Loading...
HomeMy WebLinkAboutRDA D.R. 93-019 11-15-93AGENDA: RDA NO. 6 · 11-15-93 DATE: NOVEMBER 15, 1993 Inter-Corn WILLIAM A. HUSTON, CITY MANAGRR TO: COMMUNITY DEVELOPMENT DEPARTMENT FROM: DESIGN REVIEW 93-019, BAGEL ME! RESTAURANT, 13682 NEWPORT SUBJEC~ AVENUE (APPLICANT: GARY McGILL) RECOMMENDATION It is recommended that the Redevelopment Agency approve Design Review 93-019 by adopting Resolution No. RDA 93-17 as submitted or revised. ' FISCAL CONSIDERATION This project was initiated by the applicant and involves the remodeling of an existing commercial building. Therefore, there are no fiscal considerations to the City associated with this project. BACKGROUND The applicant proposes to operate a bagel and yogurt restaurant in an existing building located at the southeast corner of Andrews Street and Newport Avenue. The existing building has two tenant spaces: a nursery school which faces Andrews Street and has been in operation on the site since 1977; and a tenant space which faces Newport Avenue and which has previously housed retail establishments. The proposed restaurant would be located in the current vacant tenant space facing Newport Avenue. The two tenant spaces have 13 parking spaces in the parking lot on site. Seven spaces are required for the nursery school, leaving six spaces available for the proposed restaurant. On October 25, 1993, the Planning Commission approved Resolution No. 3194A, authorizing a variance to reduce the parking requirement for the subject restaurant from ten spaces to six spaces to accommodate 30 restaurant seats. In granting the variance, the Planning Commission determined that the parking lot at 13682 Newport Avenue would accommodate the needs of the nursery school and the proposed restaurant through its joint use. The Planning Commission also required the applicant to obtain four off-site parking spaces within 300 feet of the subject site to accommodate employee parking needs. Redevelopment Agency Report Design Review 93-019 November 15, 1993 Page 2 The applicant proposes to remodel the exterior of the structure by adding awnings, stuccoing and painting the body of the building, and replacing the doors. Various site modifications are also proposed. As the subject property is located in the Town Center Redevelopment project area, the Redevelopment Agency has final authority over architectural development plans. Surrounding uses include the Music Plus Plaza shopping center across Andrews Street to the north, a nursery school in the adjacent tenant space to the east, multiple family residential dwellings to the east of the property, a commercial office building to the south, Tustin Plaza shopping center across Newport Avenue to the west, and Tustin Carwash diagonally across Newport and Main Street to the northwest. This item does not require a public hearing, therefore, no formal notices were transmitted. A copy of the staff report and meeting agenda was made available to the applicant. DISCUSSION The applicant proposes to modify the exterior of the tenant space which faces Newport Avenue at 13682 Newport Avenue. The existing structure is stucco faced, with vertical panels of wood flanking large windows and the front door across the front of the tenant space. Clerestory windows are above the storefront windows and wrap around the sides of the building. The roof slopes toward the front of the building. To modify the tenant space facing Newport Avenue, the applicant would eliminate the vertical wood panels by stuccoing and painting the body of the building. The clerestory windows would be eliminated and the area would be stuccoed. A wainscotting strip would be added to the building around the mid section at approximately 42 inches above grade. The stucco below the wainscotting would be painted a dark tan color, and the stucco above the wainscotting would be painted a lighter tan. A new window would be placed on the south end of the front elevation facing Newport Avenue, and new double doors would replace the existing doors in the front elevation. The trim of the windows and doors would be painted light tan. A green, opaque awning would be added around the entire tenant space. The effect of the awning would be to conceal the roof that slopes toward the front of the structure. A plexiglass, lighted sign would be included on the awning, consistent with the Sign Code. The roof top equipment necessary for the restaurant kitchen would be screened by a wood screen constructed of solid vertical Redevelopment Agency Report Design Review 93-019 November 15, 1993 Page 3 members, and would be a minimum of six inches above the top of the mechanical equipment. The two existing monument sign pylons that are within the front landscape planter along Newport Avenue would be stuccoed to match the building. A plexiglass, lighted sign can would be placed between the two stuccoed pylons. The Tustin Sign Code would not permit a new monument sign in this location, since the property does not have a minimum of 150 lineal feet of street frontage, nor would the monument sign provide business identification for a single tenant site. However, the monument sign pylons are existing, non-conforming structures that would be permitted under Section 9273, which states that a non-conforming structure or use may not be expanded or made more intense unless such expansion or intensification is in compliance with the regulations set forth in the Code. As the monument sign would not be made larger than previous monument signs constructed between the two existing pylons, the monument sign would be permitted. The applicant also proposed modification'of the parking lot in order to bring it into closer conformance with the City's parking lot and landscape guidelines. The proposal calls for re-stripping the parking lot to allow for 13 parking spaces, including one handicap space, to meet Title 24 requirements, and six compact spaces which meet the City's standard (7'-6" x 19'-0") for compact spaces. The City's parking standards suggests as a guideline that 20% of the required parking spaces may be designated for compact cars, at the discretion of the Community Development Department Director. The applicant's proposed modifications to the parking lot would provide 46% of the total parking spaces as compact. The provision of six compact spaces would allow the applicant to provide landscape planters adjacent to Newport Avenue to visually buffer the parking lot from the street. The applicant proposed to add a 3'-8" planter along the south parking stalls and a 4'-8" planter along the north parking stalls adjacent to the 7'-6" wide sidewalk along Newport Avenue. The proposed landscape plans call for two 24-inch box trees in each planter. Two 15-gallon trees would also be located in a planter adjacent to the north side of the building. An existing shed addition would be removed from the south side of the building as requested by the Police Department, and two 15-gallon trees would be planted in the shed location. Five-gallon shrubs would be planted in the two proposed planters adjacent to Newport Avenue to meet the landscape guidelines. The existing trash enclosure would be removed, and a new enclosure consistent with City requirements would be constructed on the east side of the existing structure and accessible from Andrews Street. Redevelopment Agency Report Design Review 93-019 November 15, 1993 Page 4 CONCLUSION Based on the analysis conducted by staff, it is determined that the proposed modifications would be harmonious with the surrounding development, and would not impair the orderly and harmonious development of the area. It is recommended that the Community Redevelopment Agency approve Design Review 93-019 by approving Resolution No. RDA 93-17 as submitted or revised. Christine Shingleton Assistant City Manager BCS: br/dr9~O 19. bcs Attachments: Location Map Site plan and elevations Resolution No. RDA 93-17 LOCATION MAP C/~ < ? site ; .-~ · / .. ;'rz C:) DREWS C.C.LAM~ERT SAN AN[ 1'~ 7t ¢ JU/ NO SCALE DESIGN REVIEW'93-019 13682 NtWPORT AVENUE II ! i t I i NEWPORT AVE. 3 4 5 6 9 10 11 12 13 14 15 16 17 18 19 20 21 24 26 27 28 RESOLUTION NO. RDA 93-17 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN, CALIFORNIA APPROVING DESIGN REVIEW 93-019, AUTHORIZING THE EXTERIOR REMODELING OF AN EXISTING COMMERCIAL STRUCTURE LOCATED AT 13682 NEWPORT AVENUE. ~ The Community Redevelopment Agency of the City of Tustin does hereby resolve as follows: I. The Community Redevelopment Agency finds and determines as follows: a. That a proper application, Design Review 93-019, was filed by Gary McGill to permit exterior remodeling of the existing commercial structure located at 13682 NeWPort Avenue. Be Pursuant to Section 9272 of the Tustin Municipal Code, the Agency finds that the architectural features, materials and colors will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors and other openings. 6. Towers, chimneys, roof structures, flagpoles, radio and television antennae. 7. Landscaping, parking area design and traffic circulation. 8. Location, height and standards of exterior illumination. 9. Location and appearance of equipment located outside of an enclosed structure. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Proposed signing. 14. Development Guidelines and criteria as adopted by the City Council. 1 3 4 5 6 7 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 25 Resolution No. RDA 93-17 Page 2 Ce That the proposed project is CategoriCally exempt (Class 3) pursuant to the California Environmental Quality Act 15303. ~ ' II. The Community Redevelopment Agency approves Design Review 93-019 to authorize the remodeling of an existing commercial structure located at 13682 Newport Avenue, subject to the conditions contained in Exhibit A of Planning Commission Resolution 3194A incorporgted herein as referenced. PASSED AND ADOPTED at a regular meeting of the Tustin Community Redevelopment Agency, held on the 15th day of November, 1993. JIM POTTS Redevelopment Chairperson MARY E. WYNN, City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) SS CERTIFICATION FOR RDA RESOLUTION 93-17 MARY E. WYNN, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the Redevelopment Agency of the City of Tustin is 5; that the above and foregoing RDA Resolution No. 93-17 was duly and regularly introduced, passed and adopted at a regular meeting of the Redevelopment Agency held on the 15th day of November, 1993, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: Mary E. Wynn, City Clerk EXHIBIT A CONDITIONS OF APPROVAL VARIANCE 93-010 RESOLUTION NO. 3194A GENERAL (1) 1.1 The proposed project shall substantially conform with the site plan submitted for the proposal date-stamped October 25, 1993, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this exhibit. The Community Development Department Director may make minor modifications to the plan if such modifications are consistent with applicable Code provisions. (1) 1.2 Unless otherwise specified, all conditions contained in this exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval by the Director of Community Development. (1) 1.3 Variance approval shall be null and void unless necessary building permits are issued within twelve (12) months of the date on this exhibit. (1) 1.4 The applicant and property owner shall sign and return an Agreement to Conditions Imposed form prior to the issuance of any building permits. (1) 1.5 Ail construction and tenant improvements shall be in accordance with the 1991 Uniform Building Code, applicable City Codes and the City's Security Code. (1) 1.6 The applicant shall hold harmless and defend the City of Tustin from all claims and liabilities arising out of the City's approval of the entitlement process for this project. *** 1.7 Approval of Variance 93-010 is contingent upon Redevelopment Agency approval of Design Review 93-019. SOURCE CODES (1) STANDARD CONDITION (4) RESPONSIBLE AGENCY REQUIREMENT (2) UNIFORM BUILDING CODE/S (5) LANDSCAPING GUIDELINES (3) DESIGN REVIEW (6) PC/CC POLICY *** EXCEPTION (7) TUSTIN CITY CODE Exhibit A - Conditions of Approval Resolution No. 3194A Page 2 USE AND PARKING RESTRICTIONS (4) 2.1 Ail employees of the restaurant at 13682 Newport Avenue shall be required to park in an off-site parking lot. The applicant shall be required to enter into a reciprocal off-site parking agreement with an off-site property owner who has excess parking spaces on a property located within a 300 foot radius of the subject site, as determined by the Community Development Department, for a minimum of four (4) parking spaces required above and beyond those provided on-site, subject to the review and approval of the Community Development Department. Such parking agreement shall be reviewed and approved by the Community Development Department and City Attorney, and recorded on the property prior to issuance of any building permits. *** 2.2 If within twelve months of the approval of this project and/or after due study and deliberation by the Director of Community Development, Director of Public Works, or the Planning Commission, it is determined that a parking problem exists on the site, the property owner shall prepare a comprehensive parking demand study within 90 days. If the study indicates that existing on-site parking is not adequate, the owner shall obtain additional off-site parking through a recorded reciprocal parking agreement with the owners of a property or properties within 300 feet of' the subject parcel, or other mitigation measures, such as but not limited to valet parking, subject to approval of the City. (4) 2.3 The applicant shall post a sign consistent with the City's Sign Code on the property located at 13732 Newport Avenue stating "Parking For Office Building Tenants Or Visitors Only", subject to the review and approval of the Community Development Department and the property owner of 13732 Newport Avenue. (4) 2.4 No alcoholic beverages shall be sold on the restaurant premises. (4) 2.5 No outdoor seating shall be permitted. (4) 2.6 No live entertainment shall be permitted. PLANNING DIVISION (1) 3.1 The proposed awning shall not project into the public right-of-way. Exhibit A - Conditions of Approval Resolution No. 3194A Page 3 (4) 3.2 Awnings shall not be backlit. (5) 3.3 A landscape planter shall be provided in the parking lot between the first parking spaces and the property line. One 15 gallon tree shall be provided for each 5 parking spaces within the parking lot, and five 5 gallon shrubs shall be provided per 25 lineal feet of planter area. The parking area shall be buffered with a 30 inch high minimum buffer. This buffer may be achieved with a shrub screen, a berm or a combination of these two elements. (4) 3.4 Provide a conceptual exterior lighting plan, details of proposed fixtures and intensity of light. Note locations on site plan and building elevations. (7) 3.5 One foot candle of light in the parking area is required in conformance with the City's Security Ordinance. All light rays shall be confined to the property and shall not produce glare for street traffic or adjacent neighbors. New fixtures on building shall be of a decorative design and shall be approved by the Director of Community Development. (4) 3.6 Exterior elevations of the building shall indicate any equipment to be located on the roof, equipment height and type of screening. All such equipment shall be screened. Screen must be of solid construction with no openings. Color of screen shall also be indicated. All parapets shall be at least six inches above rooftop equipment for the purpose of screening, or alternative screening shall be provided, subject to the approval of the Director of the Community Development Department. Provide a rooftop plan identifying roof-mounted equipment, heights of such equipment, heights of parapets and section details, if necessary to illustrate such conformance. (4) 3.7 No exterior downspouts shall be permitted on the facade of the building which are visible from adjacent streets or residential or commercial areas. (4) 3.8 Provide exact details of window types and treatments. (4) 3.9 Provide details for exterior doors. (4) 3.10 Provide fully dimensioned elevations with notes indicating all material finishes, color and details. All exterior colors to be used shall be subject to the review and approval of the Director of Community Development. All exterior treatments must be coordinated in regard to color, materials and detailing and noted on submitted Exhibit A - Conditions of Approval Resolution No. 3194A Page 4 construction plans. Elevations shall indicate all colors and materials to be used. (4) 3.11 Note on plans that no outdoor storage is. permitted except as approved by the Community DeveloPment Department Director. (6) 3.12 Ail existing overhead utilities exclusively serving the site shall be undergrounded. ~(5) 3.13 Provide landscaping and irrigation plans with lists of plant names (common and botanical), size, quantities, locations, irrigation material and layout, location of backflow preventors and automatic timers. One 24 inch box tree per 30 lineal feet of street frontage and six 5 gallon shrubs per 25 lineal feet of street frontage shall be provided in the landscape planters. (4) 3.14 The trash enclosure shall be modified to meet the City's current requirements. Elevations and details for a new trash enclosure shall be provided. Solid metal, self closing, self latching gates shall be provided. Said enclosure shall be screened by a decorative wall of a minimum height of six feet, and if required, a dense type of landscaping. The actual location of said enclosure and types of screening shall be subject to the approval of the Community Development Department Director. (7) 3.15 The monument sign shall be located in a landscape planter, and shall be restricted to a maximum of 32 square feet in area. The existing brick posts of the sign shall be modified with stucco and painted to match the proposed modifications to the exterior of the building with final design subject to approval of the Director of the Community Development Department. The materials, finishes and colors of the face of the monument sign shall be consistent with all other signs for the proposed restaurant. All other signs are subject to separate permits. FIRE DEPARTMENT (4) 4.1 The following notes shall be provided on the site plan: ae Fire Department final inspection required. Schedule inspection two days in advance. Telephone (714) 832-1011. Be Locations and classification of extinguishers to be determined by fire inspector. Exhibit A - Conditions of Approval Resolution No. 3194A Page 5 C. Storage, dispensing or use of any flammable and combustible liquids, flammable and compressed gasses and other hazardous materials shall comply with Uniform Fire Code Regulations. Do Building(s) not approved for high piled combustible storage. Materials in closely packed piles shall not exceed 5 feet in height, 12 feet on pallets or in racks and 6 feet for tires, plastics and some flammable liquids if high stock piling, comply with UFC, Art. 81 and NFPA Std. 231, 231C and 231D. Ee Plans of modification to or new fire protection, detector or alarm system(s) shall be approved by the Fire Department prior to installation. (4) 4.2 Prior to installation, plans for an approved fire- suppression system for the protection of commercial-type cooking equipment shall be submitted to the Fire Chief for approval. The system shall comply with the 1991 Uniform Fire Code Sec. 10.513. (4) 4.3 Prior to the issuance of any building permits, architectural plans shall be submitted to the Fire Chief for approval. The occupancy shall be classified as an A.3 and shall meet the requirement of such. (4) 4.4 Prior to the issuance of any building permits, a seating plan shall be submitted to the Fire Chief for approval. The seating plan shall comply with the 1991 Uniform Building Code Sec. 3315. (4) 4.5 Prior to the issuance of any building permits, plans shall be submitted to the Fire Chief. The plans shall provide two exits per the 1991 California Building Code Sec. 3303.(a). The two exits shall be placed a distance apart equal to not less than one half of the length of the maximum overall ~ ~ .... d~agona~ dimension of the bul!dlng or area to be served measured in a straight line between exits. ENGINEERING DIVISION (4) 5.1 The existing curb ramp located in the curb return area will need to be removed and reconstructed to the current City Standard No. 124. The existing right-of-way corner cut-off may not be adequate for the construction of the new curb ramp and in that event, additional street right- of-way dedication will be required per City Standard No. Exhibit A - Conditions of Approval Resolution No. 3194A Page 6 124. The existing flag pole and a portion of the existing planter, which is located in the existing right- of-way, will need to be removed. (4) 5.2 The existing drive apron on Newport Avenue will require removal and construction per City Standard No. 108B. (4) 5.3 A portion of the public sidewalk is missing along the Newport Avenue frontage from the southerly property line to approximately sixty three (63) feet northerly. The existing asphalt will need to be removed within this area and a full width sidewalk constructed per city Standard No. 104A. (4) 5.4 The existing westerly drive on the Andrews Street frontage is not usable due to the existing building and this drive apron and depressed curb will need to be removed and full height curb and gutter constructed per City Standard No. 103 along with full width sidewalk per City Standard No. 104. (4) 5.5 A separate 24" by.36" street improvement plan indicating all new construction within the public right-of-way will be required. This plan must be prepared by a California Registered Civil Engineer. In conjunction with this plan, a separate 24" x 36" traffic control plan prepared by a California Registered Traffic Engineer will also be required. (4) 5.6 Red curb shall be installed along Newport Avenue from the second driveway south of Andrews Street (professional office building entry) up to the southeast corner of Andrews Street and Newport Avenue. PLAN SUBMITTAL (4) 6.1 At plan check, submit three (3) sets of construction plans. Requirements of the Uniform Building Code shall be complied with as approved by the Building official. No field changes shall be made without correct~.ons submitted to and approved by the Community Development Department. (4) 6.2 Preliminary technical detail and plans for all utility installation including cable TV, telephone, gas, water and electricity. Additionally, a note on plans shall be included stating that no field changes shall be made without corrections submitted to and approved by the Building official. Exhibit A - Conditions of Approval Resolution No. 3194A Page 7 FEES (1) 7.1 Payment of all building plan check and permit fees shall be made prior to issuance of any building permits, in accordance with the Tustin City Code.