DESIGN REVIEW COMMITTEE AGENDA ITEM

Transcription

1 DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: DECEMBER 3, 2014 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Leslie Aranda Roseberry, Planning Manager Anne E. Fox, Contract Staff Planner DRC NO McDonald s on Chapman Remodel SUMMARY The applicant proposes to comprehensively remodel the interior and exterior of an existing McDonald s restaurant including reconfiguration of the drive-thru lanes and related site improvements. RECOMMENDATION TO PLANNING COMMISSION Staff is requesting that the DRC provide a recommendation to the Planning Commission regarding the project architecture, landscape and sign concepts; and provide a recommendation to the Planning Commission on certain design features of the project parking lot area that will require a Variance. BACKGROUND INFORMATION Applicant: Owner: Property Location: General Plan Designation: Zoning Classification: Existing Development: Property Size: Bickel Underwood Architecture McDonald s USA, LLC 4200 East Chapman Avenue General Commercial (GC) C1 (Limited Business) 4,136 SF drive-thru restaurant with 42 parking spaces 0.80 Acres (34,793 SF) Associated Applications: CUP No , MNSP No & VAR No PUBLIC NOTICE No Public Notice was required for this level of review of the project.

2 Page 2 of 10 ENVIRONMENTAL REVIEW Categorical Exemption: The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines (Class 2 Replacement or Reconstruction) because it consists of the reconstruction of an existing commercial structure and facilities of substantially the same size, purpose and capacity. There is no public review required for a determination of Categorical Exemption. PROJECT DESCRIP TION The applicant is proposing to demolish approximately 107 square feet of an existing McDonald s drive-thru restaurant building to reconfigure the interior space, reducing the size of the dining area, adding a second pick-up window, and results in a remodeled building of 4,029 square feet in size. The change is part of the new corporate rebranding of the chain restaurant. McDonald s is finding that approximately 70% of their sales are attributed to drive-thru business and that at their peak times, queuing can stack onto the street. To solve this problem, they are creating a dual drive-thru system at many of their existing locations. The parking lot area would be restriped to provide 40 spaces. Patrons would enter the parcel using the west driveway, similar to how the drive-thru currently operates. Immediately upon entering this driveway, a driver must make a choice to fork left into either one of two drive-thru lanes, or fork right to search for a parking space. At the southwest corner of the building they would place their order at the audible menu board speaker while queued up in either the outer or inner drive-thru lanes. Upon completion of ordering, a driver then merges back into a single lane around the south side of the building to the east side where they would pay and pick up their food. Patrons would then exit the site using the east driveway making either a left or right hand turn. The proposed building design removes the existing red tile mansard roof, white-painted block and roof top signage. The remodeled exterior of the building will have a flat roof with a built up parapet covered with a corrugated metal panel to screen roof-mounted mechanical equipment. The field color for the building is proposed in a dark gray with a fascia band of clear anodized aluminum. This same metal finish is used for the trellis elements over windows and on window trim. The building has entrance doors for walk-in patrons on both the east and west elevations and feature an arcade-type entrance with an exterior finish in an off-white tile. Each door-way features a yellow metal canopy over-head. Submitted plans also propose placing a solid roof over the area where the outdoor dining and play structure is located. This roof is proposed to be fabricated of a continuous metal seam canopy and is an arched eyebrow in appearance on view of the north elevation. The east and west sides of this area will be surrounded by columns and low walls with wrought-iron in between. The north side is proposed as a freestanding storefront wall supporting the roof, although the same column, low wall and wrought-iron fencing will be used at the pedestrian level. Wall sconces in a light silver color for security lighting directed downward are distributed around the exterior of the building at the fascia band. Plans also indicate the use of continuous LED down-lighting concealed in all canopies, arcades and brand (sign) walls.

3 Page 3 of 10 A comprehensive sign package is part of the proposal for the building and site remodel. The wall signs include McDonald s and logo on the north, east and west elevations. No signage is proposed on the south elevation. New directional signage will guide patrons for ingress/egress at both driveways along Chapman Avenue, and new drive-thru signage and menu boards are proposed mimicking the building s architectural elements. The existing pole sign located off the northwest corner of the outdoor play yard area and immediately adjacent to Chapman Avenue will remain. The project requires a total of 44 on-site trees be distributed within setback and parking lot areas. The submitted Landscape Plan shows a total of 46 trees on site that includes one relocated King Palm, four relocated Queen Palms, three existing Ficus trees to remain in place, and adds 18 Queen Palms and 20 Bronze Loquat trees. Other than the new trees added to the site, the perimeter planter s shrub and groundcover materials will remain unchanged. New planter areas surrounding the building on the north, west and south sides are proposed to contain a mix of shrubs and groundcover including Red Apple, Lily of the Nile, Algerian Ivy, Texas Privet, Dwarf Mock Orange, and India Hawthorne. The proposal seeks exceptions from parking lot dimensional standards pursuant to OMC Sections D.5 and Variance approval is required. Since the project includes a Conditional Use Permit approval by the Planning Commission for the reconfigured drive-thru lanes, a final determination on all discretionary permits for the project will be considered and acted on by the Commission, upon a recommendation from the DRC. The following summarizes the Variance requests and Staff s analysis is provided for the DRC s consideration under the Statement of Issues section of this report: Back-up area from parking spaces less than 25 feet for east side parking area. Drive-thru lanes less than 12 feet in width on east side of building. Planter widths less than six feet clear inside dimension, excluding car overhang, where perpendicular parking is used adjacent to property lines at all perimeter landscape planters. Interior circulation within the parking lot area has not been designed to avoid having a car enter the street to re-access drive aisles. EXISTING SITE The 0.80-acre site is located mid-block on the south side of Chapman Avenue, between South Esplanade Street on the west and South Earlham Street on the east. The originally approved Conditional Use Permit No established a 3,700 square foot McDonald s drive-thru restaurant with 46 parking spaces on the property. There is no subsequent entitlement history for the modifications to the actual square footage of the building and number of parking spaces from the original approval.

4 Page 4 of 10 EXISTING AREA CONTEXT Surrounding property to the north is part of the County s El Modena jurisdiction and developed with commercial structures and uses; to the east and west properties are developed with commercial structures and uses and single family residential structures and neighborhoods are to the south and portions of the subject property line on the east. EVALUATION CRITERIA Orange Municipal Code (OMC) Section establishes the general criteria the DRC should use when reviewing the project. This section states the following: The project shall have an internally consistent, integrated design theme, which is reflected in the following elements: 1. Architectural Features. a. The architectural features shall reflect a similar design style or period. b. Creative building elements and identifying features should be used to create a high quality project with visual interest and an architectural style. 2. Landscape. a. The type, size and location of landscape materials shall support the project s overall design concept. b. Landscaping shall not obstruct visibility of required addressing, nor shall it obstruct the vision of motorists or pedestrians in proximity to the site. c. Landscape areas shall be provided in and around parking lots to break up the appearance of large expanses of hardscape. 3. Signage. All signage shall be compatible with the building(s) design, scale, colors, materials and lighting. 4. Secondary Functional and Accessory Features. Trash receptacles, storage and loading areas, transformers and mechanical equipment shall be screened in a manner, which is architecturally compatible with the principal building(s). ANALYSIS/STATEMENT OF TH E ISSUES Issue 1: Integrated Design Theme The project proposes a comprehensive design approach to the existing restaurant building and site improvements to ensure integration of the project architecture, landscaping and signage. Generally, the building design, colors and materials are being updated to a modern concept using clean lines. The exception to this modernized appearance is the treatment of the outdoor dining and play area; which is unfortunately highly visible from Chapman Avenue. The remodel proposes roofing this area, but maintaining the combination column/wrought-iron treatment surrounding it. This results in disconnect in the overall design and further study of an appropriate design solution may be warranted. Further, submitted plans indicate that a new play toy is being proposed, but Staff does not have details as to the appearance of the toy. Staff

5 Page 5 of 10 would recommend the DRC explore further design approaches to this part of the remodel as the operator of this McDonald s restaurant desires to retain this restaurant amenity. The landscaping being proposed complements the new improvements by providing a simple palette, with the Queen Palms and Bronze Loquat trees prominent and evenly dispersed around the project perimeter. Palms also flag the drive-thru lanes. The new building signage is appropriately spaced and scaled with the building elevations. The continuous LED down-lighting is limited to the front third of the wall surfaces and the downward oriented wall sconces are used around the rear two-thirds. This should limit any potential glare from affecting the residential properties located to the south while highlighting the elevation fronting Chapman Avenue. This is an appropriate use of the lighting design; however, it does highlight the weakest part of the remodel design (as discussed above) in a prominent way. Staff would again recommend the DRC explore the appropriateness of using the LED downlighting in conjunction with a design solution for this part of the building remodel. The overarching criteria for consideration of Design Review approval is an internally consistent and integrated design theme, and Staff believes that the applicant s proposal meets that objective through most of what is proposed for the remodel of the building and site improvements. However, as discussed above, the DRC may wish to provide direction or conditions regarding the specific design for the outdoor dining and play yard area and corresponding lighting. Issue 2: Variance Requests OMC Section requires that the Off-Street Parking and Loading regulations be applied to every building reconstructed or structurally altered. The proposed project therefore requires that the parking lot design be made compliant with current City requirements. Deviations from the parking lot dimensional standards require Variance approval that would be under the purview of the Zoning Administrator; however, the overall project requires Planning Commission approval and the Variance would receive a final determination at that level, after DRC recommendation. While the proposed reconfiguration of the drive-thru lanes provides for greater on-site vehicle queuing to reduce the number of vehicles that may stack in travel lanes on Chapman Avenue; there are portions of this approach that do not meet the required dimensions or design standards for (1) vehicle back-up area, (2) drive-thru lane widths, and (3) perimeter planter widths. Further, the design of the drive-thru and parking lot areas do not propose correcting the internal circulation problem to prevent having a car re-enter Chapman Avenue from the east driveway to re-access the drive aisles, drive-thru lane option or parking spaces accessed from the west driveway. Therefore, Staff does not believe that the redesign of the drive-thru lane and parking lot area is an appropriate design solution and would ask that the DRC concur and provide direction to the applicant to correct for these deficiencies. ADVISORY BOARD RECOMMENDATION The Staff Review Committee (SRC) originally considered the submittal on December 5, 2013 with corrections and comments returned to the applicant to address. The SRC then reviewed

6 Page 6 of 10 various refinements of the plans over the past several months with a final review on October 8, 2014, where they recommended the proposal subject to conditions, all of which are listed herein. STAFF RECOMMENDATION AND REQUIRED FINDINGS The courts define a Finding as a conclusion which describes the method of analysis decision makers utilize to make the final decision. A decision making body makes a Finding, or draws a conclusion, through identifying evidence in the record (i.e., testimony, reports, environmental documents, etc.) and should not contain unsupported statements. The statements which support the Findings bridge the gap between the raw data and the ultimate decision, thereby showing the rational decision making process that took place. The Findings are, in essence, the ultimate conclusions which must be reached in order to approve (or recommend approval of) a project. The same holds true if denying a project; the decision making body must detail why it cannot make the Findings. The following are the applicable Findings to be considered when reaching a recommendation to approve the proposal. Staff believes that the third Finding can be made by the DRC for the proposed project subject to additional direction and refinement to the design for those areas identified under the Issues portion of this report. 1. In the Old Towne Historic District, the proposed work conforms to the prescriptive standards and design criteria referenced and/or recommended by the DRC or other reviewing body for the project (OMC F.1). This project site is not within the Old Towne Historic District; therefore, this finding does not apply. 2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior s standards and guidelines (OMC F.2). This project site is not within the National Register Historic District; therefore, this finding does not apply. 3. The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is consistent with all adopted specific plans, applicable design standards, and their required findings (OMC F.3). The project is not located within any specific plan area or area with specific design standards. The remodeled building, new signage, and the associated landscaping improvements are complimentary to each other and present a cohesive design. 4. For infill residential development, as specified in the City of Orange Infill Residential Design Guidelines, the new structure(s) or addition are compatible with the scale, massing, orientation, and articulation of the surrounding development and will preserve or enhance existing neighborhood character (OMC F.4). This project is not an infill residential development; therefore, this finding does not apply.

7 Page 7 of 10 CONDITIONS The approval of this project is subject to the following conditions: General 1. All construction shall conform in substance and be maintained in general conformance with plans and exhibits labeled as Attachments 2 & 3 in the staff report (label dated December 3, 2014), including modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee. Further, exterior building color and materials shall substantially conform to the plans and color and materials board approved by the Design Review Committee on. Any change to the exterior of the building from the approved plans shall be subject to subsequent review and approval by the Design Review Committee. 2. The applicant agrees to indemnify, hold harmless, and defend the City, its officers, agents and employees from any and all liability or claims that may be brought against the City arising out of its approval of this permit, save and except that caused by the City s active negligence. 3. The applicant, business owner, managers, successors, and all future assigns shall comply with all Federal, State and local laws, including all City regulations. Violation of any of those laws in connection with the use will be cause for revocation of this permit. 4. Except as otherwise provided herein, this project is approved as a precise plan. After any application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Community Development Director for approval. If the Community Development Director determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plot plan, the Community Development Director may approve the changed plan without requiring a new public hearing. 5. Construction permits shall be obtained for all construction work, as required by the City of Orange, Community Development Department s Building Division and Public Works Grading Division. Failure to obtain the required building permits will be cause for revocation of this permit. 6. If not utilized, project approval expires twenty-four months from the approval date. Extensions of time may be granted in accordance with OMC Section The Planning entitlements expire unless Building Permits are pulled within 2 years of the original approval. Public Works - Engineering 7. Submit grading plan to Public Works for review and approval. An approved grading plan shall be required prior to issuance of Grading Permit. An approved Grading Permit from Public Works Engineering shall be required prior to start of any construction and demolition.

8 Page 8 of Driveway approaches shall be per City Engineering Standard Plan 115 for Commercial Driveway Apron. Driveway approaches shall confirm to ADA requirements. 9. Repair any cracked, uneven, or damaged public sidewalk, curb and gutter along property frontage. 10. All works within public right-of-way and public utility easements will require Encroachment Permits. These works include sidewalk and driveway constructions and utility connections. Community Services 11. Prior to building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the grading plans, site plans, and the conceptual landscaping plan as proposed for the project for the review and approval of the Director of Community Development and Community Services Director. 12. The final landscape plan shall include a note that a fully automated irrigation system will be provided. Plans shall provide specific description of type of irrigation and in particular, how the existing Olive Tree in the courtyard will be irrigated. 13. Prior to building permit issuance, City required irrigation and landscape inspection notes shall be placed on the final landscape plan, to the satisfaction of the Community Services Director. Public Works Water Quality` 14. Prior to issuance of any building or grading permits, the applicant shall submit a Non-priority Project WQMP for review and approval to the Public Works Department that: a) Addresses Site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or zero discharge areas, and conserving natural areas; b) Incorporates the applicable routine structural and non-structural source control BMPs, as defined in the Drainage Area Management Plan (DAMP); c) Generally describes the long-term operation and maintenance requirements for structural control BMPs, d) Identifies the entity that will be responsible for long-term operation, maintenance, repair and or replacement of the BMPs; e) A copy of the forms to be used in conducting maintenance and inspection activities; f) Adheres to record keeping requirements (forms to be kept for 5 years). 15. Prior to the issuance of certificates for use of occupancy, the applicant shall demonstrate the following to the Public Works Department: a) That all applicable structural best management practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with the approved plans and specifications; b) That applicant is prepared to implement all non-structural BMPs described in the Project WQMP; c) That an adequate number of copies of the project s approved final Project WQMP are available for the future occupiers.

9 Page 9 of 10 Water 16. Prior to the issuance of a building permit, the applicant shall submit a water improvement plan to the water division for new city fire hydrants, domestic water services, fire suppression services, landscape services, and or any other proposed improvements or relocations affecting the public water system appurtenances for review and approval. The applicant shall be responsible for the costs associated with the proposed improvements. 17. Plans submitted during plan check shall show that the water improvement plans are consistent with the fire suppression plans and or fire master plan. The applicant s consultant preparing the water improvement plans shall coordinate their plans with the consultant preparing the fire suppression plans and or fire master plan so that their designs concur. 18. Prior to approval of the water improvement plan, the applicant shall satisfy all water main connection, plan check, and inspection charges as determined by the water division. 19. Prior to building permit issuance, plans shall show that each building shall be protected with a separate fire suppression service unless otherwise approved by the fire department and water division. 20. Prior to building permit issuance, the water division shall approve the type and location of domestic, landscape and fire suppression service back flow prevention devices for proposed city services. 21. Prior to building permit issuance, construction documents shall show that the installation of sewer mains in the vicinity of water mains is done per the water division s standard drawing number Prior to building permit issuance, construction documents shall show that a six foot minimum horizontal clearance and a one foot minimum vertical clearance would be maintained between city water mains, laterals, services, meters, fire hydrants and all other utilities except sewer. 23. Prior to building permit issuance, construction documents shall show that an eight-foot minimum clearance is provided between city water mains, signs, trees or other substantial shrubs, bushes, or plants. 24. Prior to building permit issuance, construction documents shall show that the minimum separation requirements are met and that each of the various designer s plan sets match. The applicant s consultant preparing the improvement and utility plans shall coordinate their plans with the consultants preparing the landscape, architectural, surface water quality, fire master and or fire suppression plans so that their designs are consistent. 25. Prior to building permit issuance, construction documents shall show that permanent signs, awnings, surface water quality features such as but not limited to infiltration planters, basins, pervious pavement or other structures are not installed over the city s water mains, laterals, services, meters, and fire hydrants. 26. That a minimum of fourteen-calendar days prior to public water construction, the applicant s engineer of record shall prepare and provide product material submittals consistent with the

10 Page 10 of 10 approved water improvement plans as approved by the water division, for all proposed public water system facilities to the water division for review and approval. 27. Prior to the issuance of a certificate of occupancy, the applicant shall be responsible for the installation of necessary domestic water services, fire hydrants and fire suppression services as determined by the water division and fire department. Building 28. Prior to the issuance of building permits, the applicant shall pay all applicable development fees including but not limited to: City sewer connection, Orange County Sanitation District Connection Fee, Transportation System Improvement Program, Fire Facility, Police Facility, Park Acquisition, Sanitation District, and School District, as required. 29. All structures shall comply with the requirements of Municipal Code Chapter (Building Security Standards), which relates to hardware, doors, windows, lighting, etc. (Ord. 7-79). Approved structural drawings shall include sections of the security code that apply. Specifications, details, or security notes may be used to convey the compliance. 30. Prior to the issuance of building permits, submitted plans shall indicate the location on the Site Plan for a new accessible parking (including fan accessible parking) space and reference detail of the standard accessible parking, path of travel to building and to public way, ramp and signage in accordance with Table 11B Prior to the issuance of building permits, submitted plans shall provide for an accessible restroom and the cross-reference of the standard accessible restroom detail. 32. Prior to the issuance of building permits, submitted plans shall provide specifications for the door hardware to comply with disabled access requirements. 33. Prior to the issuance of building permits, submitted plans shall provide and detail the tactile exit signage. 34. The final approved conditions of approval shall be reprinted on the first or second page of the construction documents when submitting to the Building Department for the plan check process. ATTACHMENTS 1. Vicinity Map 2. Submitted Plans (label dated ) 3. Submitted Sign Package (label ) cc: Ron Underwood John Lueken Bickel Underwood Architecture McDonald s USA, LLC 3600 Birch Street, Suite Kilroy Airport Way, Suite 200 Newport Beach, CA Long Beach, CA 90806