Loading...
04-06-2005 DRC MinutesCITY OF ORANGE DESIGN REVIEW COMMITTEE MINUTES April16, 2005 Committee Members Present: Jon Califf Donnie Dewees Craig Wheeler Joe Woollett Staff in Attendance: Dan Ryan, Senior Historic Preservation Planner Committee Member Absent: None Administrative Session - 5:00 P.M. The Committee met for an administrative session beginning at 5:00 p.m. The meeting adjourned at approximately 7:50 p.m. Regular Session - 5:30 P. City of Orange -Design Review Committee Meeting Minutes for April 6, 2005 Page 2 1. DRC No. 3944-04 -MAPLE WALK TRANSIT ORIENTED DEVELOPMENT A request for review and recommendation to the Planning Commission of the architectural and landscape plans for a forty unit transit oriented development comprised of for-sale residential loft units, five of which will be live/work units; and a request for the Design Review Committee to recommend approval of the proposed development as a replacement structure for the two existing industrial multi-tenant buildings which are noncontributing structures within the Old Towne Historic District. 501 West Maple Avenue Staff Contact: Christine Kelly, Contract Project Manager DRC Action: Recommendation to the Planning Commission Christine Kelly, Contract Project Manager, introduced the item, noting that the item had been discussed at the last meeting of the DRC on March 16, 2005. The applicant received comments from the DRC at that time, and was asked to go back and consider the comments that were made and return. Subsequent to that meeting, the applicant and some members of City Staff met individually to try and get a better understanding of what some of the issues were so that the applicant could make some modifications on the plans based on the comments received at the previous DRC meeting. Ms. Kelly introduced Kim Prijatel, who is the Project Manager for the Olson Company on this project, and Brad Mansfield who is the architect. Ms. Prijatel presented the items that were discussed at the last meeting. A request for four full elevations of all sides of the project, to see what it looks like without a perspective, and in a flat elevation. Mr. Mansfield noted that the earth tones chosen were the same as at the last meeting, but they were alternating the colors on the buildings to give them a sense of their own identity, and this is in response to a comment made at the last meeting. The Color Consultant for the Olson Company provided a layout of the colors proposed for each building, and Ms. Prijatel presented this to the DRC Committee Members. She also noted that they had added the brick all the way around on the north face of the building facing where the trains could see it, as per discussion at the last meeting. The punched openings on the windows were presented. A rendering was presented showing the roof decks. A suggestion at the last meeting suggested various awnings, and these were shown to the DRC members, and three different styles were shown. Committee Member Wheeler asked if one building would have the same awnings on the building, or if the awnings would vary on a building. Mr. Mansfield said he felt it would be appropriate to keep the same awnings on one building and match it with the color changes they're making per building, so it is not so dramatic. The pieces over the doors would be kept consistent. The stairs would be changed out to all steel, as opposed to steel and concrete, and those plans were shown. Windows were incorporated in the stairways. Because the east windows face where the trains come by, Ms. Prijatel noted that they need STC-32's on those windows. The vinyl windows meet both the Title 24 and STC City of Orange -Design Review Committee Meeting Minutes for April 6, 2005 Page 3 ratings. Steel or aluminum windows would meet the Title 24 rating, but it is questionable whether acoustical requirements could be met and that is the issue they are facing. Committee Member Dewees asked if they were then proposing to do vinyl windows? Ms. Prijatel stated that the vinyl would be their preference, which meets both the acoustic and Title 24 requirements. The windows closest to the train are STC-32's and they taper back the further you get from the trains. The minimum would be STC-29's. The garage door materials were being called out as "sectional garage door." Mr. Wheeler asked if they had any additional detail on this. The roll-up garage doors were considered, it was stated, but there may be a problem with clearance. The stairs were changed to diamond-plate treads with risers, open tube steel with the diamond plate. More enhanced paving was added on the site plan on the crosswalk. Mr. Wheeler asked about the shadow study, which was discussed at the last meeting, stating that the Olson Company had stated they were preparing one. Ms. Kelly noted that the City typically uses winter solstice between 9:00 a.m. and 3:00 p.m. and showed the shadow study. Chair Califf invited the public to speak. Jeff Frankel, OTPA. He questioned the height, and wondered how it related to the Depot Specific Plan? With the Depot Specific Plan, he stated, there was a height limit of two stories with tuck-under parking. He was just curious as to how a 3-story could be approved. Ms. Kelly stated that the project qualified for the State Density Bonus Law, and it allows one incentive for every 10% of the units that are affordable up to 3 incentives. And the project is asking that the incentive allowed be the one relating to the height. And the State Density Bonus Law takes precedence over City Code. Mr. Frankel asked if the brick had been changed to real brick, or was it still brick veneer? Ms. Prijatel stated that it was still real brick, it was just half-width. Mr. Frankel stated that the OTPA would prefer full-dimension brick, and they would also prefer to see either wood or steel windows, which would fit in an industrial-style building, rather than the vinyl. He complimented the change in the roofline. The OTPA's preference is to see this building look more industrial, because they feel that the industrial area has lost that type of architecture over the years. Mr. Frankel also stated that OTPA's preference for cast-stone or some solid material for the lintels, rather than the foam reveal. Janet Crenshaw, OTPA. Ms. Crenshaw stated that she had met neighbors in the proposed area who were not aware of this project. She asked about the notification process. Dan Ryan stated the notification is a 300 ft. radius from the edges of the property. Ms. Kelly stated that no notification is required for DRC, however, for the Mitigated Negative Declaration the project was posted, and notifications went out to tenants and property owners within a 500 ft. radius. Several in the audience stated that "it didn't happen." Ms. Crenshaw stated that her concern was for the houses along Pixley Street. Another concern was signage. What will happen with that? She was also still concerned about the height (3 stories). Mr. Mansfield stated that only five units at the front could be signed, and it would be very low-key, i. e., a brass plaque adjacent to the address that has the name and address of the business on it. All signs would be the same type of metal, whether polished brass, etc., and could have a light above it so it was visible at night. Mr. Wheeler stated that this should be part of the CC&R's, and Ms. Kelly agreed. City of Orange -Design Review Committee Meeting Minutes for April 6, 2005 Page 4 Todd Denning, 628 W. Maple. Did not receive a notice, nor did his two neighbors. He was curious as to where the notices went to, and as a concerned citizen wanted the committee members to know that he was never notified. He also voiced a concern over the apparent lack of parking. Chair Califf stated that what the project had designed into it was the availability of the transit-oriented parking which is immediately adjacent to this project in the train station lot. Mr. Woollett stated that it was inappropriate for the DRC to discuss parking -this meeting is about design, not parking. The parking issue is for the Planning Commission. Mr. Denning stated that it was an aesthetic issue. The public portion of the meeting was closed. Chair Califf stated that Mr. Frankel stated the same concern that the committee members had -which is aluminum windows versus vinyl because it provides a narrower profile, which looks more like a steel window. Committee Member Woollett stated that he still has concerns about the project, including the fact that he does not believe the project goes far enough in meeting the Old Towne Design Standards; therefore he could not support it. Chair Califf moved that the DRC recommend to the Planning Commission that subject to the conditions contained in the Staff Report (Conditions 1-7 with Condition 4 being not applicable due to the noise analysis), that the architectural and landscape plans comply with the Santa Fe Depot Specific Plan. The project as proposed is a suitable replacement structure for the demolition of anon-contributing structure within Old Towne Historic District. The Committee Members also made the following suggestions discussed during the meeting: 1. Look into using different color brick for "soldier course" above windows 2. Return brick back at windows and allow a stucco reveal (recess) 3. Look into wider faced brick if available 4. Specify on plans that brick returns back to the face of the buildings (so you don't see the edges) 5. Use brick surround on pedestals at the tops of the buildings 6. Use different canopies at upper levels (from three styles presented) on different buildings. Pay attention to what direction the building is facing when choosing style 7. Paint awnings darker (black) on brick buildings and keep them lighter on stucco buildings 8. Paint downspouts and metal stairs black 9. Eliminate cornice at roof decks 10. Signage for live-work units to be "understated". Make sure it is regulated in the CC&R's. SECOND: Craig Wheeler AYES: Jon Califf, Donnie Dewees, Craig Wheeler NOES: Joe Woollett ABSENT: None RECUSED: None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for Apri16, 2005 Page 5 2. DRC No. 3977-OS - FOUST CARPORT & STORAGE BUILDING Construction of a detached carport and storage building 275 S. Glassell Street, Old Towne Orange Historic District Staff Contact: Daniel Ryan, Senior Planner DRC Action: Final Determination Senior Planner Daniel Ryan introduced the item. He noted that the building's original facade had been changed, and over time the building had taken on a more modern look. The building's owners came to the City to ask for guidance on the direction to take in terms of style for the proposed new building and carport. Mr. Ryan explained that they decided to carry over some of the design elements of the main structure into the back building and .also into the carport. That design is the project brought before this meeting of the DRC. He showed the proposed plans to the committee members. He also noted an increase in the number of off-street parking spaces. The storage building, it was stated, could not be seen from the street as it was behind the original building. Staff made the recommendation to use wood instead of metal for the roll-up doors on the storage building, and felt the project was well designed for its location and context. Committee Member Joe Woollett asked the reasoning behind staff's decision for the wood roll- up door recommendation. Committee Member Woollett also noted that there was existing rusted material on the main building that would tie into the metal, and Mr. Ryan said he was open to comments. Chairman Califf also noted that wood sectional doors were problematic. The committee members felt that the metal doors were more in keeping with the design of the original building. Jeff Frankel, OTPA, asked about the garage doors, and if they were going to be aged to look like simulated rusty metal." The answer was yes. He felt the project was well designed, and since it could not be seen by the street, met with OTPA's approval. Howard Morris, Landscape Planner, stated that the automatic irrigation system should be noted on the landscape plans for the project. He made several suggestions for a more "columnar type" tree that was not quite as big as those proposed. He felt the trees that were proposed were too large, having a spread of up to 50 feet. He also stated that the ground cover, alyssum, was really more of an annual and he suggested utilizing something more permanent. Committee Member Joe Woollett moved to approve the project with the following conditions: 1. Items 2-7 of the Staff Report, not including #1 2. In lieu of Item #1, insert that the irrigation systems will be automatic Chair Califf noted that even though the plans do not specifically state metal roll-up doors that is the intent and is what is approved by the DRC. City of Orange -Design Review Committee Meeting Minutes for Apri16, 2005 Page 6 SECOND: Donnie Dewees AYES: Jon Califf, Donnie Dewees, Craig Wheeler, and Joe Woollett NOES: None ABSENT: None RECUSED: None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for April 6, 2005 Page 7 3. DRC No. 3983-OS LIl~TDA GREELEY RESIDENCE A proposal to develop a new 341 sq. ft. first floor addition on the rear of a 1,060 sq. ft., 1914 Craftsman Bungalow. Project includes the expansion of an existing detached garage to accommodate two cars. Project will require Planning Commission review as the addition exceeds 20% of the area of the existing residence. 513 E. Washington Street, Old Towne Orange Historic District Staff Contact: Daniel Ryan, Senior Planner Historic Preservation DRC Action: Recommendation to the Planning Commission Daniel Ryan, Senior Planner, introduced the item. He noted that the rear of the building still has the original siding on it, and all of the other sides have had the stucco applied over them. Also, the oversized 1-car garage has multiple types of siding on it. The applicant felt that since they were adding square footage to the building, they also wanted to bring the garage up to code and will be adding 196 sq. ft. to the garage in order to accommodate two cars. As the addition exceeds 20%, this proposal is a recommendation to the Planning Commission. The building is a 1-story residence and is considered a contributing structure in the Old Towne Historic District. Mr. Ryan noted that staff is looking at this project both in terms of the CEQA standards and also relative to the Secretary of the Interior's Standards as the property has the Mills Act Contract on it, as well. Mr. Ryan stated that staff hoped to encourage the applicant to remove the existing stucco and add a line of demarcation, as there is an opportunity to return the building back to its original status. Mr. Ryan has discussed with the applicant the opportunity to do the new addition in wood siding, having a line of demarcation, and then at the leisure of the owner remove the existing stucco and restore the original wood siding one facade at a time. Staff's recommendation to the applicant is to find a contractor that is familiar with removing stucco from historic buildings while preserving the original siding that is underneath. Staff enumerated a number of suggestions in their staff report, and is of the opinion that the project is very well designed. Eric Olson, architect for the applicant, noted that he agreed with all of staff's comments. His only comment was concerning the existing stucco finish. He said Ms. Greeley had concerns over the timing of it due to financial reasons. The question was how long could they delay in removing the stucco finish. She stated that her intent is to follow the schedule as set up with the Mills Act. Chair Califf asked how the Mills Act would materially affect anything that the DRC was acting on at this meeting. Mr. Ryan stated that it provided for the existing material to be removed and the original material to be restored. Mr. Ryan stated that unless the person is asking for tax credits or it's an income producing property, there is no issue with timing as far as this is concerned. Mr. Woollett stated that what the DRC is really doing with this project is authorizing the stucco to be removed, not requiring any timing as far as it is concerned. Mr. Ryan explained that the DRC could approve the plan showing that the Phase I project will be the addition done in matching materials to the original siding that's on the rear of the building, and that the applicant City of Orange -Design Review Committee Meeting Minutes for April 6, 2005 Page 8 will remove the existing stucco in stages in order to accomplish the return of the building to its original condition. Jeff Frankel, OTPA, had comments regarding the line of demarcation. He asked whether what would initially establish that line would be the difference in materials, but after that there would be a seam there (between the original residence and the addition). He wanted to ensure that when the stucco was removed that there would be a seam as a line of demarcation. There was discussion regarding the recommendation for the garage door. A slab, overhead door was discussed as being the lightest weight, and the best in the long term, as the garage probably did not have the clearance for a sectional door. Chair Califf stated that wooden sectional doors were very problematic due to warping, etc. Janet Crenshaw, OPTA, questioned the garage roof (as she wasn't there during the initial discussions). The roof, it was explained, was asingle-pitch/shed roof. It was noted that the pitch would be changed, slightly, to accommodate a new garage door. Committee Member Craig Wheeler recommended approval to the Planning Commission of this project with the conditions as noted in the staff report, with the following conditions and clarifications: 1. Clarifying Condition #4: that the existing stucco finish be removed and the siding be restored to its original appearance -and the process be undertaken over the time dictated with the Mills Act Contract. 2. The proposed removal of the stucco and stone and restoration of the wood siding and detailing be submitted for Design Review at a later date. 3. The back of the addition be popped out at least two feet as shown on sketches so as to provide a symmetrical appearance to the gable. 4. Detail which portions of the garage are to be removed and that the garage doors would be wood slab doors detailed to match historic style. 5. Clarify staff report Condition #7 that the new proposed window be double-hung wood window and the changing out of the existing horizontal windows would be in accordance with the Mills Act Contract. SECOND: Jon Califf AYES: Jon Califf, Donnie Dewees, Craig Wheeler, and Joe Woollett NOES: None ABSENT: None RECUSED: None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for April 6, 2005 Page 9 Committee Member Dewees moved to adjourn the meeting. SECOND:Craig Wheeler AYES:Jon Califf, Donnie Dewees, Craig Wheeler, and Joe Woollett NOES:None ABSENT:None RECUSED:None MOTION CARRIED The meeting adjourned at 7:50 p.m.