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HomeMy WebLinkAbout1997/06/03 - Agenda Packet DESIGN REVIEW COMMITTEE MEETING ACTION AGENDA AND MINUTES TUESDAY JUNE 3, 1997 6:00 P.M. RANCHO CUCAMONGA CIVIC CENTER RAINS ROOM 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA Committee Members: Bill Bethel Rich Macias Dan Coleman Alternates: Peter Tolstoy Dave Barker Larry McNiel 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 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. 6:00 p.m. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 97-09 - CHAVIN- (Brent) Review of detailed site plan, landscape plans, and elevations for a 114,419 square foot mixed use public storage facility (93,957 square feet of storage, 6,000 square feet of retail, 3552 square feet of office, and 2,792 square feet of manager's quarters/office) on 3.8 acres of land in Subarea 1 (Community Commercial) of the Foothill Boulevard Specific Plan located at 8363 Foothill Boulevard -APN: 207-571-76, 77, and 78. Associated with this application is Variance 97-01 and Tree Removal Permit 97-11. 6:40 p.m. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 97-03 - OLIVAS - (Steve) A request to construct a new 7,011 square foot Kingdom Hall of Jehovah's Witness on a 1.13 acre parcel in Subarea 1 of the Foothill Boulevard Specific Plan in the Medium Residential District, located at the southwest corner of San Bernardino Road and Red Hill Country Club Drive - APN: 207-123-02. 7:20 p.m. CONDITIONAL USE PERMIT 97-16 - OSF INTERNATIONAL INC -A request to construct (Steve) a 12,664 square foot restaurant with a full bar facility on a 3.16 acre pad located in the Terra Vista Promenade Shopping Center within the Community Commercial District of the Terra Vista Community Plan, at the northwest corner of Foothill Boulevard and Rochester Avenue - AP N: 227-151-39. DRC AGENDA June 3, 1997 Page 2 8:00 p.m. ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 97-13 - (Miki) WOHURANCHO PARTNERS - A request to develop a master plan for a retail shopping center consisting of design review for 116, 394 square feet of leasable space on 11.75 acres of land under the Community Commercial designation of the Industrial Area Specific Plan (Subarea 7), located between Spruce and Elm on the south side of Foothill Boulevard -APN: 208-352-63 through 69. Related File: Tentative Parcel Map 15044. 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 DESIGN REVIEW COMMENTS 6:00 p.m. Brent Le Count June 3, 1997 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 97-09 - CHAVIN - Review of detailed site plan, landscape plans, and elevations for a 114,419 square foot mixed use public storage facility (93,957 square feet of storage, 6,000 square feet of retail, 3,552 square feet of office, and 2,792 square feet of manager's quarters/office) on 3.8 acres of land in Subarea 1 (Community Commercial) of the Foothill Boulevard Specific Plan, located at 8363 Foothill Boulevard - APN: 207-571-76, 77, and 78. Associated with this application is Variance 97-01 and Tree Removal Permit 97-11. Design Parameters: The 3.8-acre site lies at the juncture of Foothill Boulevard and San Bernardino Road and slopes gently from north to south at approximately 2 percent. The site is occupied by an old single family home and a commercial building and is surrounded by the Sycamore Inn restaurant to the north, across Foothill Boulevard; a car wash and vehicle storage yard to the west; a night club (Final Score) to the east; and single family homes across an abandoned railroad right-of-way (designated as a future Community Trail and Class I Bike Path per Trails Implementation Plan) to the south. The site contains five trees; a California Sycamore, an Olive, a Blue Gum Eucalyptus, a Texas Umbrella, and a California Live Oak tree. All of the trees other than the Olive are proposed to be removed to accommodate the development and a Tree Removal Permit has been requested. The Sycamore and Oak trees are proposed to be replaced on site. The site falls within the Bear Gulch Village Activity Center designation per the Foothill Boulevard Specific Plan. Parking lots fronting Foothill Boulevard are "highly discouraged" within the Activity Center. The project is designed with a majority of the required parking and a two-story retail and office building fronting Foothill Boulevard and San Bernardino Road with one and two-story storage buildings to the rear (the two-story storage building is 22 feet high, while the retail building is 26 feet high). There is significant landscaping proposed along the Foothill Boulevard frontage of the site which will buffer the parking area from Foothill Boulevard. The project is designed with zero building setbacks along a portion of the east and west property lines where 5-foot minimum setbacks are required, a 29-foot high building (RV storage) along the rear of the property where a maximum height of 25 feet is allowed, a building coverage of 43.7 percent where a maximum of 40 percent is allowed, and a landscape coverage of 10 percent where a minimum of 15 percent is required. The applicant contends that these items are necessary because of the intense site utilization associated with the public storage use. The applicant has requested a Variance for these items. Pre-Application Review: The Planning Commission conducted a Pre-Application Review workshop for the project on September 11, 1996. Primary design concerns were included the retail portion following a Craftsman style in design, colors, and materials. Colors should be compatible with the Sycamore Inn, the east and west (side) elevations should have enhanced aesthetic treatment, and the use of metal building materials for the mini-storage. The minutes are attached. Road Realignment: Ultimately, San Bernardino Road will be realigned to intersect with Foothill at more of a 90 degree angle. This "future alignment" is shown as a dashed line on the Site Plan. The realignment will not occur with this project for technical reasons; particularly, removal of existing structures to the west. The proposed design represents an interim solution based upon discussions with staff. The Conceptual Landscape Plan shows both the interim (proposed) and the ultimate (future) alignment. DRC COMMENTS CUP 97-09 - CHAVIN June 3, 1997 Page 2 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. Staff feels there are no major design issues associated with the project. The applicant has responded to all of the Planning Commission concerns expressed at the Pre-Application Review meeting. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. 1. Continue decorative pilaster treatment shown on the east and west elevations along the south elevation to soften view of structure from single family homes to the south and the future trail corridor through the railroad right-of-way. 2. Provide undulating berms within landscape setback area along the Foothill Boulevard frontage of the site to enhance the landscaping and screen views of the parking area from Foothill Boulevard. 3. Provide Activity Center frontage improvements per Foothill Boulevard Specific Plan Subarea 1 for Interim Design/temporary improvements. Activity Center improvements include minimum 8-foot wide sidewalk using terra cotta colored concrete with medium broom finish. 4. Provide vine pockets at base of the walls along the east, west, and south property lines and specify that vines will be trained to climb walls to soften appearance of walls given zero setbacks. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. Provide Activity Center frontage improvements per Foothill Boulevard Specific Plan Subarea 1 for Final Design. Activity Center improvements include minimum 8-foot wide sidewalk with medium broom finish, terra cotta-colored concrete. Staff Recommendation: Staff recommends approval with the above modifications. Attachment Design Review Committee Action: Members Present: Bill Bethel, Peter Tolstoy, Brad Buller Staff Planner: Brent Le Count The Committee recommended approval subject to the following comments: 1. Provide decorative pilaster treatment along east, west, and south elevations to soften the view of blank walls and add visual interest. Pilasters do not have to be as elaborate as those proposed along the northern portions of the east and west elevations. DRC COMMENTS CUP 97-09 - CHAVIN June 3, 1997 Page 3 2. Provide undulating berms within landscape setback area along the Foothill Boulevard frontage of the site to enhance the landscaping and screen views of the parking area from Foothill Boulevard. 3. Provided Activity Center frontage improvements per Foothill Boulevard Specific Plan Subarea 1 for Interim and Ultimate design conditions. 4. Provide vine pockets at the base of the walls along the east, west, and south property lines and specify that vines will be trained to climb walls to soften appearance of walls given zero setbacks. DESIGN REVIEW COMMENTS 6:40 p.m. Steve Hayes June 3, 1997 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 97-03 - OLIVAS - A request to construct a new 7,011 square foot Kingdom Hall of Jehovah's Witnesses on a 1.13 acre parcel in Subarea 1 of the Foothill Boulevard Specific Plan in the Medium Residential District, located at the southwest corner of San Bernardino Road and Red Hill Country Club Drive -APN: 207-123-02 and 03. Design Parameters: The eastern one-half of the site is currently developed with a 3,150 square foot Kingdom Hall of Jehovah's Witnesses and related parking and landscaped areas, with curb and gutter along the street frontages of the eastern parcel. The western parcel is currently void of any structures and is being used as a storage area by the property owner. To the north of the site is vacant land that is zoned for Specialty Commercial uses. To the south is primarily vacant land with a four-plex of multiple family dwellings adjacent to the southwest corner of the site. To the east is existing apartments and to the west is a parking lot for an existing medical office complex. The site slopes gently from northwest to southeast at approximately 3 percent. Background: The Planning Commission previously reviewed this project at a Pre-Application review workshop on November 13, 1996. Minutes from that meeting have been attached for your convenience (See exhibit "A"). Revised plans and a formal application were submitted to the Planning Division along with a Variance application to reduce the required setback along the southern property line from 15 to 5 feet. The Planning Commission reviewed and approved the Variance application on January 22, 1997. 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 building has been re-oriented consistent with one of the options suggested by the Planning Commission at the Pre-Application Workshop. Per staffs recommendations, an outdoor"courtyard" area is proposed near the main entrance to give a sense of arrival to the entrance area and provide an esthetically pleasing focal point to the project. Given this, staff has no major site planning issues with the project. 2. The architectural concept has been significantly upgraded since the Pre-Application Review workshop. However, the level of detailing will be critical for the style of architecture proposed. Therefore, the following upgrades should be incorporated into the building, as follows: a. A layered fascia or upgraded cornice treatment; b. Additional use of trellises in blank areas on the south and west elevations. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues: 1. A landscape planter should be provided on the south side of parking spaces 25, 38 and 54 and the special paving strip for pedestrian access shifted southerly. In order to provide the planter with a internal width of 5 feet, the planter on the north side of parking spaces 13 and DRC COMMENTS CUP 97-03 - OLIVAS June 3, 1997 Page 2 26 can be reduced in width. Also, the special paving band on the east side of parking stall 63 should be shifted easterly in order to provide a raised landscape planter on the east side of this parking space. 2. Pilasters should be incorporated into the design of the proposed wrought iron fence. 3. A landscaped area should be provided on the east side of the trash enclosure, adjacent to parking space 64. , 4. The screen walls flanking the sides of the main entrance should receive a stucco texture and cap treatment to match the proposed building. 5. Vining should be trained to grow up on the trellises throughout the project. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Special paving should consist of a more durable and decorative treatment such as brick pavers, exposed aggregate, or a combination thereof. 2. Evergreen shrubs, combined with the proposed berming and low walls, should be used in order to screen the parking areas from view of the major streets. Staff Recommendation: Staff recommends that the Design Review Committee recommend approval of the project to the Planning Commission with conditions as referenced above. Attachment Design Review Committee Action: Members Present: Brad Buller, Bill Bethel, Peter Tolstoy Staff Planner: Steve Hayes The Design Review Committee recommended approval of the project contingent upon the applicant continuing to work with staff to address the following issues: 1. The architectural appearance of the building should be upgraded by: a. Providing windows on the building in areas such as offices; or b. Introducing spandrel glass or glass block on the building as a prominent architectural element; or C. Provide architectural insets around the wall trellis areas. DRC COMMENTS CUP 97-03 - OLIVAS June 3, 1997 Page 3 2. Additional architecural treatments from the options listed above should be provided in the blank wall areas on the south and west elevations. 3. The overhead trellis over the courtyard area should be extended easterly to approsimately the same point as the overhead trellises already on the east side of the building. In order to provide variation in the trellises, the overhead trellis over the courtyard could be taller or extend further easterly than the other trellises on the east side of the building. Large speciman size trees should be provided in areas where there are openings in the courtyard trellis. 4. The air conditioning units should be relocated to the west side of the building and an architectural appendage designed to screen the units from public view. 5. The support columns for the overhead trellises should receive a different exterior treatment, perhaps the natural river rock finish that is proposed on the fence pilasters or a pre-cast material. 6. The wought iron fencing selected for the perimeter fence should have a flat top as opposed to spikes on the top of the fence. 7. Major issue 1(a) and all referenced Secondary and Policy issues mentioned in the staff report should be addressed to the satisfaction of staff and will become recommended Conditions of Approval for the project. DESIGN REVIEW COMMENTS 7:20 p.m. Steve Hayes June 3, 1997 CONDITIONAL USE PERMIT 97-16 - OSF INTERNATIONAL. INC. - A request to construct a 12,664 square foot restaurant with a full bar facility on a 3.16 acre pad within the Terra Vista Promenade Shopping Center within the Community Commercial District of the Terra Vista Community Plan, located at the northwest corner of Foothill Boulevard and Rochester Avenue - APN: 227-151-39. Design Parameters: The site is a vacant pad within the Terra Vista Promenade directly behind the fountain and activity center improvements at the intersection of Foothill Boulevard and Rochester Avenue. To the north and west are vacant pad areas within the shopping center. On the east side of Rochester Avenue is a vacant area that is zoned Office and to the south across Foothill Boulevard is the Masi project, with Denny's Restaurant directly across the street. The pad has been rough-graded and hydro seeded and slopes gently from north to south. No significant vegetation of structures exist on the property. 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. Is a metal roof material appropriate? The applicant is proposing a "signature" architectural concept, with a standing seam metal roof as a primary design element. Planning Commission policy has been to pursue an integrated design for pad buildings in shopping centers and, in general, to discourage the use of corrugated metal roofs. Metal roofing was originally proposed as an element in the design guidelines for the Terra Vista Promenade Shopping Center but eliminated as a majority of the Planning Commissioners at that time discouraged its use. However, in this situation, staff feels that the use of the metal roof is complimentary to the overall building architecture, but by no means should represent a precedent-setting situation for future buildings throughout the City. Staff feels that the architectural style is in keeping with the heritage type of architecture recommended for pad buildings in the center. 2. Is the plaza size and shape adequate? The approved Conceptual Master Plan for the shopping center showed two smaller buildings flanking the on-site focal point feature (see Exhibit "A"). The dimensions of this feature per the previously approved plans are shown on the enlargement of this area (Exhibit"B"). With the proposed layout under the new application, this area will be significantly reduced. However, during the processing of the Master Plan for the shopping center, the Planning Commission noted that the developer was proposing an on-site focal element that was far beyond the Commission's expectations and that something more to the scale that has been proposed on other Activity Center corners was anticipated. Staff feels the plaza meets the intent of the Foothill Boulevard Design Supplement and the Terra Vista Community Plan. 3. Should the outdoor dining area be relocated to adjoin the Activity Center plaza? The public entrance faces Foothill instead of the plaza. Staff recommends that the "activity center" be reinforced by shifting the outdoor dining. This would create a lively, people filled space, improve privacy of dining area by moving it away from main customer access to restaurant, improve traffic noise sound attenuation by proximity to the soothing water sounds of the fountain, and give a greater sense of spaciousness to the dining area. DRC COMMENTS CUP 97-16 - OSF INTERNATIONAL, INC. June 3, 1997 Page 2 4. Does the building architecture feature 360 degree treatment? The north elevation of the building has large areas of blank wall. Staff recommends that the north elevation be upgraded to the same level of treatment and detail as the other elevations. 5. Should landscaping be provided along north and west elevations?These elevations have very little landscaping and are characterized by an abrupt transition from large parking lots to sidewalk, to building walls. Staff recommends additional landscaping particularly trees, along these elevations to soften the building and provide a setting appropriate for a signature restaurant. For example, the sidewalk along the north side of the building could be eliminated and replaced with a landscape planter large enough to accommodate specimen size trees. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. 1. An alternative location for the art piece should be considered by the Committee, since staff feels the style of the art is not compatible with the proposed building architecture. Further, the art piece will be much closer to the building than in the original scheme. 2. Additional pedestrian lighting should be provided in the activity center frontage area. 3. Roof-mounted signs are not allowed by the Sign Ordinance. Alternative sign locations should be explored consistent with the Uniform Sign Program and Sign Ordinance. 4. Special paving should be used at the two access points to the parcel and within the handicapped parking spaces. In addition, a regular curb should be used to separate the parking spaces from the walkway adjacent to the building, as opposed to the wheel stops shown in this area. 5. Landscaping should be provided at the end of the north/south parking row on the north side of the building as well as in the finger of special paving at the end of the parking row near the northwest corner of the building. 6. The wall on the west side of the stairs leading down to the Foothill Boulevard Activity Center sidewalk should have the flagstone material applied that is used on the existing fountain. 7. Vines should be provided to grow over the overhead trellis in the outdoor eating area to provide additional shade. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. Materials such as, but not limited to, trellis columns and members, fence and wall materials, special paving, light standards, trash enclosures, etc., should be applied consistently as already used in the shopping center and identical with those materials already used throughout the shopping center and the approved design guidelines. 2. The proposed transformer should be screened from view through the use of low walls, landscaping, or a combination thereof. 3. A combination of berming and a low flagstone wall should be used to screen the new parking areas from Foothill Boulevard. DRC COMMENTS CUP 97-16 - OSF INTERNATIONAL, INC. June 3, 1997 Page 3 Staff Recommendation: Staff recommends that the Design Review Committee recommend approval of the project to the Planning Commission with conditions as outlined above. Attachments Design Review Committee Action: Members Present: Brad Buller, Bill Bethel, Peter Tolstoy Staff Planner: Steve Hayes The Design Review Committee directed the applicant to work with staff on the following issues in preparation for the Planning Commission public hearing: 1. The proposed metal roof element was not acceptable as presented. The Committee directed the- applicant to look into the possibility of providing a copper roof on the building or,if that option is not cost effective, a revised roof scheme be designed. 2. The Committee accepted the proposed signs on the east and west elevations of the building. However, on the south elevation, the corporate logo sign should be used near the southeast corner of the building. 3. The shopping center developer agreed to look into alternate locations for the designed art piece already considered for the fountain/gathering area. A different piece of art more complimentary to the architectural concept of the proposed building could be provided in the area where the original art piece was to the provided. 4. The proposed outdoor waiting area was found to be acceptable in its proposed location. However, if an outdoor eating area is pursued in the future, the Committee recommended that it be adjacent to the outdoor focal point area on the east side of the building. 5. The door to the electrical panel should be relocated to a wall face that does not directly face the parking lot on the north side of the building. 6. The blank face of wall on the north elevation closest to the parking lot should be upgraded architecturally, possibly by introducing the small recesseed window elements. Also, along the north side of the building, two parking spaces in front of the blank wall area should be removed and planters provided in these areas that area large enough to accomodate speciman size trees. 7. Additional landscaping should be introduced in areas along the west side of the building, such as plants trained to espaliers that can grow up the sides of the building. 8. The shrub hedge already used along the edge of parking areas within the shopping center should be sufficent to screen new parking areas from view of the public streets. 9. Secondary issues 2, 4, 6 and 7 and Policy issues 1 and 2 will be incorporated into the recommended Conditions of Approval for the project. DESIGN REVIEW COMMENTS 8:00 P.M. Miki Bratt June 3, 1997 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 97-13 - WOHL/RANCHO PARTNERS - A request to develop a master plan for a retail shopping center consisting of the design review for 116,394 square feet of leasable space on 11.75 acres of land under the Community Commercial designation of the Industrial Area Specific Plan (Subarea 7), located between Spruce and Elm on the south side of Foothill Boulevard -APN: 208-352-63 through 69. Related File: Tentative Parcel Map 15044. Background: Direction on site plan design has been given by the Commission as part of a series of application reviews. The most recent was Design Review 96-17 for Mimi's Restaurant. The restaurant is open on the northwest corner of the site and a hotel occupies the southwest corner of the block. The automobile circulation plan and the pedestrian circulation plan reflect the Commission's direction. Strong east/west and north/south walkways provide clearly marked pedestrian pathways through the center. The site is relatively long and narrow. The back of the retail buildings are located opposite the front of future office buildings on the south side of Eucalyptus Street. To address the back-front location, a central paseo provides an attractive entry from Eucalyptus Street. Screening, landscaping, and design elements have been added to mitigate the back door orientation of the center to Eucalyptus Street. 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. Parking: Staff analysis indicates that the site is under-parked. Shopping center parking calculations are based on reciprocal parking opportunities. However, the parking calculation must be based on the floor area for the entire site and not just the floor area for this application. The floor area for the entire site, including Mimi's, is 122,694 square feet for which the code would allow up to 18,404 square feet for restaurant use. Deducting Mimi's floor area (6,500 square feet) would leave 11,904 square feet for additional restaurant. The design with a food court and outdoor seating as the focus and Foothill pads which invite restaurant development strongly indicate that 11,904 square feet for restaurant use is unrealistic. Further, outdoor seating areas have not been identified and must be included as restaurant seating. Either the floor area for the center must be reduced and additional parking provided or the project must be conditioned to limit food service to 11,904 square feet. The latter is not realistic given the design is focused on a food court. 2. Massing: There are two massing issues. One is the mass of the major tenant adjacent to the hotel and the other is the relationship of the tower elements to the buildings. A trellis element is intended to break the mass and soften the facade of the 22,281 square foot major tenant building elevation which faces the hotel. A walk-through tower element in the northwest corner provides additional design relief to the overall mass. The central tower element appears very large and heavy in relation to the two flanking 5,091 square foot service retail buildings. The applicant will present three dimensional models of both elements in order to demonstrate the visual impact of massing and its appropriateness to the overall massing of the project. DRC COMMENTS CUP 97-13 - WOHL/RANCHO PARTNERS June 3, 1997 Page 2 3. Design elements. The combination of design elements is unusual. On the one hand there are heavy, almost medieval, rustic stone elements, particularly a bulky central tower, and on the other hand there are lean, angular, geometric color bands and medallions which have a post-modern look. Further, the design, in a playful manner, juxtaposes geometric elements, including rectangle, sphere, and trapezoid. Also, entry treatments for major tenants suggest several decades of add-on development. For example, a Glue-lam arch is reminiscent of White Front stores and a drop metal awning suggests an old K-Mart design. Innovative design is encouraged, provided the scheme as a whole presents an integrated appearance. Staff has asked for more detail and supporting illustrations. The applicant states that these elements have been used in successful existing retail developments and will provide examples. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. 1. Food Court Area and Food Service Spaces: The two service retail buildings have the potential to be the magnet which anchors this center. They are located adjacent to a square for which patio seating is to be provided. This could develop into a food court similar to the Terra Vista and Virginia Dare food courts, or may develop into small shops, several of which specialize in items such as coffee, doughnuts, bagels, yogurt, ice cream, and sandwiches. Design and management can facilitate or hinder the success of open eating areas. The retail spaces must be carefully oriented to the outdoor seating area, particularly the area under the tower. To maintain a desirable seating space within the tower paseo, abutting businesses must have visual and actual direct access to the area. Without "eyes on the street" the covered paseo could become a hangout, attract misbehavior, and generally be perceived as an unsafe area by the general population. Therefore windows and doors must be added inside the tower element. The food court design should provide each tenant with a potential defined outdoor space adjacent to their leased space. The applicant should provide a conceptual floor plan for the retail service buildings including the area usable for outdoor seating identified by dashed lines and include the maximum area allowed for food service for purposes of parking calculations. The applicant should also provide a use plan for the courtyard which assigns responsibilities and opportunities in order to maintain a clean, safe, and desirable eating area. Outdoor space assignments should relate to location and available space. Tables and chairs should be limited in number to the capacity of the assigned space and be provided by the tenants. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. 1. River rock is proposed as a major design element and shall be native rock and not manufactured rock. 2. To be consistent with the overall design character of the buildings, a glue-lam beam entry element shall replace the metal awning element proposed for"Major 3." DRC COMMENTS CUP 97-13 - WOHL/RANCHO PARTNERS June 3, 1997 Page 3 3. The maximum number of signs permitted for any one tenant shall be three, including monument identification. 4. Business identification signs shall not be placed on the rear elevations of buildings even though they directly face a street. 5. Upon installation, the leaf canopy of the courtyard palms must be high enough to provide clearance above the pedestrians path (a 12-foot clearway is suggested). Staff Recommendation: Staff recommends that the Committee review the project, give the applicant further direction, and bring the project back to Design Review Committee for'further review. Design Review Committee Action: Members Present: Bill Bethel, Peter Tolstoy, Brad Buller Staff Planner: Miki Bratt After considerable discussion of the applicant's design proposal, the Committee recommended that the full Commission review and comment on the project design at a workshop on June 11, 1997, before it is referred back for any revisions. 1. The Committee suggested that the applicant consider revising the parking plan to avoid conflicts between future users and provide flexibility for high intensity uses such as restaurant uses. 2. Pedestrian circulation, to and through the center, was discussed and the applicant directed to consider concepts similar to those used within Terra Vista. 3. In general the Committee liked the rock elements incorporated into the Center, as well as the design of the central food/service buildings, but had concerns about the number of different design elements used, particularly the combination of"pueblo" and entry awning elements used for the major spaces. DESIGN REVIEW COMMENTS JUNE 3, 1997 1 PUBLIC COMMENTS There were no public comments at this time. ADJOURNMENT The meeting adjourned at 10:45 p.m. Respectfully submitted, Brad Buller Secretary