02-20-19 Ophelia Apartments (DRC 4864-16) - 1055 Town and Country Road
AGENDA DATE: F EBRUARY 20, 2019
TO: Chair McDermott and Members of the Design Review Committee
FROM: Anna Pehoushek, Assistant Community Development Director
SUBJECT: Design Review No. 4864-16 – 1055 Town and Country Road, Ophelia
Apartments (formerly 999 Town and Country Mixed Use)
S UMMARY
The applicant proposes to develop the apartment phase of a horizontal mixed-use development
project by constructing a new five-story residential apartment building surrounding a six-level
parking structure at 1055 Town and Country Road. The project, originally addressed as 999 Town
and Country Road was approved by the Planning Commission on August 16, 2017 subject to
conditions.
Conditions of Approval #12 and #14 of Planning Commission Resolution No. PC 17-17 require
Design Review Committee (DRC) approval of final colors, materials, landscaping, and lighting
prior to issuance of building permits for the apartments. The DRC meeting minutes are provided
as Attachment 7.
R ECOMMENDATION - F INAL D ETERMINATION
Staff is requesting that the DRC take final action to approve project colors, materials, landscaping
and lighting.
B ACKGROUND I NFORMATION
Applicant : John Hyde, Toll Brothers
(originally Nick Marcos, Westcore Town-Country, LLC )
Owner: Toll Brothers
Property Location: 999 Town & Country Road
General Plan Designation: Urban Mixed Use (UMIX)
Zoning Classification: UMU (Urban Mixed Use)
Existing Development: Four-story, 98,551 square foot office building with a 5-level
parking structure, surface parking lot, and related site
improvements.
Property Size: 6.0 Acres
DESIGN REVIEW COMMITTEE
AGENDA ITEM
Design Review Committee Staff Report
February 20, 2019
Page 2 of 9
Associated Applications: Environmental No. 1856-17 (MND), Tentative Parcel Map No.
0012-16, Major Site Plan Review No. 0866-16 & Administrative
Adjustment No. 0254-17
Previous Project Reviews: The DRC recommended project approval to the Planning
Commission on June 7, 2017.
P UBLIC N OTICE
No Public Notice was required for this level of review of the project.
E NVIRONMENTAL R EVIEW
The proposed project is subject to environmental review per the provisions of the California
Environmental Quality Act (CEQA). Mitigated Negative Declaration No. 1856 -17 was prepared
for this project and was adopted by the Planning Commission on August 16, 2017 .
P ROJECT D ESCRIPTION
The original project proposal included the creation of a horizontal mixed-use development project
by adding a new multi-family residential building to a commercially developed six-acre site
developed with a four-story, 98,551 square foot office building surrounded by surface parking
spaces and related landscape/hardscape improvements. The first phase of the project, completed
in late 2018, involved construction of a new parking structure to serve the office building and
accommodate construction of the apartments on the remaining surface parking lot .
Over the course of implementation of Phase 1 of the project, the original applicant, Westcore, sold
the apartment portion of the project to Toll Brothers. Therefore, Toll Brothers is now the applicant
responsible for bringing forward the colors, materials, landscaping, and lighting for final DRC
approval.
Phase 2 of the project involves construction of a new five-level, 262-unit apartment building
wrapped around a six full levels and one partial level parking structure. The ground floor of the
apartment building also contains a leasing office , and combination clubhouse/fitness room.
Amenities also include a pool courtyard, a recreational area on the west side of the office parking
structure, and a dog park on the north side of the office parking structure.
E XISTING A REA C ONTEXT
Surrounding properties are primarily commercially developed and are comprised of both office
and support retail types of uses. The property is bounded on the north by the SR-22 freeway and
on the west by the east-bound SR-22 on/off ramps. Continuing further west on the north side of
Town & Country Road is a one-story retail/professional office center and beyond is a three- and
four-story apartment development. Immediately adjacent on the east side of the project site is a
five-story office building with surface parking lot area. To the south, is the Town & Country
Office Park, which consists of a collection of small commercial buildings of one - and two-stories
Design Review Committee Staff Report
February 20, 2019
Page 3 of 9
with shared surface parking lot areas. This site is slated for complete redevelopment with over
700 multi-family units. A 16-story office building sits immediately southwest of the project site
across the shared intersection with the SR-22 freeway ramps served by a multi-level, above ground
parking garage. The surrounding development represents an eclectic variety of contemporary
architectural styles commonly associated with the 1970s through 1990s.
E VALUATION C RITERIA
OMC Section 17.10.070 establishes the general criteria the DRC should use when reviewing the
project. This section states the following:
The project shall have an internally consistent, integrated design theme, which is reflected in the
following elements:
1. Architectural Features .
a. The architectural features shall reflect a similar design style or period.
b. Creative building elements and identifying features should be used to create a high
quality project with visual interest and an architectural style.
2. Landscape .
a. The type, size and location of landscape materials shall support the project’s overall
design concept.
b. Landscaping shall not obstruct visibility of required addressing, nor shall it obstruct
the vision of motorists or pedestrians in proximity to the site.
c. Landscape areas shall be provided in and around parking lots to break up the
appearance of large expanses of hardscape.
3. Signage . All signage shall be compatible with the building(s) design, scale, colors,
materials and lighting.
4. Secondary Functional and Accessory Features . Trash receptacles, storage and loading
areas, transformers and mechanical equipment shall be screened in a manner, which is
architecturally compatible with the principal building(s).
A NALYSIS /S TATEMENT OF TH E I SSUES
The apartment phase of the project has experienced relatively minor design refinements since the
DRC’s last review in June 7, 2017. Attachment 2 contains a review of those changes prepared by
the project architect. The conceptual elevations and landscape plan approved by the Planning
Commission are provided for reference in Attachment 8. Below is a summary of project design
elements where modifications were made:
Design Review Committee Staff Report
February 20, 2019
Page 4 of 9
Issue 1 - Architecture
The approved architecture of the apartment building is largely the same, but has undergone
changes as described below and as presented in Attachment 3. It should be noted that the
decorative panels/louvers discussed over the course of the original project review are not addressed
at this time and will return to the DRC for final review and approval.
Paint:
The white color originally proposed for the exterior plaster of the foreground wall planes has been
changed from “Extra White” (SW 7006) to “Neutral Ground” (SW 7568) in response to the
painting of the adjacent office building from a beige sandstone to stark white. This color change
is intended to offer a subdued warm white complement to the appearance of the office.
Stucco:
A 16/20 stucco finish is proposed for the non-street facing exterior walls. This finish has been
selected to minimize the potential for cracking. The original stucco finish was not specified.
Stone Veneer:
The originally proposed Coronado stone veneer has been changed to Eldorado Stone. The
alternative material is intended to provide a higher quality material with a richer, varied text ure.
This choice of veneer will also be color coordinated with the “Nantucket Dune” (SW 7527) paint
color that is used as an accent color on the ground floor of the apartments.
Siding:
Wood siding has been introduced at the corner of the main drive entry/leasing office corner. The
look of this siding is meant to tie in with the wood walls integrated into the landscape/hardscape
areas affiliated with the adjacent office building.
Railings:
The original horizontal metal balcony railings on the uppe r floors of the southeast corner of the
building (above the leasing office) have been replaced with glass railings. This change has been
made to provide a higher quality appearance at this prominent entry corner to the project.
Windows:
The original white finish of the window frames on the storefront and upper level windows has
been changed to black. This color change is proposed to offer an attractive contrast to the new
“Neutral Ground” paint color. The black finish also complements the office building windows
that are also framed in black.
Design Review Committee Staff Report
February 20, 2019
Page 5 of 9
Issue 2 - Landscaping and Amenities
The final landscape palette (Attachment 4) consists of a diverse variety of trees including palm,
eucalyptus, ficus, magnolia, olive, Melaleuca, Crape Myrtle, Tristania, London plane, Trumpet
tree, and Umbrella tree. The tree palette is consistent with the palette used in Phase I of the project
and contributes to the overall visual integration of the office and apartment components of the site.
Larger stature London plane and Tristania will line the sidewalk, contributing to the pedestrian
orientation and overall enhancement of the Town and Country streetscap e. The scale of these trees
is well suited to both the scale of the apartments and Town and Country street environment.
Similarly, the shrub and groundcover choices for the apartment site complement those of the office
landscaping. They consist of Giant bamboo, Italian Cypress, dwarf Japanese blueberry, Carolina
cherry, Giant Bird of Paradise, and Mauritius hemp.
The pool courtyard will be landscaped with multiple varieties of palm trees, magnolias, ficus, and
Umbrella trees. Artificial turf will a lso be used in limited portions of the ground plane.
Amenities
Modifications have been made to the configuration of the pool deck area as well as the half-court
basketball court west of the office building parking structure. The configuration of the pool
courtyard has changed due to an adjustment in the building footprint related to the design of the
clubhouse/lounge area.
Additionally, the half-court basketball court has been replaced with an area offering ping pong
tables and corn hole boards. This change was made due to a combination of factors including the
position of an Edison transformer, and the potential for nuisance noise related to bouncing
basketballs in relation to the residential units. The amenity area would continue to be shared
recreational space with the office building.
A roof deck was not shown on the plans approved by the Planning Commission, however the
project now incorporates one at the southwest portion of the building. The roof deck features
synthetic turf, decorative pavers, barbeques, a fireplace, decorative pottery, seating areas, and
shuffleboard and foosball tables.
Issue 3 - Lighting
Exterior lighting for the apartments consists primarily of contemporary style landscape lighting in
the form of pole lights, bollards, stake mounted tree lighting, and tree mounted down lighting.
Overhead string lights, pendent lights, and cabana lights will be used in the common open space
areas interior to the site. String lights are also proposed on the east side of the apartments no rth of
the vehicular access to the project parking. Cut sheets depicting the proposed light ing are provided
in Attachment 5.
Design Review Committee Staff Report
February 20, 2019
Page 6 of 9
Aside from this lighting, building mounted lighting would consist of recessed fixtures at building
entry points.
The light poles for the top deck of the parking structure will return to the DRC for review in
conjunction with the decorative panels/louvers, and project signage.
Issue 4 – Retaining Wall
Upon development of grading plans and construction documents, Toll Brothers determined that a
retaining wall was needed along the western property line of the site adjacent to the freeway
onramp. The wall will be constructed of split face block with a precision wall cap. A 5 -foot high
tubular steel fence will be installed on top of the wall. Details of this wall are provided in
Attachment 5.
A DVISORY B OARD R ECOMMENDATION
The interdepartmental Streamlined Multidisciplinary Accelerated Review Team (SMART)
recommended Planning Commission approval of the project on March 8, 2017.
S TAFF R ECOMMENDATION AND R EQUIRED F INDINGS
The courts define a “Finding” as a conclusion which describes the method of analysis decision
makers utilize to make the final decision. A decision making body “makes a Finding,” or draws a
conclusion, through identifying evidence in the record (i.e., testimony, reports, environmental
documents, etc.) and should not contain unsupported statements . The statements which support
the Findings bridge the gap between the raw data and the ultimate decision, thereby sho wing the
rational decision making process that took place. The “Findings” are, in essence, the ultimate
conclusions which must be reached in order to approve (or recommend approval of) a project. The
same holds true if denying a project; the decision mak ing body must detail why it cannot make the
Findings.
The Findings are applied as appropriate to each project. Based on the following Findings and
statements in support of such Findings, staff recommends the DRC approve the project with
recommended conditions.
1. In the Old Towne Historic District, the proposed work conforms to the prescriptive
standards and design criteria referenced and/or recommended by the DRC or other
reviewing body for the project (OMC 17.10.070.F.1).
This project site is not within the Old Towne Historic District; therefore, the finding is not
applicable.
2. In any National Register Historic District, the proposed work complies with the Secretary
of the Interior’s standards and guidelines (OMC 17.10.07.F.2).
Design Review Committee Staff Report
February 20, 2019
Page 7 of 9
This project site is not within the National Register Historic District; therefore, the finding
not inapplicable.
3. The project design upholds community aesthetics through the use of an internally
consistent, integrated design theme and is consistent with all adopted specific plans,
applicable design standards, and their required findings (OMC 17.10.07.F.3).
The surrounding built environment is characterized by a variety of architectural styles, ages
of buildings, types of development, and sizes. The final colors, materials, landscaping, and
light fixtures are consistent with the contemporary architecture of the apartment building
and adjacent office development. The apartment landscaping is consistent and
complementary to that of the adjacent office landscaping to facilitate a visual integration
between the two phases of development. The streetscape landscaping contributes to the
pedestrian orientation of Town and Country Road and supports the General Plan goals of
transitioning this area of the city into a user-friendly mixed use district with pedestrian
linkage between residential, office and retail uses. There is no specific plan or design
standards applicable to the site.
4. For infill residential development, as specified in the City of Orange Infill Residential
Design Guidelines, the new structure(s) or addition are compatible with the scale, massing,
orientation, and art iculation of the surrounding development and will preserve or enhance
existing neighborhood character (OMC 17.10.07.F.4).
This project is not an infill residential development subject to the City’s Infill Residential
Design Guidelines; therefore, the finding is not applicable.
C ONDITIONS
Staff is recommending that the DRC recommend approval of the project design and the
environmental analysis of the project Aesthetics Impacts to the PC subject to standard conditions
of approval, and additional conditions as deemed appropriate by the Committee to support the
required findings and ensure the preservation of community aesthetics.
1. The project shall conform in substance and be maintained in general conformance with
plans and exhibits date labeled February 20, 2019 including any modifications required by
conditions of approval, and as recommended for approval by the Design Review
Committee.
2. Except as otherwise provided herein, this project is approved as a precise plan. After any
application has been approved, if changes are proposed regarding the location or alteration
of any use or structure, a changed plan may be submitted to the Community Development
Director for approval. If the Community Development Director determines that the
proposed change complies with the provisions and the spirit and intent of the approval
action, and that the action would have been the same for the changed plan as for the
approved plan, the Community Development Director may approve the changed plan
without requiring a new public hearing.
Design Review Committee Staff Report
February 20, 2019
Page 8 of 9
3. Subsequent modifications to the approved architecture and color scheme shall be submitted
for review and approval to the Community Development Director or designee. Should the
modifications be considered substantial, the modifications s hall be reviewed and approved
by the Design Review Committee.
4. Prior to the issuance of a certificate of occupancy (including a temporary certificate of
occupancy) for the apartment parking structure, the applicant shall submit a Sign Program
for the apartments for review and approval by the Design Review Committee.
5. Prior to issuance of a certificate of occupancy (including a temporary certificate of
occupancy) for the apartment parking structure, the applicant shall submit the design of the
decorative panels/louvers for the apartment building for review and approval by the Design
Review Committee.
6. Prior to issuance of a certificate of occupancy (including a temporary certificate of
occupancy) for the apartment parking structure, the applicant shall submit the final top
deck parking structure light poles/fixtures for review and approval by the Design Review
Committee
7. Prior to issuance of a certificate of occupancy for the apartments, all landscaping located
within public areas shall include the installation of root barriers acceptable to the Public
Works Department on the sidewalk side of the tree, or where conditions warrant, the
installation of a Deep Root box as directed by the Public Works Director.
8. Prior to building permit issuance for the apartments, City required irrigation and landscape
inspection notes shall be placed on the final landscape plan, to the satisfaction of the
Community Services Director.
9. The project is considered a Priority project and will need to prepare and submit a Final
Water Quality Management Plan (WQMP) with treatment BMPs and site design features
such as more permeable pavements, landscaping infiltration, directing roof runoff into
planters and other BMPs that will serve as buffers for runoff from the site. The WQMP
shall be approved prior to issuance of building permits.
10. Prior to building permit issuance, the final landscape plan shall be reviewed and approved
by the Orange Fire Department. Prior to building permit issuance, final landscaping plans
for the project shall be designed to comply with the City’s Water Efficient Landscape
Guidelines as described in Section IX of the City of Orange Landscape Standards and
Specifications.
11. Prior to issuance of Certificate of Occupancy for both the parking structure and apartment s ,
the applicant shall schedule a light reading inspection with the Crime Prevention Bureau.
The lighting shall be tested and confirmed to determine if the lighting meets or exceeds the
exterior boundary standards. The applicant shall use shielding so as to ensure that the light
standards meet the requirements of OMC Section 17.12.030 for the areas beyond the
property’s exterior boundaries; light spillage or pollution to surrounding residential areas
shall not exceed a maintained minimum of 0.5 foot-candle.
Design Review Committee Staff Report
February 20, 2019
Page 9 of 9
12. The applicant agrees to indemnify, hold harmless, and defend the City, its officers, agents
and employees from any and all liability or claims that may be brought against the City
arising out of its approval of this permits, save and except that caused b y the City’s active
negligence. The City shall promptly notify the applicant of any such claim, action, or
proceedings and shall cooperate fully in the defense.
13. The applicant shall comply with all federal, state, and local laws, including all City
regulat ions. Violation of any of those laws in connection with the use will be cause for
revocation of this permit.
14. Building permits shall be obtained for all construction work, as required by the City of
Orange, Community Development Department’s Building Divis ion. Failure to obtain the
required building permits may be cause for revocation of this entitlement.
A TTACHMENTS
1. Vicinity Map
2. Summary Table of Design Changes, Architects Orange, January 28, 2019
3. Elevations dated February 20, 2019 (date stamped January 2 8, 2019)
4. Landscape Plan dated February 20, 2019 (date stamped January 28, 2019)
5. Lighting Specifications dated February 20, 2019 (date stamped January 28, 2019)
6. Retaining Wall Detail
7. Design Review Committee Minutes, June 7, 2017
8. Approved Conceptual Elevations and Landscape Plans, July 17, 2017
c: John Hyde
Senior Project Manager
Toll Brothers
200 Spectrum Center Drive, Suite 300
Irvine, CA 92618
jhyde@tollbrothers.com
Kara Sutch
Architects Orange
321 W. Chapman Avenue
Orange, CA 92866
karas@Architectsorange.com
Nick Markos
Vice President, Asset Management
Westcore Properties
4350 La Jolla Village Dr., Suite 900
San Diego, CA 92122
nmarkos@westcore.net
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