HomeMy WebLinkAboutPlanning Comm Reports/1992/02/12 (7)
City Planning Commission
Agenda Item for Meeting of February 12, 1992
Page 1
4. PUBLIC HEARING:
Carl Karcher EnterDrises Inc. - ADDeal of DesiQn
Review Committee's decision to reduce the overall
Dl av structure mass and reauire additional
landscaDinQ imDrovements within and architectural
enhancement of the DroDosed addition area
A. BACKGROUND
On October 14, 1991, the Design Review committee considered a proposal
submitted by Carl Karcher Enterprises Inc. consisting of construction of
an outdoor eating area addition and installation of a 20'-5" by 16'-5" by
14'-10" high prefabricated play structure adjacent to the southeast
corner of a Carl's Jr. restaurant, presently located on the southwest
corner of Broadway and Naples Street.
Upon eva 1 uat i on of the submitted proposal, the Des i gn Revi ew Commi ttee
recommended that alternate play structure location, type, size and
screening solutions which would ensure proper architectural coordination
between the proposed outdoor eating/playground area and the existing
building and site design be considered and continued the item in order to
allow the applicant time to research and modify the project's design.
On December 16, 1991, the Design Review Committee considered a revised
project design which proposed placement of the playground/outdoor eating
area adjacent to the southwest corner of the restaurant structure,
replacement of the previously proposed yellow support member foam covers
with tan covers and reduction of the play structure's overall height by
22 inches. The new proposal featured a 28' -5" by 16' -5" by 13' high, and
substantially more massive than the one previously presented. play
structure.
Staff endorsed the rel ocat i on of the play structure/outdoor eat i ng area
but expressed concerns over height, mass, proportion and scale
relationships between the existing restaurant and the proposed play
structure apparatus.
The Design Review Committee, after hearing staff's presentation and the
applicant's request approved the revised addition proposal and imposed a
number of conditions in order to reduce visual impacts onto the existing
restaurant structure and improve the architectural compatibil ity between
the proposed play structure and the restaurant facil ity (see attached
December 16, 1991 DRC report).
The appl icant filed an appeal on January 3, 1992, seeking to retain the
28'-5" by 16'-5" by 13' high play structure and maintain the originally
proposed 18"-42" wide planter areas along the outdoor eating area
periphery as well as the 6 ft. high wrought iron fence design. Finally
the applicant requested elimination of condition "f" which required
additional landscaping amenities to be installed within the proposed
addition area.
The project is exempt from Environmental Review as a class 11(c)
exemption.
City Planning Commission
Agenda Items for Meeting of February 12, 1992
Page 2
B. RECOMMENDATION
1. Deny the appeal.
2. Approve the play structure/outdoor eating area design subject to the
conditions imposed by DRC.
C. DISCUSSION
The applicant's proposal involves construction of an 'outdoor eating area
and installation of a 28'-5" by 16'-5" by 13' high play structure
adjacent to the southwest corner of the exi st i ng Carl's Jr. restaurant
facility. The proposal also includes deletion of 5 parking stalls,
presently located along the south side of the restaurant structure,
rea 1 ignment of the exi st i ng dri ve-thru dri veway and el imi nat i on of an
additional parking space along the Broadway frontage.
The proposed site modifications will not substantially alter the existing
parking facility's functions or circulation patterns. However, the
proposed 28'-5" by 16'-5" by 13' high play structure, due to its
significant mass, height, and lack of screening will affect the overall
visual quality of the existing structure.
During the Design Review meeting of October 14, 1991, a number of design
modifications were recommended to be taken in consideration in order to
minimize the impacts of the originally proposed 20' -5" by 16' -5" by
14' -10" high play structure. Subsequently, a number of revisions were
made (see back9round section of this report) with the intent to diminish
the visual impact of the play structure. The modified proposal which was
presented to DRC on December 16, 1991 included a larger version (28'-5" x
16' -5" x 13' high) of the previously proposed (20' -5" x 16' -5" x 14' -10"
high) play structure, did not address satisfactorily neither the concerns
expressed by staff and the Design Review Committee relating to play
structure apparatus mass, and component colors or the outdoor eating
area/play structure landscaping modifications requested by the City
Landscape Architect.
D. ANALYSIS
The existing restaurant's architecture consists of a simple rectangular
building featuring attractive "Spanish/Mediterranean" style architectural
features and colorful accent awnings. The project site is located on a
corner parcel of a commercial center and is surrounded by driveways and
parking which makes the restaurant building highly visible from all sides.
The Design Review Committee and staff finds the currently proposed play
structure location to be acceptable and the least visually impacting onto
the adjacent structure since its placement will not obstruct any
significant architectural building features, however, it has been
concl uded that the proposed height, bul k, mass and proportions of the
City Planning Commission
Agenda Items for Meeting of February 12, 1992
Page 3
play structure are not compatible with those of the restaurant facility;
therefore, the Design Review Committee approved a 20' -5" (maximum) play
structure length and 16' -5" (maximum) width, as previously presented by
the applicant, and limited the play structure's overall height to a
maximum of 9 ft, in keeping with the maximum height of other play
structures currently existing in conjunction with similar restaurant
facilities throughout the City.
A 5 ft. (min.) wide landscape strip was required to be provided, along
the perimeter of the proposed addition, in conjunction with supplemental
planter areas within the outdoor eating area. The City Landscape
Architect has concluded that the requested landscaping strip width and
planters are necessary in order to accommodate shrubs and tree species
which could provide substantial screening of the play structure, and
buffer the proposed outdoor eating area from the adjacent parking
facil ity.
Finally, the Design Review Committee, upon evaluation of the building's
location and attractive architecture, found that an enhanced fencing
design would contribute to the aesthetic qual ity of the project, would
create a unified image and visually link the main building structure with
the proposed outdoor addition area. Therefore a low stuccoed wall,
pilasters and decorative fencing design, consistent with enhanced fencing
solutions currently utilized by similar establishments throughout the
City of Chula Vista, were required to be incorporated within the proposed
playground/outdoor eating area fencing design.
The Design Review Committee and staff finds the imposed conditions of
project approval imperative in order to mitigate visual impacts onto the
adjacent restaurant structure and ensure proper architectural
coordination between the proposed outdoor eating/playground area, and the
existing building and site design. Consequently, staff is recommending
that the appeal be denied and that the project be approved subject to the
conditions imposed by the Design Review Committee.
D. Findings
The Design Review Committee has based its decision on the principles and
standards of the Design Manual as follows:
1.
The hei ght, bul k, mass and
compatible with the site,
structures.
pro port i on of all structures shoul d be
as well as in scale with adjacent
The proposed pl ay structure is not archi tectura lly compat i bl e in
terms of mass, bul k, height or scal e with the exi st i ng restaurant
facil ity.
2. Landscaping shall meet the standards of the Landscape Manual of the
City of Chula Vista, and shall enhance the architectural features of
the project.
City Planning Commission
Agenda Items for Meeting of February 12, 1992
Page 4
The 1 andscapi ng stri pal ong the perimeter of the proposed outdoor
eating/playground area will not accommodate the type and number of
1 andscapi ng materi a 1 s requi red to attai n substant i al screeni ng of
the play structure and provide a buffer between the proposed
addition and adjacent parking facility.
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CARLS JR.
1100 BROADWAY
,l LOCATOR
. PLAYGROUND AND
) OUTDOOR EATING AREA
",
DRC-91-66
RESOLUTION NO. DRC-91-66
RESOLUTION OF THE CITY OF CHULA VISTA DESIGN
REVIEW COMMITTEE REGARDING AN ADDITION PROPOSAL
FOR THE CONSTRUCTION OF AN OUTDOOR EATING AREA
AND INSTALLATION OF A PLAY STRUCTURE AT 1100
BROADWAY
WHEREAS, on December 16, 1991, the Chula Vista Design Review
Committee considered a request submitted by Carl Karcher Enterprises, Inc. to
construct a 40-seat outdoor eating area and install a 28'-5" by 16'-5" by
13'-0" high play structure at their existing Broadway and Naples facility
(1100 Broadway); and
WHEREAS, the Design Review Committee heard testimony from the
appl i cant concerning the merits of the project and Pl anni ng Department staff
presentation in opposition of the proposed play structures mass screening and
design; and
WHEREAS, the Design Review Committee considered all of the design
principles and standards set forth in the Chula Vista Design Review Manual,
and the Committee did, on December 16, 1991, voted by unanimous consent to
approve the proposed play structure 1 ocat i on and condit i ona lly approve the
requested play structure and outdoor eating area design on the basis that:
1. The height, bulk, mass and proportion of all structures should
be compatible with the site, as well as in scale with adjacent
structures.
2. Landscapi ng shoul d meet the standards of the Landscape Manual
of the City of Chula Vista and should enhance the architectural
features of the project.
In reviewing the principles and standards of the Design Manual, the
Committee determined that the subject play structure design and outdoor eating
area 1 ayout was not in comp 1 i ance with the adopted des ign standards and was
not consistent with similar additions to existing restaurant facilities
throughout the City of Chula Vista.
NOW, THEREFORE, the Committee approved the proposed outdoor eat i ng
area/play structure design as conditioned and modified by DRC
PASSED AND UNANIMOUSLY approved by the Design Review Committee of
Chula Vista, California, this 16th day of December 1991.
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Chair
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DATE: 10-14-91 SCALE:l/4"=l'O" VlEJ:PW
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City of ChulA Vista
Planning Department
Date ReceIved /--5-97
Fee Pa 1 d ." :7 ,>l'?, -
Receipt No. /~7/-/<:"
Case No: "P'c- 9/-/Htr
Appeal Form
Appea1 from the decision of: LJ Zoning LJ P1annlng ~DeSign Review
- Administrator Commission Committee
Appellant: Carl j(c;;{'GIJcr En/. Inc. Phone 7/4/49/-4351
Address: Po, Sex 4999 ) .Anahe/m ,04 926(')5
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Request for: Desl Re.-j"ei{) ce'l)dl-!7or;s a 6 d qt ;F
xamp : 20ne change, var ance, esign review, etc.
Please state where1n you believe there was an error 1n the decision of C 2A CPC !B'6RC
for the property located at: 1/00 /;3rc;o;da:a,-/
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To: Plann1ng Department Date Appeal
Case No: WC-"fl-~,," Date of decision: 12/;~/41
Fl1 ed :
1;~1191
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Receipt No: J~~/h
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The above matter been scheduled for public hearing before the:
Phnn1ng COI1l111ssion Cit~ Council on ~ ~ /'l9~
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annlng ommissi~n Seere ry
C1ty Clerk
(Th1S form to be filed 1n triplicate.)
Pl-60
Rev_ lZlS3
DESIGN REVIEW COMMITTEE
Summarv Staff Reoort
CASE NO. DRC 91-66
MEETING DATE: December I6, 1991 AGENDA NO. ~
BRIEF PROJECT DESCRIPTION: Addition of Dlavoround and outdoor eatino area to
existino fast food restaurant
PROJECT NAME & LOCATION: Carl's Jr.. lIOO Broadwav
PROJECT APPLICANT: PKS Chula Vista Association
2550 Fifth Avenue. Suite 629, San Dieao, CA 92103
A. Environmental
Thi s project is categori ca lly exempt from envi ronmenta 1 review, Class
Il(c) .
B, Recommendation
1. Approve, deny or continue this item as deemed appropriate. The
recommended conditions of approval are as follows:
;e.
a.
The play structure's width and length shall not exceed 20'5" x
16'5" respectively and its height shall be limited to a maximum
of 9ft.
A 5 ft. wide (min.) plantable landscape strip area shall be
provided along the playground/outdoor eating area perimeter.
A comprehensive landscaping plan shall be submitted to the City
Landscape Architect for review and approval.
A low stuccoed wall, pilasters, and decorative fencing shall be
incorporated within the proposed playground's fencing design.
A wood trellis structure shall be incorporated within the
design of the outdoor eating area in lieu of the proposed table
umbrellas,
b.
c.
d,
f.
A combined planter/seating area design shall be utilTzed within
the proposed addition area,
'Additional sign information shall be submitted to staff for
further review.
g.
DRC-91-66
Page 2
C, Proiect Settino
The proposed playground and outdoor eat i ng area will be added onto an
existing Carl's Jr. restaurant facility, currently located at the
southwest corner of Broadway and Naples Street, and will be surrounded by
the Price Club commercial center parking facility,
D. Proiect DescriDtion
The proposed 1168 sq. ft. fenced, open-air addition will be utilized as a
playground and outdoor eating area by Carl's Jr, restaurant patrons. The
appl icant proposes to install a 28' -5" by 16' -5" by I3' high
prefabricated playground structure, and to provide seating for 40
additional customers within the proposed outdoor eating area. Minor
interior remodeling, realignment of the drive-thru driveway entrance and
landscape modifications are also included as part of this proposal.
E. Proiect Backoround
On April IS, I989, the Planning Department approved the building design
for the 2,600 sq. ft. Carl's Jr, fast food restaurant presently located
at the southwest corner of Naples and Broadway. The approved plan
accommodated seating for 76 customers and allocated 33 parking stalls of
the overall retail center's parking facility for the restaurant's use.
On October I4, 1991 the Design Review Committee reviewed a proposal for
the installation of a 20'-5" by I6'-S" by 14'-IO" high prefabricated
playground structure (see Exhibit "B"), and outdoor eating area addition
for 12 additional customers. The Design Review Committee continued the
item to allow the applicant time to consider different alternatives
relating to playstructure placement, type and size, and suggested that:
a. The outdoor eat i ng/pl ayground area shoul d be moved to the westerly
side of the building in order to minimize obstruction of the
southeast portion of the building.
b. The pl ay structure should be Tower and more proportionate with the
existing building,
c, The play equipment colors should be changed to more subdued colors.
d, The play equipment mass should be reduced to create:-a better
relationship between the proposed play structure and the existing
restaurant facility.
The applicant has relocated the play equipement/outdoor eating area
towards the westerly portion of the building, has changed the
playstructure support member foam covers to tan and has reduced the play
structure's overall height by approximately 22 inches. Although the
aforement i oned changes have been made with the intend to dimini sh the
-
DRC-9I-66
Page 3
visual impact of the play structure, the currently proposed, larger
version of the previously submitted playstructure, does not address the
concerns previously expressed by staff and the Design Review Committee
reliting to playstructure apparatus mass, component colors, and amount of
landscaping within and along the perimeter of the proposed addition. The
recommended conditions of approval address the aforementioned concerns
and will reduce visual impacts from the public right of way to an
acceptable level, .
F, Proiect Analvsis
1, Site Plan/Parking
The playground and outdoor eat i ng area add i t i on is proposed to be
pl aced adjacent to the southwest corner of the exi st i ng restaurant
structure, adjacent to the main entry. The proposal includes
deletion of 5 parking stalls, presently located along the south side
of the restaurant, realignment of the exi st i ng drive-thru driveway
and el imination of an additional parking space along the Broadway
frontage.
The restaurant's seating capacity will be altered as a result of the
proposed modification as follows:
Existing indoor seating
Indoor seating to be removed
Total indoor seating
Outdoor seating to be added
Total indoor and outdoor seating
74
.....3.
71
40
11 I seats
Forty-four parki ng spaces will be requi red to be all ocated to the
restaurant's use, based on a ratio of one parking stall per 2.5
permanent seats.
An existing parking facility evaluation for the Price Club Plaza has
i ndi cated that the exi st i ng number of stalls exceed the mi nimum
parking requirement by 330 stalls. Therefore, the additional
seating and removal of six parking stalls will not substantially
impact the parking facility, since the facility will still provide
310 parking stalls in excess of the minimum requir~~ent (see
attached evaluation of existing parking requirement, Exhiblt "A").
2, Landscaping
The Landscape Architect has reviewed the submitted plans and has
indicated that additional landscaping should be provided within and
along the perimeter of the playground area. Vertical tree form
species should be included within the proposed landscape palette in
order to enhance the proposed addi t ion's perimeter area and screen
DRC-91-66
Page 4
the play structure, Staff recommends
irrigation plan, addressing the above
submitted to the Pl anni ng Department for
--prior to the issuance of building permits,
3, Fencing
The proposal under consideration includes installation of a six foot
high steel tube fence along the playground and outdoor eating area
perimeter. Staff recommends that low-profile, solid wall sections
and/or pilasters be incorporated within the proposed fence design in
order to create a unified image and visually link the main bUilding
structure with the proposed outdoor addition area.
that a 1 andscape and
ment i oned concerns be
final review and approval
4. Signage
The addition proposal includes a request to approve the following
signage within the playground/outdoor eating area.
a. A playground rules sign, and
b. an unspecified number of logo "Happy Stars".
Staff recommends that specific information relating to proposed sign
dimensions, locations and number of signs be provided to staff for
further review.
5. Playstructure
a. Location
The placement of the previously proposed pl ayequi pment
generated concerns due to visual impacts onto the existing
restaurant facility and exposure of the playstructure from the
publ ic right-of-way. Staff finds the currently proposed pl ay
equipment location to be acceptable since it will not
signi fi cantly affect the appearance of the exi st ing restaurant
from the public right of way and allows for potential expansion
of the landscaped areas along the perimeter of the proposed
addition.
b. Design
.::~
During the Design Review meeting of October 14, I991 a number
'of design modifications were suggested by staff and were
recommended by the DRC to be taken in consideration in order to
minimize the impacts of the previously proposed 20'-5" by
I6' -5" by the I4' -10" high playstructure, (See recommendations
under the background section of this report.) The applicant
has changed the playground equipment support foam covers from
{
ORC-91~66
Page 5
yellow to tan
but simil ar
playstructure.
Staff has concluded that although the currently proposed
structure is approximately 22" lower than the one previously
presented, it is more massive and exceeds the previously
proposed length by 8 ft. Staff recommends that in order to
create a proportionate rel at ionshi p between the pl ay structure
apparatus and the restaurant facility, the playstructure's
length and width should not exceed those previously proposed,
its height should be 1 imited to a maximum of 9 feet and the
roof gable element should be removed:
and is currently proposing to install a larger
version of the previously proposed modular
6, Outdoor Eating Area.
An outdoor eating area is proposed to be incorporated within the
playground area addition. Staff has concluded that the additional
40 seats will not significantly impact the existing parking facility
and endorses the proposed seating capacity increase for the existing
restaurant facil ity (see discussion under the parking section of
this report).
Staff fi nds that the proposeCl outdoor eating area will become a
significant component of the restaurants operation and therefore it
warrants further archi tectural enhancement in order to establ i sh a
visual linkage between the existing structure and the proposed area,
Staff recommends that a wood trellis should be incorporated within
the playground/outdoor eating area design in conjunction with a
decorative low-wall enclosure to further enhance the proposed
addition and develop it in a manner that would create a unified
appearance. The Landscape Architect has recommended that additional
landscaping should be provided within the outdoor eating area
addition. Design review staff encourages the use of a freestanding
planter/seating area design which could provide the seating needed
and woul d incorporate the des ired 1 andscapi ng wi thi n the proposed
addition area.
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EXHIBIT "An
prALUATION OF P.ARKING REQUIREMENTS
WCE CLUB PlAZA
CHULA VISTA, CA
. August S, 1991
USE iQ.,.fT JSEA TING
Carl's Jr. 76 seats
Siln 13,100 S.F.
Furnishing Club 14,480 S.F.
Home Club 114,648 S.F.
Levitz Furniture 64,800 S.F.
Price Bazaar 34,350 S.F.
Price Club 102,000 S.F.
Price Club expansion 952 S,F.
Price Club Tire ' 2,715 S,F.
TOTAL NUMBER
~G RATIO OF SPACES REO'D.
1/2.S Kats
30
TOTAL PARKING SPACES REQUIRED:
1/200 S.F. 66
1/600 S.F. 24
11200 S.F. 573
1/600 S.F. I08
11200 S.F. 172
11200 S.F. 510
11200 S,F. S
1/400 S.F. 7
1,495
1,825
330
TOTAL PARKING SPACES PROVIDED:
TOTAL PARKING SPACES IN EXCESS:
Parking ratio requirements taken from Section 19.62.050 of the Zoning Ordinance,
City of Clula Vista, as well as determination of Planning Staff.
Submitted by:
Nancy Patterson
Site Development Manager
Carl Karcher Enterprises
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THE CID -' CHULA VISTA PAR1Y DISCLOS E STATEMENT
Statement of disclosure of certain ownership interests, payments, or campaign contributions, on all matters
which will require discretionary action on the part of the City Council, Plannjng Commission, and all other
offidal bodies. The following information must be disclosed:
I. List the names of all persons having a financial interest in the contract, i.e., contructor,
subcontraytpr, material supplier.
Car I ~rcher 6? i, Inc.
~ If any person identified pursuant to (I) above is a corporation or partnership, list the names of all
individuals owning more than JOo/c of the shares in the corporution or owning any partncrship
interest in the partnership.
Carl Karc~er
3. If any person identified pursuant to (1) above is non-profit organization or a trust, list the names
of any person serving as director of the non-profit organization or as trustee or beneficiary or
trustor of the trust. N, A .
4. Have you had more than $250 worth of business transacted with <lny member of the City staff,
Boards. Commissions, Committees and Council within the past twelve months? Yes
No A If yes, please indicate person(s):
5. Please identify each and every person, including any agents, employees, consultants or independent
contractors who you have assigned to represent you hefon: the City in this matter.
Lore/1:Ze:. Reye.s
(). Have you and/or your officers or agents, in the aggregate, contributed more than $ J ,000 to a
Councilmember in the current or preceding election period? Yes _ No)<., If yes, state which
Councilmember(s):
Pl'T";1 In is (h.:fincd as: "Any indil'iduul, firm, co-pnr01C'rsllip, joim ven/ure, association, social duh, !rmcn1t1I?>rg(l1Iizmiolf, corpomfinff,
('~"(/I('. IruST, f('c('h'er, ~y"dic(l(", fllis and finy ollll'r COIIIIIY, eil)' and COlinO)', ciry, mllllieipalr.,)', di.uriC( or DIll", poti/kat subdil'is;o/1,
or JIH)' or/If:r ,.;rOllp or romhilllllioll acting {I.'i n l/1Ii,:
(NOTE: Allach additional r~.!!cs :,s nce'c.""'r\')
D:lte: ..3~ZS-'1/
1.\ :. :.\DISCI.USI'..T:-(TJ
Si 11:1 life or t. )nl :lctor/applll':HlI L
~zo
Ct!5Jr/ ;..(arc.he.r &nJ, Inc. Reyes
Print or type' 1I:ll1le or ('Olltral'10r,':lpplir:HlI
Ilt('\t\l'J: II .tll ')('1
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