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HomeMy WebLinkAbout1991/09/05 - Agenda PacketDATE: September 10, 1991 CITY OF RANCH0 CUCAMONGA MEMORANDUM AL~'~ON COM~TS TO: Commercial/Industrial Design Review Committee Larry McNiel Suzanne Chitiea Otto Kroutil John Melcher (Alternate) FROM: SUBJECT: Scott Murphy, Associate Planner~ DESIGN REVIEW COMMITTEE MEETING OF SEPTEMBER 5, 1991 The following is a description of projects which require review and rating by the Design Review Con~nittee. 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 - 5:45 p.m., Consent Calendar items will be reviewed between 5:45 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) MODIFICATION TO CONDITIONAL USE PERMIT 88-42 - PITASSI- DALMAU - A request to modify the previous approval to provide for the phased development of a 45,150 square foot YMCA facility on 4.83 acres of land in the Recreation Commercial designation of the Terra Vista Planned Community, located on the east side of Milliken Avenue, north of Church Street - APN: 227-15{-13. 7:00 - 7:30 (Scott) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 91- 20 - SHELL OIL - A request to establish a gas station, mini-market, and ear wash on a 1.08 acre parcel in the Medium Residential designation (8-14 dwelling Units per acre) of the Terra Vista Planned Community, located at the southwest corner of Base Line Road and Rochester Avenue - APN: 227-151-27. DRC AGENDA SEPTEMBER 5, 1991 Page 2 7:30 - 8:00 (Anna-Lisa) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 91- 16 - SOUTHWEST DESIGN GROUP - The development of a 1,080 square foot retail addition to the existing Perry's Market Center on 1.12 acres of land in the Community Commercial District of the Foothill Specific Plan, located west of 9451 Foothill Boulevard APN: 208-261-56. SM:mlg Attachments cc: Planning Commission/City Council DESIGN REVIEW COMMENTS 6:30 - 7:00 Scott September 5, 1991 MODIFICATION TO CONDITIONAL USE PERMIT 88-42 - PITASSI-DALMAU A request to modify the previous approval to provide for the phased development of a 45,150 square foot YMCA facility on 4.83 acres of land in the Recreation Connuercial designation of the Terra Vista Planned Community, located on the east side of Milliken Avenue, north of Church Street - APN: 227-151-13. Background: On April 26, 1989, the Planning Commission approved plans for development of the YMCA facility. Subsequently, the Commission approved a one-year time extension on May 8, 1991. DUe to the current economic conditions and available funds for construction of the facility, the YMCA Board is now pursuing a phased development of the facility. Attached for your review is a narrative prepared by the architect and an estimated time line for completion of the various phases and the ultimate completion of the project. Staff ~ents: The following comments are intended to serve as an outline for Committee discussion: In phasing the development plans, the applicant has provided elevations in a finished state to avoid an unattractive appearance prior to construction of the next phase. The finish has been coordinated with the approved plans to provide consistent detailing within each phase. Considering the timing of the phased construction, staff suggests that the level of detailing provided by the applicant is acceptable for each interim condition. This issue, however, should be considered by the Committee. The colors and materials proposed for development are consistent with those approved for the original Conditional Use Permit application. As indicated in their phasing narrative, any unfinished building pad area will be hydroseeded with turf and irrigated to provide a finished appearance. Design Review Comlttee ACtion: Member Present: 8uzanne Chitiea, John Melcher, Otto Kroutil Staff Planner: Scott Murphy DESIGN REVIEW COMMENTS CUP 88-42 - PITASSI-DALMAU SEPTEMBER 5, 1991 Page 2 The Committee reviewed the plans and recommended approval of the phased development. The Committee felt the applicant had done a good job of designing the various phases to provide finished appearances for each phase. DESIGN REVIEW COF~4ENTS 7:00 - 7:30 Scott September 5, 1991 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 91-20 - SHELL OIL - A request to establish a gas station, mini-market, and car wash on a 1.08 acre parcel in the Medium Residential designation (8-14 dwelling units per acre) of the Terra Vista Planned Community, located at the southwest corner of Base Line Road and Rochester Avenue - APN: 227-151- 27. Design Parameters: Under the definition within the Terra Vista Community Plan, service stations and the related uses (mini-market and car wash) are considered "community Facilities." As such, service stations raay be located in any zoning designation, along any of Terra Vista's major arterials (Rochester, Foothill, Base Line and Milliken), subject to review and approval of a Conditional Use Permit. The Community Plan does, however, require the use to be separated from residential uses by a street, additional landscape setback, or other "buffer" satisfactory to the Planning Conm~ission. As part of the process for gas dispensing, notices were sent out by the South Coast Air Quality Management District to all property owners within 500 feet of the site. AS a result of these notices, staff has received several inquiries abut the project. In Order to receive input from the residents, a neighborhood meeting has been scheduled for September 4, 1991. The results of this meeting will be presented to the Design Review Committee. Staff Comments: The following comments are intended to provide an outline for discussion by the Committee: Major Issues: AS noted in the design parameters, service stations are required to provide a sufficient buffer between them and adjacent residential uses. This buffer can take on several forms. In this particular case, the applicant has submitted a master plan depicting the landscape area, grade separation, and building separation from the potential development to the west and south. This master plan was prepared in cooperation with Lewis Homes. In considering the master plan, staff suggests that the Committee consider the following: The majority of the landscape buffer is being provided on the residential property. Generally, a 10-foot landscape area is provided on the station site. In the southwest corner, however, the area is just a few feet. Since the station is DESIGN REVIEW COMMENTS CUP 91-20 - SHELL OIL SEPTEMBER 5, 1991 Page 2 the more intensive user, should the buffering be provided on their site or should it remain on the residential site? The residential project has not yet been submitted for review so the plans will be reviewed by the Design Review Committee and Planning Commission in the future to assure adequate buffering is maintained. The separation between the station and the planned residential project appears adequate along the southern portion of the site. Along the western property line, however, the setback from the property line to the building is 10 feet. Staff does not feel this separation is sufficient to adequately buffer the residence from the station. AS proposed, the driveway off Rochester will also provide egress only for the future residential project. There has been discussion by staff as to whether the driveway should connect to the residential project, even limited to exiting only. Minor Issues: With the development of the service station, the applicant is proposing a drive-thru car wash. The car wash is proposed at the northeast corner of the sight. In order to try and screen the cars, a low retaining wall and landscaping are being provided along the streetside of the drive aisle. Staff suggests that screening be provided to a greater degree to screen the vehicles from the street. This may be accomplished through additional height Of the retaining wall and/or more extensive landscaping. Extensive landscaping should be provided along the street frontages to lessen visibility of the gas pump area. Design Review Committee Action: Members Present: Suzanne Chitiea, John Melcher, Otto Kroutil Staff Planner: Scott Murphy The Committee reviewed the project and did not recommend approval. The Committee felt that the plans should be revised to address the following concerns: DESIGN REVIEW COMMENTS CUP 91-20 - SHELL OIL SEPTEMBER 5, 1991 Page 3 Architecture 1. The canopy colunLns seen out of proportion. The gable, pop-out, roof elements appear unfinished and should be redesigned to provide a more integrated roof design. The storefront elevation should be redesigned to eliminate the glass at the bottom portion of the elevation to screen merchandise that may be stacked against the window. A sturdier material (i.e. ceramic tile) should be used at the base of the columns to minimize damage. The building should be designed with a sufficient roof overhang to prevent water from running down the building side and staining the walls. Site Plan The property line at the southeast corner of the site should relate to the driveway location. It does not seem appropriate to cross over property not owned by the applicant to access the project. Some concern was expressed abut the 3-car stacking for each pump island. The location of the parking spaces adjacent to the residential area might create problems with noise, trash, etc. Concern was expressed about the visibility of the air/water stand from the cashier's window. Clear visibility should be maintained for security and safety of the patrons. In addition to the architecture and site plan comments, the Committee expressed serious reservations about locating the service station at this location because of the proximity for future residential projects. The Committee felt there will be on-going conflicts between the two uses. DESIGN REVIEW COMMENTS 7:30 - 8:00 Anna-Lisa September 5, 1991 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE pERMIT 91-16 - SOUTHWEST DESIGN GROUP - The development of a 1,080 square foot retail addition to the existing Perry's Market Center on 1.12 acres of land in the Community Commercial District of the Foothill Specific Plan, located west of 9451 Foothill Boulevard - APN: 208-261-56- Site Characteristics: The site slopes to the southeast at an approximate slope of 3 percent- No significant vegetation or historic structures exist on-site. General: The Perry's Market Center was built prior to the adoption of the Foothill Boulevard Specific Plan and the Development Code. As a result, the Center does not comply with many current development standards, including streetscape setbacks, landscaping coverage, parking lot design, and architectural guidelines. Background: The parcels comprising Perry's Market shopping center are all currently owned by one entity- There are long-term leases on several of the parcels of land. On January 10, 1991, the Planning Commission approved the proposal to add 5,195 square feet of retail space to the project's eastern parcel Of land. (Conditional Use Permit 88-28). A condition was placed on the approval, requiring architectural improvements to the existing retail frontage for the parcel located directly west of the addition- Building permits have recently been issued for Conditional Use Permit 88-28. This application contemplates the development Of an additional 1,801 square feet to the existing 9,000 square-foot pharmacy within the center. In addition, the applicant is proposing to restripe the parking areas located directly east of the site. Major Issues: Phasing of the site improvements: Concern was expressed by the Planning Commission in its review of Conditional Use Permit 88-28 that the center be upgraded in a timely and consistent matter. Staff is concerned that: 1) the improvements along a majority Of the Foothill Boulevard frontage may not be completed in a timely manner; 2) the developer has indicated that the improvements may never reach completion as indicated on the submitted master plan. DESIGN REVIEW CO~ENTS CUP 91-16 - SOUTHWEST DESIGN GROUP SEPTEMBER 5,1991 Page 2 Although the item will be brought before the full Planning Commission, staff requests that the Design Review Committee discuss the phasing plan for the center to ensure reasonable timing for the completion of those improvements to the site consistent with the Foothill Boulevard Specific Plan and the Development Code. Site Plan: The 62-foot drive aisle (main drive off Foothill Boulevard) is excessively wide. The entrance should be redesigned with a landscape entrance area to provide a strong focal point for the primary entrance to the center. The Foothill Boulevard Specific Plan provides flexibility in the landscape setback requirement through averaging of the landscape setback (30-foot minimum, 45-foot average). Opportunity may exist for additional parking stalls with the re-design of the northern portion of the site. The two parking stalls on the east side of the driveway seem awkward with some potential for conflict between people pulling out of the stalls and those exiting the drive. By restriping the parking lot area directly east of the project parcel, an awkward transition has been designed for the planter areas along Foothill Boulevard. The landscape strip near the entrance should be smoothed out and softened with additional landscaping treatment. A similar situation exists next to the pharmacy and the existing market structure. 3. Architecture: The southern elevation requires additional variety and movement. The building plan is currently flat and shows no articulation. As a guide, the architecture should be similar to the southern elevation of the addition on the east side of the shopping center (CUP 88-28). The northwest corner of the expansion area needs additional treatment. Possible options include: 1) Adding a tile roof to the west elevations starting feet south of corner; or 2) Extending the tile roof around the entire corner (approximately 16 feet.) DESIGN REVIEW CO~4ENTS CUP 91-16 - SOUTHWEST DESIGN GROUP SEPTEMBER 5, 1991 Page 3 The Foothill Boulevard Specific Plan requires 15 percent minimum on-site landscaping (includes articulated plazas, hardscape areas, turf areas, courtyards and patios.) Design Review Ce"~ttee ACtion: Members Present: Suzanne Chitiea, John Melcher, Otto Kroutil Staff planner: Anna-Lisa Hernandez The Committee reviewed the project and did not recommend approval. The Committee concurred with staff on the design issues listed above. In addition, the Committee recommended that the following revisions be made and that the project return as a full item to the Design Review agenda. Major Issues: Master Plan: In Order to ensure coordinated and comprehensive development Of the entire center, the Committee recommended that the applicant provide a revised master plah detailing the ultimate configuration of the parking lot, building and Foothill Boulevard streetscape directly east of the project site. Site A. Plan: Circulation The improvements within the project should be designed and developed in accordance with the master plan to ensure efficient circulation and parking access- pedestrian Access/Amenities The Committee suggested that a pedestrian access linking the buildings and plaza area to FOOthill Boulevard be developed in front of the pharmacy area. A sidewalk structure, utilizing pavement treatment (i.e. interlocking pavers), should be incorporated into the plans. 2. Landscaping should be increased along the pedestrian access. 3- Benches, lights, and other pedestrian amenities should be incorporated into the plaza area- DESIGN REVIEW COF~4ENTS CUP 91-16 - SOUTHWEST DESIGN GROUP SEPTEMBER 5, 1991 Page 4 Parking Lot Configuration/Parking Facilities: The Cou~nittee reco~nended that the parking be removed from the area in front of the market for efficiency and easier treatment of landscaping on the master plan. The Committee suggested that the ultimate landscape setback along Foothill Boulevard be reduced from 50 feet while still maintaining a 45-foot average setback to increase parking. The parking aisles and landscaping adjacent to the main entry drive should be extended northerly. Architecture A 3/4 column element (of quintra stone) should be carried over onto the west elevation. The reveal lines on the west elevation should continue on a horizontal direction instead of angled, which emphasizes the drop in grade. The roof lines along the west elevation need additional movement and articulation. The Committee recommended the following: The awkward roof line transition between the addition and the existing pharmacy should be softened with corbel or console element (may also be referred to as a broken or swale's neck pediment). The applicant may also consider a 4 or 5-foot wrap of the roof line onto the south elevation. Some kind of mansard treatment, similar to the one on the new east addition, should be considered for the south elevation- The circle clay elements should be added onto the west elevation to add interest and break up the elevation. The existing stain structure should be enclosed with wall structures to help break up the flat elevation. The pop-up tower element on the north elevation seems "inappropriate". A tower element similar to the one approved for the eastern addition (CUP 88-28) would be more appropriate.