cabrillo pavilion restaurant concession design manual

Cabrillo Pavilion Restaurant Concession Design Manual - April 30, 2018

Parks and Recreation Department

CITY OF SANTA BARBARA

Cabrillo Pavilion Restaurant Concession Design Manual

1118 E. Cabrillo Boulevard

Santa Barbara, CA 93101.

Exhibit E


INTRODUCTION The Cabrillo Pavilion Restaurant Concession Design Manual was prepared by the Santa Barbara Parks and Recreation Department (Department) to guide Concessionaires in the design and construction of facilities at the Cabrillo Pavilion. The manual outlines procedures, policies, goals and requirements for developing or modifying facilities. The manual was written to be general in nature and may be revised from time to time. Revisions will be available upon request from the Department. The Department’s review of documents submitted by the Concessionaire does not include code compliance and does not relieve the Concessionaire of responsibility to satisfy all applicable codes and regulations. AVAILABLE LEASE SPACES Concession locations and approximate size are shown on Exhibit A. The public restrooms on the east and west wing of the building will be open for restaurant patrons during the times set by the Concession Agreement. Concession storage must be accommodated within the areas shown, as there is no separate dedicated storage space on site. DESIGN APPROVAL PROCESS Submit the following conceptual plans, as completed by a California licensed Architect or Interior Designer, in sufficient detail to facilitate evaluation of the quality and design of the proposed tenant improvements for all proposed concepts/locations.

a. A conceptual rendering or image board (one (1) original and two (2) copies) of the lease space, indicating:

i. The overall design theme/concept for the space. ii. General visual and color scheme.

iii. Fixtures and equipment and casework.

b. A layout/space plan with dimensions for each location which identifies the major display fixtures, circulation, customer queuing, cash wrap, food preparation area, and storage space.

c. A materials board which demonstrates the quality and colors of the various materials to be used within the location including:

i. Floor covering. ii. Wall covering.

iii. Ceiling material and color. iv. Counter materials. v. Product packaging.

d. A projected timeline / plan indicating all considerations required to ensure that the

Restaurant would be open for business when the building opens. Design Review The Department shall have the right to require modifications to the Conceptual Design plans and documents and any approval granted by the Department is subject to the Concessionaire's incorporation


of the required modifications. In the event the Department requires any such modifications to the Conceptual Design plans, Concessionaire shall prepare and submit revised plans incorporating the modifications for review and approval in accordance with the Design Approval Process. Design Approval Process The conceptual design plans shall be approved in writing by the Parks and Recreation Director. The design review process is to ensure plans conform to the Restaurant Concession Design Manual and are in accordance with the Proposal accepted by the City. Upon request by the City, the Concessionaire shall implement any design modifications requested in order to bring the plans into compliance with the Design Manual and any and all local, State and federal requirements. Modified designs and layouts shall be resubmitted until approved by the Parks and Recreation Director. Construction Permit Review Following design review and approval, the Concessionaire shall begin preparing the construction document drawings. Construction permits are issued by the City of Santa Barbara’s Community Development Department, Building & Safety Division at 630 Garden Street, Santa Barbara, CA 93101. Construction shall not commence until the Concessionaire has obtained required approvals and building permits and has provided satisfactory evidence of these to the Department. Post Construction The Concessionaire shall submit complete and accurate as-built drawings signed by the contractor/builder of all work provided within the Premises as well as any work performed to the building. As-built submissions shall include, but are not limited to, the following items:

1. One (1) full 1 size hard copy set of bound drawings and bound specifications. 2. One (1) bound set of drawings reduced to 11" x I 7" format. 3. One (1) set of all reports, manuals, warrantees, specifications, etc. 4. Complete PDF documentation of all drawings and specifications. 5. Copy of all reviews, sign-offs and other items including certificates of inspection, certificates of

occupancy, declaration confirming that there are no liens, workers' compensation claims or other encumbrances affecting the Premises or the building in respect to work, service, materials and equipment relating to the Concessionaire's Work and that all accounts for work, services, materials and equipment have been paid in full with respect to all of the Concessionaire's Work.

6. As-built drawings in AutoCAD format must be submitted to the City upon completion of construction and prior to the Primary Term.

DESIGN GUIDELINES General The City of Santa Barbara's well known Spanish Colonial architectural character, also known as "The Santa Barbara Style", is reflected in the design of the historic Cabrillo Pavilion building. The Spanish Colonial Revival style of the building has distinct details that include plaster walls, terra cotta clay roof tile, cast concrete façade with plaster decorative railing on the second floor terrace, cast concrete decorative insert with ship design, Tuscan style concrete columns, wood frame windows and wrought iron light fixtures. Compliance with the Guidelines for El Pueblo Viejo Landmark District was part of the permit process for the facility’s renovation plans. The design, colors, graphics, and visual elements of the Cabrillo Pavilion strive to create the Santa Barbara “experience” for those visiting this historic seaside structure.


The guidelines and examples exhibited within this document are included to provide good examples and to encourage and assist designers to produce creative designs that will be compatible with the building's architectural style. The design and finishes of concession spaces can be contrasting but not conflicting with the observable public spaces within the building. The application of television monitors, sign advertisements, and other elements of a commercial enterprise should be sensitive to the overall design. Interior Design Style The proposed interior design of the facility respects the historic integrity of the Spanish Colonial Revival structure and continues to build upon the original nautical undertones, while providing the modern amenities desired today. Key historic interior details to be preserved will be the shell rosettes on the column brackets and the copper ceiling lights. The interior finish of areas seen by the public will be refined to complement the exterior while maintaining a light, crisp, and uncluttered feel. The goal of the interior is to be compatible with the historic design of the exterior. Restaurant Concept/Theme The restaurant theme will need to complement the casual beach environment and recreational heritage of the site. The more sophisticated interior finishes should be light and airy with an uncluttered feel and have a connection to the local waterfront. MATERIALS Floors High quality, durable materials must be selected to withstand heavy traffic. Hard surfaces are encouraged for attractiveness and aesthetic value while being able to withstand the sandy and wet ocean environment. Stone, ceramic tile, stained concrete, or faux wood tile are acceptable options. High quality carpet could be considered in low traffic areas. All flooring shall meet required codes for slip resistance when wet. The finish floor elevation within the shell space is to correspond exactly to that of the adjacent existing Portico finished floor at the lease line, unless prohibited by existing conditions and approved by the Department. Careful consideration should be given to the transition zone between the Portico floor finish and patterns or color variations proposed within the leasehold area to avoid juxtaposition of designs.


Ceilings All ceiling material shall meet Code requirements. The plenum must be accessible. Ceilings in food and beverage spaces are to comply with all governing Health Department requirements. The light from the skylight in the Restaurant Concession shall to be maximized, however operable shading could be considered. Wall Coverings The treatment of the wall in the dining area can be used to carry the theme of the restaurant. Materials like tile, wood and metal can create texture and rhythm. If tile is used, hand painted glazed tile accents are encouraged as a decorative tile accent. Use of monochromatic color tiles is acceptable if used in combination with decorative tile from manufacturers such as Catalina Classics or California Pottery and Tile Works. Acoustics Concessionaire is encouraged to use materials and designs that minimize the transmission of sound to the building. Food and beverage areas must isolate noises from food preparation, dishwashing, restrooms, and cleaning areas as much as possible. Music systems are permitted within leased premises, but volumes must be controlled to limit the sound to the lease boundaries. SIGNAGE The Department will work with the concessionaire to integrate restaurant signage into the overall site signage program and will assist in the permit process with the City of Santa Barbara Sign Committee. As part of the conceptual plan, please submit a basic sign plan that shows sign type and location with some general information about the sign. Prior to final approval a complete photo-ready sign design and specifications will be required for review and approval by the Department. Parts of the Parks and Recreation Sign Design Guidelines will help guide signage fonts, colors, mounting, sign type and design.

Fonts from the Parks and Recreation Sign Guidelines


Parks and Recreation Sign Guidelines for a Primary Building ID As of October 14, 2016, the Cabrillo Pavilion Renovation Project has only received guidance from Historic Landmarks Commission (HLC) on a full signage proposal and will still need to submit for a Sign Permit.

Signage Proposed to HLC

Blade Sign Example that could be used for Restaurant


Signs types that will be considered are the following:

A. Wall signs: flush mounted signs of metal/ wooden letters applied to the wall, signs painted directly on the wall/ window, or signs on tile/ stone are encouraged.

B. Stand-alone signs: allowable in dining areas within lease space limits. C. Blade sign: sign hung from the ceiling that can be seen down a corridor like the Portico area. D. Menu signs: standard menus and pricing located were the public and review options before

committing to eat that he establishment. This could be a freestanding stanchion sign, a wall mounted, sign or a window sign.

E. Specials Board – Used as temporary informational sign, an A-Frame sign could be considered. See Parks and Recreation Signage Guidelines for reference on design.

Sign Material Sign materials such as plastic, aluminum, and stainless steel are not acceptable, unless provided with a painted finish and indistinguishable from traditional materials, such as wood or cut or cast metal letters. This does not apply to signage used inside the lease space. Sign Lighting Lighting of signs shall be decorative and historical in character or else hidden from view. Lighted signs shall be designed so they are not unnecessarily bright. Internally illuminated signs or backlit signs are not permitted. LIGHTING The proposed lighting for the renovation will restore original copper lighting fixtures and introduce new fixtures with a nautical design. The key to the lighting is to respect the architectural style of the building with a compatible fixture. The three fixtures below are an example of lighting proposed in the renovation. Exterior Building Colors The building renovation paint colors were carefully chosen by investigating the original paint colors and adding a few new Spanish Colonel Revival colors to the palette. Santa Barbara Colors: A Guide to Paining Buildings (see attachments) was also used to help determine the buildings paint colors. Interior Building Colors The interior colors need to lean to the lighter side. Due to the orientation of the building, the windows face south with a twelve foot covered patio that creates a bright single light source. It will be important to use lighter interior colors to maximize the natural light produced by the large skylight to help balance the natural light in the restaurant space.


Outdoor Dining Furniture Furniture used on the Outdoor Dining Area and perimeter railing design, where used to demarcate dining area should be compatible with the overall design and in character with the architecture of the building. The railing or stanchion designs should be open and decorative. All exterior improvements will need to be approved by the Historic Landmarks Commission. The El Pueblo Design Guidelines can be referenced online. http://www.santabarbaraca.gov/civicax/filebank/blobdload.aspx?BlobID=17290

http://www.santabarbaraca.gov/civicax/filebank/blobdload.aspx?BlobID=17290


Example Photo of Patio Heaters Portico heating was approved as part of the renovation project. Ten infrared radiant electric ceiling heaters on separate zones have been specified for the Outdoor Dining Area. Infrared heating is similar to the sun’s rays as it heats the object it is pointed at, not the air, providing a good heating solution in breezy conditions. This heating improvement will help support outdoor dining in most annual weather conditions. Questions Please address all Design Manual question in writing to Justin Van Mullem at [email protected]

END

Courtesy of Sharon Schock

mailto:[email protected]

cabrillo pavilion restaurant concession design manual

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