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HomeMy WebLinkAbout1996/04/30 - Agenda Packet - Revised DESIGN REVIEW COMMITTEE MEETING REVISED AGENDA TUESDAY APRIL 30, 1996 5:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Heinz Lumpp Larry McNiel Larry Henderson Alternates: Peter Tolstoy Dave Barker John Melcher CONSENT CALENDAR The following items are expected to be routine and non-controversial. Typically they are items such as plan revisions prepared in response to discussions at a previous meeting. NO ITEMS HAVE BEEN SUBMITTED PROJECT REVIEW ITEMS This is the time and place for the Committee to discuss and provide direction to an applicant regarding their development application. The following items do not legally require any public testimony,although the Committee may open the meeting for public input. 5:00 p.m. (Scott) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-25 - RODRIGUEZ - A request to construct a 2,900 square foot drive-thru facility and a 5,548 square foot restaurant on 3.7 acres of land in the Community Commercial designation of the Foothill Boulevard Specific Plan, located at the southwest corner of Foothill Boulevard and Vineyard Avenue - APN: 207-211-12 and 13. 5:40 p.m. (Scott) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-33 - FOOTHILL MARKETPLACE PARTNERS: - A request to establish a lube facility within an existing 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, east of Interstate 15 - APN: 229-031-37. PUBLIC COMMENTS This is the time and place for the general public to address the Committee. State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. ADJOURNMENT 1, Mary Lou Gragg, Office Specialist 11 for the City of Rancho Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda was posted on April 25, 1996, at least 72 hours prior to the meeting per Government Code Section 54954.2 at 10500 Civic Center Driv Rancho Cucamonga. DESIGN REVIEW COMMENTS 5:00 p.m. Scott Murphy April 30, 1996 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-25 - RODRIGUEZ - A request to construct a 2,900 square foot drive-thru facility and a 5,548 square foot restaurant on 3.7 acres of land in the Community Commercial designation of the Foothill Boulevard Specific Plan, located at the southwest comer of Foothill Boulevard and Vineyard Avenue - APN: 207-211-12 and 13. Design Parameters: The site is currently developed with a single family residence that has been converted to commercial uses. The Klusman House is designated as a Local Landmark. The balance of the site is undeveloped with a gradual slope from north to south. The intersection of Foothill Boulevard and Vineyard Avenue is designated by the Foothill Boulevard Specific Plan (FBSP) as an activity center. Background: On October 25, 1995, the Planning Commission conducted a Pre-Application workshop on the application. The Commission considered a site plan almost identical to the plans submitted with the current application. The Commission felt that the location of the drive-thru facility adjacent to the Klusman House was not acceptable. Also, the Commission did not believe introduction of a drive-thru facility within the activity center was appropriate. The complete minutes of the Pre-Application are attached for the Committee's reference. Related Application: In conjunction with the Conditional Use Permit application, the applicant has submitted a Variance application to address building and parking setback deficiencies along both Foothill Boulevard and Vineyard Avenue. The Variance application was originally scheduled for Planning Commission consideration on March 27, 1996, but was continued to April 24, 1996, at the request of the applicant. If the variance application is denied, the project site plan would have to be significantly modified. 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: 1. The corner of Foothill Boulevard and Vineyard Avenue is designated by the FBSP as an activity center. The intent of the activity center is to allow buildings to be pulled closer to the street to create a pedestrian friendly environment. The FBSP encourages public entrances to be oriented toward Foothill Boulevard. Also, buildings should be designed and sited to minimize pedestrians/vehicular conflicts and avoid locating driveways and service areas which interfere with the flow of Foothill Boulevard pedestrian movements. The design provided by the applicant introduces the drive-thru lane for Burger King in the middle of the activity center block. Not only is the access to Burger King oriented away from Foothill Boulevard, but the wall necessary to screen the drive-thru lane inhibits pedestrian access across the frontage to specific points. 2. The Klusman House is designated as a Local Landmark. The exterior of the house has been improved over the past few years and many improvements were made to the interior to accommodate commercial uses. As a local landmark, staff believes that the site should be designed to "show off' this local feature. The area west of the building has been maintained open to the drive aisle and, ultimately, to the street. A 40-foot landscaped setback is provided between the drive aisle and the structure. The applicant, however, has introduced a drive-thru lane and 4- foot high wall within 25 feet of the east side of the building. Also, the proposed Burger King is sited 15 feet closer to Foothill Boulevard than the existing house. The combination of the wall and the building location obscures visibility of the historic structure. The site should be redesigned to open up visibility of the Klusman House. DRC COMMENTS CUP 95-25 - RODRIGUEZ April 30, 1996 Page 2 3. ri The current dive-thru policies adopted by the Planning Commission require drive-thru lanes to be screened from public view. The drive-thru lane can be screened through building orientation, a combination of low walls, and/or landscaping,and trellis work. While the applicant is proposing walls and a trellis, the drive-thru stacking area is located parallel to the street, resulting in the highest visibility. The drive-thru lane is also located adjacent to the activity center which is designed with hardscape and formal tree planting - little opportunity for landscaping exists. As suggested in the Pre-Application workshop, the drive-thru facility could be located to other areas of the site where the stacking lane could be screened by the building and/or more extensive landscaping. 4. While the Design Review Committee does not review the Variance application, it is important to note the design implications of the reduced setbacks requested by the applicant. Along both Foothill Boulevard and Vineyard Avenue the formal hardscape/landscape treatment required by the FBSP is interrupted. The double row of Crape Myrtle trees is reduced to a single row along the drive-thru lane and the restaurant building. The colonnade feeling of the double tree rows will be eliminated. 5. The current drive-thru policy requires the drive-thru lane to be setback 45 feet from the face of curb. As proposed,the drive-thru lane is only 20 feet from the Foothill Boulevard curb. The plans should be revised to comply with the policy. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. The architecture proposed varies between the drive-thru facility and the restaurant. The drive-thru facility is designed with stucco walls, large roof overhangs with exposed rafter tails, vertical wood siding on the roof screen parapet, and a brown, flat concrete tile. The restaurant is designed with stucco walls, large roof overhangs with exposed rafter tails in some areas, clipped eaves in other areas, and a terra cota barrel the roof. While, individually the styles may be acceptable, the building(s) should be redesigned to provide a consistent architectural theme for the center. 2. Additional architectural treatment should be provided to the south elevation of the drive-thru facility and the east elevation of the restaurant to break up flat stucco walls. 3. The Foothill Boulevard Specific Plan calls for the formal landscape/hardscape treatment used for the activity center to extend from Vineyard westerly to beyond the Klusman House. Logically, the activity center treatment would stop at the Foothill Boulevard drive approach. 4. To accentuate the Klusman House,the formal landscape/hardscape treatment of the activity center should extend from the public sidewalk to the house entry. Pedestrian amenities (benches, a fountain, etc.) can be incorporated into the hardscape area. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. A decorative cap should be provided on the 4-foot screen wall adjacent to the drive-thru facility. 2. Where river rock is proposed, native stone should be used as the veneer (as opposed to manufactured stone). DRC COMMENTS CUP 95-25 - RODRIGUEZ April 30, 1996 Page 3 Recommendation: Staff recommends that revised plans be provided to address the concerns listed above. The plans should be resubmitted for additional Committee review. Design Review Committee Action: Members Present: Heinz Lumpp, Larry McNiel, Larry Henderson Staff Planner: Scott Murphy Attachment: Pre-Application Workshop Minutes dated October 25, 1995 This item was continued to May 14, 1996, at the request of the applicant because they intend to resubmit a totally new master plan with a major anchor supermarket. DESIGN REVIEW COMMENTS 5:40 p.m. Scott Murphy April 30, 1996 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 95-33 - FOOTHILL MARKETPLACE PARTNERS: - A request to establish a lube facility within an existing 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, east of Interstate 15 - APN: 229-031-37. Backeround: On April 24, 1996, the Planning Commission conducted a public hearing on the application. At the conclusion of the meeting, the Commission continued the application to allow the application to return to the Design Review Committee for further study of the design alternatives. Because of the short notice of the meeting, plans will be presented to the Committee at the meeting. Design Review Committee Action: Members Present: Heinz Lumpp, Larry McNiel, Larry Henderson Staff Planner: Scott Murphy The applicant presented several designs for the Committee's consideration. The options discussed included: 1. A 3-bay design with the office on the south side of the building. Access to the facility comes off the main entry drive. The facility exits to the west. 2. A 2-bay design with the office on the south side of the building. Access to the facility can be taken from the west side or from the main entry drive. With entry from the west side, vehicles would exit the site to the north adjacent to the In-N-Out drive-thru lane. Entry from the east would allow exiting to the west. 3. A 2-bay design with the office on the north side of the building. Access is similar to the 2-bay with office area on the south side. 4. The original design of the facility with access from the west and exiting towards In-N-Out. After considering all the alternatives, the Committee maintained their position that the site was too constrained for this type of use. Given the direction of the City Council accepting the use at this site,the Committee felt that the 2-bay alternative was the better design. The building could be oriented with the office area to the south, provide access from the main entry drive, allow adequate landscaping around the facility, and provide smoother ingress and egress for the building. The Committee felt the access between the site and In-N-Out site should be designed with a rolled curb and turf block to minimize any "short-cut" attempts by people trying to get to In-N-Out from the main entry. In reviewing the architecture, the Committee felt the columns and trellis shown on the original elevations was preferred with the elimination of the cables. Also, the horizontal trellis members could be slightly reduced in length to provide better proportions for the trellis. Also,the Committee felt the original design of the service bays with the 5-foot recess to the roll-up doors was more appropriate. DESIGN REVIEW COMMENTS r May 30, 1996 PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT The meeting adjourned at 6:10 p.m. Respectfully submitted, Brad Buller Secretary