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HomeMy WebLinkAboutZA AGENDA REPORT OTE: SEPTEMBER 29, 1997 1 n ter-C 0 m TO: . ZONING- ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT' DEPARTMENT SUBJECT: DESIGN REVIEW 97-024 APPLICANT: CALIFORNIA STAR RESTAURANTS, INC: 2200 WEST VALLEY BOULEVARD ALHAMBR.A, CALIFORNIA 91803 ATTN: REX SHIELDS, JOHN E.,,. BURK, INC. OWNER: RREEF. - IV. , INC. - A DELAWARE 'CORPORATION. 1630 SOUTH .SUNKIST, SUITE A ANAHEIM, CALIFORNIA 92806 ATT: MIKE SEVERSON LOCATION: 1222 IRVINE BOULEVARD ZONING: RETAIL COMMERCIAL (C-1) ; TOWN-CENTER REDEVELOPMENT PROJECT AREA ENVIRONMENTAL THIS PROJECT HAS BEEN DETERMINED TO BE STATUS: CATEGORICALLY EXEMPT (CLASS 1) PURSUANT TO THE PROVISIONS , ,OF SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY. ACT REQUEST: REMODEL -OF AN EXISTING RESTAURANT RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action 97- 0.08 approving Design Review 97-024 . BACKGROUND AND DISCUSSION On August i4, 1996, the Planning Commission approved Conditional. Use Permit 95--011 and Design 'Review 95-025 (Resblution No. 3376). authorizing the ' establishment of a restaurant at 1222 Irvine Boulevard with outdoor seating and on.-site sale of beer, •wine and distilled spirits . The Design Review approval also included two parapet mounted neon signs and a monument sign with red exposed neon illumination. On February 20, 19'96., Zoning Administrator Zoning Administrator Report Design Review 97-024 September 29, 1997 Page 2 Action 96-001 amended Conditional Use Permit 95-011 and Design Review 95-025 to authorize a total number of 226 seats for the restaurant based upon additional parking becoming available in the center. Sixty four (64) of the total number of seats were approved for the outdoor seating area. The applicant is requesting Design Review approval: to remodel the overall appearance of the restaurant building, which includes repainting and re-roofing of the sloped section of roof area. .Architectural modifications to exterior elements include new parapets and signs. No change in the total number of seats or required parking spaces would occur as a result of. this proposal . No changes in the outdoor seating or alcoholic beverage sales are proposed. The subject property is zoned C--1 (Retail Commercial) and is. located within the boundaries of • the Town ' Center Redevelopment Area. • City Code Section 9299 (b) (3) (c) grants authority to the Zoning Administrator to approve Design Review applications within the City' s Redevelopment °Areas., The restaurant building is a freestanding' structure in the Tustin Heights shopping center, located on the south side of Irvine Boulevard between Elizabeth Way and Charloma Drive. The shopping center, including the subject. pad, was constructed in the mid-196os under County standards . The . restaurant pad is located at the northeasterly portion of the shopping center, with direct frontage on Irvine Boulevard. The previous tenant was "Chuy' s" , a Texas based restaurant, which operated at this location from February to December of 1996 . PROJECT DESCRIPTION The proposed restaurant will be operated by California Star Restaurant, Inc. , a California Corporation part of the Lone Star Steakhouse and Saloon, ' which owns and operates a chain of 207 mid- priced, full service restaurants in the United- States and overseas. The Lone Star Restaurant embraces a Texas-style concept featuring Texas artifacts and country and western music. Submitted plans propose interior and exterior improvements _without adding any square footage to the area of the existing structure. The gross floor area of the structure is 6, 66.0 square feet . The existing restaurant includes three dining areas, a bar and two dining patios . Zoning Administrator Report Design Review 97-024 September 29, 1997 Page 3 Architecture The proposed architecture is' similar to a Texas roadhouse in appearance and consists of southwestern parapets and a gabled front porch -element at entry.. The exterior walls are finished with horizontal siding. Elevations are enhanced with trellis beams, decorative window shutters and chamfered porch supports. All sections of the existing corrugated metal roofing will be replaced with 12" wide raised standing seam metal roofing. Exteatior wall and parapet finishes consist of wood, stucco and painted concrete block masonry. The. existing walls will be- repainted warm gray with dark green trim. The existing trellis and projected entrance will be replaced w.i.th' a decorative design consisting of exposed wood members with rounded corners and chamfered columns . All new exterior columns and wood structure will be painted dark green to complement the siding trim of the exterior walls . As part of this proposal, the existing sloped section of the roof which is corrugated metal roofing will be replaced with standing seam metal roofing'. Considering the glare that generates from the existing roofing material, staff recommends that the metal material be changed to a non-reflective surface as stated in the Condition No. 6 . 1. The Material Sample Board will -be available for review at . the Zoning Administrator meeting. The style of proposed architecture is different from the architectural theme of the Tustin Heights Center. However, the proposed subdued colors make the building more compatible in color and material with the .center than the existing eclectic design. Additionally, the building is located at the southeastern corner of the center, where it is separate enough from the shopping center to be considered a free-standing business . Site Plan The submitted site plan does not include-a legend to enable the distinction between the existing and proposed elements .. In reviewing the site improvements it appears that the plans reflect the Chuy' s plans, all improvements are now existing. Condition No. 2 . 7 requires the final construction drawings to accurately reflect existing and proposed improvements. Zoning Administrator Report Design Review 97-024 September 29, 1997 Page 4 Outdoor Patio Furniture The outdoor seating area is enclosed by low-walls directly connected to the building, and it is architecturally integrated into the design of the building. However, the low walls surrounding 'the outdoor seating area make the area visible to the public right-' of-way. The proposed architecture style requires patio furniture that is compatible in design and color. No specifications for patio furniture were submitted. All outdoor furnishing specifications shall be submitted for review and approval of - the Community Development Department per Condition No. 2 . 5 . Signs The exterior elevations display two new parapet mounted signs. The dimensions of the signs are not clearly indicated and in addition to the neon letters, both signs consist of a neon band around the perimeter which require approval by the Planning Commission. In agreement with the applidant, Condition Nos . 6 . 1 through 6 . 3 requires all proposed signs, including parapet mounted and monument signs to be reviewed as a separate application' and to be consistent with the Sign Code. Minoo Ashabi Daniel ox, AICP Assistant Planner Senior Planner Attachments : .. Location Map Submitted Plans Zoning Adminstrator Action 97-008 177 ,L CATf 0 N MA P ;h- el ID a . SIT ' w OLD IRVINE BLVD. ••�••— Vl N N N .Y 13022 0 o a o FIRST to N Ln N 13024 INTERSTATE Z:: r �9i BANK P 13632 r t�3�o ry°> • r r 305 TUS17N HEIGHTS CENTER N N C4 en rl 0)i n RALPH'S.. 3091 CARL 000ao 13100 r 1282 o.Nd•mm NN NNNNN+mN O 13102 13112 ooa000000a000�'�+�^m�NNNN 13101 Q 13112 17(J8T'S ��rr'^�r`"�•rr�•-� 13111 � _ 13121 � 13122 • _ PACKEl4IS.5Qf1ARR c N n + 13132 r 13131 _ ��� to NLLACEV W1,3152 HOMES _ 131 m r Z PACKERS C1EL) r ,ry o y - _ Q 13224 r NO SCALE n �i s� ✓,� � .;ice �� "� ..,'�' ..%"'� ��> (5 gig 1-0 I ,, o` I = ~ 1222 IRVINE BLVD. m.i ( Jr � �. �TUSTIN, CA. 92660 olF �• - - .- I _ ��!rr/��;,, �k/iii/r � I �v �i� . /Q r csau-- �e 1 l 1 t U SITE PLAN IRVINE BLVD. 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(p)DECORATIVE CORBEL DTL. s.,."n° •• �, SHUT Na p WEST ELEVATION OF SCREEN WALLS/TRELLIS NOILVAR13 1SV3 OO _ v '11O 1392100 3A11tla003Q Q x -'"ff tl01°1O ��� '�' `� ' "� AdONVU AH1NR E �uu �-a�,or•v _ �-m�B i iii-i' 'i. !! tp - w 11tl130 dtl0 JNId00 t' 11V130 dVO 0NId00 S f 11 7oCs'«1 `i.w.yi�J . pF ....:.. ri...o,. iA Lam t M a-..a A—��-— � .,�a.,.m.o,. .'��� .pn.p voc 0 VON 1-1 r —=_,... C o x w y i ~�y SI113211 S11tlM N332105 d0 NOI1VA313 H1f10S O 100 9(113 O32RlIld vB• gym�B I w m mw.�iowie w.v.� .4[ f O� NOILVA313 HlIIOS19VH+F PF All —"g Q e azo D R'><mr a�a-Nip PSK CZ �I �r I ! o 10 £ - -1, „ .,_ I —ro wnw I ' 1 1 • U ” � n + $ •�, 8 i �� ��� �� MI � g9 CALIFORNIA D � iT>ZL�C7t0lJi� $ �44 # . STAR RESTAURANTS _ -0y � , 2200 W. VALLEY BLVD. P p BAL007t a ';� L p 3A ALHAMBRA, CA. 91603 TUSTIN, CALIFORNIA �" PH. IB181 676-0737 1 ZONING ADMINISTRATOR ACTION 97-008' 2 The Zoning Administrator of the City of Tustin does hereby resolve 3 as follows : 4 I . The Zoning Administrator finds and determines as follows: 5 A. That a proper application, Design Review 97--024 was filed by California Stak Restaurants, Inc . to authorize the 6 remodel of an existing restaurant located at 1222 Irvine Boulevard. 7 B. The property is located within the Town Center 8 Redevelopment Project Area. Pursuant to City Code Section 9299 (b) (3) (i) , the Zoning Administrator has the 9 authority to approve Design Review applications within the redevelopment project areas. 10 C. As conditioned; the project has been found consistent 11 with, the Town Center Redevelopment Project Area Plan. 12 D. Pursuant to Section 9272 of the Tustin Municipal Code, the Zoning Administrator finds' that the architectural 13 features, materials and colors will not impair the orderly and• harmonious development of the area, the ` 14 present or future development therein, or the occupancy as a whole. In,. .making such • findings, the Zoning 1 15 Administrator has considered at least the following items : 16 1 . Setbacks and site planning. 17 2 . Exterior materials and colors . 3 . Landscaping, parking . area design and traffic 18 circulation. 4 . Location, height and standards of exterior 19 illumination. 5 . Physical relationship of proposed structures . to, 20 existing structures in the neighborhood. G . Appearance and design relationship of proposed 21 structures to , existing structures and possible future structures in the neighborhood and public 22 thoroughfares . 7 . Development Guidelines and criteria as adopted by 23 the City Council. 24 E. That the proposed project is categorically exempt (Class 1) pursuant to the California Environmental Quality Act 25 Section 15301. 26 27 28 1 Zoning Administrator Action 97-008 Page 2 2 3 II .• The Zoning Administrator hereby approves Design Review 97-024 . to authorize the remodel of an existing restaurant located at 4 1222 Irvine Boulevard, subject to the conditions contained in Exhibit A, attached hereto. 5 6 PASSED AND ADOPTED at a regular meeting of the Tustin Zoning Administrator, held on the 29th day of September, 1997.. 7 8 9 Rick Brown 10 Zoning Administrator Designee 11 12 Barbara Reyes ` 13 Recording Secretary 14 STATE OF CALIFORNIA } COUNTY OF ORANGE ) 15 CITY OF TUSTIN ) 16 I, BARBARA. REYES, the undersigned, -hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of 17 Tustin, California; that Zoning Administrator Action No. 97-008 was duly passed and adopted at a regular meeting of the Tustin Zoning 18 Administrator, held on the 29th' day of September, 1997 . 19 20 BARBARA REYES 21 Recording Secretary 22 23 24 25 26 27 28 EXHIBIT A DESIGN REVIEW 97-024 CONDITIONS OF APPROVAL ZONING ADMINISTRATOR ACTION 97-008 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped September 29, 1997 on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit . The Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. (1) 1.2 Unless otherwise specified, the 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 Community Development Department . (1) 1.3 - The subject project approval shall become null and void -unless -permits for the proposed project. are issued and substantial construction is underway within (18) months of the date 'of this Exhibit . Time extensions may be considered _ if a written request is received by the Community Development Department within thirty (30) days prior to expiration. - (1) 1.4 Approval of Design Review 97-024 is contingent upon the applicant and property owner signing and returning an "Agreement to Conditions Imposed" form as established by the Community Development Department. (1) 1..5 The applicant shall hold harmless and defend. the City of Tustin from all claims and liabilities arising out of a challenge of the City's approval of this project . -------------------------------------------------------------------- SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY (2) CEQA MITIGATION REQUIREMENTS (3) UNIFORM BUILDING CODE/S (6) LANDSCAPING GUIDELINES *** EXCEPTIONS (7) PC/CC POLICY Exhibit A Design Review 97-024 September 29, 1997 Page 2 PLAN SUBMITTAL (1) 2 .1 When submitting for a building permit, submit three sets of plans, two sets of structural and energy calculations . Site plan, landscape plan, electrical, mechanical and plumbing plans shall be included. Compliance with approved plans shall be inspected by the Community Development Department during construction and prior to final inspection. (1) 2 .2 Plans for remodeled area shall comply with applicable codes, City Ordinances and the state and federal laws and regulations to include : 1994 Uniform Building Code with California Amendments 1994 Uniform Mechanical Code with California Amendments 1994 Uniform Plumbing Code with California Amendments 1993 National Electrical Code with California Amendments T-24 California Energy Efficiency Standards (1) 2 .3 Health Department approval is required prior to issuance of a building permit . (3) 2 .4 Provide dimensions between tables., chairs, and walls. All . seating areas must meet all UBC requirements, including American with Disability Act (ADA) requirements. (7) 2 .5 Provide manufacturer's specifications and - details or -catalog information regarding outdoor tables, seats, and trash receptacles . No alteration to 'the approved colors or fabrics of the tables, seats, structural elements, umbrellas, furniture, covers, trash receptacles, or other physical elements which are visible to the public right- of-way shall be made without prior written,approval from the Community Development Department. (3) 2 .6 ' - A- parking space, primary entrance to- the -building, the primary path of travel, sanitary facilities, drinking fountains, and public telephones shall be accessible to persons with disabilities . (1) 2 .7 The plans shall be revised to clearly indicate existing and prop osed .improvements . r' ' Exhibit A Design Review 97-024 September 29, 1997 Page 3 NOISE (1) 3 .1 All construction operations, including engine warm-up and deliveries of materials and equipment, shall be subject to the provisions of the Tustin Noise Ordinance and shall take place only between -the hours of 7 : 00 a.m. and 6 : 00 p.m. , . Monday through Friday, and between 9 : 00 a.m. and 5 : 00 p.m. on Saturday, unless otherwise determined by the Building Official . (1) 3 .2 Construction hours shall be clearly posted on the project site to the satisfaction of the Building Official. (1) 3 .3 Outside public address speakers,, telephone bells, •buzzers and similar devices which are audible on adjoining properties are prohibited. FIRE AUTHORITY (5) 4.1 Fire Safety Site Plan -- Prior to the issuance of a building permit, the applicant shall submit plans for the review and approval of the Fire Chief. The applicant shall include information on the plans required by the Fire Chief. Contact the Orange County Fire -Authority Plans Review Section at (714) 744-0403 for the Fire Safety Site/Architectural Notes to be placed on the plans. (5) 4.2 Fire Suppression System - 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 review and approval . (5) 4.3 Fire Alarm System - Prior to. installation_ , plans for the fire alarm system shall be submitted to and approved by the Fire Chief. This system shall be. operational prior to the issuance of a Certificate of Use and Occupancy. ARCHITECTURE (4) 5.1 'The proposed ''Galvalume" standing seam metal roofing shall be modified to a non-reflective roofing finish or include a roof treatment to dull or rust the galvanized surface subject to the approval of the Community Development Department . Exhibit A r' Design Review 97-024 September 29, 1997 Page 4 (1) 5.2 . All exposed metal flashing or trim shall be painted to match the building. (1) 5 .3 The overall lighting for the project shall comply with the City of Tustin Security Ordinance and shall provide a minimum of one (1) footcandle of lighting illumination throughout the site. All exterior lighting shall be arranged as not to direct light or glare onto adjacent. properties or streets . (4) 5.4 Provide_ exact details of all exterior door and window types; including but not limited to such information as- frame color and glass tint . SIGNS (1) 6 .1. Pursuant to Section 9408B of the City of Tustin Sign Code, the proposed business is permitted the following signs . a. Monument sign - Permitted for individual tenants located in a freestanding building within a center and minimum of 5, 000 square feet of floor area. These signs may be 'a maximum of six (6) feet in height and 32 square feet in sign face area. This site would be eligible for one (1) monument sign. b. Primary wall sign - one (1) primary wall sign for the purpose of business identification only. the sign area may be equal to a- maximum of 15 percent of the storefront square footage not to exceed 75 square feet . The sign must be located below the roof eave. C. Secondary wall sign - Two (2) secondary wall signs for the purpose of business identification only. Secondary wall sign shall face onto a, street, parking area, or service road. The sign area square footage may be. equal to a maximum of 5 percent of the side or rear wall not to exceed 25 square feet . Both side and rear walls of the -subject building would be eligible for secondary wall signs. The signs must be located below the roof eave. Exhibit A Design Review 97-024 September 29, 1997 Page 5 (1) 6 .2 The submitted plans show a total of three proposed business identification signs . All signs shall be submitted as a separate application.. Plans shall indicate overall height and width dimensions of the parapet mounted signs so that sign copy area can be determined. The sign areas shall be reduced to conform to the criteria noted in Section 6 . 1 . (1) 6 .3 The neon stripes around the perimeter of the parapet walls on the north and west elevations shall be eliminated unless approved by the Planning Commission under a separate application. USE RESTRICTIONS PROPERTY MAINTENANCE, ALCOHOLIC BEVERAGE SALES CONDITIONS OF APPROVAL FOR RESTAURANT USE RESOLUTION NO. 33.76 CUP 95-011 DR 95-025 (1) 7.1 All applicable Conditions of' Approval of Planning Commission Resolution No. 3376 and Zoning Administrator Action 96-001 including those pertaining to total seating, outdoor seating, alcoholic beverage sales, video games and property maintenance shall apply to the continued use of a restaurant at 1222 Irvine Boulevard, and are incorporated herein by reference. FEES (1) 8 .-1 Prior to issuance of any building permits, payment shall (5) be made of all applicable fees, including but not limited, . to the following. Payment shall be required based upon those rates in effect at the time of payment and are subject to change. A. Building plan check and permit fees to the Community Development Department based on the most current schedule. B. Orange County Fire Authority plan_ check and inspection fees to the Community Development Department based upon the most current schedule. Exhibit A Design Review 97-024 September 29, 1997 Page 6 (1) 8.2 Within forty-eight (48) hours of approval of the subject (5) project, the applicant shall deliver to the Community Development Department, a cashier' s check payable to the COUNTY CLERK in the amount of $38 . 00 (thirty eight dollars) to enable the City to file the appropriate environmental documentation for the project . If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge theenvironmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.