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HomeMy WebLinkAbout1987/02/05 - Agenda Packet CITY OF RANCH0 CUCAMONGA MEMORANDUM DATE: January 22, 1987 ACTION AGENDA TO: Cmmerci al /Industrial 1977 Design Review Committee Suzanne Chitiea Larry McNiel Brad Buller FROM: Nancy Fong, Associate Planner SUBJECT: DESIGN REVIEW COMMITTEE MEETING OF FEBRUARY 5, 1987 The following is a description of projects which require review and rating by the Design Review Committee. Please review the attached plans, visit the project sites, and write down your comments using the blank space provided under each project on the attached sheets. After the meeting, the consensus of the Committee's concerns will be typed up as the formal action/recommendation of the Committee and distributed to the Commission and Council. As always, feel free to contact the appropriate project manager (noted in parentheses along the left margin), prior to the meeting date, if you have specific questions related to the scheduled projects. Dinner will be provided between 5:00 - 5;30 p.m., Consent Calendar items will be reviewed between 5:30 p.m. - 6:00 p.m., with the first design review item being heard at 6:00 p.m. Please notify our department if you will be unable to attend the meeting, or if you will be late, so that the dinner can be properly ordered and the necessary arrangements made. 6:00 - 6:30 (Debra) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 84- 37 - KELBERT - The review of detailed landscape plan for an approved/,500 square foot car wash, gasoline station and ancillary automotive facilities on 2.5 acres of land located at the northeast corner of Center Avenue and Foothill Boulevard - APN: 1077-401-28. 6:30 - 7:00 (Nancy) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 86- 30 - Brown Leary - The development of an 80-bed acute psychiatric hospital, approximately 53,000 square feet of floor area, on 6.12 acres of land in an Industrial Park District subarea 7 of the Industrial Specific Plan, located at the northeast corner of Arrow Route and Red Oak Street - APN: 208-351-42. DESIGN REVIEW CO)~4II'TEE AGENDA Commercial/Industrial February 5, 1987 Page 2 7:00 - 7:30 (Nancy) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 86-35 - CITY OF P, ANCHO CUC~U~ONGA - The development of a corporation yard and vehicle maintenance facility master plan on 5.69 acres of land in Subarea 2 of the Industrial Area Specific Plan located on the south side of 9th Street {9153 9th) between Hellman Avenue and Vineyard Avenue - APN: 209-013-27. 7:30 - 8:00 CONDITIONAL USE PERMIT 85-37 MODIFICATION - MASCARENAS - The request to modify the approved one restaurant pad on 0.84 acres of land within an approved Master Plan for an intergrated shopping center, to the development of a 2,100 square foot fast food drive-thru restaurant and a 2,800 square foot retail building, in the General Commercial District, located at the northwest corner of Haven Avenue and Town Center Drive - APN: 1077-401- 22. (Continued from January 22, 1987.) NF:vc Attachments CC: Planning Commission/City Council Commercial/Industrial CONSENT CALENDAR ITIENSAGENDA February 5, 1987 1. ~a)R 86-20 - STEER N STEIN (Debra) Review of window mullion. Committee Action: The Committee preferred to delay any final decision until they could visit the site and provide comments. 2. OR 86-14 - MASCARENAS (Debra) Review of revised elevation. Committee Action: Revised elevations were acceptable to the Committee. DESIGN REVIEW COMMENTS 6:00 - 6:30 Debra February 5, 1987 CONDITIONAL USE PEP~41T 84-37 KELBERT PARTNERSHIP - The review of detailed landscape plan for an approved 7,500 square foot car wash, gasoline station and ancillary automotive facilities on 2.5 acres of land located at the northeast corner of Center Avenue and Foothill Boulevard - APN: 1077-401-28 Condition No. 1 Additional landscaping or a combination of hardscape and landscaping, shall be provided along the Flood Control Channel in order to increase the amount of screening from Foothill Boulevard. ~ The applicant has increased the number of trees and added a continuous hedge along the channel, this should adequately screen views from Foothill Boulevard. Also, the landscaping setback along the north property line shall be increased to a minimum of 15 feet. ~ The applicant has not increased this dimension to 15 e width of this landscaped setback varies with a minimum width of six feet. Property north of the carwash is zoned Industrial Park and the Development Code has no required landscaped setback with this land use condition. Can the intent of the 15 foot sethack be achieved through plant material selection, size and quantity within a 6 foot minimum setback? Condition No. 6 The final landscape plan shall be reviewed and approved by the Design Review Committee. The landscape plan shall include trees which will provide additional screening and contoured berming along Foothill Boulevard and Center Avenue. a. ~a The required street tree for Foothill Boulevard is b Sycamore, which is shown in adequate hum ers along the streetscape. DESIGN REVIEW COMMENTS CUP 84-37 - KELBERT PARTNERSHIP February 5, 1987 Page 2 Contoured berming and a dry stream bed is also incorporated as part of Foothill Boulevard streetscape. See overlay for suggested improvements to the street scene. b. ~ Along Center Avenue the applicant proposes the use of trees. The trees are staggered along the landscaped setback on approximate 20 foot centers. Design Review Committee Action: Members Present: Suzanne Chitlea, Larry McNiel, Brad Buller Staff Planner: Debra Meier The landscape plan was approved subject to the following modifications: 1. The 6 foot dimension of the landscape setback along the north property is acceptable with conditions that landscape material be intensified. Trees shall be planted at 20 foot centers with a mix of evergreen and deciduous trees and a continuous hedge grow allowed to grow to a 6 foot height. 2. The Foothill Boulevard streetscape could be enhanced by providing larger areas of shrub massing, and a cluster of deciduous trees located at the top of the stream bed. Additionally, the Committee briefly discussed the proposed signage of the project. The monument sign located near Center and Foothill is much too large, and the "ball" at the top of the fountain is inappropriate. DESIGN REVIEW COMMENTS 6:30 - 7:00 Nancy February 5, 1987 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 86-30 - BROWN LEARY - The development of an 80-bed acute psychiatric hospital, approximately 53,000 square feet of floor area on 6.12 acres of land in an Industrial Park District Subarea 7 of the Industrial Specific Plan, located at the northeast corner of Arrow Route and Red Oak Street - APN: 208-351-42. Design Parameters The site is vacant and consists of four parcels of Parcel Hap 9955, that recently received approval from Planning Commission. The developer is proposing to consolidate the four parcels into one lot for his project, leaving two smaller parcels between the site and the future post office parcel, as shown in Attachment "A". North of the site is vacant and is designated for corporate plaza; east of the site is existing light industrial condominiums; south of the site is vacant with an approved Master Plan for multi-tenant industrial park; and west of the site is vacant with a development proposal for multi-tenant industrial park. The proposed development consists of an 80-bed acute psychiatric hospital with health care programs for adults and adolescents. The heal th care programs range from treatments for mental and emotional disorder, chemical dependency, eating disorders, to pain care clinic. The average stay in the hospital for adult patient is approximately 60 days while adolescents stay an average of 90 days. Adolescent health care treatment includes educational program to satisfy State of California requirements. Attached for your review is a detailed description of facility and types of programs care provided by the applicant. Staff Comuents Is there a need for another psychiatric facility so close to the approved Continental facility? (See Attachment "A") Psychiatric Institute of America (PIA) indicated that their facility will offer short-term care as opposed to the long-term care to be provided by Continental, further Continental Care is a 40-bed skilled nursing facility. Therefore they will not compete with Continental Care because they meeting different needs for the area. DESIGN REVIEW COrlIENTS CUP 86-30 - Brown Leary February 5, 1987 Page 2 Site Plan: The proposed site planning with its building orientation, the project and building entry statement, and the active recreation open space, and the continuous pedestrian pathway on-site meets the intent of the Urban Design Guidelines of the Specific Plan. However the site planning could be improved with the following: 1. The number of parking spaces required for an 80-bed hospital is 140 spaces. 120 spaces are provided. The additional 20 parking spaces could be provided along the street frontage of Red Oak Street entering from the service driveway as shown in Attachment 2. The proposed stamped concrete texture pavement material should be changed to interlocking brick pavers, exposed aggregate or a combination of them. 3. The continuous pedestrian pathway in front of the north elevation should be of such materials as exposed aggregate, brick pavers, or a combination of that. 4. All block walls proposed within this project should have a decorative cap such as brick material or concrete material. 5. The proposed location for the monument sign may have a visability problem that could create traffic conflict. 6. Light bollards should be added to the building entry area. Elevation: The proposed elevation contains some element of post-modern style of architecture with its geometric extension of walls and arcades, metal roof, two tone geometrical color scheme, arrangement of accent tiles, etc. The most visible architectural elements are the building entry statement as shown in the front elevation (see Attachment "C"). However, the rest of the buildings are behind a six foot high perimeter block wall. Therefore staff is concerned with the blandness of the top portion of the building on all sides. Additional articulation of the building surface material and architectural elements should be provided to all sides of the building as shown in the Attachments. DESIGN REVIEW COMMENTS CUP 86-30 - Brown Leafy February 5, 1987 Page 3 Landscaping: 1. Special landscaping treatment such as intensifying the number of trees and size of trees should be provided along Arrow Highway for aesthetic purposes. 2. Special landscape treatment such as accent trees, annuals, specimen size trees should be provided to all project entrances. 3. The tree pallete proposed for this project should be consistent with the tree pallete approved for the Rancho Cucamonga Business Park. I)esign Review Ccmmaittee Action Members Present: Suzanne Chitiea, Larry McNiel, Brad Bullet Staff Planner: Nancy Fong The Committee reviewed the project and made the following recommendations: 1. The need and the location of this type of land use be forwarded to full Planning Commission discussion. 2. The revised site plan as reviewed at the meeting with the additional 20 parking spaces, is acceptable. 3. The proposed stamped concrete texture pavement material should be changed to interlocking brick pavers, exposed aggregate or a combination of them. 4. The continuous pedestrian pathway in front of the north elevation should be of such materials as exposed aggregate, brick pavers, or a combination of that. 5. The block walls along south, west and north elevation should have additional architectural elements such as brick cap and reveal. 6. Light bollards should be added to the building entry area. DESIGN REVIEW COMMENTS CUP 86-30 - Brown Leary February 5, 1987 Page 4 7. The revised landscape plan with the added density of landscape material as reviewed at the meeting is acceptable. 8. The revised elevation with the added large square motiff and the grid pattern reveal as reviewed at the meeting, is acceptable. However the Committee is concerned with the blandness design of the "porte cochere", and recommended that the applicant provide 2 alternatives for full Planning Commission discussions. The two alternatives are the original proposed design and the second design with additional architectural elements. 9. Revised plan should be submitted for staff review prior to scheduling for Planning Commission review. DESIGN REVIEW CO~4ENTS 7:00 - 7:30 Nancy February 5, 1987 DEVELOPMENT REVIEW 86-35 - CITY OF RANCHO CUCAMONGA - The development of a corporation yard and vehicle maintenance facility master plan on 5.69 acres of land in Subarea 2 of the Industrial Area Specific Plan located on the south side of 9th Street (9153 9th) between Hellman Avenue and Vineyard Avenue - APN: 209-013-27 and a portion of 209-013-24. Design Parameters The Committee on November 6, 1986 reviewed and provided preliminary comments as to the development of the Master Plan for the City's Corporation Yard. (See attached November 6, 1986 DRC Comment Action) One of the recommendations from the Committee is to contract the design work of upgrading the existing building to a private architectural firm. Pitassi/Delmau and Associates have been retained to do the design work and has submitted four (4) architectural schemes for upgrading the front elevation of the existing building. The purpose of this review by the Committee is to provide preliminary comments on the four proposed architectural schemes and to choose one of the schemes with further comments for refinement. Staff C~nts Scheme #1: This architectural style consists of plastering over the furring of the existing building with a covered arcade extended out and added to the main building entrance. This covered arcade consists of standing seam metal roof and oversized windows mullions. The parameter wall proposed is of split-face block material. This scheme is the simplest design of the four. Scheme #2: This scheme also consists of plaster over the furring but ~ reveal are added to create some interest. The extended covered arcade to the main entrance building consists of masonry material, metal lattice with vines. The parameter block wall is of pilaster and stucco material. DESIGN REVIEW COMMENTS DR 86-35 - City of Rancho Cucamonga February 5, 1987 Page 2 Scheme 3: This scheme extends the roof part of the existing building ~ster covering the furring. The existing concrete pilaster of the building will be exposed yet the exposed aggregate material has been covered with plaster in a grid pattern. A masonry garden wall with vine covered lattice on top are provided in front of the main building entrance as a statement. The parameter wall consists of masonry material with intermittent metal screen as a design feature. Scheme 4: Architectural style consists of plastering over the existing ~with reflective curtain wall arranged in a grid pattern, added on the building face. This scheme reflects more of an industrial business office building. The covered arcade in front of the building entrance consists of split-face block and smooth-face block. The parameter wall is of the same building material with intermittent metal lattice. The columns along side of the main entry door could be enlarged or pop-out to create an entrance statement. Design Review C~ittee Action Members Present: Suzanne Chitiea, Larry McNiel, Brad Bullet Staff Member: Nancy Fong The Committee reviewed the 4 proposed schemes and made the following recommendations: 1. The proposed 4 schemes do not provide for elements that represent the City's heritage. 2. A new scheme should be developed to include some elements representative of the City's heritage. DESIGN REVIEW COMMENTS 7:00 - 7:30 Nancy January 22, 1987 7:30 - 8:00 February 5, 1987 CONDITIONAL USE PERMIT 85-37 MODIFICATION - MASCARENAS - The request to modify the approved one restaurant pad on 0.84 acres of land within an approved Master Plan for an intergrated shopping center, to the development of a 2,100 square foot fast food drive-thru restaurant and a 2,800 square foot retail building, in the General Commercial District, located at the northwest corner of Haven Avenue and Town Center Drive - APN: 1077-401-22. Design Parameters The project site is part of the approved Brunswick Master Plan of an integrated shopping center as shown in Attachment A. Presently, Brunswick Bowling Center is completed while retail Buildings A, B & D are under construction. Retail Building C is still vacant. The approved Master Plan for the shopping center indicates that this pad area is planned for a future restaurant use. The proposed dual pad including a fast food drive-thru restaurant require a modification to this Conditional Use Permit. Staff Comnents 1. Land Use Issue Does the proposed fast food drive-thru restaurant fronting on Haven Avenue meet the intent of the Commi ttee's policy of discouraging drive-thru facilities along Special Boulevard? In revie~ past projects, the Design Review Committee and the Planning Commission have provided direction to staff that drive-thru facilities fronting on Special Boulevards should be discouraged. The concerns with drive-thru facilities is one of visual and aesthetic, that is, the objectional view of long line of cars. Past projects have failed to prove that the building design with adequate screening is sufficient to mitigate and diminish this objectionable and unaesthetic view. The proposed site planning for this E1 Pollo DESIGN REVIEW COMMENTS CUP 85-37 - Mascarenas February 5, 1987 Page 2 Loco restaurant is very similar to the Del Taco design where the entire drive-thru is exposed to public view even though trellises and screen wall are provided. Further review of the approved Master Plan indicates that the future Retail Building C may be more appropriate and easier to modify as a drive-thru restaurant. The reason being that driveway aisles could be oriented away from the street view. 2. Site Plan A. Average 45 foot landscaping along Haven Avenue: At the initial review of the proposed Master Plan, the developer (Brunswick Corporation) chose to comply with the average 45 foot landscaping by providing deeper building setbacks beyond the 45 foot setback for future buildings on Parcels 3 & 4. The reason for the required deeper setback is to make up for the landscaping area encroached by the parking spaces fronting along Haven Avenue. The proposed site plan design with the drive-thru aisle encroaching into the required landscape setback would not comply with this 4B foot average landscaping along Haven Avenue. Staff has informed the applicant of this requirement who disagreed with it, stating that the project site is a separate legal parcel of a different ownership. However staff also stated that the Deer Creek Center is approved as an integrated shopping center where it is independent of number of parcels and ownership. B. The proposed U-shape design of the drive-thru aisle creates two gO degree turns that could be difficult for autos, vans, or light trucks to maneuver around it. 3. Elevation A. The proposed elevations for E1 Pollo Loco and the retail building have picked up some of the architectural details of the existing center, it could be improved by adding towers and circular arbor as shown in Attachment B. DESIGN REVIEW COMMENTS CUP 85-37 - Mascarenas February 5, 1987 Page 3 B. The proposed color scheme for the E1 Pollo Loco and retail building consists of: pink, pastel gray and red burgundy accent tiles, pink mullion, copper color n~tal roof and white plaster. These color schemes are incompatible to the existing center, where it consists of orange color metal roof, beige plaster and pastel green ceramic accent tiles. Color plans for both the project and the existing Deer Creek shopping center will be available at the meeting for comparison. Signs The proposed sign shown on the elevations are inconsistent with the approved sign program in areas of letter style. Design Review Committee Action on ~anuary 22, 1987 Members Present: Brad Buller Staff Planner: Nancy Fong The Committee did not make any recommendations regarding this project as there was a lack of quorum. However, the following issues and concerns were discussed at this meeting: 1. The proposed drive-thru fast food restaurant is a land use issue that need to be addressed at the Planning Commission level. The major concerns for drive-thru is visual and aesthetic. 2. The site plan met the required 45 foot average landscaping. However, staff is concerned with the driveway aisle encroaching into this 45 foot landscape setback. The reason being that the left turn lane and this driveway aisle would reduce the area of landscaping along this portion to a minimal of 24 feet. 3. The proposed architecture including color is incompatible to the existing shopping center. 4. The proposed two pads with two buildings of no more than 2,800 square feet do not create sufficient building massing, compared to the shopping center and the retail building B. DESIGN REVIEW COMMENTS CUP 85-37 - Mascarenas February 5, 1987 Page 4 5. The Committee stated that this project could either be forwarded to Planning Commission review without Con~ni ttee's recommendation; or, rescheduled for another regular Design Review Committee meeting; or a special Committee meeting. Design Review Conmittee Action on February 5, 1987 Members Present: Suzanne Chitlea, Larry McNiel, Brad Bull er Staff Planner: Nancy Fong The Committee reviewed this project and made the following recommendations: 1. The proposed drive-thru fast food restaurant is a land use issue that need to be addressed at the Planning Conmnission level. The major concerns for drive-thru is visual and aesthetic. The Committee stated that they could review the design issues of this project but emphasized that design is closely related to land use. 2. The corner at Town Center Drive and Haven is an important one. With the drive-thru lane and the right turn lane, it reduces the amount of area for landscaping. 3. The proposed architecture including color is incompatible to the existing shopping center. 4. The proposed two pads with two buildings of no more than 2,800 square feet do not create sufficient building massing, compared to the shopping center and the retail building B.