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Home My WebLink About1992/03/19 - Agenda PacketDATE: March 25, 1992 CITY OF RANCHO CUCAMONGA MEMORANDUM ACTION CO~4ENTS TO: FROM: SUBJECT: Com~rcial/Industrial Design Review Committee Larry McNiel Suzanne Chitiea Otto Kroutil John Melcher (Alternate) Scott Murphy, Associate Planner~ DESIGN REVIEW COMMITTEE MEETING OF MARCH 19, 1992 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 - 5:45 p.m., Consent Calendar items will be reviewed between 5:45 p.m- - 6:30 p.m., with the first design review item being heard at 6:40 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. 6:40 - 7:30 (Scott) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 91-37 CARL KARCHER ENTERPRISES, INC. A request to construct a 3,127 square foot fast food restaurant (with drive-thru) within an existing shopping center in the Neighborhood Co~unercial Designation of the Terra Vista Planned Community, located at the southeast corner of Base Line Road and Milliken Avenue APN: 227-151-21. 7:40 - 8:30 (Scott) CONDITIONAL USE PERMIT 92-05 IN-N-OUT BURGER A request to construct a 2,912 square foot fast food restaurant (with drive-thru) within a previously approved commercial retail center in the Regional Related Commercial Designation (Subarea 4) of the Foothill Boulevard Specific Plan, located on the south side of Foothill Boulevard, between 1-15 and Etiwanda Avenue - APN: 229-031-03 through 13, 15, 16, 20, and a portion of 59. DRC AGENDA MARCH 19, 1992 Page 2 8:30 - 9:00 (Steve H.) PRE-APPLICATION REVIEW FOR TRACT 13753 - LEWIS HOMES SM:mlg Attachments cc: Planning Commission/City Council DESIGN REVIEW COMMENTS 6:40 - 7:30 Scott March 19, 1992 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 91-37 - CARL KARCHER ENTERPRISES, INC. - A request to construct a 3,127 square foot fast food restaurant (with drive-thru) within an existing shopping center in the Neighborhood Commercial Designation of the Terra Vista ' Planned Community, located at the southeast coruer of Base Line Road and Milliken Avenue - APN: 227-151-21. Background: On June 27, 1990, the Planning Commission approved the Conceptual Master Plan and Phase 1 site plan and elevations for Central Park Plaza. Subsequently, a portion of Phase 1 (Ralphs and retail stores) has been completed. The satellite pads depicted on the Master Plan require separate review and approval by the Design Review Co~unittee and Planning Commission because the project is located along "Special Boulevards" (Milliken and Base Line Road). Design Parameters: The subject site was shown on the Master Plan as a drive-thru restaurant in the same basic configuration now being proposed by the applicant. The site was graded in conjunction with the grading of Phase 1. Additionally, the perimeter landscaping has been installed for the center which will provide landscaping along the south and west sides of the proposed building. 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: Screening of drive-thru lane - The Planning Co~umission's drive-thru policy requires that the stacking lane be screened through building orientation, the use of a combination of low screen walls, heavy landscaping, and trellis work. AS proposed, cars waiting in the drive-thru lane will be stacked along the main entry and Milliken Avenue frontages. TO screen the waiting vehicles, the applicant is proposing to utilize the existing landscaping plus addition of a low screen wall. Recent reviews by the Design Review Committee have required the stacking area of the drive-thru lane to be oriented away from the street frontages. DESIGN REVIEW CO~4ENTS CUP 91-37 - CARL KARCHER ENTERPRISES, INC. MARCH 19, 1992 Page 2 2. East elevation architecture Because of the exposure to the parking area, the east elevation should receive additional treatment to eliminate the blank wall. Secondary Issues: Once all the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: Site Plan/Landscaping - In order to tie in better with the shopping center, the drive-thru canopy should be redesigned using pre-cast columns and beam trellis. Additional landscaping should be provided on the north side of the building, adjacent to the trash enclosure and outdoor seating area. Staff is concerned that the location of the sidewalk ran~ on the east side of the building will encourage delivery trucks to park in the drive aisle instead of the loading area. Alternatives should be ex~plored to minimize the potential vehicular conflict. 2. Architecture - Phase 1 incorporates awnings over Ralphs' entry. W~nile the awning design is consistent with Phase 1, the corporate colors (red and yellow) proposed are a sharp contrast to the color palette approved for the project. The awning colors should be revised to blend with the center's color palette. Previous Planning Conunission action has required trash enclosures to incorporate an overhead trellis and roll-up, overhead door (required with Phase 1). Because the enclosure is attached to the building, the applicant feels that a trellis and roll-up door will not tie in well with the roof lines and will create an awkward architectural element. If the Conunittee desires an enclosure similar to the existing enclosures, alternative enclosure locations may have to be explored. Policy Issues: The following items are a matter of Planning Conunission policy and should be incorporated into the project design without discussion: DESIGN REVIEW CO~ENTS CUP 91-37 - CARL KARCHER ENTEP~°RISES, INC. MARCH 19, 1992 Page 3 Details used on the building (i.e., cornice, trellis, arches, ceramic tile) should be consistent with those of the center. Design Review Committee ACtion: Members Present: John Melcher, Larry McNiel, Otto Kroutil Staff Planner: Scott Murphy The Design Review Committee reviewed the proposal and recommended that the following revisions be incorporated into the plans: The landscaping and wall along the drive-thru lane, plus the slight grade differential, is not adequate to screen the stacking area. Alternatives should be explored by the applicant. The loading area proposed is not acceptable because delivery trucks will park in the drive aisle, thereby obscuring vehicle traffic. The loading area and service entry relationship should be re-evaluated. The use of the quarter round awning appeared "added on" and should b~ removed. The east elevation should be enhanced to create a more acceptable design facing the activity area of the center. The drive-thru canopy design needs to be more integrated into the design of the building and the center. The use of pre-cast columns, consistent with the center, was a step in the right direction. 6. The awning color should be evaluated with the re-design. DESIGN REVIEW COMMENTS 7:40 - 8:30 Scott March 19, 1992 CONDITIONAL USE PERMIT 92-05 - IN-N-OUT BURGER - A request to construct a 2,912 square foot fast food restaurant (with drive-thru) within a previously approved commercial retail center in the Regional Related Commercial Designation (Subarea 4) of the Foothill Boulevard Specific Plan, located on the south side of Foothill Boulevard, between 1-15 and Etiwanda Avenue - APN: 229-031-03 through 13, 15, 16, 20, and a portion of 59. Background: On June 26, 1991, the Planning Commission approved the Master Plan for the "Foothill Marketplace" center and the Price Club building elevations and site plan. Additionally, the Planning Commission approved the Wal-Mart building elevations and site plan on February 26, 1992. As with all master plans, each building requires review and approval by the Design Review Committee prior to issuance of building permits. Because Foothill Marketplace is located along a "Special Boulevard" (Foothill), all proposed buildings must be approved by the Planning Co~ission. Design Parameters: The site is situated along Foothill Boulevard between the 1-15 off-ramp and the most westerly driveway for the center. The approved master plan depicted two drive-thru facilities on Parcels 7 and 8 (within the area shown on the plans) in a very different configuration than the proposal (see attached Exhibit "A"). DUring the review process, however, the Planning Commission commented that the design was not acceptable because of inadequate stacking distance for Parcel 8 and concerns with screening of drive-thru lanes. As a result, the applicant has revised the plans fQr the site to replace one of the drive-thru facilities with a retail pad and the second drive-thru facility has been reconfigured so the stacking will not be located along the Foothill Boulevard frontage. For the purposes of this application, only the In-N-Out is being considered for approval - the retail building is shown to demonstrate that parking, and circulation, and a building can work with the proposed In-N-Out design. Separate review and approval will be conducted for the retail pad upon submittal of detailed plans. 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: