SR - - DEVELOPMENT OF DESIGN GUIDELINES FOR PRESERVATION OF THE EICHLER TRACTS1. SUBJECT
Development of design guidelines in conjunction with Eichler Tract historic district designation.
2. SUMMARY 7=1
The residents in Orange's three Eichler Tracts (Fairhaven, Fairhills, and Fairmeadow) have
demonstrated sustained interest in and support for local historic district designation of their
neighborhoods. Designation will involve establishing a historic district overlay zone, based on
the City's Historic Resources Survey which identified the Eichler Tracts as potential historic
districts. In order to move forward with local historic district designation, a qualified historic
preservation consultant must be hired to develop design guidelines for the protection and
preservation of the character of the Eichler Tracts. The design guidelines will be written with
substantial input from the residents. After development, the design guidelines would be reviewed
by the Design Review Committee, Planning Commission, and City Council for adoption
concurrently with the zoning overlay for local historic district designation of the Eichler Tracts.
3. RECOMMENDED ACTION
Direct staff to engage a qualified historic preservation consultant to develop design guidelines for
preservation of the Eichler Tracts.
4. FISCAL IMPACT
Staff estimates that the cost to develop design guidelines for the Eichler Tracts is approximately
$65,000, appropriated from the General Fund.
5. STRATEGIC PLAN GOAL(S)
3(c). Enhance and promote quality of life in the community; support and enhance attractive,
diverse living environments.
5(b). Recognize, promote and preserve Orange's rich heritage; expand and strengthen
processes and practices related to protection of cultural resources.
6. GENERAL PLAN IMPLEMENTATION
Land Use Element
Goal 8.0 Encourage active involvement of residents, businesses, and agencies in the
planning and decision making process.
Policy 8.1 Foster meaningful involvement and interaction among diverse groups within the
City regarding land use planning efforts and decision making.
Cultural Resources & Historic Preservation Element
Goal 1.0 Identify and preserve potential and listed historic resources, including buildings,
structures, objects, sites, districts, and archaeological resources citywide.
Policy 1.3 Provide long term assurance that potential and listed historic resources will be
used, maintained, and rehabilitated in conformance with Secretary of the
Interior's Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring and Preserving Historic Buildings
(Secretary's Standards).
Urban Design Element
Goal 5.0 Establish and reinforce district and neighborhood characteristics recognized both
within the community and throughout the region.
Goal 6.0 Encourage contextually appropriate infill development projects and property
renovations.
Implementation
Program I -18 Pursue historic landmark district designation for three Eichler tracts. Notify
property owners in three Eichler tracts — Fairhaven, Fairhills, and Fairmeadow —
of the intent to list each of the three tracts separately as local historic districts.
Follow established procedures for Historic Register listing of each. Develop
design standards and project review processes for Eichler Historic Districts.
7. DISCUSSION and BACKGROUND
The Eichler Tracts are unique mid - century residential tracts, developed by Joseph Eichler in the
1960s. At the request of local residents, the three tracts were surveyed in 2005 during the City's
Historic Resources Survey Update and were found to be potential historic districts due to their
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unique architectural character. The 2010 General Plan Cultural Resources Element recommends
that the tracts be designated as historic districts.
Community Support
On February 4, 2016, a well- attended Community Information Session was held for all Eichler
Tract residents at the Grijalva Park Sports Center. City staff provided information on the process
for and benefits to potential historic district designation and answered questions for 75 residents
in attendance.
At the April 12, 2016 City Council meeting, public comments were received requesting that City
Council consider opportunities to protect the historic character of the three Eichler Tracts. In
June 2016, the City Council received a petition where more than 80 percent of property owners
expressed support for historic district designation.
Historic District Designation and Design Guidelines
Under Orange Municipal Code Chapter 17.17, a local historic district is designated by City
Council. The local designation is processed as a zone change at a regularly scheduled public
hearing with property owners provided notification in advance. As a benefit to property owners,
if the Eichler Tracts were designated as local historic districts, contributing properties would be
eligible for Mills Act Contracts.
The process for local historic district designation consists of:
1) Historic resources survey to establish potential historic district boundaries and
contributing properties (completed)
2) Processing and approval of a historic district overlay zone (including property owner
notifications as required by the Orange Municipal Code)
3) Adoption of design guidelines (concurrent with approval of the historic district overlay
zone)
In order to establish protections for the historic districts, design guidelines should be developed
concurrently with the historic district designation. Design guidelines, like the Historic
Preservation Design Standards for Old Towne Orange, are established to provide protection for
historic features that are recognized and appreciated by the residents. Design guidelines assist
staff and decision - making bodies, such as the Design Review Committee and Planning
Commission, with determining whether projects are compatible with the historic neighborhoods.
Design guidelines also assist property owners and residents with a clear understanding of the
requirements for preserving their historic properties and planning for renovations, additions or
new construction.
Therefore, staff is requesting that the Council consider directing the Community Development
Department to engage a historic preservation consultant to write design guidelines in order to
expedite the process. Qualified staff in the Community Development Department can develop the
design guidelines. However, at current staffing levels, using staff to write the design guidelines
will take longer than a consultant. Engaging a qualified historic preservation consultant will
allow staff to accelerate the local historic district designation.
The design guidelines for the Eichler Tracts would be based on the Secretary of the Interior's
Standards for the Treatment of Historic Properties and would provide specific guidance related
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to the historic character of the Eichler houses. The design guidelines should include compatible
ways to construct an addition, appropriate placement for solar panels and other mechanical
equipment, and how to repair siding and windows. The design guidelines would apply to exterior
changes to houses within the Eichler Tracts. Interiors of houses would not be reviewed under the
design guidelines. The majority of projects would continue to be reviewed and approved during a
visit to the Planning Counter, as part of the existing building permit process. Larger projects,
such as constructing an addition, would typically require review by the Design Review
Committee at a scheduled public meeting.
Design guidelines would be developed in consultation with each Eichler neighborhood. Staff
anticipates numerous community meetings to work with the residents to identify the important
character - defining features of the historic tracts and guidelines for their protection.
Staff estimates the cost of engaging a qualified historic preservation consultant to develop design
guidelines to be approximately $65,000. The consultant would be managed by Community
Development Department staff. All community meetings would be scheduled and attended by
staff, in addition to the consultant. The timeline for completion would be approximately nine
months, including adoption of the historic district designation and design guidelines.
Conclusion
Based on strong community support from residents of the Eichler Tracts, the City intends to
pursue the establishment of a historic district for the three Eichler Tracts. There are several steps
in the process, including processing the historic district overlay zone and preparation of design
guidelines. Therefore, it is recommended that staff begin the process to hire a historic
preservation consultant to accelerate the Eichler Tracts' historic district designation.
8. ATTACHMENTS
Attachments to Report
1. Maps of three Eichler Tracts
2. Petition from Eichler Residents, received June 2016
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