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HomeMy WebLinkAbout1993/03/24 - Workshop Minutes - PC-HPCCITY OF RANCHO CUCAMONGA PLANNING COMMISSION MINUTES Adjourned Meeting March 24, 1993 Chairman McNiel called the Adjourned Meeting of the City of Rancho Cucamonga Planning Commission to order at 7:40 p.m. The meeting was held in the Rains Room at Rancho Cucamonga Civic Center, 10500 Civic Center Drive, Rancho Cucamonga, California. ROLL CALL COMMISSIONERS: PRESENT: Suzanne Chitlea, Larry McNiel, John Melcher, Peter Tolstoy, Wendy Vallette ABSENT: Hone STAFF PRESENT: Shintu Bose, Deputy City Engineer; Brad Buller, City Planner; Dan Coleman, Principal Planner; Dan James, Senior Civil Engineer; Scott Murphy, Associate Planner , , , , PRE-APPLICATION REVIEW 93-01 - FLORES - Review of a proposed gas station and mini-mart and a future commercial building in the Community Commercial designation (Subarea 2) of the Foothill Boulevard Specific Plan, located at the southeast corner of Foothill Boulevard and Vineyard Avenue - AFN: 208-192-06 and 07. Brad Buller, City Planner, gave-a brief explanation of the Pre-Application review process. Horacio Santos, representing the applicant, presented the site plan and elevations to the Commissioners. Scott Murphy, Associate Planner, explained staff's concerns with the project. These items included the concept of the "activity center," the architecture of the facility, the on-site circulation, and the master plan for the future pad. Mr. Buller suggested that the project might be phased with four gas pumps being installed initially and the two additional pumps installed when Red Hill Liquor is demolished. Commissioner Tolstoy believed the proposed concept does not meet the intent of the activity center envisioned for Foothill Boulevard. He noted the previously approved concept provided opportunities for pedestrian activity. He felt the on-site circulation is poor for cars that may desire access to the future pad or In-H-Out from Vineyard Avenue. He stated that a "lube-n-tune" facility would not be appropriate on the future pad--no bays should face Foothill Boulevard. He also commented the future pad seems to be under- parked. He remarked that any design for the site should be sensitive to the condominiums to the south. He stated he would consider limiting the hours of operation on the gas station. Commissioner Melcher commented that the size of the site would require a single, bold architectural statement to carry off the activity center concept and the presented plan does not achieve this goal. He felt the previously approved plans provided more appropriate architecture. He thought the architecture should blend with the activity center concept and the proposed style is over-worked. He felt the on-site circulation is poor. Commissioner Chitlea stated that she was on the original Design Review Committee that reviewed the previous submittal and much time and effort was devoted to arrive at an activity center concept that worked. She did not feel the plan presented meets this intent. She thought the site is over-built. She suggested the applicant consider using both pads for the gas station. She observed the activity center has no pedestrian access from Foothill Boulevard. She felt the architectural elements do not tie in with the activity center concept. Commissioner Vallette agreed with the other Commissioners. She felt the previous plans articulated the activity center much more clearly than the new proposal. She thought thought there are many circulation problems with the plan. She did, however, believe that this was a good location for a gas station if the design could be revised to address the Commission's concerns. Chairman McNiel felt that the use is overwhelming the site. He suggested the applicant consider combining the two pads rather than trying to develop two small pads. He remarked the design should encourage pedestrian access from Foothill Boulevard. He stated he could not support the architecture proposed and the previous plan was more acceptable for the activity center. He summarized the other comments of the Commission by stating that they felt the site was a good location for a gas station if the design issues are resolved. He suggested one key to the design may be reducing the number of gas pumps. Commission Melcher observed that when the pumps are at maximum use, the parking spaces would be obstructed. Commissioner Chitlea agreed. Commissioner Melcher concluded by stating that Phase 2 does not work--the site is too small to cut it up even smaller. Mr. Buller indicated that he believed he had clear direction from the Commission. He noted that staff could meet with the applicant to discuss the issues in more detail and review design solutions and more attention should be paid to the activity center corner. , · · , P. C. Workshop Minutes -2- March 24, 1993 PRE-APPLICATION REVIEW 93-03 - RANCON - Review of a proposed restaurant and related master plan for a 7.4 acre parcel in the Industrial Park designation (Subarea 7) of the Industrial Area Specific Plan, located at the southeast corner of Foothill Boulevard and Aspen Avenue - APN: 208-352-09. Brad Bullet, City Planner, briefly outlined the purpose of the Pre-Application Review process. Steve Palmer, representing Rancon, introduced the Red Robin representatives and gave an overview of the project. Chuck Prince, Red Robin architect, displayed photographs and renderings of other Red Robin stores. He requested Commission comments regarding the prototype architecture, signage, and site plan. He also explained that neon lighting along the parapet line is used to wash the sides of the building in light and that the neon tubing can be recessed so that it is not exposed. He indicated they are willing to work with the City to obtain an acceptable design. Dan Coleman, Principal Planner, presented the staff report. He indicated that staff supports a restaurant at this corner. He remarked that the developer proposes to separate the parking lot for Lot 6' from the balance of the project. He also noted that an opportunity exists to create a major entrance statement from Foothill Boulevard and that the proposed drive-thru restaurant pad will require special attention to screen the drive-thru lane. He indicated that the parking lot must be designed to meet City standards for one-size-fits-all parking space. He remarked that a minor project entry statement is needed from Aspen, such as enhanced pavement. He recommended that the loading area be fully enclosed, similar to Chili's Restaurant, which may necessitate moving the building closer to Foothill Boulevard. He suggested that the pedestrian connection from Foothill Boulevard be continued south and around the building to connect with Aspen. He noted that an outdoor eating area is proposed at the northwest corner of the building. Regarding the proposed architecture, he thought that "signature" architecture was appropriate for this location on Foothill. He indicated that staff had not had an opportunity to analyze the proposed signage. Commissioner Melcher was concerned with the master plan's proposed parcelization because Lot 6 was too shallow for an office building. He noted that the plan indicates fairly small buildings along Foothill Boulevard. He felt that the prototype architecture was strong and questioned whether it will become dated. He noted the need for addressing the loading area, having recently visited the Fontana Red Robin and seeing unscreened outdoor storage. He also observed there would be a need to provide shade or shelter for the outdoor eating area. Commissioner Chitlea supported Commissioner Melcher's comment regarding the need to design a building that will be timeless. She was opposed to any exposed neon banding. She felt that the upper portion of the building needs further refinement. She was opposed to the bright red color used on the roof as depicted in the rendering. P. C. Workshop Minutes -3- March 24, 1993 Commissioner Vallette supported the master plan concept because it affords Foothill views for the largest users the office building on Lot 6. She liked the movement in the Red Robin building. She stated that all signs must comply with the City's Sign Ordinance. She noted that the loading area needs careful design for screening. Commissioner Tolstoy felt that a restaurant is an appropriate use for this corner. He indicated that the drive-thru site plan needs refinement. Regarding the Red Robin, he stated that the loading area needs screening, and the outdoor eating area needs shade. He opposed the use of metal roofing material. He agreed with Commissioner Chitiea's comments regarding revising the upper portion of the building. He echoed other Commissioners' concerns with whether the building's design will last. Chairman McNiel expressed concern that the master plan as proposed will create in-fill problems because the parcels are too small, with the exception of the Red Robin parcel. He supported a restaurant use at this location. He felt that the prototypical architecture is unattractive, citing the straight building planes which do not create the desired comfortable appearance. He felt that metal roof is not acceptable. He was confident that the loading area can be reworked for proper screening. Commissioner Melcher added that he felt the building is too chunky in massing and too aggressive in design approach. He agreed that the design should be comfortable. He also noted that careful attention is needed in the design of the main building entry because of the high winds in this area. Mr. Prince indicated that the Red Robin design typically includes a double entry with an air curtain. He stated that in Victorville, they enclosed the outdoor eating area with glass walls and an overhead trellis. He reiterated their building design is flexible. Mr. Buller summarized the Commission's comments. He stated that the Commission supported concurrent processing of the Red Robin, master plan, and parcel map. He indicated that the Red Robin parcel is generally acceptable but that the balance of the master plan needs more thought. He reinforced the Commission's desire to see something other than a standard prototype design. He asked for direction regarding the roof material and color. Commissioner Melcher felt that contemporary architecture is appropriate for the area south of Foothill Boulevard and along the Haven Avenue corridor, as evidenced by several projects which already have metal roofs. He supported the use of a metal roof, but didn't like the red color. Commissioner Vallette stated that metal was an acceptable roof material. Commissioner McNiel indicated he was willing to consider limited use of metal roofing, provided it had a Kynar finish rather than a painted finish that deteriorates rapidly. Commissioner Chitiea felt a red metal roof is inappropriate. She suggested that if a metal roof is approved, a copper roof that weathers naturally be used. P. C. Workshop Minutes -4- March 24, 1993 Con~nissioner Tolstoy felt that metal roof would be acceptable. He observed that painted finishes on metal roofing have not been successful in the City. Mr. Buller indicated that staff will recommend that street lights be installed along the full Foothill frontage between Elm and Spruce with the Red Robin project. In addition, he noted that secondary access must be provided. Con~nissioner Chitiea remarked that the master plan needs a pedestrian syete~ to connect and unify the project. Commissioner Melcher co~Mnented that a greater landscape depth is needed between Building 6 and the circulation spine to the north. He suggested that the applicant explore combining the structure mass of Buildings 2 and 3. · · · · ADJOURNMENT The meeting adjourned at 9:00 p.m. P. C. Workshop Minutes -5- March 24, 1993