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HomeMy WebLinkAbout1988/05/19 - Agenda Packet MEMORANDUM DATE: May 12, 1988 ACTION AGENDA TO: Commercial/Industrial Design Review Committee Peter Tolstoy Larry McNiel Dan Coleman David Blakesley (Alternate) FROM: Nancy Fong, Associate Planner SUBJECT: DESIGN REVIEW COMMITTEE MEETING OF MAY 19, 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 (Brett) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 88-08 ~OLDENWEST - The development of three (3) multi-tenant buildings totaling 155,142 square feet on 10.49 acres of land in the General Industrial District (Subarea 3) located on the north side of 7th Street, approximately 600 feet east of Hellman Avenue - APN: 209-171-58. 6:30 - 7:00 (Nancy) ENVIRONMENTAL ASSESSMENT AND MODIFICATION TO DEVELOPMENT 'REVIEW 86-13 - MESSENGER A modification to the approved Phase II development by adding 33,700 square feet to Building 12 on 6.58 acres of land in the General Industrial District (Subarea 2), located on the north side of 9th Street, east of Vineyard Avenue - APN: 209- 012-20. May 19, 1988 Page 2 7:00 - 7:30 (Debra) CONDITIONAL USE PERMIT 88-12 MODIFICATION NO. i - WES)ERN PROPERTIES - The development of an integrated community shopping center consisting of four major retail buildings totaling 319,000 square feet, adjoining mall shops totaling 137,395 square feet, nine satellite retail buildings totaling 27,325 square feet, four restaurant pads, and a 30,000 square foot theater. Conceptual approval for a design center consisting of ten buildings totaling 195,660 square feet. All on 71 acres of land in the Community Commercial District of the Tetra Vista Planned Con~nunity, located at the northeast corner of Haven Avenue and Foothill Boulevard - APN: 1077-421-05, 06, and 13. 7:30 - 8:30 (Nancy} PLANNING COMMISSION WORKSHOP ON CONDITIONAL USE PERMIT 88-01 - NALBANDIAN/CHIAO Continued to June 2, 1988 Design Review Committee meeting. NF:te Attachments cc: Planning Commission/City Council DESIGN REVIEW COMMENTS 6:30 - 7:00 Nancy May 19, 1988 ENVIRONMENTAL ASSESSMENT AND MODIFICATION TO DEVELOPMENT REVIEW 86-13 - MESSENGER - A modification to the approved Phase II development by a"~,700 square feet to Building 12 on 6.58 acres of land in the General Industrial District (Subarea 2), located on the north side of gth Street, east of Vineyard Avenue - APN: 209-012-20. Design Parameters: The site is vacant and rough graded. Both Phase I development and Building 13 of Phase II development have been completed. To the west of the site is the recently approved auto service center as shown on the attached Site Utilization Map (Attachment "A"). The developer is proposing to add 33,700 square feet to the west side of Building 12. Staff Comaents: Site Plan 1. The proposed expansion reduces a sizable piece of land for open landscaping area at the southwest corner of Building 12 as shown in Attachment "B". The developer should mitigate this issue by providing additional and sizable open landscape area. 2. The northern portion of Building 12 should be set back a minimum of 10 feet in order to accommodate planting and also pedestrian walkway. Elevations 1. Additional articulation to the northwest corner of Building 12 should be provided as it is subject to public view from 9th Street. Landscaping One of the conditions of approval require that dense landscaping be provided along the west property boundary to screen and provide visual relief to the east elevation of Building 12. It included new windrows of Eucalyptus maculata, 5 gallon size at eight feet on center, specimen- size trees, accent trees, and appropriate shrubs and groundcover. The proposed expansion would not meet this condition of approval. Design Review Committee Action: Members Present: David Blakesley, Dan Coleman Staff Planner: Nancy Fong May 19, 1988 Page 2 The Committee reviewed the project and recommended approval subject to the following conditions: 1. Add glass panels to the southwest side of south elevation and the south side of west elevation. 2. Dense landscaping should be provided along the south elevation and the lower portion of the west elevation. 3. Landscapin9 should be provided to the slope area located at the adjacent westerly parcel. Landscape and landscape maintenance easements should be recorded between the project site and the westerly parcel. 4. Truck parking spaces should be provided per code. Revised site plan should be subjected to City Planner review and approval. COMMERCIAL/INDUSTRIAL CONSENT CALENDAR ITIENSAGENDA MAY 19, 1988 ACTION AGENDA 1. MI)R 87-61 - MARRIOll CORP - BOB'S BIG BOY (Cynthia) Structural modification covering gable ends and windows of existing restaurant. Committee Action: The Design Review Committee recommended the stain glass windows on the side and front elevations remain. 2. DR 87-56 - DAVIS (Nancy) Review of office entry design. Committee Action: The Committee has reservations in approving the office entry design. The Committee recommended a perspective view with landscaping being provided and refer this item to the Planning Commission for review. DESIGN REVIEW COMMENTS 6:00 - 6:30 Brett May 19, 1988 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 88-08 - GOLDENWEST - The development of three (3) multi-tenant buildings totaling 155,142 square feet on 10.49 acres of land in the General Industrial District {Subarea 3) located on the north side of 7th Street, approximately 600 feet east of Hellman Avenue - APN: 209-171-58. Design Parameters: The site is vacant and is part of a 18.43 acre legal parcel. The applicant has submitted a parcel map to subdivide the northern portion from the project site area. There are no development proposals for this northern portion. An east-west windrow exists in the middle of the site while a north-south windrow exists east of the site boundary. The applicant has submitted a tree removal permit to remove the east-west windrow. The developer completed eight industrial buildings on the parcel west of the project site in 1987, which are currently occupied. Staff Cmmaents: Site Plan 1. To provide continuity along the 7th Street frontage, parking stalls located adjacent to the front landscape setback should be eliminated or relocated. 2. Curvilinear drive aisles should be utilized at the east and west sides of the project to reduce long, linear expanses of pavement. 3. The drive aisle width along the west side should be reduced to allow for curvilinear design, additional landscape areas, and improved pedestrian connection. 4. The continuous planter in front of the north elevation of Building "B" and the south elevation of Building "C" should be at least 12 feet wide to accommodate a continuous walking and planting. 5. Pedestrian connections between buildings (east and west sides) are also recommended with textured connections across drive aisles and to link the existing buildings to the west. 6. Satellite plaza areas should be provided at the corners of each building by enlarging the landscape areas. These areas should be conveniently accessible from building entries, and should be an integral part of the on-site pedestrian network. May 19, 1988 Pa9e 2 7. Plaza areas should be buffered from traffic circulation through use of low-level screen walls and landscaping. Amenities within plazas should include benches, tables, trash receptacles, drinking fountains, etc. which relate to the building finish. 8. Screen walls eight feet in height should be provided between Buildings "A" and "B" (east end of buildings), similar to those used at the west end of each building. 9. Only two points of access are needed for this project. Should the driveway access in the middle be eliminated to increase landscape area and improve the streetscape? Landscape Plan 1. Landscape planters at the east side of each building should be increased in depth to allow for improved pedestrian connections, satellite plaza areas, and to provide an opportunity for landscape focal elements at the more visible areas of the project. 2. Landscape lanters at least three (3) feet in width (inside dimensionsl should be provided adjacent to refuse enclosures. 3. Annual col or plantings should be provided adjacent to project drive and building entries, and within plaza areas. Architecture 1. Variety to the roof form/parapet height should be established to mitigate the long, linear building design currently proposed. Parapets should be sufficient in height to screen all roof-mounted equipment. 2. Additional articulation to the building surface should be utilized to enhance finish richness and provide interest. Suggested applications include texture banding in lieu of wood soffits, or the use of sandblasted material. 3. Variation in the storefront/facade design should be provided, through use of alternative glass patterns, and more extensive use of openings and breaks in the building plane. 4. Glass elements should be returned 10 to 15 feet around building corners to provide additional treatment to side elevations. May 19, 1988 Page 3 5. Reveals should be used more creatively to establish continuity across each elevation. Color accent reveals adjacent to a texture band, stepped reveal patterns, etc. could serve to address this issue. Design Review Cmm=ittee Action: Members Present: David Blakesley, Dan Coleman Staff Planner: Brett Homer The Design Review Committee recommended that staff review revised plans incorporating the comments listed below prior to scheduling for Planning Commission. 1. The curvilinear parking aisle fronting 7th Street should be moved northward in order to meet the 35 foot minimum setback from curb face. 2. The drive aisle width along the west side should be reduced. Additional landscaping area should be provided. A pedestrian walkway should also be provided. 3. The plaza areas should be buffered from traffic circulation through the use of 1 ow-level screen walls, berming, and/or landscaping. Trash enclosures should also be provided. 4. Screen walls should be provided between buildings "A" and "B" at the east end of the buildings. 5. The center drive access to 7th Street should be eliminated. 6. The applicant should explore relocation of the existing trash enclosure at the end of the west side drive aisle (in Phase I). 7. Landscape planters at least three feet in width (inside dimension) should be provided adjacent to the two trash enclosures located at the north property boundary. 8. Annual or perennial color plantings should be provided adjacent to project and building entries, and within plaza areas. g. Glass elements should be returned 10 to 15 feet around building concerns to provide additional treatment to side elevations. May 19, 1988 Page 4 10. The parapet height near the center entryway of building "A" should be increased to provide interest to the 7th Street elevation. Accent col or may also be revised to achieve the desired effect. 11. The landscape plan should be revised to include the required number of tree plantings. DESIGN REVIEW COMMENTS 7:00 - 7:30 Debra May 19, 1988 CONDITIONAL USE PERMIT 88-12 MODIFICATION NO. I - WESTERN PROPERTIES - The development of an integrated community shopping center consisting of four major retail buildings totaling 319,000 square feet, adjoining mall shops totaling 137,395 square feet, nine satellite retail buildings totaling 27,325 square feet, four restaurant pads, and a 30,000 square foot theater. Conceptual approval for a design center consisting of ten buildings totaling 195,660 square feet. All on 71 acres of land in the Community Commercial District of the Tetra Vista Planned Community, located at the northeast corner of Haven Avenue and Foothill Boulevard - APN: 1077-421-05, 06, and 13. Background: Terra Vista Town Center was approved December 9, 1987, the Conditional Use Permit replaced that original approval on April 27, 1988. Modification No. 1 includes the area around Majors I and 2, which is essentially the first construction phase. Specifically, this modification is two-fold: I. A realignment of the entry drive from Haven Avenue, and II. Revisions to the footprint of Major 2. I. The realignment of the entry drive from Haven Avenue was done to accomplish the following goals: A. Provides a greater number of parking spaces directly in front of the Target Store. B. Provides a more aesthetic entrance to the project by eliminating the long, straight driveway and having architectural focal points as one enters the project. C. The drive approach would align with the Virginia Dare/ Brunswick driveway on the west side of Haven Avenue. The physical realignment of the drive necessitated architectural changes to Building "A". Also, the modification includes revisions to the south end of Building "A" that are to accommodate a specific tenant in that location. As you will recall, a primary consideration along the east side of Bull ding "A" was the continuity of the promenade. Key elements of the promenade are to be provided along the sidewalk to clearly distinguish the route of the promenade. May 19, 1988 Page 2 II. The revisions to the footprint of Major 2 are also being done to accommodate the needs of a specific tenant. The store area is increasing in size from the approved 80,000 square feet to 96,000 square feet. The increased square footage encroaches slightly toward Buildings "B", "C", and "D", and also has expanded to the rear. The rear area of the building will also be designed to accommodate a tire/battery/auto service area. This service area will have one drive-in access with all work performed completed within an enclosed area. The architecture has not changed, and parking calculations have been done to insure that the requested changes have adequate parking. Design Review Co~m~ittee A~tion: Members Present: David Blakesley, Dan Coleman Staff Planner: Debra Meier In reviewing Modification No. I to Terra Vista Town Center the Committee had the following comments: A. Revisions to the footprint of Major 2: 1. Additional parking will be required near the tire/battery center. The goal is to locate at least 35 spaces within the vicinity of the tire/battery area. 2. Maintain 10'-12' landscaping between roadway curb and rear corners of tire/battery portion of the building. 3. The Committee recommended approval of architectural elevations of Major 2. B. Revisions to footprint and elevation of Building A: 1. The Committee recommended approval of site planning and architectural aspects regarding the building A revisions. C. Realignment of the entry drive from Haven Avenue: 1. Staff recommended to the Committee that the applicant had the following options with respect to the driveway issue - May 19, 1988 Page 3 a. Proceed to Planning Commission on June 8, 1988 with modification to Building A as proposed. However, the drive aisle would remain in a straight line location as was originally approved; or b. The issue of Haven Avenue would be taken for City Council direction prior to proceeding to a Planning Commission meeting. In addition to the modification as discussed above, the Committee was able to review the final designs for the Target store. (This presentation was provided for Committee information only.) The Committee made the following suggestions with regard to the Target design: 1. With the shortening of the trellis near the garden section of the building, a corner of the building becomes very stark in appearance. The Committee suggested using tile insets as was used near the store entry along with some type of low level landscape material. Landscaping could be shrubbery within a planter or potted plants and street furniture that would accent that area. DESIGN REVIEW COMMENTS 7:30 - 8:30 Nancy May 19, 1988 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 88-01 - NALBANDIAN/ 'CHIAO - The development of a mixed Use project consisting of a 40 unit ~minium on 5 acres of land; a 40,000 square foot commercial center for a market/drug store, bank, and retail use on 3.7 acres of land; and a future preschool, all in the Community Service District of the Etiwanda Specific Plan, located at the northwest corner of Base Line Road and Etiwanda Avenue - APN: 227-522-01, 02, 03, 04, and 227-521- 65. ~sociated with this project is Tree Removal Permit 88-11, requesting the removal of two (2) 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- 01, 02, 03, 04, and 227-521-65. Background: The Planning Commission, on March 17, 1988, conducted a workshop regarding this project. The Commission identified numerous design issues and concerns. They are as stated in the minutes of the March 17, 1988 Planning Commission Workshop meeting. A copy has been attached for your reference (see Attachment "A"). Since then, the applicant has met with staff several times to review and discuss those concerns as identified by the Commission and to work towards acceptable solutions. Neighborhood Meeting: A neighborhood meeting was held on April 28, 1988. Staff, the developer, and 14 residents attended this meeting. Six of the residents live in homes immediately abutting the north and west sides of the project. Representatives from The William Lyon Company and For Kids Only also artended this meeting. The developer and architect presented this project to the residents. Colored plans and a model of the proposed project were also available at the meeting for the residents to examine. The following are some of the concerns the residents have regarding this project: 1. Buffering is needed along the north and west property boundaries. Private open space should be designed as private yards for transition and buffering purposes. 2. Loss of privacy with the second story balcony of the units. PLANNING COMMIS: WORKSHOP CUP 88-01/TT NALBANDIAN/CHIAO May 19, 1988 Page 4 3. The existing wood fence on the property does not provide adequate security. 4. During construction of the project, signs should be posted to prohibit alcohol and loud music. The developer stated that they could address these concerns in the revised plans by providing dense landscaping along the north and west property boundaries to provide buffering between the two land uses and to preserve privacy. With regard to the wood fence, staff interjected at the meeting that perhaps the developer of this project and The William Lyon Company could look into jointly developing a common wall between the two projects. However, this concept would require cooperation from every one of the residences that abut the north and west property boundaries. Staff Coalnents: A. Traffic/Circulation Issues: One of the concerns raised by the Planning Commission is the traffic conflict created by the different land uses the preschool, the residential project, and the commercial center. The developer has provided a traffic study. The parameters of this study is to determine the extent of the conflict and the impact to the site and the surrounding area and provide mitigation measures if needed. The City Traffic Engineer is in the process of reviewing this traffic study (see Attachment "B"). Comments will be available at the Design Review Committee meeting. B. Site Plan: Residential Project: I. The two driveway entrances to the project should have an entry statement that includes wider pavement with a planter median, and wider open landscape area. This is especially so with the end units of Numbers 8 and g. 2. One of the residents' concern was the existing wood fence along their property boundary which does not provide for adequate privacy and sound attenuation. Should the developer contact The William Lyon Company to work towards installing a common wall? PLANNING COMMIS WORKSHOP CUP 88-01/TT 13~- NALBANDIAN/CHIAO May 19, 1988 Page 5 Commercial Project: 1. The loading area behind Building "A" should be redesigned as shown in Alternative "B" (see Attachment "C"). This alternative provides a flip bridge for loading. In other words, trucks could enter the loading zone on either side without backing into it. The Traffic Division has reviewed this alternative and determined it to be acceptable provided that there is a 65 foot truck stacking distance. This alternative design minimizes the conflict created by the loading and unloading activity with the main private drive. C. Elevations: Residential Project: The developer has not proposed any changes to the elevations. It is still of victorian architectural style which meets the design guidelines of the Etiwanda Specific Plan. However, the Planning Commission at the March 17, 1988 workshop recommended that authentic materials should be used such as wood clapboard siding, fieldstone, and concrete tile (calshake would be an acceptable roof material). In addition to the above, the applicant should provide the following items: 1. A standard patio cover that is consistent with the design theme of this architectural style. 2. The gazebo and all other related buildings or structures in the common open space area should also be designed to be consistent with this architectural style. 3. 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. Commercial Project: 1. Authentic wood siding and fieldstone materials should be used rather than the fieldstone veneer and simulated wood siding. The roof material should be of tile instead of asphalt shingles. 2. The developer has provided details of the pedestrian amenities such as benches, bike racks, and trash receptacles (see attached brochure). PLANNING COMMIS WORKSHOP CUP 88-01/TT NALBANDIAN/CHIAO May 19, 1988 Page 6 D. Landscaping: Residential Project: 1. Windrows should be provided along the north and west property boundaries per the requirements of the Etiwanda Specific Plan and to provide a buffer between the single family homes and the duplexes linear feet per acre, approximately 250 feet). 2.The applicant still has not provided fence and walls to delineate the 600 square foot required open space. 3. The entrance into the project should have special landscape treatment with specimen-size trees, pedestrian walkways, accent trees, etc. Commercial Project: 1. Trees should be provided along the storefront which has not been addressed by the developer. E. Future Preschool Located at Base Line Road: The applicant is proposing a future preschool to be located along Base Line Road. The prospective tenant for this preschool is For Kids Only. However, the applicant stated that For Kids Only has not fonnalized the lease for this site area. Therefore, the applicant is only requesting for conceptual approval at this time. Future development will require a separate Development Review process. Staff's review of this future preschool site is limited to overall circulation and site planning. The number of parking spaces required for a preschool can not be reviewed at this time as it is based on the student capacity for this preschool and the number of staff members. Such information has not been provided to staff. ,I)esign Revie~ Coaaittee Action: Continued to June 2, 1988 Design Review Committee Meeting.