Architectural Review Commission
staff report
March 16, 2017
Item 3
TACO BELL RESTAURANT REMODEL AND NEW SIGNAGE
500 CONTRA COSTA BOULEVARD
PLN 16-0348
Project Planner:
Jeff Olsen, (925) 671-5206, [email protected]
Applicant:
Bianca Rocha, Marks Architects, 2643 4th Avenue, San Diego, CA
92103
Owner:
Sandy Singh, 6500 Dublin Blvd, Suite 200-F, Dublin, CA 94568
I.
INTRODUCTION
A.
Project Request
Public hearing to consider approval of an Architectural Review Permit for an
exterior remodel and color change to an existing 2,264 square foot restaurant
facility. In addition, the applicant would provide improvements to the existing
drive-through facility and existing parking facility, including a new trash
enclosure (to be located on the adjacent commercial site, County Square Shopping
Center at 508-510 Contra Costa Blvd.). Furthermore, the drive-through facility’s
entrance would be equipped with a new canopy (over the ordering box) and a new
height clearance bar. Lastly, the applicant’s Sign Permit proposes to: (1) install
three new wall signs, placed one each, on the east, south and north building
elevations, (2) provide sign face replacements in an existing double-faced
monument sign, and (3) replace the site’s freestanding directional signage.
B.
Background
On March 1, 1988 the Planning Commission approved Use Permit application no.
UP 88-489 for a new Taco Bell restaurant with a drive-through facility and site
improvements to include parking and landscape. In addition, the Commission
approved Variance 473-88 waiving the requirement of up to five (5) off-street
parking spaces (requiring the provision of at least 16 total parking spaces) and
relaxing a front yard setback requirement for a trellis feature on the east building
elevation (along Contra Costa Boulevard).
On April 6, 1989 the Architectural Review Commission approved (final plans) for
Architectural Review application no. ARC 88-669 for a new Taco Bell restaurant
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with a drive-through facility and site improvements to include parking and
landscape.
On November 15, 2001, and on January 3, 2002, the Architectural Review
Commission approved application nos. ARC 01-020 and S 01-011 which
included: (1) new wall signs, (2) a monument sign face replacement, (3) new
menu board sign faces, and (4) new directional signs, in order to display the new
corporate design changes which involving a merger between Taco Bell and Pizza
Hut Express.
On November 18, 2010, the Architectural Review Commission (ARC) approved
Architectural Review Permit ARC 10-027 and Sign Permit S 10-028 for a color
change to the building and new/modified signage. Note: In accordance with ARC
condition of approval 1.4, a Landscape Maintenance Agreement was recorded at the
Contra Costa County Recorder’s office on January 7, 2011.
C.
Project Location
The .35 acre (approximate 15,500 sf) project site is located on the southwest
corner of the intersection at Second Avenue South and Contra Costa
Boulevard. Assessor Parcel Number: 125-050-013
II.
GENERAL INFORMATION
A.
General Plan
The property is designated Commercial and Retail.
B.
Zoning
The site is currently zoned RB - Retail Business.
C.
Site Description and Existing Land Use
The approximate 15,500 square foot (.35 acre) project site is currently developed
with 2,240 square feet of gross floor area consisting of one single-story restaurant
building. The project site is developed with a drive-through facility, landscape
and a 15-space parking lot. Site topography is relatively flat with no unique
topographical features.
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D.
E.
Page 3
Surrounding Uses
NORTH
SOUTH
ZONING
Contra Costa County (Pacheco)
RB – Retail Business
EAST
RB
WEST
RB
USES
California Casino
County Square
Shopping Center
O’Reillys Auto
Store
County Square
Shopping Center
CEQA Status
Pursuant to section 15301 & 15311 of the Guidelines for the Implementation of
the California Environmental Quality Act of 1970, as amended, the proposed
project is determined to be a Class 1 and Class 11 categorical exemption because
the project includes a remodel to an existing restaurant facility (with no additional
floor area to the building and no modifications to the existing parking facility or
landscape areas), and new/modified on-premise signage, and thus it would not
have a significant impact on the environment.
F.
Public Notice
Public noticing was sent to all property owners within 300 feet of the project site.
To date, no public comments have been received.
III.
PURPOSE AND SCOPE OF REVIEW
A.
Purpose
The purpose of architectural review is to evaluate the interdependence of property
values and aesthetics, and to provide a method to promote sound land use
development. More specifically, architectural review is intended to:
1. Ensure excellence of architectural design;
2. Ensure that siting and architectural design of structures, including their
materials and colors, are visually harmonious with surrounding development
and with the natural landforms and vegetation of the areas in which they are
proposed to be located;
3. Ensure that plans for the landscaping of open spaces conform with the
requirements of this chapter and that they provide visually pleasing settings
for structures on the site and on adjoining and nearby sites, and blend
harmoniously with the natural landscape; and
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4. Prevent excessive and unsightly grading of hillsides, and preserve natural
landforms and existing vegetation.
5. Ensure substantial compliance with City Wide Design Guidelines.
The Architectural Review Commission will consider the following elements in
evaluating a sign permit application:
Signage
1.
2.
3.
4.
5.
B.
Ensure sign visibility and legibility, including letter height and legibility,
contrast background relationship, placement and location, and the impact of
other signs in the vicinity, and the average travel speed on adjacent streets.
Intensity of sign illumination of both the proposed sign and other signs in the
vicinity, and other light sources such as street lights or canopy lights.
The relation of the signs to the architectural design of the building. An
attractive scale between the sign, the building and the immediate
surroundings shall be maintained.
Ensure the graphic design of a sign, including emphasis on simplicity, style,
trademarks or business identification and use of symbols.
Ensure substantial compliance with City Wide Sign Design Guidelines.
Design Guidelines
The Architectural Review Commission will determine whether the proposed
project is in substantial conformance with the City-Wide Design Guidelines to
achieve a quality, well-designed project that enhances the existing building and
the neighborhood.
IV.
ANALYSIS
A.
Architecture and Signage Improvements
Architecture

Entire building would receive a new stucco treatment. The building currently has
a rough stucco finish; the new finish would be similar.

The building’s exterior walls would be painted a shade of medium grey Grizzle
Gray (Sherwin Williams) on the upper wall elevation, and a shade of dark grey
Iron Ore (Sherwin Williams) on the lower wall elevation. The parapet caps, and
metal coping on the fiber cement paneled fascia feature, would also be painted
Iron Ore. Iron Ore would also be used for the overhead canopies, the kitchen
door and other accent features.

Pre-rusted panels would be placed on the upper wall-sections of both customer
entrance towers to serve as a background for the wall-mounted signs.
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
A 3.5-foot high accent band would extend across the east building elevation, and
wrap around the southeast and northeast building corners, to extend along a
portion of both the south and north elevations. The accent band would have a
dark grey color (“Smoke”) and feature horizontal fiber cement panels mounted
flush with one another.

New “tower legs” would be provided, at each of the two entrances, by encasing
the existing rounded support columns within a 90-degree column. The surface of
new columns would be stucco, painted with an off-white/yellowish shade Natural
Choice (Sherwin Williams) on the upper area and Iron Ore on the lower
elevation. A new tower element, to match the two entrance towers, would also be
provided on the south elevation above the drive-through pick-up window. (see
Attachment C – Plansheet A5.0)

Existing anondized-bronze aluminum window and door systems would remain
unchanged.

The existing terra cotta Spanish-style roof tiles would remain unchanged.

New trash enclosure (10’ high x 9’ deep x 13’ long) consisting of split-face CMU
block walls painted Grizzle Gray (Sherwin Williams) to match the main building
color, with a metal gate and metal roof, each painted Status Bronze. The trash
enclosure would be placed entirely on the adjacent property, due to site
constraints on the project site, resulting in a minimal loss of landscape on both
sites and the loss of two parking spaces on the County Square Shopping Center
site.

New metal canopies, painted Iron Ore, over each of the two restaurant entrances
and over the drive-thru pick-up window. The two metal canopies, one each, over
the two restaurant entrances would each have a depth of 1-foot 2 inches while the
metal canopy over the drive-through window would be 3.5-feet deep. (see
Attachment C – Plansheet A5.0)

A strip of white LED lighting is proposed to be provided under the fascia on the
entirety of the east (front) elevation and along a portion of the south and north
elevations (nearest to Contra Costa Blvd). The LED light strip is also proposed to
frame the two wall sign openings above each of the restaurant entrances. (see
Attachment C, for LED design details on plan sheet A6.1, and see Attachment E
for photos of existing Taco Bell site with LED strip feature)

Paint all existing building/roof-mounted floodlights Iron Ore.

All existing roof-mounted mechanical equipment to remain, as is.

Exterior demolition plan (D3.0) indicates existing architectural features to be
eliminated/modified (i.e. step-up fascia features, rounded tower support columns,
etc.)

Green Building Methods are included on Plan Sheet T1.1 (see Attachment C).
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Site Improvements
 Patch and repair parking lot/drive-through facility asphalt where damaged and provide an
overlay.
 Restripe/repaint all parking stalls, ADA symbols and paths of travel, directional arrows
and directional text (i.e. “drive-thru” and “exit only”)
 Loss of 25 square feet of landscape due to displacement of new trash enclosure and
expanded sidewalk (adjacent to north side of restaurant building) to comply with ADA
pedestrian-access standards
 New 10-foot tall bronze metal canopy, over the ordering box, at the entrance of the drivethru facility. Attached to the support post will be a 20-watt up-light.
 New 9-foot high clearance bar at the entrance of the drive-thru facility. The 10-foot tall
support post will be bronze metal and the 9-foot high horizontal clearance bar will be
yellow.
Signage

Three wall-mounted signs, one each on the south, east and north elevations, consisting of
the following:
a. All Three Wall Signs: One set of white LED internally-illuminated 14-inch tall by
3-inch deep channel letters, reading Taco Bell, to be mounted atop a metal
canopy feature. The sign copy reading Taco Bell would have a total length of 8feet 6-inches. Letter returns and trim caps would each be black. Note: The 6inch high fascia of each canopy would be internally-illuminated by white LED
lights.
b. All Three Wall Signs: One LED internally-illuminated 3-foot 6-inch high x 3-inch
deep x 3-foot 10-inch long corporate Bell logo. The bell graphic logo would be
white with two shades of purple. The logo would be wall-mounted behind, and
above, the sign copy reading Taco Bell. Note: The two Bell logos, one each,
over the two entrances would also be halo lit.
c. Sign Area: Each of the three wall-mounted signs, would consist of 22 square feet
of sign area, for a total 66 square feet of wall sign area for the entire building.

A sign face replacement, for one existing double-face monument sign, located in a
landscape area situated in the northeast corner of the project site. The existing sign
cabinet would not be expanded. The new sign faces would consist of the following:
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a. Sign Faces: The two sign faces would each display a white background, with a
purple bell graphic logo on the top, black sign copy reading Taco Bell in the
middle, and a purple field with white sign copy reading Breakfast along the
lower portion of the sign face.
b. Sign Cabinet: The 3-foot 9-inch high by 5-foot 3-inch long sign cabinet would
be painted black.
c. Sign Area: Each of the two sign faces, would consist of 15 square feet of sign
area, for a total 30 square feet of wall sign area for the entire building. Note:
The RB zoned site is allowed a maximum 32 square feet, per sign face, or a total
64 square feet of sign area for double-faced signs. Thus, the proposed sign face
area is compliant with City standards.

Menuboard - The menu-board, and menu-board sign face, would remain “as is”

Directional Signage
a.
The existing double-faced directional sign, reading Enter and Thank You, in the
northwest corner of the site would be replaced with a new directional sign. The
sign height is proposed to be 47-inches and the sign face area is proposed to be 4
square feet. Sign copy will read Drive-Thru and Thank You.
b.
The existing double-faced directional sign, reading Exit and Exit Only, in the
southeast corner of the site would be replaced with a new directional sign. The
sign height is proposed to be 47-inches and the sign face area is proposed to be 4
square feet. Sign copy will read Exit and Do Not Enter.
Staff Analysis
Building Architecture & Color Change: The proposed architectural modifications, and
color change, would provide the site with Taco Bell’s new corporate image in addition to
updating and freshening the food service building. Architectural changes would include
new fascia materials, encasing of the existing rounded support-columns, and elimination
of the existing “step-up” fascia features. Lastly, the new corporate colors provide a more
subdued appearance to the exterior of the building, than that of the current multi-color
palette.
Trash Enclosure: The site currently has no enclosure for the large trash receptacles
serviced by the solid waste pick-up vehicles. Therefore, due to site constraints, the
project site owner has executed an agreement with the adjacent property owner (County
Square shopping center) to place the restaurant’s trash enclosure entirely on the adjacent
site, but abutting the common property line between the two sites. As a result of the
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enclosure’s location, solid waste vehicles would be able to access the trash enclosure
from the Taco Bell site, without displacing parking spaces or obstructing drive aisles.
The trash enclosure, and proposed hardscape apron to access the trash enclosure, would
displace minimal landscape area (approximately 25 square feet) on each of the two sites
and would displace two parking spaces on the County Square shopping center site.
However, the County Square shopping center currently has 273 parking spaces where the
site is required (in accordance with Section 18.55.030A of the Zoning Ordinance) to
provide a minimum 208 parking spaces. Therefore, the retail center currently has a
surplus of 65 parking spaces, and with the loss of two parking spaces would have a
surplus of 63 parking spaces. Furthermore, the minimal loss of site landscape area would
still result in compliant site landscape coverage (minimum 25%) for each of these two
Retail Business zoned sites.
The color of the metal gate is not “called out” on the plans, although the applicant has
verbally indicated that it will match the proposed Status Bronze color of the enclosure’s
metal roof. Secondly, the color of the CMU split-face walls is not indicated on the plans,
although the applicant has indicated that it will match the Grizzly Gray color of the main
building. Third, to date, a color sample of Status Bronze has not been provided for the
Commission’s review (see Condition 1.1). Lastly, since the trash enclosure would be
located on a site that is not owned by the applicant, staff recommends that a Deed
Restriction be executed and recorded at the Contra Costa County Recorder’s office to
ensure that the enclosure will not be removed/modified in the future (see Condition 1.2).
Note: On November 18, 2010, the Architectural Review Commission (ARC) approved
Architectural Review Permit ARC 10-027 and Sign Permit S 10-028 for a color change to
the building and new/modified signage. Furthermore, the property owner was required to
comply with Condition 1.8 below.
An Architectural Review permit request for an extensive remodel and associated site
improvements, to include development of a trash enclosure to accommodate the large
trash receptacle, shall be submitted no later than December 1, 2011. In the event that
the applicant does not propose the remodel by that date the applicant shall submit
plans for development of the trash enclosure no later than Thursday December 1,
2011. Lastly, the trash enclosure shall be installed, in accordance with City approved
plans, no later than Thursday March 1, 2012.
As a result, the trash enclosure proposed by the property owner, is a requirement
associated with a past Architectural Review Permit condition of approval.
Trash Receptacles: The site provides two smaller trash receptacles for customer usage.
The two trash receptacles are currently painted tan/beige to match the existing building’s
primary color. However, the proposed plans do not indicate a color for the existing trash
enclosures. Therefore, staff recommends that the trash receptacles be painted a color(s) to
match the ARC approved color(s) of the restaurant building. (see Condition 1.3).
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Building-Attached LED Light Strips: The ARC has taken various actions, regarding past
proposals for LED lighting features, which are primarily provided as “attention-getting
devices”. More specifically, some LED strip proposals have been denied in their entirety,
some approved as proposed, and some modified accordingly. The proposed white LED
light strips would provide a “highlight” feature, around the wall-mounted signage above
each of the two restaurant entrances, and also along the bottom of the fascia element
exhibiting the horizontal fiber cement panels. As a result, staff recommends that the
Commission consider this portion of the proposal and provide direction regarding the
applicant’s proposal. Lastly, staff recommends that in the event of an approval, that the
Commission condition the LED light strips so that they do not contain an ability to
“flash” (or provide movement of any type) or have the ability to change color. Photos of
existing Taco Bell sites, exhibiting the proposed LED lighting strips, is provided in
Attachment E. (see Condition 1.4).
Parking: On March 1, 1988 the Planning Commission approved Use Permit application
no. UP 88-489 for a new Taco Bell restaurant with a drive-through facility and site
improvements to include parking and landscape. In addition, the Commission approved
Variance 473-88 waiving the requirement of up to five (5) off-street parking spaces
(requiring the provision of at least 16 total parking spaces) and relaxing a front yard
setback requirement for a trellis feature on the east building elevation (along Contra
Costa Boulevard). Lastly, in order to comply with ADA standards, a van accessible
parking space was provided in the past which reduced the total number of on-site parking
spaces to fifteen (15). As a result, the legal non-conforming parking provisions is the
primary reason why the new trash enclosure is proposed to be located on the adjacent site
to the west (County Square shopping center); and thus no parking spaces are currently
proposed to be modified/eliminated.
Deficient Landscape: Existing areas of the sod lawn are in need of repair/replacement and
an existing planting area consists only of wood bark. More specifically, one landscape
planter in the northwest portion of the parking facility could accommodate no less than
two medium-sized trees (i.e. Crepe Myrtles), as it is currently barren of any plant species.
In addition the trees, this area could also accommodate some shrubs and/or groundcover.
Therefore, staff recommends that these deficient areas be improved in accordance with
the ARC direction (see Condition 1.5).
Landscape Maintenance Agreement: In accordance with ARC condition of approval 1.4
(associated with Architectural Review Permit ARC 10-027), a Landscape Maintenance
Agreement (LMA) was recorded at the Contra Costa County Recorder’s office on
January 7, 2011. In addition, the current remodel proposal includes only minor landscape
modifications. Lastly, the LMA recorded in 2011 is applicable to the current (and future)
property owners since it is a recordation on the property. For the above mentioned
reasons, staff recommends that the current LMA remains applicable to the site’s
landscape plan.
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Proposed Wall Signage Two internally-illuminated wall signs would be replaced, with
three new wall signs, as follows: (1) one wall sign on the east elevation facing Contra
Costa Boulevard (2) one wall sign on the north elevation facing the parking facility and
Second Avenue South, and (3) one wall sign on the south elevation facing the County
Square shopping center. Total proposed wall sign area would be 66 square feet where
Section 18.60.40 of the Zoning Ordinance allows a maximum 66 square feet of sign area.
Proposed Wall Sign Depth: All three sets of the proposed 3-inch deep channel letters
reading Taco Bell, and the 3-inch deep flush-mounted bell logo cabinet on the south
building elevation, are compliant with the maximum 6-inch depth allowance contained in
the Sign Ordinance. However, the two 3-inch deep bell logo cabinets proposed to be
located on the east and north elevations, would be spaced 5-inches from the face of wall
for a total sign depth of 8-inches. As a result, the proposed sign depth of these two bell
logo cabinets would not be compliant with Section 18.60.50(G) of the Zoning Ordinance.
Therefore, staff recommends that revised plans be provided to indicate a total sign depth
not to exceed 6-inches, as measured from face of wall to the wall sign component furthest
from face of wall (see Condition 1.6).
Proposed Monument Sign Face Replacement: The stone veneer base, of the monument
sign, will remain unchanged. However, the reddish-purple sign cabinet would be painted
black and two new sign faces would be installed into the existing double-face monument
sign cabinet. The existing sign area, of each sign face, is approximately 40% white, while
the proposed sign faces would be approximately 65% white. In the past, ARC policy has
discouraged the use of white sign faces in internally-illuminated sign cabinets. As a
result, staff recommends that the proposed amount of white sign face area be reduced or
modified. Alternatively, the proposed white sign face area could consist of an opaque
white/off-white to reduce glare to the greatest extent possible.
Proposed Sign Copy on Monument Sign: The current double-faced monument sign
displays sign copy reading Taco Bell on each side. The proposed sign face replacements
would each read Taco Bell (primary sign copy) and Breakfast (secondary sign copy). In
the past, ARC policy has typically determined that secondary sign copy which advertises
an offered product/service, to be extraneous. In addition, any such product/service is
subject to elimination in the future and thus would render the sign copy obsolete.
Therefore, staff recommends that the ARC provide direction regarding the necessity for
the sign copy reading Breakfast.
Proposed Directional Signs: There are two existing directional signs on the project site
approximately 2.5 to 3-feet in height. One directional sign is located in the southeast
corner of the site, to accommodate the drive-through aisle exit, and reads Exit Only on
one side and Exit on the other side. The new directional sign is proposed to be 47-inches
tall and the sign face area is proposed to be 4 square feet. Sign copy would read Exit and
Do Not Enter. Note: the existing directional sign in this area is moderately damaged.
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The second directional sign is located in the northwest corner of the site to accommodate
the access point off of Second Avenue South. The sign reads Enter on one side, to
accommodate eastbound traffic on Second Avenue South. The other side reading Thank
You is viewed while exiting the site onto Second Avenue South. The new directional
sign, in this area, is proposed to be 47-inches tall and the sign face area is proposed to be
4 square feet. Sign copy will read Drive-Thru and Thank You.
Both directional signs are proposed to be 47-inches in height (or approximately 1-foot
taller than the existing directional signs). However, there is no vertical landscape or other
sight obstructions in this area to warrant an approximately 4-foot tall directional sign. In
addition, both signs are located in a “sight distance area” (i.e. ingress/egress area) and
therefore are required not to exceed 3-feet in height. Lastly, Section 18.60.020D (Exempt
Signs) of the Zoning Ordinance allows directional signs to be a maximum of 3-feet high
and display a maximum sign face area of 4 square feet. Therefore, the proposed 47-inch
high directional signs do not qualify as an “exempt sign” in regards to sign height. Thus,
the proposed sign height is required to be reviewed and approved by the ARC since the
directional sign cannot be considered as an “exempt sign”. As a result, staff recommends
that the height (and possibly sign area, design and location) of all directional signs be
revised/reduced in accordance with ARC direction (see Condition 1.7).
Menu Board: The existing drive-through facility menu board is proposed to remain
unchanged (also, see Condition 1.8).
B.
Engineering Division Comments
The Engineering Division has no comments (see Condition 1.14).
C.
City Wide Design Guidelines
The proposed project addresses the City Wide Design Guidelines as follows:
1. Non-Residential Guideline A.2.c.i and ii. The architecture would incorporate elements
such as updated exterior elevation colors to discourage monotonous building facades
and to minimize the building’s bulk.
2. Non-Residential Guideline A.2.f. The architectural detail would continue to all
applicable building elevations including the upper fascia accent band.
3. Sign Guideline F.1. The proposed signs would provide a high quality visual
appearance because they would consist of a professional design, materials and
construction.
V.
CONCLUSION
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The project would represent a substantial improvement to the appearance of a major
gateway intersection for the City of Pleasant Hill. The proposed architectural
modifications on the existing building can generally be found consistent with applicable
City standards and guidelines as noted in the analysis above. Specific issues requiring
additional ARC review and consideration; relating to architecture, signage, parking and
landscaping, include the following:








VI.
General Design of Building and New Colors
New Trash Enclosure: Design and Location
LED Light Strips on Restaurant Building (i.e. movement, color, etc.)
General Wall Sign Design
Wall Sign Depth
Directional Sign Height
Monument Sign Face Color
o White Sign Faces
o Sign Copy reading Breakfast
Landscape Deficiencies
RECOMMENDATION
Staff recommends that the ARC concur with the determination that the project is
categorically exempt from CEQA and grant approval of the proposed restaurant remodel
subject to the staff recommended conditions of approval contained in Attachment A.
VII.
ATTACHMENTS
Attachment A
Attachment B
Attachment C
Attachment D
Attachment E
Attachment F
Attachment G
Staff Recommended Conditions of Approval
Location Map
Project Plans
Site Photos (Provided by City Staff)
Applicant’s Photos of Existing Remodeled Taco Bell
Comment Letters from Outside Agencies (3)
Public Hearing Notice