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HomeMy WebLinkAboutRDA #5 5-18-87 Rubys DinerTO: FROM: SU~ECT: WILLIAI~ A. HUSTON, EXECUTIVE DIRECTOR COtllqUNITY DEVELOPMENT DEPARTMENT SITE PLAN/DESIGN REYZE14 87-7 RUBY'S DINER, 205 EL CAIqINO REAL REQUEST: Agency approval of the site plan and architectural design of a 1,932 square foot restaurant remodel. RECOI~qENDATION: It is recommended that the Redevelopment Agency of the City of Tustin approve site plan and architectural design of remodeled restaurant by the adoption of Resolution No. RDA 87-3 with all conditions of approval contained therein. BACKGROUND: The City Counci.1 at a regular meeting on November 18, 1985 approved Variance 85-5 reducing parking requirements to allow expansion of Ruby's restaurant from 65 to 95 seats. The applicant, does not at this time wish to proceed with the previously approved restaurant expansion but is instead proposing a remodel with no expansion of the existing facility. Expansion of the restaurant may proceed sometime in the future as a second phase. Since the proposed remodel project is located within the Town Center Redevelopment Project Area, Agency review and approval of the site plan and architectural drawings for the project is required. The subject property is located at the southeast corner of E1 Camino Real and Second Street in the First Street Specific Plan Zone. , / City Counc11 Report Ruby's Dtner Ray' 18, 1987 Page two $ Z'i'[ PLAN: ' The proposed remodel InCludes: a) interior and exterior cosmetic improvements; b) demolition and reconstruction of the rear portion of the building; c) installation of upgraded kitchen facilities, including heating and air conditioning systems; d) resurfacing and restriping of a rear parking lot; and e) new landscaping. The former 67 seats in the restaurant would be maintained and the restaurant will continue as a legal non-conforming use. .The reconstructed rear parking lot would include eight standard parking spaces, five compact spaces and one handicap space. Two points of access are proposed. The standard and handicapped spaces will be serviced from a new 25 foot wide driveway on Second Street. Compact spaces will be served from a private driveway and sewer easement area on an adjacent property. Applicant would be required to provide a joint driveway/access agreement prior to issuance of building permits. In case the applicant is unable to provide such an agreement, the parking lot will need to be redesigned to allow access to compact spaces from the proposed Second Street driveway approach. In any event, .because of the legal non-conforming status of the site, the applicant would be allowed to maintain the existing and proposed 67 seats without providing any new additional parking. The applicant has also requested that the City waive the requirement for utility undergrounding. Pursuant to Section 8402 of the Tustin Municipal Cod~, existing overhead utility service to the property would have to be undergrounded unless a temporary waiver is approved by the Planning Commission. Applicant has requested said waiver and will be processing a waiver request with the Commission prior to issuance of building permits for the.project. The southerly property ltne has an extsting chain link fence which will be maintained and screened with vines. Mechanical equipment on the roof will be screened by the roof parapet which is integrated in the design of the building. Trash will be enclosed in a concrete block structure plastered and painted to match building. Since projections in the pub)lc right-of-way are not allowed, the applicant has redesigned the main entrance of the restaurant so that the front door will open without encroaching in the public right-of-way. The exiting entrance step and railing will be maintained and the front door will open against the existing railing. A canopy on the Second Street elevation will also be recessed so as not to encroach in the public right-of-way. Community Development Department City 'Counci1 Report Ruby '. s Dt net May 18, 1987 Page three ARCHITECTURAL DESIGII MID LAIJDSCAPIIIG: · · The proposed architectural destgn of the project will have the following features: · - white plastered walls with red painted wood horizontal bands. (Refer to Materials Board. ) - gray colored roof corntce, and butldtng base. - lighted horizontal canopy over a rear entrance. - new rounded gla. ss block corner wtndow. - pl~sttc laminated and'metal brushed entrance doors. - an exlstlng business Identification stgn will be refurbished and will have whtte and red neon letters on gray background. A rear elevation sign wtll have stmilar colors. Proposed landscaping will provide color and screening to the parking lot. Planting materials will be water conserving. Carrotwood trees will be added wherever possible. An automatic irrigation system will also beinstalled. Staff considers that the restaurant, remodeled as proposed will be compatible with the Old Town Area and it is likely to bring back the flavor of the famous old Ruby' s. Patrizia Mate~assi Planner Christine Shl ngl et~'n" Director of Community Development PM: pe f Attachments: Site Plan Floor Plan Elevations General Notes and Landscaping Resolution RDA 87-3 Community Development Department 1 3 4 5 6 7 8 9 10 11 13 14 15 16 17 18 19 21 26 27 28 RESOLUTION NO. RDA 87-3 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE REMODEL OFA RESTAURANT LOCATED AT 205 EL CAMINO REAL I · The Community Redevelopment Agency of the City of Tusttn, California hereby resolves as follows: A. That pursuant to the Town Center Redevelopment Plan, the Community Redevelopment Agency shall approve all site plans and archi tectural design of projects proposed wi thin the Redevelopment area. B. That a proper project submittal has been transmitted to the Agency on behalf of Ruby's for a proposed remodel of a 1,932 square foot restaurant at 205 E1 Camino Real. C. That the Agency has reviewed the proposed project and makes the following findings: 1. The design of 'the building is compatible with other structures in the immediate area. 2. The project will be a positive addition to the Old Town Area, aesthetically as well as economically. 3. The project is tn conformance wi th the Town Center Redevelopment Plan. D. That the project is categorically exempt from environmental review, in accordance with the California Environmental Quality Act. E. Final development plans shall require the review and approval of the Community Development Department. II. The Community Redevelopment Agency of the City of Tustin does hereby approve the remodel of an existing restaurant located at 205 E1 Camino Real subject to Conditions attached hereto as Exhibit "A". PASSED AND ADOPTED at a regular meeting of the Community Redevelopment Agency at Tustin, California, held on the__.__., day of , 1987. Mary E. Wynn City Clerk Richard B. Edgar Chairman A® B · EXHIBIT "A" RESOLUTION NO. RDA 87-3 SITE PLAN CONDITIONS The project shall substantially comply with submitted site plans and supplemental materials, date stamped and on file with the Community Development Department as herein modified or as modified by the Director of Community Development in accordance with this resolution. Unless otherwise specified, the following conditions shall be complied with subject to review and approval or the Director of Community Development prior to issuance of building permits for the proposed project: 1. Remove alley notation on plans on easterly property line and show as an existing sewer easement/private access driveway. In the event a joint use driveway agreement for access can be obtained per condition B.2 below, applicant shall revise plans to show curb cuts and adequate driveway approach. · Ingress and egress to and from the property at the rear property line shall be subject to a joint driveway and access agreement between the applicant and adjacent property owner. Said agreement shall be submitted, as approved by the City Attorney and recorded prior to issuance of building permits. Failure to execute said agreement will necessitate redesign of the parking lot in conjunction with City staff with access to on-site parking provided from Second Street. 3. The proposed rear canopy shall not extend over the public ri ght-of-way. 4. Applicant shall provide details for architectural projections, such as horizontal bands, canopies, exterior lighting, windows, roof cornice and handicap ramp. · Final plans shall indicate all property lines so that projections can be verified. 6. Existing overhead utility services shall be undergrounded unless a temporary waiver is approved by the Planning Commission according to Section 8402 of the Municipal Code. 7. Plans shall show 3" striping detail on parking spaces as well as details on marking or signing handicapped and compact spaces. 8. Materials and colors shown on the materials board submitted by the applicant shall be indicated on a schedule to be included in working drawings. 9. Provide complete landscaping and irrigation plans for the project complying wi th all Community Development Department landscaping/irrigation standards and plan submittal requirements. Exhibit "A" Resolution No. RDA 87-3 Site Plan Conditions Page two 10. Submittal of all structural plans for the proposed remodel for the approval of the Building Official. 11. All requirements of the Orange County Fire Department shall be met. 12. The final site plan shall be standardized and reflect all appropriate City standard drawing numbers. The developer shall construct all missing or damaged street improvements to said development per the City of Tustin "Minimum Design Standards of Public Works" and "Street Improvement Standards". This work shall consist of, but not be limited to, curbs and gutters, sidewalks, driveway aprons and street improvements. CAS: PM: pe f F / 'i '