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HomeMy WebLinkAbout1992/07/01 - Agenda PacketDATE: TO: CITY OF RANCHO CUCAMONGA MEMORANDUM July 7, 1992 ~ION CO~MMTS Commercial/Industrial Design Review Committee Larry McNiel Suzanne Chitiea Otto Kroutil John Melcher (Alternate FROM: Scott Murphy, Associate Planner SUBJECT: DESIGN REVIEW COMMITTEE MEETING OF JULY 1, 1992 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 Conunittee's concerns will be typed up as the formal action/recommendation of the Conmlittee 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. Consent Calendar items will be reviewed between 5:30 p.m. - 6:00 p.m., with the first design review item being heard at 4:00 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. 4:00 - 5:00 (Steve H.) ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE pERMIT 91-40 TACO BELL CORPORATION - The proposed development of a fast food drive-thru restaurant totaling 1,989 square feet on 0-58 acres of land in the Village Commercial District of the Victoria Planned Community, located at the southeast corner of Highland and Milliken Avenues - APN: 227-801-09. Related File: Conditional Use Permit 89-08 (Vineyards Marketplace Shopping Center). 5:00 - 5:30 (Scott) PLANNING COb~4ISSION WORKSHOP LEWIS HOMES - Pre-Application review for a 13.7 acre residential project located at the southeast corner of Base Line Road and Mountain View. SM:mlg Attachments cc: Planning Commission/City Council DESIGN REVIEW COMMENTS 4:00 - 5:00 Steve H. July 1, 1992 ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 91-40 - TACO BELL CORPORATION - The proposed development of a fast food drive-thru restaurant totaling 1,989 square feet on 0.58 acres of land in the Village Commercial District of the Victoria Planned Community, located at the southeast corner of Highland and Milliken Avenues - APN: 227- 801-09. Related File: Conditional Use Permit 89-08 (Vineyards Marketplace Shopping Center). Background: On May 7, 1992, the Committee (McNiel, Kroutil) reviewed the project and forward it to the full Planning Commission with the following recommendations: The building should be relocated contiguous to the pedestrian plaza to encourage its use. The parking area proposed between the plaza and the building should be removed or relocated as to not conflict with pedestrian circulation, per the conceptually approved master plan for the shopping center. The overall circulation pattern for the site should be significantly revised to allow for proper access to and screening of the drive-thru lane, a designated area for unloading large trucks and additional enriched raised paving connections from the building to the pedestrian plaza. The proposed "corporate" architectural scheme should be significantly revised to better integrate with other buildings within the center (examples: mansard roof and parapet, entry elements). Several substantial tables with umbrellas should be provided in the pedestrian plaza to encourage its use. Given the significance of the referenced major issues, the Committee did not discuss any secondary or policy issues other than those previously referenced. Between the Design Review Committee meeting and the Planning Commission hearing, the applicant revised the plans as follows: The building elevations were revised to blend in with other buildings within the Vineyards Marketplace Shopping Center through the use of similar tower elements, roof pitches, materials, and detailing. DESIGN REVIEW COMMENTS CUP 91-40 - TACO BELL CORPORATION JULY 1, 1992 Page 2 The site plan was revised to provide additional enriched paving in the parking area between the building and the pedestrian plaza and a turf block area with rolled curb at the end of the Milliken Avenue drive entrance to minimize "short cutting" the drive-thru lane. The revised plans did not indicate a relocation of the building contiguous to the pedestrian plaza nor the parking area removed, which was considered to be the primary design concern with the project. The Planning Commission reviewed the project on June 10, ~992 and conceptually recommended that the building pedestrian plaza orientation was acceptable subject to further review of the project by the Design Review Committee. Staff ~ents: The following comments are intended to provide an outline for Committee discussion: Major Issues: The following broad design issues are intended to be the focus of Con~nittee discussion regarding this project: Site Plan: The Committee should consider in further detail the elements necessary to mitigate the relocation of the building apart from the pedestrian plaza. Previously suggested items include: a) Textured enriched paving in the parking area that will effectively slow down traffic leaving the drive-thru lane; b) Substantial tables with shading (i.e., umbrellas) in the plaza extension; and c) Strong pedestrian linkages from the building to the plaza and the bank building. The truck loading/unloading area should be located as to not conflict with vehicular traffic entering the drive-thru lane. Dense landscaping, berming, and decorative retaining/screen walls in combination with lowering the building pad (similar to the Mobil Service Station to the north) should be provided to screen the drive-thru lane from Milliken Avenue. DESIGN REVIEW COMMENTS CUP 91-40 - TACO BELL CORPORATION JULY l, 1992 Page 3 Architecture: The Committee should consider the modified architectural design in more detail. Generally, the revised elevations are now consistent in terms of form, material use and detailing with other buildings within the shopping center. (Minor detailing issues are mentioned in the secondary issues section of this report.) Secondary Issues: time permitting, design issues: Once all of the major issues have been addressed and the Committee will discuss the following secondary Architecturally integrated low walls should be provided in place of the proposed metal handrails in all situations. Additional landscaping (including trees) should be provided around the building perimeter. 3. All windows should be curved on top to match the curve of the arches. The roof cornice should be less obtrusive in areas where it meets a blank stucco tower wall. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: The following items are inconsistencies with the City's Interim Design Goals and Policies for drive-thru facilities. These issues should be considered by the Co~unittee as they relate to this specific application: a) The minimum building size shall be 2,500 square feet, unless modified by the Committee; b) The primary building entry should be oriented toward primary streets; and c) Separate pay and pick-up windows should be provided. Design ~aview Co~-{ttee Action: Members Present: Larry McNiel, Suzanne Chitiea, Otto Kroutil Staff Planner: Steve Hayes DESIGN REVIEW COMMENTS CUP 91-40 - TACO BELL CORPORATION JULY 1, 1992 Page 4 The Design Review Committee (McNiel, Chitiea, Kroutil) recommended approval subject to the following conditions: The pedestrian circulation system should be specifically defined through the use of an enriched paving material (i.e., interlocking pavers). In addition, the entire parking area south of the building should be constructed with a decorative concrete finish to give the parking lot a unique identity and raised banding to slow down vehicular traffic exiting the drive-thru lane. The same raised decorative paving pattern should be utilized across the drive aisle exit to inform drivers of on-coming traffic from the Milliken Avenue driveway entrance. The Milliken Avenue retaining wall with pilasters (similar to the Mobil Station to the north) should be continued northward to beyond the drive-thru window to allow for a gentler slope transition between the drive-thru lane and the top of the berm and to insure the berm will sufficiently screen the drive-thru lane. The turf block area should be increased to the south to further decrease the possibility of drive-thru "short curing" through the one-way exit area. Additional bench seating should be provided in the plaza expansion area, to the satisfaction of the Planning Division. A trellis, similar in design to that used on the trash enclosure, should be provided behind the drive-thru menu board to screen the electrical vault from view. The roof cornices should turn at 90 degree angles to give a finished appearance at points where the cornice meets tower elements. The Committee recommended that these modifications be incorporated into the revised plans to the satisfaction of the Planning Division. When revised accordingly, the project can be forwarded to the full Planning Commission with the above-recommended revisions as mitigations to the unaddressed drive-thru policy issues.