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HomeMy WebLinkAbout1991/03/21 - Agenda PacketDATE: March 26, 1991 CITY OF RANCH0 CUCAMONGA MEMORANDUM i~ION COI{~ENTS 1977 FROM: SUBJECT: Cummercial/Industrial Design Review Committee Suzanne Chitiea Wendy Vallette Otto Kroutil John Melcher (Alternate) Scott Murphy, Associate Planner~ DESIGN REVIEW COMMITTEE MEETING OF MARCH 21, 1991 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 ConEaittee 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 - 6:00 p.m., Consent Calendar items will be reviewed between 6:00 p.m. - 6:30 p.m., with the first design review item being heard at 6:30 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. 6:30 - 7:00 (Scott) DESIGN REVIEW 91-01 - LEWIS DEVELOPMENT COMPANY - Review of detailed site plan and building elevations for Pad "E", a 7,000 square foot retail building, within a previously approved shopping center within the Neighborhood Commercial Designation of the Terra Vista Planned Community~ located at the southeast corner of Milliken Avenue and Base Line Road - APN: 227-151-21. 7:00 - 8:00 (Steve H.) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 90-20 ARROYO DE LOS OSOS, LTD. - The development of 16.94 acres for a mixed office/commercial master plan, consisting of 11 office/retail buildings totaling 173,450 square feet with Phase 1 development consisting Of 6 two-story office/retail buildings totaling 113,450 square feet on 3.21 acres of land in DRC AGENDA MARCH 21, 1991 PAGE 2 the Special Commercial District of Subarea 1 of the Foothill Boulevard Specific Plan, located on the north side of Foothill Boulevard, between Baker Avenue and Red Hill Country Club Drive - APN: 207-101-13, 17, 24, 25 and 41. Tree Removal application pending. 8:00 (Scott) PLANNING COMISSION WORKSHOP CONDITIONAL USE PERMIT 90-37 - FOOTHILL MARKETPLACE SM:mlg Attachments cc: Planning Commission/City Council COMMERCIAL/INDUSTRIAL CONSM CAT.R]X~,AR ITEMS AGMNDA March 21, 1991 DR 90-19 -- FORIA INTE~NATIONAL (Steve R.) Review of revised elevations. Committee Action: The Committee (Chitiea, Melcher, Kroutil) recommended approval to the Planning Commission subject to the following conditions: The secondary entry, mid-building, and lunch court should receive the same popped-out column treatment that is proposed for the main entry. The parapet height should be raised at the secondary entry to match that of the main entry at the southeast corner of the building. The second floor of the lunch court columns should have polished granite to match the rest of the building. The southerly panel of the garden wall surrounding the lunch court should be removed to allow access from the lunch court to the surrounding landscaping. Paving treatment of the pedestrian areas should utilize washed aggregate bands surrounding sandblasted squares which are emphasized by rough finished granite pavers where the aggregate bands intersect. Exposed walls in these areas shall match the corresponding horizontal treatment. The final accent color shall be reviewed and approved by staff once the shipment of granite has arrived. The accent color should be subtle to avoid overpowering the elegance of the polished granite. CONSENT CALENDAR AGENDA MARCH 21, 1991 Page 2 ~t~ 90-27 - FAMILy FITNESS (Steve R. ) 2nd illmmnl-ated sign. Committee Action: The Conxnittee (Chitiea, Melcher, Kroutil) denied the proposal to apply a second sign to the building. The Committee stated that the previously approved illuminated sign on the north elevation was more than enough signage to identify the building. DESIGN REVIEW COMMENTS 6:30 - 7:00 Scott March 21, 1991 DESIGN REVIEW 91-01 LEWIS DEVELOPMENT COMPANY - Review of detailed site plan and building elevations for Pad "E", a 7,000 square foot retail building, within a previously approved shopping center within the Neighborhood Conunercial Designation of the Terra Vista Planned Community, located at the southeast corner of Milliken Avenue and Base Line Road - APN: 227-151-21. Background: On June 27, 1990, the Planning Commission approved the master plan for the Neighborhood Shopping and Day Care Facility. In addition, the Commission approved the building elevations for Phase 1, consisting of Majors 1 and 2 and Shops 1, 2, and 3. Staff Comments: The applicant is proposing to develop Pad "E", a 7,000 square foot retail building located at the northwest corner of the site. The footprint proposed is almost identical to that of the master plan. A small plaza area will be constructed at the north-east corner of the building. Architecture: The applicant is proposing the same type of architectural detailing that was approved for Phase 1. The one area that is not consistent with Phase 1, however, is the design of the tower elements at the northeast and southwest corners of the building. The towers in Phase 1 are designed with sloping roofs and a blend of barrel tile; the towers proposed for Pad "E" have flat roofs. Staff feels that both towers should have tile roofs consistent with Phase 1. Because the tower at the northeast corner is wider than the southeast tower, the Committee may wish to review the proportions of the towers. Design Review Co-~ttee Action: Members Present: Suzanne Chitiea, john Melcher, Otto Kroutil Staff Planner: Scott Murphy The Committee expressed concern about the "unfinished" appearance of the octagonal tower elements proposed at the corner of the building. The Committee felt that the tower elements should include a sloped roof element consistent with the towers used within the center. Revised plans should be submitted for additional Committee review. DESIGN REVIEW COMMENTS 7:00 - 8:00 Steve H. March 21, 1991 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 90-20 - ARROYO DE LOS OSOS, LTD. - The development of 16 · 94 acres for a mixed office/conunercial master plan, consisting Of 11 office/retail buildings totaling 173,450 square feet with Phase 1 development consisting of 6 two-story office/retail buildings totaling 113,450 square feet on 3-21 acres of land in the Special Commercial District of Subarea 1 of the Foothill Boulevard Specific Plan, located on the north side of Foothill Boulevard, between Baker Avenue and Red Hill Country Club Drive APN: 207-101-13, 17, 24, 25 and 41. Tree Removal application pending. Background: This project has been reviewed on three separate occas~ n by the o s Planning Con~nission with joint support and interaction with' the Historic / Preservation Commission at the first workshop. The pri~mary issues of discussion throughout all three meetings can be generally sun~arized as follows: 1. First Workshop - July 19, 1990: / a. FUture status of the Red Chief MOtel and Cafe - The Historic Preservation Commission and Planning Conmission took no formal action On this ma,tter. However, historic references to the motel was determined to be a issue for further discussion before the Historic Preservation Commission and City Council. At a later date, the Historic Preservation Commission and City Council reconmended removal of the motel with historic references to the site as a whole be incorporated) . b. Tree Preservation The overall consensus of both Commissions' was to assure the long term growth potential and preservation of all healthy Sycamore trees. The Commissions' felt that the trees are a significant part of the overall "museum''{ quality of the site. Preservation of Red Hill view corridors - The Commissions' recommended that viewsheds from Foothill Boulevard to Red Hill be incorporated into the site planning of the project. 2. Design Review Meeting - November 8, 1990 Tree Preservation/Conservation - It was recommended that the developer and arborists prepare a tree conservation plan for Committee review that specifically~ identifies each tree for the purpose of determining the ui~timate DESIGN REVIEW COMMENTS CUP 90-20 - ARROYO DE LOS OSOS, LTD. MARCH 21, 1991 Page 2 life span, assuming development occurs a~ proposed. Information such as replacement methods, tree maintenance and pruning, etc., should be included. Overall, the importance of preserving as many healthy trees as possible was stressed and, if needed, reworking building and parking lots may be required to accomplish this goal. Furthermore, the Committee recognized the need for a long term conservatio~ plan in order to preserve the unique, "museum" atmosphere created by the trees on-site. Orientation Of Buildings "A" through "E" - The Committee recommended that focusing on the Sycamore Inn and creating an interior courtyard between Buildings "A" through "E" was acceptable if the front drive aisle was redesigned to be less rigid and formal. Parking lot configuration - It was recommended that a less formal and rigid parking lot be designed for the area in front of the Sycamore Inn and westward to the west drive entrance. It was strongly expressed that the informal feeling created by the parking lot on the west side of the Sycamore Inn shguld be kept. Landscape treatment of Red H~ll - The question was posed to preserve Red Hill as naturally as possible or to consider developing a landscape scheme that would alter its natural appearance. Introduced species mentioned for possible use included Oak trees and many types of drought tolerant, fire resistant groundcovers. At this time, no formal recommendation was made on this issue. This would be discussed further as the project continues through the development review process. Building "G" - Comments were raised that this building should be designed and plotted to mitigate the negative impacts associated with development in hillside areas by moving Building "G" forward to an area of flatter slope or cut into the hillside. By opting for either of these alternatives, the need for retaining walls, artifically contoured and manufactured slopes and landscape areas would be reduced and view corridors to Red Hill would be preserved. DESIGN REVIEW COMMENTS CUP 90-20 - ARROYO DE LOS OSOS, LTD. MARCH 21, 1991 Page 3 / General architectural issues - The maj6rity of the Con~nission members felt that the proposed architectural scheme was a direction that should be pursued. However, they stressed the importance of substantial details and quality construction for a successful project. The Con~nittee recommended that more muted'colors be explored that contrast, yet compliment the Sycamore Inn to insure the Inn will be a unique structure.' The level and type of details' shown on the south elevation of Building "G" were more acceptable to the Committee. than other elevations and directed the applicant ~o utilize these elements on other buildings. 3. Planning Commissioh workshop - February 7, 1991 Tree perpetuation plan - AS requested from the previous meeting, the applicants arboricultural consultant prepared a plan identifying individual trees' health and a general tree perpetuatign plan to insure the long term success of the Sycamore, grove. The Commission stated that the idea of tree perpetuation could be pursued if supporting evidence (second opinions, examples) was provided to indicate that the perpetuation concept has worked in similar situations. Contour grading behind Buildings "G", "I", and "J" - The Commission, in concept, generally preferred the contoured grading plan, with more natural undulation, as opposed to the less natural, uniform grading plan, despite the need for a larger graded surface area. However, supporting evidence and specific data (sight line studies, comparisons of graded areas and daylight elevations with each concept) ahould be provided at the next meeting in order for the Commissioners to potentially support contour grading. Crib wall behind Buildings "G", "I",',and "J" - AS part Of the more "natural" contour grading concept, a meandering crib wall would be constructed at the base of the graded area, behind the above-referenced buildings. Overall, the Commission felt that the crib wall may be the best alternative in this situation, but it could not be proven that the landscape will survive on a south facing slope in the hot, inland valley climate. Therefore, a specific drought and sun tolarent landscape palette, with DESIGN REVIEW COMMENTS CUP 90-20 - ARROY DE LOS OSOS, LTD. MARCH 21, 1991 Page 4 cascading vining and drip irrigation should be'indicated on the revised landscape plans for further review of the Design Review Committee. Building "G" orientation - The general consensus of the Commission was that the orientation of Building "G" may be acceptable as proposed if the supporting evidence for contour grading and crib walls can be provided. Landscaping of Red Hill - The Commission recommended that a drought tolarent landscape be provided in the contour graded area that accentuates the natural appearance of the hill. Drought tolarent groundcovers, mats of shrubs of varying heights, textures, and irregularly spaced Oak trees on the hillside should be utilized to provide a natural hillside condition. Parking lot configuration in front of Buildings "A" through "E" - The Commission directed the applicant to remove the parking spaces directly in front of the Sycamore Inn and continue to make an effort to keep the informal parking lot atmosphere in front of the Inn. Staff C~.~uents: The emphasis of tonight's discussion should be on issues related to Phase 1. For this reason, staff has attempted to separate issues in the following order: 1) general development issues for the site; 2) specific issues to Phase 1; 3) general architectural issues; and 4) general issues associated with Phase 2- General: At the time of commen~ preparation, the requested information to support the tree perpetuation program had not been submitted to the Planning Division. However, staff assumes this information will be available prior to the meeting. Therefore, the Committee should review the data in light of the previous meetings concerns with the tree prepetuation plan. Staff has reviewed ~he requested sight line studies for the contour grading concept, which have been included in the latest development package. The Co~ittee should review these plans in accordance with the previous meeting's grading concerns, potential for significant visual alteration of Red Hill, and the plotting of Building "G." DESIGN REVIEW COMMENTS CUP 90-20 - ARROY DE LOS OSOS, LTD. MARCH 21, 1991 Page 5 Site Plan (Phase 1): The parking lot in front of Buildings "A", "E",y~nd "F" (Sycamore Inn) has been further modified to eliminate parking directly in front of the Inn and continue the informa~/ atmosphere of the l parking lot currently in front of the Inn. The Committee should consider this modification in light of the previous meetings design concern of increasing the Sycamore Inn's role as a "focal point." In order to address staffs concern with the symmetry of the parking lot along the west property boundary, the ~pplicant is providing an enriched texture pavement with interlocking paver crossings adjacent to trees to create a "parking court" effect. The Committee should review this concept given previous concern of symmetry in this area. A well pronounced, enriched pedestrian circulation system should be provided throughout the project to connect parking areas with buildings and to reduce pedestrian/automobile conflicts. Grading (Phase 1): The Original grading plan concepts for Phases 1 and 2 are still included within the development package (pages 7 and 12). However, given the direction at the previous Planning Conunission workshop, the applicant has prepared a grading plan reflecting the contour grading/crib wall concept (page 30 of the Development package). This plan, together with the sight line studies provided within the plan set, should be reviewed by the Commkttee to clarify that the contour grading/crib wall concept is preferred to the original plan. Landscape (Phase 1): As stated earlier, a native slope planting concept utilizing a drought tolerant landscape palette was reco~nended for the portion of Red Hill to be altered. The Committee should review the revised conceptual landscape plan with consideration for this issue, and specific recommendations for use. The landscape design of the main project intersection should be consistent with the pedestrian activity center for Bear Gulch as specified in the Foothill Boulevard Specific Plan. DESIGN REVIEW COMMENTS CUP 90-20 - ARROYO DE LOS OSOS, LTD. MARCH 21, 1991 Page 6 General Architectural Issues: // At past workshops, a generally favorable response to the architectural concept was expressed by a majority of the Commission members, with the understanding that specific recommendations for upgrading elements and details would be .,addressed at the Design Review Committee level. Therefore, the Committee should review the building elevations in more detail at this point. Suggested issues of discussion include: a) More variation of horizontal ahd vertical building planes should be provided, especially on the larger, two-story office buildings toward the rear (north) of the site; b) Details such as metal railings, rafter tails, chimneys, and other wood details should be substantial in nature as not to appear as a "tacked on" or non-supportive structural elements; c) The color scheme and material concept should be reviewed by the Comittee, specifically considering its compatibility with the Sycamore Inn; and d) Further enhancement of all storefronts should be provided by varying planes, providing alternative treatments in certain areas, etc. Issues Associated with Phase 2: The proposed grading scheme for Phase 2 should be modified further to comply with the spirit and intent of the Hillside Development Regulations, as well as to protect view sheds of Red Hill as follows: All buildings in areas where utilize elements to reduce natural surroundings such as, decks, dense landscaping and the hillside. slopes exceed 8 percent should the effects on the immediate stepped foundations, low level second-stories that "fit" into Two-level parking structures should be hidden and/or softened in areas of public view as much as possible by utilizing any, or a combination, of the following: (1) Plot buildings closer to the street and subsequently "cut" the two-story parking structures into the hillside, behind the buildings, stepping the upper level back, hence, reducing the amount of grading. This solution DESIGN REVIEW COMMENTS CUP 90-20 - ARROY DE LOS OSOS, LTD. MARCH 21, 1991 Page 7 would be consistent with the design criteria of the Bear Gulch Activity Center. The promot~oh of a pedestrian oriented activity center will be created at the street. (2) Treat the parking structure with a combination of enhanced articulation and a I,dense landscape screen. Steep slopes or larg~berms in front of this structure should not be utilized,. for '~hey reduce the pedestrian scale of the project. Retaining walls, and man mad~ ~slopes adjacent to Foothill Boulevard should be reduced,~y incorporating small structural stem walls into buildings~ Any r~taining walls exposed to public view shall not exceed 4 feetl~in height and should be softened by terracing, thereby creating usable planter areas between walls. Wall materials should be consistent with the decorative treatments of proposed buildings. The Phase 2 site plan indicates a two-story parking structure in the northwest portion of the site, where the healthiest mature Sycamore trees exist. With construction of the parking structure as proposed, severe pruning or removal of these trees will be necessary. Therefore, the Phase 2 parking structure should be designed to preserve the ~ew healthy Sycamore trees that exist on-site, which are located ~rimarily in this area. This issue should be addressed in t~e final tree perpetuation program. ~ Design Review Co-~{ttee Action Members Present: Suzanne Chitiea, John Melcher, Otto Kroutil Staff Planner: Steve Hayes The Design Review Committee did not recommend approval of the project as presented. Previously requested information (ex. retaining wall options, architectural details) was still needed to evaluate the project sufficiently. The Committee reco~unended that the project return to the Committee as a regularly scheduled item addressing the following design issues: 1- The following interrelated issues should be addressed to promote aesthically upgraded viewsheds to Red Hill: DESIGN REVIEW COMMENTS CUP 90-20 - ARROYO DE LOS OSOS, LTD. MARCH 21, 1991 Page 8 A terraced retaining wall concept alternative should be prepared behind Buildings "G", "I", and "J." The Committee suggested that the retaining walls be faced with real river rock, other natural materials or a combination thereof; Building "G" should be significantly lowered in height to allow views of the top part of the hill from Foothill Boulevard and other public view areas. Suggested means to address this issue included excavating the underground parking lot further into the hill, providing terraced rock walls with planters on the south elevations adjacent to the parking garage, and lowering the plate line to 12 feet; The higher daylight line and greater graded area of the contour grading plan was preferred by the Committee as long as a sensitively selected, native landscape palette (in accordance with City slope planting requirements) was provided in conjunction with items l(a) and l(b). For clarification, issues l(a) through 1(c) were not specifically addressed in relation to Phase Two Buildings "I" and "J." It has been interpreted that Phase Two is shown for master planning purposes only with specific development review and approval required at a later date. The Committee directed the applicant to revise the architectural concept as follows: The "Craftsman bungalow" style architecture was considered inappropriate for Building "G" due to its mass and scale. It was suggested that a much simpler, cleaner approach to architecture, (similar to buildings within National Parks such as Zion, and Yosemite), be pursued on Building "G." Details should not necessarily be reduced in number to achieve the suggested approach; instead, the substance and massing of all details should be upgraded to achieve the rustic look the Committee recommended. (example: lintels, columns and bases, foundations, use of rock over flat openings, material use etc..) The general architectural approach to Buildings "A" through "E" was favorable to the Con~nittee, provided design details such as colors, detail massing, storefront articulation, etc., are worked out at the Design Review Committee level. DESIGN REVIEW COMMENTS CUP 90-20 - ARROYO DE LOS OSOS, LTD. MARCH 21, 1991 Page 9 The color scheme for all buildings should be revised to include darker primary building colors and less contrast between primary building and accent trim colors. The tree perpetuation concept was accepted by the Committee, provided all technical aspects are resolved between staff and the City's and the developers arborist and put in a detailed program for review and approval of the full Planning Commission. The Committee recomended approval of the revised parking lot layout in front of the Sycamore Inn and Buildings "A" and "E" as long as the valet parking area was striped for regular parking and included an enriched paving material (i.e., interlocking pavers). The Committee requested that the following information be provided for the next review of the project to resolve the major design issues: Revised grading plans, sight line studies, retaining wall plans and Building "G" concepts addressing the Committee's concerns for viewsheds to Red Hill. Architectural elevations that are drawn with a higher level of detail and additional architectural details addressing the Committee's concerns for massing and material use.