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HomeMy WebLinkAboutRDA DESIGN REVIEW 87-3 03-16-87 REDEVELOPMENT AGENCY NO. 5 Inter Com ~RC8 16, 1987 TO: FROM: SU BJ ECT: WILLIAH A. HUSTON, EXECUTIVE DIRECTOR COMHUNITY DEVELOPMENT DEPARTlqENT SITE PLAN/DESIGN REVIEW 87-3: "SPOONS' RESTAURANT 13741 #EWPORT AVENUE RECOMHENDED ACTION: It is recor, mended that the Agency take action consistent with City Council action concerning Design Review 87-3 by adopting Resolution No. 87-2. SUI~ARY: Please see attached City Council concerning the subject project. Report on this item for all details PATRIZIA MATERASSI Planner PM:do:pef Attachments: Report Design Review 87-3 Resolution No. RDA 87-2 Development 1 2 3 4 5 ~. 6 7 9 10 11 12 13 1'4 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 RESOLUTION NO. RDA 87-2 A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE DESIGN OF A RESTAURANT TO BE LOCATED AT 13741 NEWPORT BOULEVARD The Community Redevelopment Agency of the City of Tustin, California does hereby resolves as follows: e That pursuant to the adopted South/Central Redevelopment Plan and to Owner's Participation Agreement adopted by the Tustin Community Redevelopment Agency on December 16, 1985 and amended on February 23, 1987, the Redevelopment Agency shall approve all site plans and architectural designs of projects proposed within the Redevelopment project area and within Tustin Plaza. That a proper project submittal has been transmitted to the Agency on behalf of Spoons for a proposed 5,252 square foot restaurant at 13741 Newport Blvd. That the City Council at their regular meeting on March 16, 1987 took action concerning the subject project. All applicable findings and conditions contained in City Council Resolution 87-38 are hereby affirmed and adopted by the Redevelopment Agency and incorporated herein by reference on the subject project. PASSED AND ADOPTED at a regular meeting of the Tustin Community Redevelopment Agency in the City of Tustin, California on day of , 1987. RICHARD B. EDGAR, Chairman MARY E. WYNN, Secretary ~}' ~ .. . - ~.,~ :.' ,,':r~'.. . NEW BUSINESS .~,~,>..~ =~:-~ ~.--~ ~:' -...,~ ~ ~ 3-16-87 Inter- Com DATE: MAR~H 16, 1987 TO: FROM: SUBJECT: HILLIAH A. HUSTON, CITY NANAGER COMHUNITY DEYELOPNENT DEPARTNENT SITE PLAN/DESIGN REVI~ 87-3: SPOONS RESTAURANT 13741 NEWPORT AVENUE REQUEST: CITY COUNCIL APPROVAL OF THE SITE PLAN AND ARCHITECTURAL DESIGN OF A PROPOSED 5,262 SQUARE FOOT RESTAURANT RECOI~ENDATION: It ts recommended that the City Council conditionally approve site plan and architectural design of a proposed restaurant by the adoption of Resolution No. 87-38 with all conditions of approval contained therein. SURm, ARY: The City Council at its meeting June 17, 1985 approved Use Permit 85-9 authorizing a 133,800 sq. ft. retail/office center. As a port, on of the center a 6,000 sq. ft. pad was approved for the use of a freestanding restaurant. At a later date, the Redevelopment Agency authorized a reduction in the square footage of the pad for the use of Spoons restaurant. In recent action, the Planning Commission amended Use Permit 85-9 altering the development plan to incorporate a shared parking plan for the subject project. Approval of joint use parking required that the restaurant be oriented in the southwest direction. The Community Development Department has completed a review of the site plan and architectural design of the proposed restaurant. Pursuant to the original use permit for Tustin Plaza, the final site plan and design is subject to review and approval of the City Council. The Owner Participation Agreement approved for the Tustin Plaza project also requires Agency approval of design of the project. .Although the applicant's design review submittal on the subject project is cdmplete, refinements to color scheme and minor elevation details are still needed in order for the proposed restaurant to fulfill a complimentary role in relation to the larger Tustin Plaza. Project proponents and staff have met on several occasions to revise and refine the design~ of the project. Although special emphasis was given to the factors below, staff feels that applicant has submitted their desired design approach and may be unwilling, to make any further corrections required by staff. Areas of concern are: Orienting the restaurant to the southwest to promote utilization of parking areas in conjunction with the recently approved shared parking program. e Establishing compatibility with the larger Tustin Plaza project with regards to architectural style, colors, materials, textures and signage. Identifying and enhancing elements that would improve integration of the use while still preserving the identity of Spoons. Ctty Council Report Spoons page two 3. Facilitating pedestrian circulation and access to restaurant and service areas. 4. Improving the bastc attractiveness of all butldtng elevations. The City Counctl, therefore, has two opttons available: 1. Approve the plans subject to the specific conditions stated in drafted resolution; or, 2. Refer plans back to applicant for further corrections. SI~E PLAN REVIEW: The applicant proposes to erect a 5,252 sq. ft. one story Spoons restaurant, approximately 18' in height, on an originally approved restaurant pad within the .Tusttn Plaza center. The restaurant pad is immediately adjacent to Newport Boulevard south of the main entrance to the center. The submitted site plan proposes a southwest building orientation necessitating a slight alteration of the original restaurant pad with minor modifications of 'adjacent parking stalls and an. existing drive aisle on the south side of the proposed building. Minor reductions in stall depths will permit adequate landscape screening and accommodation of service areas for the restaurant on the north building elevation without disrupting the main driveway entrance to the center. As proposed, the site. plan also facilitates pedestrian circulation allowing for restaurant access without crossing the bikeway and provides an even utilization of available parking areas justifying the shared parking program. ARCHITECTURAL DESIGN: 1. Surrounding Characteristics Proposed project will be located within Tustin Plaza. The Tustin Plaza is a 133,800 sq. ft. retail/office center of a modified "post modern" Mediterranean style. The architectural features of the center include: Peach-pink smooth plastered, walls. Turquoise green metal paihted door, window frames and horizontal reveals. Terracotta spanish roof tile and quarry accent tiles. Large scale horizontal massing. Heavy construction, thick walls and large columns. Signage is discrete. Colors do not vary significantly but do include red, fuchsia, turquoise green, white and yellow. Community Development Department f City Council Report Spoons page three Oescrtptton of Proposed Restaurant The architectural design of the proposed restaurant is a "Western California style" consistent with the restaurant's offering of southwestern cuisine. Specific architectural features of the restaurant include: - Beige color smooth plastered walls. - Small sloped spanish tile roof at different locations. - Colored horizontal frazees (highlights) as a roof cornice using dark green (Hunter Green), avocado green (Mission Green) and terracotta -colors. - Te~racotta color vertlcal plastered moldings. - Red brick masonry partial facade on the'south elevation with potted plants on stepped brick surfaces. - Double coat, avocado green painted windows with terracntta mullions (window frame moulding). - Ivory and terracotta colored ttle below window 1the. - Pinkish, yellow, purple and dark green vertical stripped nylon awnings. - Avocado green painted steel accent lights above the awnings. - Signage consists of a typical franchise sign which reads: "Spoons" - "Bar & Grill", "Ribs, Burgers & Tacos". Materials consist of channel metal letters, interior neon illuminated with acrylic faces. The general color scheme is: red with black trim, dark green and yellow. One sign is approximately 36 .square feet in size, two Other signs are 25 square feet in size. Sign abovq awning is not permitted (only one sign per street frontage is allowed unless a sign code exception is granted.) While staff does not feel that a complete replication of all design features in the larger Tustin Plaza is absolutely necessary, there are specific features including color and elevation details on the proposed project which need further refinement in order to be in harmony with the "post modern" Mediterranean style of the larger center. In addition to the proposed smooth plastered walls, sloped roofs, roof cornices, quarry tile, paned glass windows, the following design corrections have been identified as key integration elements to improve the compatibility .of proposed restaurant with the design of the larger center. These key elements are as follows: - color schema lrevision ° walls to be cream/peach-pink color'instead of proposed beige ° accent' colors to be aqua green or turquoise green instead of avocado green. ° awning colors to be c~mpatible with walls and storefront, contrasting but not garish. ° vertical moldings color to be de-emphasized not to brake horizontal lines of the structure. - slopes and tile of. pitched roofs to resemble-slopes and tile of center's roof. roof cornices and reveals to generally resemble the center cornices and reveals in form and color. Comrnuni~y Development Departmcn; City Council Report Spoons page four Additional corrections are also included In the attached resolution. With incorporation of these corrections, staff feels that the architectural design of the project will meet the Ct t~y standards and will be in harmony with surrounding development. LANDSCAPING REVIEW: Proposed landscape consists of climate resistant and decorative shrubs to match existing center landscaping. Existing Mexican palm trees will be maintained. One will be relocated. Proposed landscaping functions as an integration element and will help to improve the site and rear elevations of the project. 'Pl.anner CAS:PM:do attach: sample details (prepared by staff) full size site plan, elevations, floor plan, details and landscaping ~_ Community Development Department J EXHIBIT B - SAMPLE OF ROOF CORNICE AND REVEALS 1 2 3 4 5 A. 6 7 8 9 10 11 121 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 RESOLUTION NO. 87-38 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE DESIGN OF A RESTAURANT TO BE LOCATED AT ~3741 NEWPORT BOULEVARD The City Council of the City of Tustin, California hereby resolves as follows: That pursuant to Conditional Use Permit 85-9, the City Council shall approve all site plans and architectural designs of -projects proposed within the Tustin Plaza shopping center. That a proper project submittal has been transmitted to the Council on behalf of Spoons for a proposed 5,252 square foot restaurant at 13741 Newport Blvd. 3. That the Council has reviewed the proposed project and makes the following findings: a. The design of the building is con~atible with other structures in the immediate area. b. The project will be a positive addition to the shopping center, aesthetically as well as economically. 4. That a Negative Declaration was previously certified in accordance with the California Environmental Quality Act. Final development plans shall require the review and approval of the Community Development Department. The City Council of the City of Tustin does hereby approve the design of a restaurant to be located at 13741 Newpor't Blvd. subject to Conditions attached hereto as Exhibit "A". PASSED AND ADOPTED at a regular meeting of the Tustin City Council at Tustin, California, held on the day of , 1987. Richard B. Edgar, Mayor Mary E. Wynn, City Clerk EXHIBIT 'A' RESOLUTION NO. 87-38 SITE PLAN CONDITIONS Ae The proposed restaurant project shall conform to submitted site plans, date stamped March 16, 1987, on file with the Department of Community Development, as herein modified, or as modified by the Otrector of Community Development in accordance with this resolution.' Unless otherwise specified, the following conditions shall be complied with subject to review and approval by the Director of Community Development prior to issuance of building permits for the proposed project: 'The proposed beige wall color shall be replaced bi the cream color previously submitted (shown on color board dated 3/16/87) or a lighter tone of peach-pink (Frazee No. 43SOW Light Peach) to establish more comparability with Center. The proposed avocado green color (Mission Green shown on color board dated 3/16/87) shall be replaced by aqua-green color previously submitted or turquoise green color to match the Center (Dunn-Edwards No. 011-49 D "Whirlpool"). The Director of Community Development shall determine that the proposed color is relatively consistent with turquoise green used in the center. Awning colors shall include aqua green and cream color to function as a link between the storefront and the building walls, yet to be contrasting and attractive. Introduction of light peach or dark peach (Frazee No. 43SW) would also be acceptable. Provide two or three awning samples to be approved by Director. While contrasting colors are not undesirable, they should be co~attble with the Center and not garish. Vertical mouldings shown in a terracotta color shall not be painted in a contrasting color but have a fine plaster finish to match main building and to add vertical variation to elevations. Redesign roof slope of pitched roof in patio area and in the service area so that tile would be visible from front and side elevations of said roof similar to the roof of the center. Extend enclosure wall of service area to be aligned with wall of patio area to increase balance. Also correct new elevations to indicate the height of such wall. On each elevation incorporate reveals below roof cornices and as noted on walls in larger center. Roof lines and cornices shall generally resemble the center roof cornice without having to do sloping roofs on all roof lines. (See sample detail of roof cornice similar to the center attached as Exhibit 'B'.) Reveals should also have same design as on the center. Color accent of the recessions on the~e reveals should be added as in the larger center. Acceptable colors in accenting these areas would be aqua green or turquoise and light or dark peach consistent with the center. The terracotta proposed currently does not add to the integration with the larger center. Resolution No. 87-38 Exhibit 'A' Page ~o e 10. 11. ].3~ 14. 15. 16. 17. 18. 19. The Newport elevation needs to incorporate additional decorative elements so that the building does not appear as a typical side elevation. Additional real or fake window details, use of red brick as well as possible pop-out variations may add additional relief and improve this elevation. Same consideration shall be given the rear elevation so that this elevation does not have complete appearance of a rear elevation. Provide.note on construction plans indicating, all colors and materials proposed. Exterior plastering materials and textures shall match the larger center. All walls shall be plastered and have a trowel finish. Glass windows shall be clear or tinted sunglass green consistent with the Carver Center. Roof tile used on sloping roofs shall be compatible with tile used on the center (U. S. Tile Company .one piece Mission tiles, 18" long "Standard Red"). Reduce entrance walkway by 2' in width, and restripe the parking to have compact car stalls of a dimension of 17' X 8' instead of 15' X 8'. Compact parking stalls shall be marked as such with a detail for stripping and labeling shown on plans. The NW elevation may have another 25 sq. ft. sign. Awning sign on SW elevations is hereby permitted as a sign code exception and is limited to the awning valance and shall not exced 15 sq. ft. No other awning signs are permitted. No product or identification window sign shall be permitted thereby reducing clutter and avoiding a garish visual appearance. Umbrellas used in the outdoor seating area shall not display product names or business identification signs. A' walkway shall be provided along the length of the northeastern building line to accommodate service deliveries. Said walkway shall be separated from the adjacent drive entrance by a landscape planter. Palm trees shall not be removed. Any gas and electric meters shall be enclosed in boxed areas that match materials, colors used on main buildings. Resolution 87-38 Exhibit "A" Page three 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. CAS:per A final landscaping plan shall be submitted and approved by Director of Community Development prior to issuance of any building permits. A complete irrigation plan is required which should indicate the following: a. Points of connection b. Backflow prevention device(s) c. Location and types of valves d. Location and sizes of piping e. Sprinklerhead types and location The applicant shall comply with all requirements pertaining to construction of the Orange County Fire Department. The subject building will be required to be equipped with an automatic sprinkler system. Submittal of all structural plans for the project including .building structural calculations and energy calculations necessary to comply with Title 24. All construction plans shall meet requirements of City Ordinances, State, Federal Laws and Regulations. A civil site plan will be required depicting any improvements within the public right-of-way. These improvements will include but not be limited to the following: a. Domestic water service/meter. b. Fire service with detector check valve and easements as required. c. Sanitary sewer service lateral. Payment of Orange County Sanitation District No. 7 sewer connection fees at the time a building permit is issued. Payment of East Orange County Water District fees at the time a building permit is issued. Contact Earl Rowenhorst at Tustin Water Service for fee amounts. Payment of the Foothill/Eastern Transporation and Bridge Fee Program at. $1.05 per sq. ft. will be required at the time a building permit is issued. Payment of school fees at $.25 per sq. ft. for new construction is required prior to issuance of a building permit.