Wahlquist Residence �,��°�°'���, DESIGNREVIEW COMMITTEE
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$ ` AGENDA ITEM
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AGENDA DATE: MARCH 6,2019
TO: Chair McDermott and Members of the Design Review Committee
THRU: Anna Pehoushek,Assistant Community Development Director_�
FROM: Marissa Moshier,Historic Preservation Planner�
SUBJECT: DRC No.4922-17—Wahlquist Residence
SUMMARY
The applicant is proposing a 676 square foot addition to a contributing single-family residence in
the Old Towne Historic District. The project was continued by the Design Review Committee
(DRC) on May 2, 2018.
RECOMMENDED ACTION — FINAL DETERMINATION
Staff recommends that the DRC approve the project based on the findings and subject to the
conditions of approval contained in the staff report and any conditions that the DRC determines
appropriate to support the required findings.
BACKGROUND INFORMATION
Applicant/Owner: Peter J. Wahlquist
Property Location: 138 N. Pine Street, Old Towne Historic District
General Plan Designation: Low Density Residential (LDR)
Zoning Classification: Single Family Residential (R-1-6)
Existing Development: 1,122 SF single family residence constructed c. 1914 and a 530 SF
garage constructed in 1981. The house is a contributor to the Old
Towne Historic District.
Property Size: 7,847 SF
Associated Applications: None
Previous DRC Review: Continued on May 2, 2018
PUBLIC NOTICE
No Public Notice is required for this Design Review project.
Design Review Committee Staff Report
March 6, 2019
Page 2 of 6
ENVIRONMENTAL REVIEW
Categorical Exemption: The proposed project is categorically exempt from the provisions of the
California Environmental Quality Act (CEQA) per State CEQA Guidelines 15301 (Class 1 —
Existing Facilities) and 15331 (Class 31 — Historical Resource Rehabilitation/Restoration),
because it consists of an addition to an existing single family residence in conformance with the
Historic Preservation Design Standards for Old Towne and the Secretary of the Interior's
Standards for the Treatment of Historic Properties(SOI Standards).
In conformance with the SOI Standards,the addition is compatible in massing,scale,and materials
with the historic house. The addition will result in minimal changes to the character-defining
features of the building and could be removed at a later date without substantially altering the form
or appearance of the historic house. There is no environmental public review required for a
Categorical Exemption.
PROJECT DESCRIPTION
The applicant proposes a 676 square foot addition to an existing historic single-family residence.
The addition has been reduced by 43 square feet in response to the DRC's comments from the
May 2, 2018 meeting related to the overall size of the addition and distance separation between
the addition and existing garage.
The bedroom and bathroom at the rear of the addition have been reversed in plan to allow a notch
in the addition to accommodate a maximum distance separation of 10'-1". The roof over the side
entry has been converted to a shed roof, as recommended by the DRC. The proposed siding
remains a wood lap siding with 8" exposure.The windows in the addition are wood and have been
described in the Window Schedule and trim detail on Sheet A1.0.
EXISTING SITE
The existing site contains a 1,122 square foot Craftsman-style single family residence,constructed
circa 1914. The property is a contributor to the National Register of Historic Places (National
Register) and local Old Towne historic districts (collectively, Old Towne Historic District). The
property also contains a 530 square foot two car garage with a laundry room,constructed in 1981.
The house appears to be intact from the Historic District's period of significance (1888-1940),
including the service porch at the rear elevation of the house. The front porch steps have been
replaced with brick steps and side walls with lanterns. The non-contributing garage is compatible
with the house and with the character of the Historic District.
EXISTING AREA CONTEXT
The subject property is located on the west side of the 100 block of N. Pine Street. Surrounding
properties are primarily single family residences, zoned Single Family Residential (R-1-6).
Properties at the south end of the block, fronting Chapman Avenue are zoned Old Towne Mixed
Use 15S or Office Professional and contain professional and medical office uses. The block
contains 15 contributors to the Old Towne Historic District out of a total of 17 properties.
Design Review Committee Staff Report
March 6, 2019
Page 3 of 6
EVALUATION CRITERIA
Orange Municipal Code(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).
ANALYSIS/STATEMENT OF THE ISSUES
Issue 1: Compatibility of the Addition
At the May 2, 2018 meeting,the DRC commented extensively on the size of the proposed addition
and its separation from the existing garage.The Committee Members expressed that the 719 square
foot addition was too large for the size of the historic house and too close to the garage to maintain
the traditional site layout.
In response, the applicant has reduced the addition by 43 square feet and modified the floorplan to
increase the separation between the addition and garage. The new distance separation is 10'-1"
between the parallel walls of the addition and garage, compared with 6' for the previous proposal.
The eave-to-eave separation is now more than 5'.
The eave overhang on the addition has been increased from 1' to a uniform 2'-6", allowing the
reuse of the original corbels on the rear wall of the addition.The proposed materials for the addition
include wood lap siding, differentiated from the house with a wider exposure, and wood windows,
consistent with the previous proposal. The applicant has clarified the window types and materials
in the Window Schedule on Sheet A1.0.
Design Review Committee Staff Report
March 6, 2019
Page 4 of 6
The design and materials of the service porch at the southwest corner of the house will also be
preserved and the non-historic aluminum windows replaced with wood casement windows on both
elevations of the service porch. The roof over the new side entry on the addition has been changed
from a gable roof to a shed roof, more in keeping with the character of the house.
With these modifications, staff recommends that the DRC find that the proposed project is in
conformance with the SOI Standnrds and the Historic Preservation Design Standards for the Old
Towne.
ADVISORY BOARD RECOMMENDATION
No advisory board recommendation is required for an addition to an existing single-family
residence.
REQUIRED FINDINGS
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 showing 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 o fl a project. The
same holds true if denying a project. The decision making 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.G.1).
The proposed project is in conformance with the Historic Preservation Design Standards
for Old Towne,which are the prescriptive design criteria for projects within the Old Towne
Historic District. The proposed addition is compatible with the historic building, as it is
located at the rear of the building and will not significantly alter or obscure character-
defining features.The mass and scale of the addition are also appropriate for the size of the
historic building and for the character of the Historic District. The garage remains behind
the rear wall of the house with the addition, in a configuration that is typical of single-
family properties with accessory buildings in the Historic District. The addition is
differentiated from the historic building with the use of compatible wood siding with a
larger exposure than the historic siding and includes the reuse of historic materials, such as
corbels where possible.
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.G.2).
Design Review Committee Staff Report
March 6, 2019
Page5of6
Projects found to be in conformance with the Old Towne Design Standards are generally
considered to be in conformance with the SOI Standards. In conformance with Standard 2,
the existing historic materials will be preserved to the great extent feasible and the historic
character of the property will be retained. In conformance with Standards 9 and 10, the
proposed addition is appropriately differentiated from the historic building and will not
destroy historic materials or features that characterize the property. The addition could be
removed in the future without impairing the form or integrity of the house.The project also
will not substantially alter or impair the character of the Historic District as a whole. The
project is in conformance with the SOI Standnrds.
3. The project design upholds commccnity aesthetics through the c�se of an internally
consistent, integrated design theme and is consistent with all adopted specific plans,
applicable design stnndnrds, and their required�ndings (OMC 17.10.07.G.3).
Projects located within the Old Towne Historic District must comply with the Historic
Preservation Design Standards for Old Towne and SOI Standards (as applicable). As
described above, the proposed work conforms with these design standards.
4. For in�ll residential development, as specified in the City of Orange Infill Residential
Design Guidelines, the new strcicture(s)or addition nre compatible with the scale, massing,
orientation, and nrticulntion of the surrounding development and will preserve or enhance
existing neighborhood charncter(OMC 17.10.07.G.4).
The City of Ornnge Infill Residential Design Guidelines do not apply to properties in the
Old Towne Historic District. This finding does not apply.
CONDITIONS
Staff recommends the DRC approve the project subject to the conditions listed below and any
conditions that the DRC deems appropriate:
1. All construction shall conform in substance and be maintained in general conformance
with plans labeled as Attachment 4 in the staff report (date stamped February 26, 2019),
including modifications required by the conditions of approval, and as approved by the
Design Review Committee.
2. 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 meeting.
3. The final approved conditions of approval shall be reprinted on the first or second page of
the construction documents when submitting to the Building Division for the plan check
process.
4. 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
Design Reviery Committee Staff Report
March 6, 2019
Page 6 of 6
arising out of its approval of this pernut, save and except that caused by the City's active
negligence.
5. Construction permits shall be obtained for all future construction work, as required by the
City of Orange, Community Development Department's Building Division. Failure to
obtain the required building permits may be cause for revocation of this permit.
6. If not utilized, project approval expires twenty-four months from the approval date.
Extensions of time may be granted in accordance with OMC Section 17.08.060. The
Planning entitlements expire unless Building Permits are pulled within 2 years of the
original approval.
ATTACHMENTS
1. Vicinity Map
2. Site Photographs
3. Historic Resources Survey Form for 138 N. Pine Street
4. DRC Minutes from May 2, 2018
5. Plans (date stamped February 26, 2019)
cc: Paul Wahlquist
10866 Wilshire Blvd., Suite 375
Los Angeles, CA 90024
Paul@wdccpas.com
Duane L. Brenneise
11749 Monte Leon Way
Porter Ranch, CA 91326
dlbarch @ aol.com
N:\CDD�PLNG44pplications�Design Review�DRC 4922-17 Wahlquist Residence\Staff Report-DRC 4922-17-138 N Pine(2).docx
Vicinity Map
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DRC 4922-17
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ATTACHMENT NO. 1
s DRC NO.4922-17;WAHLQUIST RESIDENCE
138 N. PINE ST.
City of Orange VICINITY MAP
March 6,2019; DRC MTG.
Community Development Department
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ATTACHMENT NO.2
DRC NO.4922-17;WAHLQUIST RESIDENCE
138 N. PINE ST.
SITE PHOTOS
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ATTACHMENT NO.3
DRC NO.4922-17;WAHLQUIST RESIDENCE
138 N. PINE ST.
HISTORIC RESOURCES SURVEY FORM
March 6,2019; DRC MTG.
3tate of California-The Resourcea Agency Primary# 30-15954'LL
DEPARTMENT OF 1�ARK3 AND RECREATION HRI# 03890'
PRIMARY RECORD T�inom�al o�
NRHP 8tatus Code iD
Other ListIngs:
Review Codes Reviewer. Date:
Page 1 of 3 *Resource Name or#: PINE_N_138_APN_386-073-12
(Assigned by Recorder�
P1.Other ldentifier:
*P2.Location: Not for Publicafion � Unrestricted — r�_ c.��__ .-__ _ z
"8.COUII�I: Orange 8�d (p2b and P2c or P2d. Attach a locatlon map as necessary.)
*b.USGS 7.5'Quad: Date: T ; R ; 114 of 1/4 of Sec ; B.M.
-. _ .. � � . _ .
c.Address: 139 _ N PINE ST ,# C�ty; Orange Zi 92866
•- -- -- - - - --- p� _
f�.UTM: (Glve more than one for large and�or Ilnear resources)ZOn@ � 171E/ mN
e.Other Locational Data:
`P3a.DeSC�lPtl011: (pescribe resource and Ils major elements.Include design,malerials,condition,alterations,size,setting,and boudnaries. Continues on Pg.3.)
Mete1'1815: Frame — Wood siding
A single—story bungalow with wide lap siding and single front—facing, gable roof. A full—width porch is
recessed beneath the main roof supported by tapered piers above a low porch wall. Cross—ties embellish
the upper gable face.
*P3b.Resource Attributes: (xP2)--single family property
(List atWbutes and codes)
*P4.Resources Present: ❑d Building ❑ Structure ❑ Object ❑ Site 0 �lement of District ❑ District j] Other(Isolates,etc.)
^ �� PSb.Description of Photo: 2005
(View,date,accession#) � �
. ' *P6.Date Constructed/Age and Source:
� �F �W 1919 =_ M1
� � � ❑.I Historic ❑ Prehistoric C, Both
� � '�
� *P7.Owner and Address:
r � . �
-•-�� '� "P8:ReCo1'ded by: �Name,affiliadon,and address)
D. Gest, P. LaValley, a.
_ -�,� Ma t s umo to
'�' �" Chattel Architecture
i�+—��' 13917 Ventura Blvd.
�� Sherman Oaks, CA 91923
`P9.Date Recorded:
`P11.Repolt Citatlon: (Cite survey report and other souroes,or enter"none') May, 2005
Orange County Assessor Records (2005) . Chattel Architecture (2005) -' -�`
Historic Resources Survey. AEGIS (1991) Historic Building Inventory *p10.SurveyType' (Describe)
Update. Heritage Orange County, Inc. (1982) Orange Historic Survey. Reconnaissance
`Attachments: ❑ NONE ❑ Location Map � Continuation Sheet(s) ❑� Building,Structure,and Object Record
❑ Archaeological Record ❑ District Record ❑ Linear Feature Record ❑ Milling Station Record❑ Rock Art Record
❑ Artifact Record ❑ Photograph Record ❑ Other(List):
DPR 523A(1/95) *Required Information
State of Caltfomia-The Resources l�ency PHmary# 30-1�959;.
DEPARTMENTOF PARKSAND RECREATION HRI# 038907
BUILDINC,STRUCTURE,AND OBJECT RECORD `NRHP 5tatus Code 1D
Page 2 of 3 "RBSOU�Ce NartIB Of#: PINE_N_138__APN 386-073-12
(Assigned by Recorder)
B1.Historic Name: Unknown
B2.Common Name: � �_` �� �h ' �- -. rt
B3.Original Use: RES B4.Present Use: �s
"B5.Architectural Style: Bungalow
*B6.Construction History:(Construction date,auerauons,and date of alteratlons) Date of Construction: 1914 � Historic ❑ Prehistoric �' Both
*B7.Moved7 ❑d No ❑ Yes ❑ Unknown Date: Original Location:
*B8.Related Features:
*B9.Architect or Builder: onknown
*B10.Significance: Theme: Architecture qrea; City of orange PropertyType: Residence
Period of Significance: old Towne: Early settlement (c. 1870 - 1920) Applicable Criteria: Ac
(Dfscuss Imporlance in terms of historical or architectural context as defined by theme,period,and geogrephic scope. Also address fntegrity. ConHnues on Pg.4.)
Structurallntegrity: Good Condition - No apparent change to original structure.
Site Integrity:
� _�- ____.. ... �.._ - •-�- -- _•_- -_. ---• --- - � ���
..:• ------- - —= -- -
Opportunities:
811.Additional Resource Attributes: �u5t an�b�ce5 end�odes�
*B12.References: - -__�.----�...___..�- -- _
Orange Daily News.
613.Remarks: (Continues on Pg.3.) (Sketch Map with North arrow requlred.)
Status change since 1991 Survey: None.
*B14.Evaluator: Robert chattel
*Date of Evaluation: september,� 2005 ��
(This space reserved for o�cial comments.) � - ���-J�- �
DPR 523B(1/95) *Required Information
State of Californta-The Resources Agency Primary# �0-2�95��
DEPAf�TM�NT OF PARIC8 AND RECRLATION HRI# 0389D�
CONTINUA�TION SHEET T�inomial o�•
Page 3 of 3 *R@Sou�CB Ne�Ile o�#: PINE_N_138_APN 386-�73-i2
(Assigned by Recnrder�
Recorded by:
D. Gest, P. LaValley, D. Matsumoto bete ReCO�ded: May, 2005
Chattel Architecture ����'�-�
13417 ventura slvd. [�/,j Continuation ❑ Update
Sherman Oaks, CA 91923
Years Surveyed: 1982, 1991, 2005 Description of Photo: 1991
Listed in National Register: 199� � ' �~
General Plan: LDR #of Buildings: 1
Planning Zone: R-1-6 #of Stories: �
Lot Acre: 0.1754 #of Units: 1
Principal Building Sqft: 1123
86.Construction History(Continued from Pg.2):
:�.
w_gJ
1, �
L•
M �
y �
813.Remarks(Continued from Pg.2): - - -
:; _,ti,,,�
P3a.bescriptton(Continued from Pg.1): � �" y
DPR 523L(11/98) *Required Information
City of Orange—Design Review Coinmittee
Meeting Minutes for May 2,2018
Page 4 of 6
(3) DRC NO. 4922-17—WAHLQUIST RESIDENCE
•A proposal to construct a 719 square foot addition to the rear of a contributing single family
residence in the Old Towne Historic District.
• 138 N. Pine Street, Old Towne Historic District
� Staff Contact: Marissa Moshier, (714) 744-7243, m�rrzoshierna,citvoforan e.org
• DRC Action: Final Determination
Marissa Moshier, Historic Preservation Planner provided an explanation of the project consistent
with the staff report and recommended approval of the proposal based on the form and the scale
of the addition,the size of this particular lot and materials that are being proposed.
Chair McCormack opened the public hearing.
Jeff Frankel, Old Towne Preservation Association stated they are concerned about the size of the
addition compared to the size of the home, as well as the visibility from the sidewalk and street.
He asked if the two-foot distance from eave to eave between the house and garage meets the Code.
Ms. Moshier stated it meets the Zoning Code requirements on the 6-foot separation from wall to
wall and asked the project architect to respond to the Building Code question.
Duane Brenneise, architect stated there needs to be 5 feet between the roofs; therefore, they are
proposing to reduce the depth of the eave on the house gable roof from 30 inches to 12 inches and
cut back the dimensions of the garage eave if needed.
The Committee commented and asked the following questions:
• The addition is too large in proportion to the historic resource, and the house and garage
are too close together to be compatible with the typical relationship of houses and accessory
structures in the historic district.
• The 12-inch eave overhang proposed on the house is not sufficient. The historic brackets
that are being moved will not work on the 12-inch overhang.The design of the eaves should
be further reviewed.
• There needs to be more detail on the plans for the windows and doors. The Committee
would consider hopper, awning or casement windows at the former service porch as long
as they are called out on the plans and meet the egress requirements of the Building and
Fire Codes.
• The door on the rear of the house looks siinilar to a period door and could be reused on the
south elevation of the addition. The side entxy door should not look like a front door and
u should be simplified to look more like a side door
0 0 • The first window of the addition on the south elevation is too close to the rear wall of the
w �" � house. A smaller window in that location would fit better.
�' � � � • The Committee dislikes notching the eave on the garage just to comply with the code; it is
Z � N � � not a good solution.
W = z o � • The windows of the service porch should remain wra p pin g the southw e s t c o rn e r. T h e
g � � c�c o service porch window on the west elevation should not be infilled.
� � � W N • The porch cover on the south elevation of the addition has an odd form and proportion and
� N � � r does not go with the historic home. A shed roof would be more typical and appropriate.
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City of Orange—Design Review Committee
Meeting Minutes for May 2,2018
Page 5 of 6
Paul Wahlquist, applicant stated they wanted to make porch functional because it is
currently a small concrete stoop with no overhang.
• The Committee cautioned the applicant to inake sure setbacks are adhered to if the proposal
includes relocating the garage.
• Committee Members suggested reducing the entire garage to two feet in order to avoid a
notch,maintaining a 2 foot 6 inch overhang on the addition, and providing 5 feet between
the eaves, which would result in 9 feet 6 inches between the walls of the garage and the
house.
Mr. Brenneise stated he will consider flipping the location of the rear bedroom and bathroom to
reduce some of the square footage on the addition in order to provide more room between the
buildings.
Mr. Wahlquist requested a continuance in order to rework the design.
Committee Member Fox made a motion to continue the item to allow the applicant to redesign the
project based on the comments and suggestions made by the Committee.
SECOND: McDermott
AYES: McCormack, Imboden, McDennott, Skorpanich, Fox
NOES: None
ABSENT: None
MOTION CARRIED.
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ARCHIlEClURAL DRAWINGS i
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SHEET '�' � 695 S.F. (E) OPEN '
2 A1.0 SITE PLAN, EXISlING FLOOR PLAN, NEW FLOOR PLAN, PROJECT � t AREA I
DESCRIPTION AND PROJECT SCOPE N "� m� ;
3 A2.0 EXISTING AND NEW ELEVATIONS * � °0°" "�' I
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TRACT: 25538 (WOOD FRAMED) � (E) WASHER, DRYER i Z �a����
'�' ADDRESS: 738 N. PINE ST. ' (E) TWO CAR G RA E i a �������
, ORANGE, CA 92866 pCCUPANCY: R-3 AND U T AND LAUNDRY 00 D LAUNDRY SINK �������
LIVING AREA: E RESIDENCE 1,122 SF o� 492.70 S.F. I �+������uo
� � SPRINKLERS: NO � � ` ���w�¢
(E) GARAGE 530 SF � �I t4._4„ ` � ����
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LAUNDRY ROOM 676 SF 'H � t20'-3N N t37'-11' t46'-0" (E) FRONT YARD SEfBACK
ZONE: R-1-6
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F.A.R. - 0.31 DOOR TO REMAIN
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