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HomeMy WebLinkAbout1987/10/22 - Agenda Packet CITY OF RANCHO CUCAMONGA MEMORANDUM DATE: October 8, 1987 ACTION AGENDA TO: C~erci al/I ndus tri a] Design Review Committee Dave B]akesley Suzanne Chitiea Larry McN~e] (A] ternate) Otto Krouti] FROM: Nancy Fong, Associate Planner SUBjECT: DESIGN REVIEW COMMITTEE MEETING OF OCTOBER 22, 1987 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 (Scott) ENVIRONMENTAL ASSESSHENT AND DESIGN REVIEW 87-34 - TAC DEVELOPMENT The development of a ZS,UOO square foot medical office building on 1.7 acres of land in the Low- Medium Residential District (General Plan Amendment pending), located on the west side of Archibald Avenue, south of Base Line Road - APN: 6:30 - 7:30 (Debra) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 87-39 - 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 43,550 square feet, two satellite office buildings totaling 27,325 square feet, DESIGN REVIEW CO~4ITTEE AGENDA Commercial/Industrial October 22, 1987 Page 2 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 Terra Vista Planned Community located at the northeast corner of Haven Avenue and Foothill Boulevard - APN: 1077-421-05, 06, 13. 7:30 - 8:00 {Dan) ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT AGREEMENT NO. 87-D1 - BCE DEVELOPMENT - Review of a Deve)opment Agreement for a commercial design center and food park consisting of 10 buildings totaling 144, 950 square feet located on the south side of Foothill, between Spruce Avenue and Elm Avenue - APN: 208-351-28. NF:vc Attachments CC: Planning Commission/City Council Commercial/Industrial CONSENT CALENDAR ITE]4SAGENDA October 22, 1987 1. HDR 87-61 - BOB'S BIG BOY (Chris) Review of a~ings and greenhouse. Committee Action: The greenhouse additon was approved with condition that the glass be of dark color. The awnings did not integrate well with the building and ws not approved. The Committee also felt that the overall landscaping around the restaurant should be upgraded as a condition of approval. 2. DR 86-13 - MESSENGER (Nancy) Review of proposed roof screen for Phase I pro~ect. Committee Action: The Committee did not approve the proposed metal sheet roof screen materials. 3. DR 87-47 - LINPRO (Nancy) Review of architectural concepts. Committee Action: The Committee stated the concepts proosed is an improvement and is headed in the right direction. DESIGN REVIEW COMMENTS 6:00- 6:30 Scott October 22, 1987 ENVIRONMENTAL ASSESS>iENT AND DESIGN REVIEW 87-34 - TAC DEVELOPMENT - The development of a 25,000 square foot medical office building on 1.7 acres of land in the Low-Medium Residential District (General Plan Amendment pending), located on the west side of Archibald Avenue, south of Base Line Road - APN: Design Par~ters: The site is currently developed with two single family residences and related improvements. There are a number of trees scattered throughout the site. the parcels slope from northwest to southeast at roughly 2- 3t. Staff Coeeents: Land Use In conjunction with the development of the site, the applicant submitted General Plan Amendment and Development District Amendment requests to change the land use and zoning designations from Low-Medium Residential to Office Professional. The Planning Commission reviewed the General Plan and Development District requests initially on September 23, 1987. The Planning Commission continued the items to the October 28, 1987 meeting. Site Plan 1. As designed by the applicant, the second floor of the north and south elevation projects over the parking area below. While the projections create interesting features and relief on the elevations, the possible areas in which trees can be planted around the building are limited to the east and west elevations. The Development Code requires trees adjacent to the building at a rate of I tree per 30 linear feet of building to soften the building. Staff suggests that either the site plan or the building design be altered to provide landscape areas along the north and south elevation that will accommodate the installation of trees. 2. While the introduction of a median island does provide some variation and interest to the standard driveway design, the Fire District requires the landscape materials be limited to low shrubs to allow the larger trucks to negotiate the turn without hitting any taller objects such as trees. This requirement, however, is contrary to the original intent of installing the medians. Therefore, staff recommends that the median be eliminated and a standard 36 foot wide drive approach be provided which will increase the landscape area along Archibald. DESIGN REVIEW COMMENTS DR 87-34 - TAC Development October 22, 1987 Page 2 3. When the Planning Commission discussed the General Plan Amendments on September 23, 1987, it appeared that the consensus of the Commission was to eliminate the vehicular connection between this site and the senior apartments to the west. Staff suggests that the driveway between the two sites be replaced with turf block to allow emergency access only. Architecture In reviewing the architecture proposed by the applicant, staff feels that the building has been well designed to create interest on all elevations. The Development Code, however, limits the height of the building to 25 feet within 100 feet of residentially zoned property. This will require the building height to be reduced along the south and west elevation. Landscaping Staff recommends that the following items be included in the final landscape plans: 1. With residentially zoned property located to the south, extensive landscaping should be required along the southerly boundary to buffer the residential property from the office building. 2. The entry walkways on the east and west sides of the building should be reduced in width from 15 feet to 10 feet to provide additional accent landscaping at the building entries. Design Review Committee A~tion: Members Present: Suzanne Chitiea, Peter Tolstoy, Otto Kroutil Staff Planner: Scott Murphy The Committee reviewed the proposal and stated that they did not feel that height of the building should be reduced to comply with the Development Code requirement. The Committee felt the maximum height limit of 25 feet within 100 feet of the south boundary was necessary to provide a transition with the residential property to the south. The Committee also recommended that the rust accent color be changed to integrate with the exiting commercial center to the north. The revised plans should be reviewed by the Design Review Committee prior to scheduling this item for Planning Commission consideration. DESIGN REVIEW COMMENTS 6:30 - 7:30 Debra October 22, 1987 ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 87-39 - 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 43,550 square feet, two satellite office 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 Terra Vista Planned Community located at the northeast corner of Haven Avenue and Foothill Boulevard - APN: 1077-421-05, 06, 13. Design Parameters: The site is presently in use as a vineyard. The mature Eucalyptus trees were approved for removal with the temporary Terra Vista Information Center (CUP 86-14), and no other significant vegetation remains. The location, at the intersection of the City's two most prominent thoroughfares and the southeasterly terminus of the Terra Vista Planned Community Greenway Trail, will be an important element of the City's central core. At the Commission workshop on July 16, 1987 the Commission expressed concern with the type of tenants that would be attracted by a Target Store. The applicant has not provided a list of tenants in other Target centers to address the issue. Staff Coemeents: Site Plan The development package has the site plan delineated into three subareas: Subarea One - Majors 1 and 2; Subarea Two - Majors 3 and 4; Subarea Three - Theater and Design Center. For consistency and ease of review staff comments will also be directed to each subarea. 1. Subarea One a. The Retail Courtyard and the Financial Court should be provided with either benches or raised planters that can double as seating. DESIGN REVIEW COMMENTS DR 87-39 - Western properties October 22, 1987 Page 2 b. Illustrations or cross-sections of waterfalls and fountains will be necessary to verify relative height and size of the water elements to the respective courtyards. It will also enable use to determine what effect, if any, the street improvement design at the Financial Court constraints place on that waterfall design. c. In front of the entry to Major i the 10 foot wide walkway has centered within it 5 foot diameter tree wells. The 2½ feet on either side of the tree wells leaves minimal space for pedestrians passing by this area. d. Proposed locations of bus shelters on Haven and Foothill should be indicated on the site plan. Design of these shelters should be architecturally compatible to the center, final designs should be submitted for Planning Division review and approval prior to issuance of building permits. e. All 3 existing corners of Haven and Foothill should be depicted to see the relationship of building massing and plazas. 2. Subarea Two a. The courtyards on either side of Major 3 do not have specific design details. The architect has indicated that these areas will be of similar design and content as the Retail Court nears Majors I and 2 {Subarea 1) allowing for changes in shape of the actual court area. Design details of these courtyards should be included in the final construction drawings, approved prior to issuance of building permits. As previously mentioned, all courtyards should include benches or raised planters that can double as seating. 3. Subarea Three a. The Greenway Trail crossing at E1 m Street and Town Center Drive should be designed at the intersection, similar to the illustration on Exhibit "H". The Greenway Trail connection into Town Center will be reviewed by the Trails Advisory Committee on October 21, 1987. b. As mentioned regarding the other courtyards, a cross section of the fountain and waterfall will be helpful for comparing relative heights and size of the water elements. Also, benches or other types of seating would be appropriate. DESIGN REVIEW CO~4ENTS DR 87-39 - Western Properties October 22, 1987 Page 3 Architecture The architectural character for Town Center was developed using the California Spanish Colonial Style and elements of historical value that exist in the community. The style features tile roofs, plaster walls with softened edges, and heavy timber trellises. The following staff comments are suggestions to an already exceptional architectural program. 1. The random stacking of roof tile provides an element of richness that would be appropriate for Town Center. 2. The use of ##?nusticated accent voussoir stone-work (rather than tile) would provide a unique quality element at the arched entries to the major retail stores. 3. Are the clear acrylic canopies in the arcade between Buildings "F" and "G" acceptable? 4. The Committee should review and comment upon the proposed exterior materials and color palette. 5. Fabric awnings are proposed for the storefronts. Is it acceptable to allow awnings at the option of the tenant or should they be installed for all stores by developer? Landscaping 1. Landscaping, walls and berms should be provided to effectively screened parking areas from streetscape view along Haven and Foothill. No berms are indicated on the landscaping or grading plans. 2. The Tetra Vista Community Plan Landscape Supplement indicates that the street tree to be provided on both Haven and Foothill is the Red Gum Eucalyptus. Other tree types should also be considered to effectively coordinate with existing developments. For example: DESIGN REVIEW COMMENTS DR 87-39 - Western Properties October 22, 1987 Page 4 Haven Avenue Existing Dominant Background Development Street Tree Tree Virginia Red Gum California Dare Eucalyptus Pepper Deer Creek Red Gum - Village Eucalyptus Other Criteria Terra Vista Red Gum Landscape Eucalyptus Supplement Foothill Boulevard Existing Dominant Background Development Street Tree Tree Barton Plaza London Plane Virginia Dare Mix of London California Plane and Pepper California Sycamore Other Criteria City Standard California - Drawing #602 Sycamore Terra Vista Red Gum Landscape Eucalyptus Supplement DESIGN REVIEW COM~4ENTS DR 87-39 - Western Properties October 22, 1987 Page 5 As the previous chart illustrates, the Red Gum Eucalyptus is a dominant tree on Haven Avenue. However, that is not the case on Foothill Boulevard. The City Standard designated tree for Foothill Boulevard is the California Sycamore. The trend established by Virginia Dare and Barton Plaza includes not only California Sycamore but also London Plane. We may want to consider alternating clusters of Sycamore/London Plane and Eucalyptus along the Foothill Boulevard frontage to provide consistency for the City established criteria, the Terra Vista Landscape Guidelines, and established development. 3. Should the row of London Plane trees meander through the parking areas to s3anbolically represent the greenbel t, as proposed? Average Landscape and Building Setbacks The setback standard for Haven and Foothill, as established in the Terra Vista Plan {Table V-5), includes 38' minimum, 43' average building setbacks, as measured from ultimate curb face. The Planning Division policy has been that once the ul timate curb 1 ocation is determined, additional setbacks are not required when right-hand turn lanes, bus bays, or other deviatethe curb are necessary. However, in this case extreme deviations in the curb location begin to jeopardize the intent of average landscape setbacks along Haven and Foothill. Refer to Exhibits "A" through "F" for graphic clarifications of the setback locations. Based on the amount of landscaping being lost, it follows that a certain amount of screening capabilities are also lost when the parking area and the buildings become so close to the curb. The Design Review Committee should carefully consider the setback issue and provide feedback to staff and the applicant at the meeting because of the potential significant site plan change. Design Review Conmtttee Action: Members Present: Suzanne Chitiea, Peter Tolstoy, Otto Kroutil Staff Planner: Debra Meier The Committee generally approved the overall site design and architecture program. Specific comments and concerns of the Committee are summarized below: DESIGN REVIEW COMMENTS DR 87-39 - Western properties October 22, 1987 Page 6 Site plan 1. Submit for Planning Commission review a palette of street furniture that will be used throughout the plaza areas. It should include any proposed benches, trash receptacles, bicycle racks, etc. 2. Proposed locations of bus shelters on Haven and Foothill should be indicated on the site plan. Design of these shelters should be architecturally compatible to the center, final designs should be submitted for planning Division review and approval prior to issuance of building permits. 3. The courtyards on either side of Major 3 do not have specific design details. These areas will be of similar design and content as the Retail Court nears Majors 1 and 2 (Subarea 1) allowing for changes in shape of the actual court area. Design details of these courtyards should be included in the final construction drawings, approved prior to issuance of building permits. 4. The Committee recommended revisions be made to the courtyard design at the corner of Haven and Foothill. Specific revisions include providing necessary setbacks and altering the design to permit a greater view through the courtyard to the center beyond. They did agree, however, that it should be scaled to pedestrian activity, as the architects indicated was an important design consideration. 5. The promenade must be clearly distinguishable along its entire route through the center. For example, such items as lighting, street furniture, sidewalk color or texture, landscape materials, etc. should be consistent throughout the entire length of the promenade. Architecture 1. The applicants and the Committee agreed that random stacking of the roof tile was appropriate. 2. The applicants were interested in using stone voussoir at the major retailers as a unique distinguishing element. Exact materials will be investigated and must be approved by the Planning Division prior to issuance of building permits. 3. The applicant is currently investigating the structural and aesthetic qualities of clear acrylic canopies. If research fails to prove it to be practical then glass will be used in those canopy areas. DESIGN REVIEW COMMENTS DR 87-39 - Western properties October 22, 1987 Page 6 4. Although the Committee very much liked the use of the fabric awnings, they wanted to be certain that they were designed and installed in the most wind-resistent manner. Landscaping 1. The concept of shrubbery-only to screen the parked cars along Haven and Foothill was not acceptable to the Committee. They would prefer a combination of landscape berms and shrubs as a means of screening the parking area. 2. The Committee and applicant agreed that the appropriate tree theme for Foothill Boulevard is to alternate drifts of London Plane and Sycamore, rather than use of Eucalyptus. 3. All driveways and entrances to the project should make some entry statement. The use of accent or flowering plant materials would be appropriate at those locations. Perceptions of a "back door" should be avoided. 4. Although the perfect parking lot tree is a difficult one to determine, the Committee did express some concern regarding the Camphor Tree. Specific concerns related to its relative slow growth and surface root tendencies, which may be somewhat of a deterrent in its use a parking lot tree. 5. The Committee reiterated the position of the planning Commission in regard to landscape setbacks along Haven and Foothill. Setbacks should be measured from curb face without exception. DESIGN REVIEW COMMENTS 7:30 - 8:00 Dan October 22, 1987 ENVIRONMENTAL ASSESSMENT A}ID DEVELOPMENT AGREEMENT NO. 87-01 BCE DEVELOPMENT - Review of a Development Agreement for a commercial design center and food park consisting of 10 buildings totaling 144, 950 square feet located on the south side of Foothill, between Spruce Avenue and Elm Avenue - APN: 208-351-28. Design parameters: The site is part of the Rancho Cucamonga Business Park Master Plan. The site is vacant and street improvements (except sidewalks, street lights, driveways) have been completed. Sites to the south have been approved for a hospital and office/R&D. To the west is the Harry C's restaurant and to the east is vacant land that is master planned for professional offices. The Development Agreement will establish a new list of allowable land uses (primarily retail) for the site consistent with the "design center" theme. These uses range from wallpaper and paint stores to custom designed jewelry. Staff Comments: Site Plan The site plan concept is based upon a strong east-west axis driveway that links the site and a north-south entry axis from Foothill that leads to a large pedestrian plaza focal point. The axes intersect at a traffic round-about. The food park is located adjacent to Spruce Avenue consistent with the Master Plan. Buildings are arranged to create dramatic corner statements at the intersection of Spruce and Foothill and Elm and Foothill. 1. A continuous sidewalk should be provided on at least one side of the east-west driveway spine to link all buildings. In some areas, this could necessitate pulling buildings back to provide room for a 4 foot sidewalk plus landscaping (see Buildings D, E and I). 2. The actual configuration of buildings, parking and stacking (drive-thru) lanes in the Food Park area for Buildings B and C will depend upon further traffic study and will be addressed in subsequent reviews. 3. The Engineering Division recommends elimination of driveway access to White Oak Avenue because of its short length. DESIGN REVIEW COMMENTS Development Agreement 87-01 - BCE Development October 22, 1987 Page 2 Landscaping The landscape concept is based upon the retail nature of the proposed uses; hence, trees are clustered to provide visual "windows" into the center from the streets. Berming and/or hedgerow are used to screen parking areas. Purple Orchid and Southern Magnolia Trees are used as flowering accent trees for the main entrances from Foothill, Spruce and Elm. 1. Plaza areas should be provided with pedestrian amenities, such as, shade trees or structures, architectural style benches and trash receptacles. These details should be conditioned and reviewed as part of the future design review of each phase. 2. No specific enriched paving material is called out for the pedestrian walkway. The paving material should be compatible with the building architecture. Architecture Development/Design Guidelines are being prepared by the applicant that will establish architectural controls for the center and should be available by the meeting. Attached are renderings of the project as viewed from the main Foothill entrance and from within the project itself. A variety of roof styles and heights is proposed to create interest and excitement in the center: espadanas (curvilinear parapets), hips and parapets with cornice detailing are used throughout the site. Decorative "dome" awnings and large multi-paned storefront windows are featured in keeping with the retail nature of the center. Staff seeks confirmation from the Committee that the proposed architectural style is consistent with the desired image for Foothill Boulevard. Design Review CoamultteeA~tion: Members Present: Suzanne Chitlea, Otto Kroutil, Peter Tolstoy Staff Planner: Dan Coleman The Committee recommended approval subject to the following: 1. provide continuous sidewalk on one side of east-west driveway spine to link all buildings. 2. provide pedestrian amenities in plaza areas. DESIGN REVIEW COMMENTS Development Agreement 87-01 - BCE Development October 22, 1987 Page3 3. The Master Plan Design Guidelines should be explicit regarding the architectural design details to ensure that the entire project is developed with a high quality of consistent architectural style, material s, exterior finishes, and si gnage. 4. The conceptual landscape plan should be revised to provide clusters of street trees along streetscape, particularly Foothill Boulevard, and to reduce the width of view windows into site. 5. The "dome" awnings should be constructed of a durable material that will withstand high winds. 6. Architectural treatment should be used on all four sides of all buildings.