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HomeMy WebLinkAbout1988/03/17 - Agenda Packet CITY OF RANCHO CUCAMONGA MEMORANDUM DATE: March 30, 1988 ~TION ~E~A TO: C~me~ial/IndustriaI Design Review Committee Peter ~lst~ Lar~ kNiel Dan Coleman David Blakesl~ (Alternate) FROM: Nan~ Fong, ~sociate Planner SUBJECT: DESIGN REVIEW CO)ITTEE MEETING OF MARCH 17, 1988 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 (Nancy) CONDITIONAL USE PERMIT 87-26 OAS INVESTORS - The design review of store front elevation for an approved specialty commercial center located at the northwest corner of Foothill Boulevard and Vineyard Avenue. 6:30 - 7:30 BREAK March 17, 1988 Page 2 7:30 - 8:30 (Nancy) PLANNING COMMISSION WORKSHOP FOR A MIXED USE PROJECT AS FOLLOWS: ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 88- 01 - NALBANDIAN/CHIAO - The development of a mixed use project consisting of a 40,000 square foot commercial center that includes market/drug stores, retail, and bank use, and a 40 unit condominium project on 9.37 acres of land in the Community Service District of the Etiwanda Specific Plan located at the northwest corner of Base Line Road and Etiwanda Avenue - APN: 227-522-1, 2, 3, 4 and 227-521-65. Associated with this project is Tree Removal Permit 88-11, requesting the removal of two mature trees along Etiwanda Avenue. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 13886 NALBANDIAN/CHIAO - The development of a 40 unit condominium on 5 acres of land in the Community Service District of the Etiwanda Specific Plan, located at the northwest corner of Base Line Road and Etiwanda Avenue - APN: 227-522-1, 2, 3, 4 and 227-521-65. NF:vc Attachments cc: Planning Commission/City Council Commercial/Industrial CONSENT CALENDAR ITE)qSAGENDA March 17, 1988 1. NDR 88-08 - MASCARENAS (Nancy) Review of new AIM machine for Empire Bank. Committee Action: Approved as proposed. 2. CUP 86-05 - LBIS HGt4ES (Nancy) Review of storefront design for retail building. Committee Action: Approved as proposed. 3. CUP 87-42 - GENERAL DYNAMICS (Greg) Review of requirement to paint Southern California Edison substation equipment. Committee Action: The Committee determined that the equipment within the substation enclosure should not be painted due to potential maintenance problems identified by the utility company. 4. NDR 87-61 - BOB'S BIG BOY (Cynthia) Review of minor changes to elevations by adding wood siding to windows on south and east elevations. Committee Action: The Committee did not approved the proposal to cover the upper windows with wood siding. The Committee recommended the windows remain. DESIGN REVIEW COMMENTS 6:00 - 6:30 Nancy March 17, 1988 CONDITIONAL USE PERMIT 87-26 OAS INVESTORS The design review of store front elevation for an approved specialty commercial center located at the northwest corner of Foothill Boulevard and Vineyard Avenue. Desien Parameters: The Planning Commission on ~anuary 27, Z988 conditionally approved a specialty commercial center as shown in the attached Exhibit "C". One of the conditions of approval require that additional variation to the store front design be provided and subject to Design Review Committee review and approval prior to plan check. The developer is submitting such elevations for your review. Colored plans will be available at the meeting for your review. Staff Caments: 1. Store Front #1 - This design consists of a recessed store front with multi-paned windows down to the finished floor. This design will occur at all towers or the higher roofed portion of the building. 2. Storefront #2 - This design consists of "in" and "out" with the door on one side of the storefront which would create a shadow pattern. 3. Storefront #3 This design consists of a popped-out storefront with the door on one side. 4. Storefront #4 - This design is almost a reverse of storefront #2 with the door on one side of the storefront. Design Review Cmmaittee Action: Members Present: David Blakesley, Peter Tolstoy, Dan Coleman Staff Planner: Nancy Fong The Committee recommended approval subject to the following conditions: 1. Provide a 6 inch curb to protect tile. 2. The actual tile color and size should be subject to City Planner review and approval. DESIGN REVIEW COMMENTS 7:30 - 8:30 Nancy March 17, 1988 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 88-01 - NALBANDIAN/CHIAO -. The development of a commercial center consisting of 3 buildings for market/drug store and retail use totaling 36,000 square feet and a 4,000 square feet bank on 3.7 acres of land in the Community Service District of the Etiwanda Specific Plan located at the northwest corner of Base Line Road and Etiwanda Avenue - APN: 227-522-I, 2, 3, 4 and 227-521-65. Associated with this project is Tree Removal Permit 88- 11, requesting the removal of two mature trees along Etiwanda Avenue. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 13886 - NALBANDIAN/CHIAO - The development of a 40 unit condominium on 5 acres of land in the Community Service District of the Etiwanda Specific Plan, located at the northwest corner of Base Line Road and Etiwanda Avenue - APN: 227-522- 1, 2, 3, 4 and 227-521-65. Oesi~n Parameters: The site consists of five parcels totaling g.47 acres. It is designated as Community Service District which allows "limited or specialized low impact commercial uses not to exceed 40,000 square feet in total floor area." The District also allows residential use under the Low-Medium Residential standards. The "future land use" portion of 0.76 acres is designated as Low-Medium Residential. The residential project is being developed under the Optional Development Standards. The applicant is proposing to develop a mixed-use project consisting of a 40 unit condominium, a 40,000 square foot commercial center. The site is mostly vacant. There are existing single family homes within those smaller parcels, which will be removed with the development of this project. There are approximately 8 mature Silk Oak trees and Pepper trees along Etiwanda Avenue where the Etiwanda Specific Plan requires the preservation of these trees. The corner of Base Line Road and Etiwanda Avenue is designated as a Community Entry to Etiwanda District with a special landscape theme. Staff Cmmeents: A. Site Plan Residential Project: 1. The two buildings along Base Line should face the street, rather than side-on, in order to screen garages and driveway. DESIGN REVIEW I~8MM~S CUP 88-01, TT NALBANDIAN/CHIAO March 17, 1988 Page 2 2. The main private driveway is a shared one between the 40 condominium units, the future land use, and the service/ delivery activities for the commercial center. This main driveway should be wide enough to accommodate traffic generated by this mix of land uses. It should be designed with a greenway on one side of the driveway as required by the Etiwanda Specific Plan. This on-site greenway should be designed to link private common areas with public areas such as driveways, streets and community trails. It should have a minimum average width of 20 feet but at no point be less than 10 feet wide and should include a continuous pedestrian connection. 3. The location of the loading area along the back of the market and drug store could create traffic conflict as visibility of on-coming cars is limited. 4. The driveway entrance to the project should have an entry statement that includes a wider pavement with planter median. 5. The pedestrian walkway along the west side of the private driveway should be of a minimum 4 feet wide rather than 3 feet. 6. Pedestrian walkways along the private driveways should be extended into the residential project. 7. A large open space area should be provided. 8. The project proposes the maximum allowable number of dwelling units with a 20 foot setback from the existing single family homes to the west and north. The density, mass, and scale (two story} is inconsistent with the surrounding one story single family residential character of the area. Commercial Project: 1. The loading and unloading facility could create traffic conflict. The reason being that the curve of this driveway reduces the visibility from on-coming cars. 2. Trash enclosure locations adjacent to Buildings "B", "C", and "D" at the driveway entry could create traffic conflict. 3. On-site greenways should be provided as mentioned previously. 4. A 7 foot wide community bike trail is required in the parkway (not on the street) along Etiwanda Avenue, instead of the s~walk shown. CUP 88-01, TT NALBAND I AN/CH IAO March 17, 1988 Page 3 B. Elevations Residential Project: 1. A Victorian architectural style is proposed. The el evations of the duplexes contain architectural characteristics such as fieldstone foundations, steep gables and roof line, porches and verandas, etc. The proposed elevations are consistent with the design guidelines of the Etiwanda Specific Plan, however could be improved with the following: (a) The materials, textures, and architectural detailing should be consistent with this design theme in that authentic wood clapboard siding and fieldstone should be used rather than simulated fieldstone veneer and simulated wood siding. (b) The applicant is proposing a fiberglass shingle roof which is allowed according to the Etiwanda Specific Plan. Staff has informed the applicant that the Planning Commission has established policy where all roof materials should be of concrete tile rather than shingles. (c) The applicant should design a standard patio cover. The patio covers should be consistent with the design theme of this architectural style. (d) The gazebo and all other related buildings in the common open space area should also be designed to be consistent with the architectural style. Commercial Project: 1. The Etiwanda Specific Plan has design guidelines that state all commercial development should be designed to reinforce the rural image of Etiwanda by emulating the barn-style. The proposed elevations resemble this style with variety in roof lines and other traditional forms and materials. However, the elevations could be improved with the following: (a) Authentic wood siding and fieldstone materials should be used rather than the fieldstone veneer and simulated wood siding. (b) Again, the roof materials proposed is one of asphalt shingles which is permitted in the Etiwanda Specific Plan, while the Planning Commission has established policy that all of the roof materials in the City should be of concrete tile. Again, direction is requested regarding this issue. DESIGN REVIEW ~380~M~i~S CUP 88-01, TT NALBANDIAN/CHIAO March 17, 1988 Page 4 (c) It could be said that there are no rear elevations for Buildings "A", "B", "C" and "D" as it is subject to view from Base Line Road, Etiwanda Avenue and private driveways. Do the elevations have enough upgraded architectural elements and detailings? (d) Additional pedestrian amenities such as shaded seatin9 areas, bike racks, kiosk, should be provided within the plaza areas and open space for the commercial project. The kiosk and trellises should be designed to compliment the barn-style. 2. Signage should be sandblasted wood signs rather than individual channelized letters. Further, the signage should hang underneath the colonade instead of forced into the space below the fascia as shown. C. Landscaping Residential Project: 1. Windrows should be provided along the north and west property boundary per the requirements of the Etiwanda Specific Plan and to provide a buffer between the single family homes and duplexes (50 linear feet per acre = 250 feet). 2. Greenway with an average width of 20 feet, and in no case less than 10 feet, should be provided along the west side of the major driveway and should be designed with attractive landscaping together with a pedestrian walkway. 3. The applicant is proposing to plant a hedgerow to delineate the 600 square foot required open space. Normally a fence is used to delineate this private open space. The advantage of using a hedgerow is that it provides more landscaping within the project. The disadvantage is that it may not provide the necessary sense of security and privacy for the residences. Staff recommends that masonry patio walls be provided. 4. The size of the swimming pool compared to the number of units appears small. 5. The private entrance into the project should have special landscape treatment with specimen size trees, pedestrian walkway accent trees, etc. 6. The Etiwanda Specific Plan requires preservation of the eight existing Pepper trees in the parkway. The applicant is requesting a Tree Removal Permit. NALBANB I AN/C H I AO March 17, 1988 Page 5 Commercial Project: 1. The corner of Base Line Road and Etiwanda Avenue should have special treatment consistent with what is shown in Attachment 2. The streetscape along Etiwanda Avenue shall be consistent with what is shown in Attachment "A". 3. Landscape pockets or planter fingers should be provided along the colonade of all the buildings, that is Buildings "A", "B", "C" and "D" to allow for planting trees. The Landscape Plan is misleading in that it shows trees in areas covered by the building colonade. The colonade should be reduced to lO feet to provide a five foot planter in front. 4. Plaza areas with pedestrian amenities such as shaded seating areas, bike racks, and kiosk should be provided. D. Future Land Use: Initially, the applicant proposed a future preschool at this site. However, the applicant stated that they have no plans for future development at this time. The Etiwanda Specific Plan requires that the entire project area be master planned. The developer should Master Plan this site by showin driveway, conceptual building pad, parking layout, etc. ~ o further N commercial square footage is allowed; hence, schools, churches, or residential units would be the most likely land uses for this site). · nutes of Planning Cumission Morkshop: Attendants: Planning Commission David Blakesley Suzanne Chitiea Bruce Emerick Peter Tolstoy Planning Staff Brad Buller Otto Kroutil Dan Coleman Applicant Philip Chiao Mark Elliott Andrew Barmakian DESIGN REVIEW 138~S CUP 88-01, TT NALBANDIAN/CNIAO March 17, 1988 Page 6 The Planning Commission reviewed the project and identified numerous design issues and concerns as follows: 1. The proposed concept of a mix use project, that is, commercial center and duplex development, is acceptable. However, the Commission did raise concern with the proposed locations of the preschool. 2. The location of the loading area creates a noise impact to the residents. It also creates traffic conflicts with the rush hour duplex traffic and the preschool traffic. 3. The Commission raised concerns if the market/drug tenants have enough exposure to the streets. 4. Trees should be provided along the store front. Two options: a. Provide openings in the trellis. b. Pull the canopy back to 10 feet. 5. Provide better pedestrian access from the duplexes to the commercial project. 6. Private open space should be fenced or walled. 7. Use authentic river rock material and tile roof (Cal. shake would be an acceptable roof material}. 8. A greenway should be provided along the main driveway loop for visual and sound buffering. g. Provide line of sight studies from the existing residents to the project and from the proposed duplexes to the back side of the market/drug building. Specific concern was raised with the lack of sufficient evidence that mechanical equipment on the major commercial buildings will be screened. 10. Provide details of the design of street furniture in plaza, pedestrian, and common open space areas. 11. The tot lot should be closer to the pool for easier supervision. 12. Compatibility in wall design should be provided on Base Line Road where it transition from the westerly existing wall to this project. CUP 88-01, TT NAL BAND I AN/C H I AO March 17, 1988 Page 7 13. Special wall treatment and landscaping should be provided along the north side of the project to breakup the "tunnel" effect. 14. Preschool architecture should have residential character. 15. The "out parcel" has not been adequately addressed in this proposed project. 16. The Commission also stated that the applicant should work with staff in resolving those items they have not yet discussed but are still reflected in the staff report.