of the pad will allow greater exposure into the play area from the interior of the shopping center. 2. The building is a prototypical forth for kindercare (i.e., large gable roof with hipped eaves). In designing the building, the applicant had picked up on many of the materials (siding, rock veneer, shake roof) used throughout the center. The form of the building, however, offers large roof expanses not characteristic of the center. The center is dominated by parapets, small roof areas, and extensive trellises. The Planning Commission discourages prototype architectural forms. 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 Payless building was originally designed to attach to additional retail buildings. As a result, the detailing on the south side of the Payless building is minimal. The applicant is not proposing to connect to the existing building but is proposing landscaping and/or a freestanding trellis to soften the elevation. Trash enclosures should be screened. In this case, the project is lacking any DRC COMMENTS CONDITIONAL USE PERMIT 95-01 - KENT April 4, 1995 Page 2 convenient trash enclosure and will be conditioned to construct one. With the current site plan, visibility of the Payless wall will be minimal. The building location proposed by staff will make the wall more visible. The landscaping and trellis should be sufficient to adequately address the building elevation. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. The chain link fence around the play area should be changed to wrought iron/tubular steel. This requirement is also consistent with the Police Department's request. 2. The use of rock veneer would normally require the use of real rock. The veneer used within the center, however, is a manufactured rock using more brown tones than typical river rock. The application will use the stone consistent with the center. 3. A logical pedestrian connection should be provided. The site plan has no sidewalk system to the east or south parking areas. 4. A minimum of 10 feet of landscape area against building walls is required, exclusive of sidewalks, in order to allow trees. Of the 100 linear feet of landscape area along west elevation,only 10 linear feet has a depth of at least 10 feet; the average is 5-7 feet. Staff Recommendation: Staff recommends that plans be revised to address the staff comments and return for additional Committee review. Design Review Committee Action: Members Present: Heinz Lumpp, Larry McNiel, Brad Buller Staff Planner: Scott Murphy The Design Review Committee reviewed the application and recommended approval subject to the following conditions and comments: 1. The Committee felt the land use was appropriate for the location. 2. The site plan should be revised to relocate the parking spaces from the west side of the building to the south side. The building should then be shifted to the west. 3. In shifting the building to the west, an additional 2-3 feet of landscaping should be provided along the west side of the building. 4. Two or three dormers should be provided on the east and west elevations to break up the roof line. 5. The gable ends on the north and south elevations should be designed with a 6-12-inch overhang to provide a shadow line. DRC COMMENTS CUP 95-01 - KENT April 4, 1995 Page 3 6. A trellis/heavy beam element should be provided at the northwest comer of the building pad to visually tie the existing structure to the new facility. 7. Traffic control measures should be provided along the main north-south drive aisle to reduce vehicle speeds. 8. The screen wall on the west elevation should receive rock veneer. 9. A 7-foot tubular steel fence should be provided around the facility to provide greater security. DESIGN REVIEW COMMENTS April 4, 1995 PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT The meeting adjourned at 7:30 p.m. Respectfully submitted, Brad Buller Secretary