HomeMy WebLinkAbout2009/08/04 - Agenda Packet ACTION AGENDA
DESIGN REVIEW COMMITTEE MEETING
TUESDAY AUGUST 4, 2009 7:00 P.M.
RANCHO CUCAMONGA CIVIC CENTER
RAINS ROOM
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA
Committee Members: Lou Munoz Pam Stewart Corky Nicholson
Alternates: Ray Wimberly Frances Howdyshell Richard Fletcher
CONSENT CALENDAR
NO ITEMS 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.
(Tabe/Carlos) CONDITIONAL USE PERMIT DRC2009-00219 - KEYSTONE RESTAURANT GROUP -A
request to construct a 1,761 square foot restaurant with a drive-thru window, car service
dining, and a 1,980 square foot outdoor eating area on an existing 70,000 square foot site
that is a part of a previously approved 7.01-acre master-planned development in the
Industrial Park District (Subarea 12), located at the northwest corner of 4th Street and
Pittsburgh Avenue - APN: 0229-341-20. On January 28, 2004, a Mitigated Negative
Declaration was adopted by the Planning Commission for Tentative Parcel Map
SUBTPM16282. The California Environmental Quality Act provides that no further
environmental review or Negative Declaration is required for subsequent projects or minor
revisions to projects within the scope of a previous Mitigated Negative Declaration. An Air
Quality Study was completed, which found that the project would not have a significant
impact on the environment
7:20 p.m.
(Mike/Cam) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT DRC2008-00632
- PITASSI ARCHITECTS, INC. - A proposal to add/replace equipment, construct new
buildings, and other associated improvements at an existing chemical manufacturing
facility of approximately 19 acres in the General Industrial (GI) District, Subarea 8, located
at 12550 Arrow Route - APN: 0229-031-023. Staff has determined that the project is
categorically exempt from CEQA review and qualifies as a Class 1 exemption under State
CEQA Guidelines Section 15301 - Existing Facilities and Section 15302 - Replacement or
Reconstruction.
PUBLIC COMMENTS
None
ADJOURNMENT
8:45 PM
DESIGN REVIEW COMMENTS
7:00 p.m. Tabe van der Zwaag August 4, 2009
CONDITIONAL USE PERMIT DRC2009-00219 - KEYSTONE RESTAURANT GROUP —
A request to construct a 1,761 square foot restaurant with a drive-thru window, car service
dining, and a 1,980 square foot outdoor eating area on an existing 70,000 square foot site that
is a part of a previously approved 7.01-acre master planned development in the Industrial Park
District (Subarea 12), located at the northwest corner of 4th Street and Pittsburgh Avenue -
APN: 0229-341-20. On January 28, 2004, a Mitigated Negative Declaration was adopted by
the Planning Commission for Tentative Parcel Map SUBTPM16282. The California
Environmental Quality Act provides that no further environmental review or Negative Declaration
is required for subsequent projects or minor revisions to projects within the scope of a previous
Mitigated Negative Declaration. An Air Quality Study was completed, which found that the
project would not have a significant impact on the environment.
Site Characteristics: The site is located at the northwest corner of 4th Street and
Pittsburgh Avenue. It is the final pad of a master planned development, which also includes a
68,714 square foot hotel and three restaurant/retail buildings, totaling 24,729 square feet. The
site has been graded and the perimeter landscaping has been installed on both street frontages.
Project Overview: The applicant proposes constructing a 1,761 square foot drive-thru
restaurant (Sonic), an attached 1,400 square foot arched canopy outdoor eating area, a
288 square foot uncovered eating area, and two free-standing carhop vehicle canopies.
Customers will be able to order food by going through the drive-thru or by ordering at the
individual drive-up and walk-up kiosks. Carhops will bring orders to those dining in their
vehicles and in the outdoor eating areas. The drive-thru will be screened from 4th Street by
landscaping and a low wall. There is a shared parking agreement for the entire master planned
project. The site will be at the maximum parking capacity with completion of this project. No
additional eating establishments will be permitted in the development when this project is
completed.
Staff Comments: Although staff concludes that the layout of the proposed project will be
well-integrated into the overall design of the existing center, staff has concerns regarding the
overall architectural design of the structures. Staff has encouraged the applicant to create a
more modern design that is less boxy (current design is a rectangle building with a flat roof),
which better integrates the drive-thru and equipment room pop-outs into the overall building
design. Additionally, staff has requested that the applicant use a different material (metal and/or
glass) on the outdoor eating area canopy. The applicant has informed staff that this change is
cost prohibitive. Staff is of the opinion that the canopy is one of the dominant architectural
features of the building and that the upgraded material would go a long way in improving the
overall design.
The applicant has submitted colored elevations showing two possible building designs for further
consideration of the project. One design integrates elements from the vehicle canopies into the
overall building design. The other uses more angles and varied materials (corrugated metal).
Both designs will be painted to match the existing buildings in the rest of the project and use
pre-manufactured panels with exposed chrome caps at the corners of the panels (which gives the
appearance of being bolted in place).
DESIGN REVIEW COMMENTS
DRC2009-00219
August 4, 2009
Page 2
The applicant has informed staff that although Sonic Restaurants have a common footprint and
have similar arched canopies over each of their outdoor eating areas, each .restaurant has
individual design elements determined by their setting and the design criteria of the local
municipality. Other common elements used throughout the franchise include the use of red and
yellow reveals on the car canopies, a stretched fabric canopy over the outdoor eating area, and
an arched metal canopy over the tower element that is painted yellow.
Major Issue:
1. The architecture and overall design of the building needs to be modified to give the building
a more modern design (see staff comments above).
Secondary Issues:
1. The Development Code does not permit exposed neon. The elevations show LED lighting
in the reveals on the vehicle canopies and on the building, which integrates the canopy
design into the roof line of the building. The question is whether exposed LED is in a
different category than exposed neon and is permitted.
2. The proposed designs show signage on the side elevations of the buildings. At other
Sonic Restaurants these signs have pictures of the menu restaurant items. The applicant
has been informed that these are considered signs and a maximum of 3 signs are
permitted. The applicant contends that they are decoration and not signs.
3. Staff concludes that the patterns and colors of the concrete used in the outdoor eating area
could use additional work and design enhancement in order to complement and be better
integrated into the futuristic theme of the restaurant.
Staff Recommendation: Staff recommends that the Design Review Committee review the two
proposed designs, give consideration to staffs design comments and to direct staff if additional
changes are necessary prior to scheduling the project for Planning Commission review.
Design Review Committee Action:
Members Present: Lou Munoz, Pam Stewart, Corkran Nicholson
Staff Planner: Donald Granger for Tabe van der Zwaag
The applicant submitted colored elevations showing two possible building designs. The
Committee selected the original design that integrates elements from the vehicle canopies into
the overall building design. The Committed approved the project with the LED lighting on the
vehicle canopies and on the building. The Committee also accepted the decorative concrete
design in the outdoor eating areas as proposed by the applicant. The Committee added the
following conditions:
1. Each supporting column (22 total) at the car canopies shall have a decorative tube steel
element.
2. The Committee affirmed that pictures of the restaurant menu items are not permitted on
the building elevations.
DESIGN REVIEW COMMENTS
7:20 p.m. Mike Smith August 4, 2009
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT DRC2008-00632 -
PITASSI ARCHITECTS, INC. - A proposal to add/replace equipment, construct new buildings,
and other associated improvements at an existing chemical manufacturing facility of
approximately 19 acres in the General Industrial (GI) District, Subarea 8, located at
12550 Arrow Route; APN: 0229-031-023. Staff has determined that the project is categorically
exempt from CEQA review and qualifies as a Class 1 exemption under State CEQA Guidelines
Section 15301 - Existing Facilities and Section 15302 - Replacement or Reconstruction.
Design Parameters: The project site is a parcel of approximately 838,000 square feet
(19.23 acres), which is approximately 660 feet (east to west) by approximately 1,300 feet
(north to south). The site is developed with a chemical facility operated by Air Liquide that
specializes in the manufacture of liquid oxygen and similar products. Improvements on-site
include a variety of equipment (compressors, pumps, a 110-foot tall cooling tower, etc.), several
small buildings, equipment shelters, and outdoor storage areas. At the front of the property is a
building of approximately 10,000 square feet and a parking lot. This building is owned by
Air Liquide; until recently it was a retailer for industrial equipment and supplies but it is now
vacant. The property is bound on the west by a vacant parcel of approximately
1,252,000 square feet (28.75 acres). That site is proposed to be an operations and
maintenance facility for Omnitrans and is currently in review by the City (Development Review
DRC2007-00440 and Conditional Use Permit DRC2007-00664). The site is bound on the north
by the Foothill Marketplace shopping center while to the south, across Arrow Route, is a steel
products manufacturing facility. To the east is a reservoir operated by the Metropolitan Water
District (MWD). The zoning of the property and the properties to the east and west is
General Industrial (GI) District, Subarea 8. The zoning of the properties to the south is
Heavy Industrial (HI) District, Subarea 15. The zoning of the properties to the north is
Regional Related Commercial (RRC), Foothill Boulevard Districts, Subarea 4. The subject
property is generally level with an elevation at the north and south sides of approximately
1,180 feet and 1,160 feet, respectively.
The applicant proposes to construct two new buildings with a combined floor area of
6,100 square feet, install new equipment (and associated shelters/enclosures), replace the
existing cooling tower with a new 80-foot tall cooling tower, construct new paving, and install
new fences/walls. There are two driveways along Arrow Route, located about 75 feet and
260 feet east of the west property line. The one closest to the west property line serves as the
primary access to the manufacturing facility. This driveway will be replaced by a new street
cul-de-sac and associated improvements including extensive landscaping at the southwest
corner of the site. The new street and improvements will be constructed with the participation of
Omnitrans per the City's Engineering standards. The other driveway is used for access to the
existing retail building; it will remain and will be upgraded with decorative paving. The facility is
required to have 76 parking stalls for the employees and visitors; 76 parking stalls will be
provided. The site is currently screened from public view by a wall/fence and existing
landscaping including trees. The landscape coverage will be 12 percent as required in this
development district.
DRC COMMENTS
DRC2008-00632
August 4, 2009
Page 2
All of the proposed structures will match, or closely match, the design and general appearance of the
existing structures on-site. Due to the nature of the facility, all structures will be built of pre-fabricated
steel. Both new buildings will be approximately 18 feet in height. New walls will be of split-face concrete
block construction. In the case of equipment that will not be in a shelter or otherwise enclosed, because
of their respective distances from Arrow Route and aforementioned landscaping along the street, visibility
of such equipment will be very limited. Although the most obvious change as seen from the street will be
the new cooling tower as it will be 30 feet shorter than the tower it replaces. Aside from the existing retail
building, the closest structure or equipment installation is approximately 300 feet from Arrow Route.
Staff Comments: The following comments are intended to provide an outline for Committee discussion
regarding the project.
None
Staff Recommendation: Staff recommends that the project be approved and forwarded to the Planning
Commission for review and action.
Design Review Committee Action: The Design Review Committee accepted the application as
proposed.
Members Present: Pam Stewart, Lou Munoz, Corkran Nicholson
Staff Planner: Mike Smith
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DESIGN REVIEW COMMENTS
August 4, 2009
PUBLIC COMMENTS
There were no public comments at this time.
ADJOURNMENT
The meeting adjourned at 8:45 p.m. \
Respectfully submitted,
Corkran W. Nicholson
Assistant Planning Director