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HomeMy WebLinkAboutRDA DESIGN REVIEW 07-01-85 _ ~ "l" -'~"~" ... 7 - 1- 85 DATE: JULY 1, 1985 I1~t~1' '--COTI1 '% TO: FROM: SU BJ ECT: HONORABLE CHAIRHAN AND REDEVELOPMENT AGENCY MEHBERS COHfeJN[TY DEVELOPI~NT DEPARTNENT DESIGN REVIEW - PLAZA LA FAYETTE BACKGROUND The Community Developement Department received a proposed project for the northwest corner of Newport Avenue and Irvine Bouldvard, located in the Town Center Redevelopment Area. The project is the subject of a development agreement between the City's Redevelopment Agency and the deveopment firm of Burnett Ehline Company. In keeping with the provisions of the redevelopment plan, staff has reviewed the proposed project and submits this report for consideration by the Agency. Proposed conditions or deviations from standards have been noted, and future submittals by the developer should reflect these notations. DISCUSSION The proposed project is for a multi-use center on approximately 4.5 acres of land. Projected land uses include 28,500 square feet of retail, 15,300 square feet of office, and a proposed restaurant site of approximately 9,000 square feet. The proposed center will supply approximately 243 parking spaces, with 142 spaces allocated to the retail uses and 51 spaces for the office users. This leaves a total of 50 remaining parking spaces allocated to the restaurant site, supporting a total of 150 seats, at the City's standard of one space for each three seats. If a future restaurant proposal requests more than this allocation, a parking variance from the standard will be required. The proposed architecture of the center will be a type of French Chateau with an average height of 30'-0". No roofline exceeds the C-2 height limit of 50'-0", although some of the spires exceed 50'-0", but these are not considered in the height requirement of the zone. Although staff has not received all the elevations, the ones submitted seem to show a good level of design development. Judging from the type of development this project would replace (Newforth Center, the former Fricker Chemicals), the proposed project would be a definite asset to the area. Design Review Plaza LaFayette Page two Other comments and conditions include: Building Staff would recommend that the reastaurant pad be hydroseeded and irrigated until such time that the restaurant is developed. The southern landscape area adjacent to Irvine Boulevard should be coordinated with the adjoining landscaping for the World Savings building. The wall should be drawn back from the southern property line and the landscape area enlarged to match the adjoining property. 3. The site plan should show the jet fuel line easement in the westerly area of the site. The landcape area along Newport Avenue should be increased from 10 feet to 12'-6", allowing a full ten feet to the beginning of the first parking stall. 5. A 6'-8" masonry block walt is required along the northern property li.ne. 6. A preliminary 'landscape plan is required at this time. 7. A master sign plan is required for review and approval. Fire 1. The Fire Department will be requiring on-site fire hydrants as needed. e A turnaround is required at the north west parking area, which can either be a cul-de-sac or hammerhead designed to fire department requirements. Engineering The street right-of-way, as shown on the revised preliminary site plan, shows a half street width of 56 feet which should read 58 feet. This will provide for the westerly curb to be set at 52 feet westerly of centerline with a 6.0 foot clear pedestrian sidewalk. . Community Development Department Design Review Plaza LaFayette Page three Be The sidewalk will be required to be clear of all street lights, signs, fire hydrants, trees, etc. These items will require placement behind the sidewalk i'n a 4 foot wide public easement within the 9.5 foot landscaped green area. The right-of-way width will taper back to a 50 foot half street at the northerly property line. The beginning of taper will be a distance of 460 feet as measured along the centerline of Newport Avenue from the centerline of Irvine Boulevard. A minor amount of additional right-of-way dedication will be required at the corner of Newport Avenue and Irvine Boulevard to accomodate a 35 foot curb return radius and a sidewalk landing. The most southerly driveway will not have left turn ingress and egress, but will be restricted to right turn in and out. The relocated drive opposite Old Irvine Bouldvard will have left turn ingress and egress. Newport Avenue northerly of Irvine Boulevard is scheduled. for a Utility Underground District in 1986. All improvements -within the public right-of-way should be coordinated with this project. Following are public improvements which will be required along the Newport Avenue frontage. a. Street paving b. Curb and gutter c. Sidewalk d. Drive aprons e. Marbelite street lights with underground conduit feed. f. Domestic water service(s} g. Sanitary sewer lateral(s) h. Fire sprinkler service (if required) i. Plan'and profile street improvement plans will be required. A final grading plan shall be required showing all key finish elevations of the proposed development and all existing elevations of adjacent properties. Community Development Department Design Review Plaza Lafayette Page four e The final site and grading plan shall show all easements and substructures on the site (old railroad parcel). A parcel map will be required to consolidate the parcels. Annexation of any portion of the parcel not currently in any lighting district to a forthcoming City of Tustin Lighting District. The City may require this development to enter into a Agreement to particiate in the upcoming Eastern/Foothill Corridor Fee Program. The fee will be based upon new or additional square footage of building area and is estimated at $1.05 square foot. This amount is only an estimate and has not been finalized at this time. These and other routine comments will be included in a letter to the architect following the July 1st review by the Redevelopment Agency. RECOI~ENDED ACTION Staff feels that the proposed project will be an asset to the area and recommends that the agency accept the proposal with the conditions attached in this report. Senior Planner EMK:pef Community Development Department