TO: ARCHITECTURAL COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: APRIL 10, 2024
SUBJECT:
Title
ARCHITECTURAL AND SITE PLAN REVIEW #23-A05, REVIEW OF A PROPOSED NEW PATIO COVER, OUTDOOR BAR, AND RENOVATION OF EXISTING OUTDOOR DINING AREA LOCATED AT 230 AND 232 NORTH YALE AVENUE - APPLICANT: ANDRESEN ARCHITECTURE
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SUMMARY
The applicant, Union on Yale, is requesting the approval of a 3,062-square-foot patio cover, outdoor bar, and deck as part of an improvement to the existing outdoor dining area. The patio cover will be a flat roof style with standing seam metal roofing, metal fascia and soffits, and I-beam columns with a section of the patio cover open-to-above with trellises. The outdoor dining area will feature an outdoor bar with twenty-two seats, a raised deck with fire pit, concrete planter boxes, and new concrete to replace the existing decomposed granite floor.
Andresen Architecture has also proposed an amendment to an existing Conditional Use Permit (CUP) to allow for a change in the conditions to allow the proposed changes in the number of outdoor seats and alcohol service requirements, which is being reviewed by staff under a separate permit (File #11-C04AMD). The CUP modifications will be reviewed by the Planning Commission at a separate meeting.
RECOMMENDATION
Recommended Action
Staff recommends the Architectural Commission:
A. Adopt A RESOLUTION OF THE ARCHITECTURAL COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA, CONDITIONALLY APPROVING ARCHITECTURAL AND SITE PLAN REVIEW #23-A05, REVIEW OF A PROPOSED NEW PATIO COVER, OUTDOOR BAR, AND RENOVATION OF EXISTING OUTDOOR DINING AREA LOCATED AT 230 AND 232 NORTH YALE AVENUE - APPLICANT: ANDRESEN ARCHITECTURE; and
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
A. Continue the item for additional information.
B. Approve the project with additional or revised Conditions of Approval.
C. Express intent to deny the proposal, specifically identifying the review criteria of Section 16.300.060.A of the Municipal Code that cannot be met and continue the item to April 24, 2024, for adoption of a denial resolution as all of the necessary findings cannot be met.
FINANCIAL REVIEW
The costs associated with this review have been borne by the applicant.
ANALYSIS
Background
The subject property is located at 230 and 232 North Yale Avenue, on the east side of North Yale Avenue, between Bonita Avenue and Second Street. The zoning designation for this site is Claremont Village Overlay zoning district (CVO) with a General Plan land use designation of Claremont Village. The project site is in Area 1 of the Claremont Village Design Plan (VDP) which provides design guidelines for the development of the Village and identifies this site to be within the Central Commercial Core. The existing primary building (restaurant and bar) is located at 232 North Yale Avenue and the existing accessory building (kitchen) and outdoor dining area is located at 230 North Yale Avenue. These structures were built circa 1961 and are listed in the Claremont Register as a contributing building that is not an example of a specific architectural style but is still of value to the overall scale and character of the Village.
Surrounding properties located on this block of North Yale Avenue are within the same zone and General Plan land use designation.
Project Description
The applicant, Union on Yale, is proposing the removal of existing chairs and tables, planters, concrete seating, and an existing unpermitted fabric patio cover in order to accommodate the proposed new patio cover, outdoor bar, and renovation to the outdoor dining area.
The proposed flat patio cover will be 3,062 square feet and will have a standing seam metal roof, gray metal fascia, light brown (almond) colored metal soffits, integrated can lighting, and matte black I-beams as columns. The patio cover will have a large opening in the center to create an open-to-above section with trellises. Additionally, the existing accessory building (kitchen) roof canopy will be painted gray to match the proposed patio cover.
The proposed outdoor bar will have a matte black corrugated metal bar front, a stone-colored bar top, and twenty-two seats. The bar area will also feature a flat black sliding security grill that encloses the perimeter of the bar area when not in use. The sliding security grills will slide along a rail system integrated into the patio cover ceiling and will roll into a “storage pocket” that will appear as a gray stucco column. The bar will have large matte black hanging lanterns above the bar top.
The proposed deck will be built from a light brown composite material that emulates wood grain. The deck will be open-to-above and feature a fire pit with patio sectional seating. The raised deck will incorporate indirect step lighting with a warm hue at the base of the deck and below the sectional seating. The deck will have an opening to build around the existing deodar cedar tree with a protective railing.
The outdoor dining area will feature new white exposed aggregate concrete to replace the existing decomposed granite and new wall sconces to match the existing mid-century modern sconces. To mitigate the negative effects of increased impermeable surfaces, the project features a drainage plan that directs rainwater to three new subterranean drywells located throughout the outdoor dining area.
No existing trees are proposed to be removed as part of this proposal. The existing mature deodar cedar tree will be preserved and the project has been designed to minimize impacts to the continued long-term health of the tree. This is accomplished by maintaining a permeable surface underneath the proposed deck, providing a sufficiently large opening in the deck around the tree trunk, and locating new drywells to be at least twenty feet from the base of the tree.
Parking
AB 2097 prohibits cities from imposing a minimum automobile parking requirement for this project because the project site is located within a half-mile radius of a major transit stop. However, the Claremont Village Design Plan encourages enhancements to mid-block parking areas to improve the Village pedestrian experience. The applicant has agreed to remove restrictions on two parking spaces currently designated for Union on Yale manager parking only to be made available as public parking to offset the anticipated increase in customer attraction to Union on Yale. Union on Yale employees will be encouraged to park in all-day parking such as on Harvard Avenue. These mid-block alley parking spaces are valuable to the Claremont Village as convenient spaces for customers to patronize Union on Yale and nearby businesses.
Basis for Recommendation
Staff finds that the proposal satisfies all of the architectural design review criteria listed in CMC Section 16.300.060.A for the reasons stated in the Draft Approval Resolution. While the property was constructed in 1961 and is identified on the Register, the proposed patio cover and renovated outdoor dining area will not affect the existing historic character of the structure. The proposed new patio cover, outdoor bar, and renovation of the existing outdoor dining area will provide an improvement to the functionality of the restaurant use. As such, staff recommends that the Architectural Commission approve the proposed design.
CEQA REVIEW
The proposal is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) under Section 15301 (Class 1) for existing facilities, in that the project entails an addition to an existing structure that will not result in an increase of more than 10,000 square feet and the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the area in which the project is located is not environmentally sensitive. The exception pertaining to historic resources does not apply in this case because the proposed project will not cause a substantial adverse change in the site’s historic character or its ability to continue to serve as a contributor to the Claremont Village district as no substantive changes are proposed to the contributing structures and the proposed improvements are designed to complement the existing structures and site. Therefore, no further environmental review is necessary.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a paper copy, please contact Melissa Sanabria at (909) 399-5499 or via email at msanabria@ci.claremont.ca.us.
Notice of this meeting was mailed to property owners and business tenants within 150 feet of the subject property on March 28, 2024. A copy of this report has been sent to the applicant and other interested parties.
Submitted by: Reviewed by:
Brad Johnson Chris Veirs
Community Development Director Principal Planner
Prepared by:
Daniel Kim
Assistant Planner
Attachments:
A - Draft Resolution
B - Reduced Plans