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03-20-19 (DRC 4959-18) Sunrise Senior Assisted Living �-�°F°� DES�GIV REVIEW COMIVIITTL�E 4 �� * � . ��,�a,�'�� AGENDA ITEM � AGENDA DATE: MARCH 2Q,2019 TO: Chair McDermott and Members of the Design Review Committee THRU: Anna Pehoushek,Assistant Communiry Development Di�cto� FROM: Chad Ortlieb,Senior PiannerC.O, SUBIECT: DRC No.4959-1$,Sunrise Seruor Assisted Living and Memory Care, 1301 E. Lincoln A�enue SUMMARY The applicant proposes to demolish an existing 13,414 square foot office buiTding to construct a 93-unit, 120 bed, 75,514 square foot, seniar assisted living and memory care facility with 62 covered parking spaces. This is a design-modified review. RECOMMENDED ACTION — RECOMMENDATION TO PLANNING COMMISSION Staff recommends the DRC recommend that the Planning Cammission apgro�e the project based on the �ndirigs and subject to the conc�itions of approval contained in the staff report and any conditions that the DRC determines appropriate to support the required findings. BACKGROUND INFORMATION Applicant: 1301 E. Lincoln, LLGGreg McCafferty Owner: JMJ Entetprise, LLC Property Location: 1301 E. Lincoln AvenUe General Plat� Designation: GeneraI Commercial (GC) Max. 1.0 FAR Zoning Classi�'ication: Office Professional {O-P) Existing Development: 13,414 square foot office building Property Size: 1.55 acres Assaciated Applications: Major Site Plan R�view No. 0958-18 plus Density Bonus Waivers and Concessions Previous DRC Project Re�iew: February 20, 2019 Previous Entitlements: Conditional Use Fermit No. 0853 was approved August 15, 1977, tander Planning Commission Resolution No. PC-75-77 for a tutorial Desig��Revie►v Cont�ttittee Sta,f,�"Report Marclr 2Q 2019 Page 2 of 16 learning center. The building received approval for construction in 1971. PUBLIC NOTICE No Public Notice was required for this project. ENVIRONMENTAL REVIEW Categorically Exempt per Stace CEQA Guidelines, Section L5332,(Class 32)—In�ll Development Projects. PROJECT DESCRIPTION The project remains as described in t�e attached February 20, 2019, Design Review Committee staff report with revisions made pursuant to the Design Review Committees camments identified in the issue item section of this report. EXISTING SITE The site is developed with 13,414 square foat, single-story office building. EXISTING AREA CONTEXT The existing area context is as stated in the attached February 2Q,20I9 Design Review Committee staff repart. EVALUATION CRITERiA Orange Municipal Code (OMC}Section 17.1Q.070 establishes the general criteria t�ie DRC should use when reviewing the project. This section states the following: The project shall have an internally consistent, integrated design theme, which is ret�ec[ed in the following elements: 1. Architectural Fea�ures. a. The architectural features shall ref7ect a similar design style or period. b. Creative building elements and identifying feawres shoUld be used to create a high quality project with visual interest and an architectural style. 2. Landsrape. a. The type,size and location of landscape materials shall support the project's overall design concept. b. Landscaping shall not abstruct visibility of required addressing, nor shall it obstruct the vision of motorists or pedestrians in praximity to the site. Design Revietiv Conrittittee Staff Repnrt Marclr 20, 2019 Page�ofl6 c. Landscape areas s�aIl be pro�ided in and around parking lots to brealc 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). ANALYSISISTATEMENT OF THE ISSUES The Height and Stories, Flaor Area Ratio, and Wall Height issues identi�ed in the attached February 20,2019,DRC stafF report remain analyzed as provided in that staff report,but are furt�ier analyzed in response to several of the DRC comments now highlighted as additionaI issues. Issues Identified at the Februar 20 2019 DRC Meetin : T�e applicant-specific respanses to February 20,2019,DRC comments are included in Attachment 5. Six issue item themes grouped from the meeting minutes are as foilows: Issue 1 - Overall Landsca in : . The landscaping is not The landscape has beeri revised to show wall planters along cammensurate to the the nor[h property line with heavy use of Canary Island architecture, walls and edges. Pines. The wall pIanters are pIaced over the subterranean The project divorces itsetf from parking garage. the landscaping. The mass of the project merits strong Along the Lincoln Avenue Street frant, the f7owering tree landscaping, which is not shown. concept has been substituted with Canary Island Pines and Brisbane Box trees. Three trees were added alang Oceanview Avenue and the mator court was enhanced with Crape Myrtle trees and enhanced corner planting area. At least one of these trees is located in a pIanter above the parking garage. Additional Olive trees have been added ta the courtyard arca af the project. The easterly park interface now shows a closely spaced row of Caast Li�e Oak trees in a ten-faot- wide slaped planting area. The planting area slopes upward to meet the grade of Eiser�hower Park, thus lessening the former retainin wall a earance. Desigrt Review Coitrmittee Staff Report Marcli 20, 2019 Page 4 of 1 t5 The project needs to provide a A consistent edge has been attempted with pilasters on the consistent edge to create unity Oceanview frantage wit� planting in front of it to buffer the and softness and make sure there facility from across the street uses. are minimal impacts to the surrounding uses. The Traditional urban forest views by residents above on Cammittee is concemed abaut Oceanview are attempted to be preserved by Iarge vertical views from the residents who live screen trees {Canary Island Pines} on the northerly up above on Oceanview. The 6oundary, by the additional trees in the courtyard, and by largest visual impact this project the three trees added along Qceanview Avenue. will have is to[he people above it and they have been ignored. The applicant has provided photos associated with their positian that most of the site is currently shielded by neighboring buildings. Any view that may occur[oward the site from adjacent hilltops wouId contain park scale trees. Fhotos are includec� in Attachment 2. Issue 2-�Trees: � Trees could saften the waIl and As discussed in Issue 1, the addition of perimeter trees, fence appearance. Iarger tre�s, and a courtyard slope-to-grade soften the wall and fence a earance. The back of the site is fairly Canary Island Pines typically grow large and are proposed waoded now and wilI become on the north baundary of the site. These pines are alsa very harsh; it's basically a fence placed aIong Lincoln AvenUe and at least one on Oceanview that will drop into an abyss. A�enue. Additionally, more trees have been added to the coUrtyard and on the new slope at the site's interfacc with Eisenhower park. Lavender Trumpet Trees have been replaced wit� Canary Island Pines in the front planting area, south of the building, aIong Lincoln Avenue. The City's Senior Landscape Project Caardinator recommends Condition #15 to replace Canary Island Pines back to the Lavender Trumpet Trees as c�lled out in the last preliminary planting plan submittal. �taff prefers the former landscape plan cancept at the Lincoln Avenue frontage 6ecause taller trees do not need ta obscure [he project from that elevation and do nothing to bufFer the site from views From above. Furthermare, the former concegt utilized flowering trees, which may provide a more interesting view frorr�street level. Staff has concerns as to whetY�er Canary Island Pines can row in the Ianter boxes ro ased above the arkin Desigri Revieyv Contmittee Staff Report March 20, 2�19 Page S of IS structure at the northerly edge of the site and along Oceanview Avenue. The praject landscape arcHitect has infarmed staff that the trees could grow to maturity in th�;se locations. The City's Senior Landscape Project Coordinator recommends Condition #1� to require the landscape architect to demonstrate that the planting area will be capable of sustaining the Canary Pine trees at maturity. The Committee feels there is a The patio scale trees have been replaced with park scale depletion of urban forest by this trees such as Car�ary Island Pines and Coast Live Oaks. project and would like to see larger trees. They should plant Staff opines that the larger trees are merited at the northern trees that laok like they belong in boundary, in the courtyard, and on the Oceanview frontage the park. The tree vocabulary but, as stated above, staff has concerns over planting in a should give same honor to the confined planter and does not feel the trees are as park; many of the proposed trees apprapriate along the Lincaln Avenue frantage. are more sUitable for patios. The City's Senior Landscape ProJect Coordinator has noted that five additional trees have been added within the courtyard area at the east side af the property bringing t�e toEal number af trees within this area ta 19. The pre�ious submittal had the tree caunt in this area at 14. Severa! trees in the courtyard are considered medium to large in height, canopy, or bath. Recommended Condition #16 wauld require the landscape arc�itect to reduce the numher back to 14 total trees in the courtyard area, using discretion in regards to mature growth, spacing, and size oF the respected tree to prevent overcrowding, excessive shade, and the possibility of having ta remove trees as they develap/grow. Oversight af the tree reductian would occur under the Senior Landscape Project Coordinator. The appIicatyt has provided photos assaciated with their position that most of the site is currently shielded by neigY�boring buildings. Any view that may occur toward the site from adjacent hilltops would contain park scale trees. Photos are included in Attachment 2. Issue 3 —Architecture: r The dauble bay frames on Exterior pop-outs have been revised to show a single flus� Lincoln should be extended ta surface protruded from the farade. obtain more relief on the fa ade. I3esign Review Conlmittee Staff Report Marclr 2Q, 2�19 Page 6 of 16 The windows that were once framed by the double bay have been brought out towards Lincoln. The double bay was removed and simplified ta help further enhance the details of window trim and divides along Lincoln. Additional roof corbel bracketing was also provided. Raof plans need to specify slape Roof plans have been revised ta show proper sloping. direction. Specifically,the slopes on the Oceanview elevation are Hip roofs have been recon�gured to shed roofs at end walls. somewhat Unclear. The center element on the North No change was made to this portion. The applicant's farade that has the shed roof is contentian is that it alIows for the continuatian of the working against�tting in with the articulation in plane and roof line that occurs around the neighborhoad. It would fit in building. The gable roof design wauld have become a better if the roof was continuous. foreign feature nflt constant with the architecture. The shed A suggestion was offered to turn roof was presented as an alternate. the two hi roafs into ables. Concern was expressed abaut the Denser landscape, particularly at the narth elevation, was scale and mass proposed on the provided aroand the building to help neutralize the overall site. impact of scale an the project. The main scale of the project occurs along Lincaln Ave, and with help from the natural topography of the site aIong Oceanview, the scafe of the building drastically lessens to fit within the scale of the adjacent residential neighborhood. Samples of paving materials are The applicant will present paving samples at the DRC needed. meetin . Issue 4—Walls: r Staff suggested that the No change was made to the plan. The applicant response is Committee supplement candition that the praject needs ta provide as much light and sight number 12 by adding some type access to the residents as gossible. A higher fence wauld of wording to instruct the give the sense of a deeper darker canyon.Also,site visibility applicant to provide additional exiting the alley onto Oceanview is also needed to maintain fence height alang the alley to the a maximum height of 42 inches. north. Staff continues to recommend Candition #12 to require a The Committee nated support af light and view-penetrating tube steel fence to a height of six a higher fence or landscaping feet along the alley at the north property line, with the immediately adjacent to it. exception of the first 10 feet off the Oceanview right-of- way where the code limits the height to 42 inches for setback and line of visual si ht needs. besign Revietiv Colr�nrittee Staff Reporl Marcli 20, 2019 Page 7 af 16 The park edge/easterly courtyard area of the site has been redesigned to replace the tall height retaining walls with two foot high retaining walls, or a tiered series of two foot high retaining walls that slope upward to meet the natUral grad� of Eisenhower Park at the property line, at which point a six faot high wood fence is propased. The applicant could create some The above noted slope condition may resolve the comment. armature that is more residential by putting an arbor on the wall with vines on it to create a landscape edge. The Committee suggested that The fence along Oceanview Avenue has been revised to the fence be made of alternating show terracing and include pilasters. The fencing is offset panels,pIanters,or use af vines to from the property line [o allow planting in front of it. brealc it up and avoid a jail-like feeL The formerly proposed tall retaining walls in the interior cottrtyard t�ave been softened via smaller retaining walls, sloping to the adjac�nt grade, and tree planting. The fence proposed along the easterly property line/park boundary is a six foot tall waod fence. Since this fence will be a gark interface, staff is recommending Condition #13 to require pilasters a[ a minimum of every 8 feeE. The northerIy half of the building above the parking garage continues to utilize tall retaining walls with planter edges and has not changed significantly fram the prior design. � There are tiered planters on the Planters are now proposed in a terraced and staggered other side of the fence at the canfigura�ian at the north and east property boundaries. northwest corner and the Terracing is alsa exhibited near the entrance off Oceanview. Committee suggested pulling the # planters up high enough so that they also become the perimeter wall to the project. An elevation is needed that shaws Dimensions have been provided on site sections and the height of the retaining wall in eleva[ions. relation to the units. Desigrt Review Calttrttittee Staf'f Report March 20, 2019 Page 8 of 16 Issue 5—Li�htin� Lighting should have clear direction for safety A landscape lighting plan has been prepared. and highlight the landscaping. Trees wiZl be up-lit with line voltage up-lights. It is odd ta have such a large elevation with no No building lighting is being provided. Fload lighting an the building. lighEing of the building was considered by the applicant project team. It was determineci to nat be appropriate for a senior living project. Planting larger trees with pendant lights ta A landscape lighting plan has been prepared. light the gro�nd plane or placing lig�ts under Trees will be up-lit with line voItage up-lights. the roof sheds is suggested. The applicant team responded that low voltage pendant lights in trees and flood lighting of the building has been considered, but not determined to be appropriate for a senior living ro'ect. Issue 6—Qperational Desisn: The Committee woujd like ta reduce the T�e roaf access tower has been relocated near the fire massing of the tower near the alley and access lane which allows closer access to the roof wouId Iike to see the stairs ta the roaf from Lincoln and lowers the raof line along access moved ta a tower that is closer to Oceanview. the park or Lincoln Avenue. Staff is working to verify with Fire Department staff that this reconfiguration is workable in the plan check stage. Staff wiil update the Commit[ee on the veri�cation status at the meeting. The elevator exiting out to the bistro The applicant will work with Sunrise staff during should be canfigured to maintain direct building plan check to reconfigure elevators to ingress and egress. facilitate the suggested vestibule to occur. If the entry caurt was round, instead of No change was pravided. The applicant respanse is square, it would be more ef�cient and that the entry court serves a dual purpose. It allows open up some planter space against the passenger vehicles access to the project and allows building. delivery and trash vchicIes access to service the building. Due ta the size of required service vehicle turn-around space and potential of idle passenger cars around the entry caurt, the proposed space is needed for vehicle maneuverabilit .The entr court has been Design Revie�v Cantntittee Staff Report Mar�lt 20, 2019 Page 9 of]6 enhanced wi[h landscape planters along the perimeter. More green space on the property for The building faotprint has not been decreased hence, residents is desired. Particularly, it was green space has not been increased. The imbalance noted tt�at the sunken terrace is a lot between the assisted living and memory care patios larger than the patio space; there is an has been addressed by moving the scair over and imbalance. increasiag the assisted living patio space. Terraced planters and additional landscaping are provided in this area provide more visual appeal and lessen the effect of a deep alley. The sidewalk from the main entrance The Oceanview fence has been pushed back with along the Oceanview side af the landscaping in front and pilasters ha�e been added to b�ilding is very narrow and there is a the 42 inch high tube steel wa�l. The northern edge deep alley created alang the northern has been redesigned to incarporate terraced p�anting edge next to the retaining wall. and large verticaI screening trees. Encouragement for public notification The applicant has not notified the neighbarhood of was pravided. the project b�t has stated that they will conduct outreach at the time of a Planning Commission meetin . ADVISORY BOARD RECOMMENDATION SMART reviewed occurred as stated in the February 20, 2019, DRC staff report. STAFF RECOMMENDATION AND RE UIRED FINDINGS The cotarts define a "Finding" as a conclusion which describes the method o� analysis decision makers utitize to make the final decision. A decision making body "makes a Finding,"or draws a concIusion, through identifying evidence in the record (i.e., testimany, reports, environmental documents, etc.) and s�ould 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� a project. The same ho�ds true if denying a project; the decision making body must detail why it cannot make the Findings. Findings far DRC applications corne from three sources: � The Qrange MUnicipal Code • The Infill Residential Design Guidelines Desrgn Revietiv Cortrnrittee StafJ`'Report Marclt 20, 2019 Page 10 of 16 • The Historic Preservation Design Standards for 4ld Towne(commonly referred ta the Old Towne Design Standards or OTDS) 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 recammend Planning Commission approval of the project with recommended canditions. 1. In the 41d To�v�ze Historic District, tlre proposed work confornts to tlre prescriptive stmtdards mrd desig�z criteria refere�iced a�rd/or recomntended by tlte DRC or other revietivi�zg body for tlte praject{OMC 17.10.070.F.1). Th� project is not in the Old Towne Historic District, therefore this finding is not applicable. 2. In any Natio�ra!Register Histaric District, the proposed�vork complies tivitJr tlre Secretnry af tl�e Iirterior's staltdards alzd gurdeli�tes{OMC 17.10.07.F.2). The project is not in a National Register Historic District, therefore this finding is not applicable. 3. Tlre project desigrt ttpholds colrzmiariry aestl�etics tlzroitglt 111e �rse of �r�z i,�rer��lly consiste�rt, rritegrated desig�r tltenre and is colisiste�it tivitlr all adopred specific plans, applicable desig�t standards, and their reqitired findings (OMC 17.10.07.F.3J. The site is designed with sensitivity to community aesthetics. The architecture for the building utiliz�s a consistent and repetitive theme of colors, materials, shapes, and form. The building is designed to place the largest three-story massing at the south end facing LincoIn Avenue. The appearance of height dissipates as the building recedes into the cut slope such that at the north end of the site, the building will appear to have a one-story heigh[. Massing will be directed to the lowest paint af the property at the south end facing Lincaln Avenue. The Lincoln AvenUe face of the property will blend in with the higher elevation of the park and its existing mature trees. The 15 faat setback oF the building fram Lincoln Avet�ue will lessen the massing at the street. The recesses and alternating colors and materials at the street front wilI further reduce the appearance of mass. Oceanview Avenue will provide a distance separation between the building mass and the buildings ta the west. Trees are planted in a rhythmic pattern in targeted landscape focal areas and shrubs and groundcover are associated in significant monothematic zones. The nartheriy section of the site has planters against perimeter retaining walls and/or building walls to soften the solid wall appearance as viewed from inside the site. The northerly section of the site has added large scale trees to shield rooptap view of the project fram properties above. Large scale trees have aIso been added ta the project courtyard to combine towards preserving Design Review Cartntittee Staf�`'Repart March 20, 2019 Page 11 of 16 the urban farest feel of the site. Additionally, the site utiIizes incotporates various colors and textures of concrete paving. Use of a subterranean parking garage and semi-subterranean use of space alleviates floar area ratio concerns. The project proposes fencing that will appear no higher than six feet tall from adjacent grade and no visual impact is expected from fences as viewed from exteriar properties. The visual impact of the retaining walIs to project tenants wilI be saftened with planters and vine treatment. There is no specific plan or applicable design standards applicable ta this property. 4. For irt�ll reside�ttial developme�tt, as specr�ed iir tlie Ciry of Orange Iiifrll Reside�itial Desigi:Gtridelines, tlie netiv strircture(s)or additro�t r�re cotrtpati6le tivitlt tJte scale, lliassi�ig, orie�rtatro�t, altd articrrlatiat of tlre scirrair�idi�zg developmeiit and tivill preserve or e�il�ance existi�ig�ieiglxborltood cltaracter(OMC 17.10.07.F.4). The project meets this finding in that it is not an inf 11 residential project. CONDITIONS The approval of this project is subject to the following conditions: GENERAL CONDiTIONS 1. The project shall conform in substance and 6e maintained in general conformance with plans and exhibits approved by the Planning Commission, including any modifications required by conditions of approval, as approved by the Planning Cammission. Any future expansion in area or in the nature and operation af the use approved by Major Site Plan No. 0958-18 shall require the applicable application. 2. The applicant agrees to indemnify, hald harmfess, 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 th'ss permits, save and except that caused by the City's active negligence. The City shall promptly notify the applicant of any such claim, action, or praceedings and shall cooperate fully in the defense. 3. The appIicant shall comply with alI federal, state, and local laws, including all City regulations. Violation of any of those laws in connection with the use may be caus� for revocation of this permit. Design Review Comntittee Staff Report Marcli 20, 2019 Page 12 af 16 4. Major Site Plan Na. 0958-F$ shall become void if no� vested within two years from the date of approval. Time extensions may be granted for up to one year, pursuant to OMC Section 17.08.06p. 5. Any modi�cations to the plans including, but not limited ta, the landscaping and parking as a result af City Department requirements sUch as Building Codes,water yuality,Fire,or Police shall be submitted for review and appraval to the Community Development Director or designee. Should the modifications be considered substantial, the modifications shall be reviewed and approved by the Planning Commission. 6. Except as otherwise provided herein, this project is appraved as a precise plan. After any applicatian has been appraved, if chang�s are proposed regarding the location ar alteration of any use or s[ructure, a changed plan may be submitted to the Community Development Director far approval. If the Community Development Director determines that the proposed change complies with the provisians and the spirit and intent of the approval action, and that the action wouId have been the same for the changed plan as for the approved plan, the Community Development Director may approve the changed �lan without requiring a new public hearing. 7. Building permits shall be obtained for all construction wvrk, as required by the City of Orange, Community Development Department's Building Division. Failure to obtain the required building permits may be caUse for revoca[ion of this entitiement. The applicant shall pay all plan check and building permit fees. 8. The project approval includes cer[ain fees and/or other exactions. Pursuant to Gavernment Cade Section 66020, these conditions or requirements constitute written notice of the fees and/or exactions. The applicant is �ereby notified that the ninety (9Q) day protest period cammencing from the date af approval of the project Y�as begun. If the applicant fails to file a protest regarding t�ese conditions or reqUirements, the applicant is legaIly barred from later chalZenging such exactions per Govemment Code Section 66020. 9. Ir�conjunction witt�construction, all activity wili be limited to the hours between 7:OD a.m. and 8:00 p.m. Monday thraugh Saturday. No construction activity will be permitted on Sundays and Federal holidays. 10. These conditions shall be reprinted on the second page of the constructian documents when submitted to the Building Division for tne plan check process. ll. Any graffiti shall be removed within 72 hours from the time the City of Orange Nocice af Violation is received by the applicanVprogerty owner. Design Revie►v Ca�trmittee Staf�`'Report March 20, 2019 Page 13 of 16 COMMUNITY DEVELOPMENT CONDITIONS l2. Plans submitted for building plan check shall show that a six foot high tube steel or wood fence is placed along the easterly property Iines of the site to prevent a falling danger into the site from Eisenhower Park which slapes downward into the site. In addition, a light and view-penetrating [ube steel fence to a height of six feet shalI be provided along the alley at the north property line, with the exception of the first 10 feet off the Oceanview right-of- way where the code limits the height to 42 inches for setback and line of visual sight nceds. The fences shall be constr�cted in a secure manner that meets approval of the Building Official and meets the needs of the Cammunity Services Department. The fences shall be maintained in perpetuity by the applicant and successors to praperty ownership. 13. Plans submitted for building plan check shall show that project fencing abutting Eisenhower Park shall utilize pilasters spaced at a minimum of eight feet. Fencing shall be six feet tall. 14. Prior to building permit issuance, the laridscape architect shall demanstrate that planting areas shawn on plans approved by the Planning Commission will be capable of s�staining Canary Pine trees at maturity. Should a demonstration not be accomplished to the satisfaction of the City's Senior Landscape Project Coordinator, the project landscape architec[ shall demonstrate a tree of equal height, canopy, growth, and water r�eeds and shall receive approval from che Senivr Landscape Praject Coordinator for tY�e sUbstitution. Should a substitution nat be found, a building permit may not be issued until Design Review Committee approval of an alternate landscape plan accvrs. Approved trees shall be maintained in perpetuity and shall be replaced in-kind if lost, for any reason. 15. Plans submitted for building plan check shall show that the Canary Island Pine trees are replaced with Lavender Trumpet Trees as specified in the planting plan re�iewed at the February 20, 2019, Design Review Committee Meeting. 16. Plans submitted far building plan check shall revert to a tree count in the courtyard area equai to 14. In reducing the number of trees the landscape architect shall demonstrate that discretion was exercised in regards to mature growth, spacing and size of the respected trees to prevent avercrowding,excessive shade,and the potential of having to remave trees as they develaplgrow. The plans shall be approved by the Senior Landscape Project Coordinator prior to building permit issuance. 17. Prior to Certificate of Occupancy, all parking lot and landscaping improvements shall be completed according to the approved plans and to the satisfaction of the CommUnity Development Director. 18. Glare from any new or remodeled lighting on the premise shall be installed in such a way to direct, control, and screen the lighting to prevent off site light spillage onto adjoining Design Revietiv Co►rt►rtittee Sta,/�`Report Mcrrch 20, 2019 Page 14 af 16 properties and shall not be a nuisance to any point beyond the exterior boundaries of the property or cause illumination in residential districts in excess of 0.5 foot-candles. Prior to certi�cate of occupancy, the applicant shall contact the Orange Police Crime Prevention Bureau and set an appointment on-sit�to test a�l lighcing to ensure it meets OMC standards. 19. A project entry gate(s), other than at secondary emergency vehicle access and emergency evacuation points, are prohibited without Design R�view Committee consideration and Planning Commission a}�proval. Desi n Review Conditians 20. Subsequent modifications to the approved architecture and color scheme shall be submitted for review and appraval to the Community Development Director or designee. Should the modifications be cansidered substantial, the modi�cations shalI be reviewed by the Design Review Committee. Si�na�e 21. Prior to building permit issuance, the applicant shall obtain approval from the Planning Division for any and ajl signage associated with the proposed project and/or business. Trash Enclosures 22. Prior to b�ilding permit issuance, the applicant shall demonstrate tt�at the trash enclasure shall conform to City Standard Plan�09. Screenin� 23. Prior to building permit issuance, the applicant shall demonstrate to the satisfaction of the Community Development Director that new mechanical eyuipment screening shall be installed that architecturally matches the building. 24. Prior to building permit issuance, the appiicant shall demonstrate to the satisfaction of the Community Development Directar that al! mechanical and air conditioning equipment shall be shielded and screened from view from adjacent streets and properties. The screening shall be integrated architecturally with the building. POLICE DEPARTMENT CONDITIONS Public Safety 25. 5ecurity and design measures that employ Defensible Space concepts shall be utilized in development and canstruction p�ans. These measures incorporate the concepts of Crime Frevention through En�ironmental Design (CPTED), which invalves cansideration such as placement and orientation of strt�ctures, access and V15I�111ty af common areas, placement of doors, windows, addressing and landscaping. Design Review Committee Staff Repart March 20, 2019 Page I S of 16 26, Prior to issuance of Certificate of Qccupancy, the applicant shall schedul� a light reading inspection with the Crime Pr�vention 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 m�et the requirements of OMC Section 17.12.03fl for the areas beyond the property's exterior boundaries; light spillage or pollution to surraunding residential areas shall not exceed a maintained minimum of 0.5 foot-candle. 27. The project Iandscape plan sha�l be revised at plan check to show that defensive landscaping is utiIized behind the retaining waIl and in front of the building located at the west carner of tne si[e, south of the motar court. COMNiUNITY SERVICE DEPARTMENT CONDITIONS Landscaping 28. Prior ta building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the grading pians, site plans,and the conceptval landscaping plan as proposed for the praject for the review and approval of th� Director of Community Development and Community Services Director. 29. Prior to building permit issuance [he final landscape plan shall be reviewed and approved by the Public Works Director when landscaping is proposed within the pu6lic right-of way and/or the project is constructing Storm Water QuaZity Best Management Practices in landscaped areas. 30. Priar to building permit issuance, the final landscape plan shall be reviewed and approved by the Orange Fire Department. 31. 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 et �1 of the City of Orange Landscape Standards and Specifications. 32. The final landscape plan shall include a note that a fully automated irrigation system will be provided. 33. Friar to building permit issuance, City required irriga[ion and landscape inspecEion notes s�aIl be placed on the final landscape plan, to the satisfaction of the Community Services Director. 34. Priar ta building permit issuance, a Tree Permit Removal Permit shal� be approved by the Community Service Directar in accordance with the City's Tree Preservation Ordinance. A plan is required for submittal to the City depicting all of the existing on-site trees, the species of each tree, and the number of trees proposed for removal and replacement. besiglt Revietiv Contmittee Staff Report Marcl� 2D, 2019 Page 16 of 1 b SPECIFIC TINIING CONDITIONS Prior to Gradin� Permit 35. The grading plan shail detail a!1 of the locations where retaining walls wijl be constructed, inclttding height and engineering for each wall, and obtain a building permit for walls over three {3) feet in height prior to construction. Prior to Building Permit 36. The applicant shall install new streetlights, or upgrade existing streetlights, as required by Ci[y of Orange Traffic Di�ision. The applicant shall install street lights in the adjacent right-of-way pursuant to City Standard Plan No. 4L5. Installation shall b� shown on plans submitted at building plan check and shall occur at the applicant's cast. Prior to Certi�cate of Occupancy 37. Cerci�'rcation from tY�e Landscape Architect of record shall be filed that final landscaping was completed in compliance with approved landscape and irrigation plan. City oF Orange Staff shall inspect and approve the �andscape prior to release. ATTACHMENTS 1. Vicinity map 2. Site photographs 3. February 20, 2019, DRC Meeting Minutes 4. February 20, 2019, DRC Staff Report 5. Applicant Response to February 20, 2019, DRC Cflmments 6. Revised Project Plans cc: Greg McCafferty 2390 E. Orangewood Ave., Suite 150 Orange, CA 92$OG greg @ sagecrestllc.om Vicinity Map DRC No. 4959-18 Sunrise Senior Assisted Living and Memory Care 1301 E. Lincoln Avenue A�' j w IX�'AVE BIXBY AVE R-2 � R- � a � � � P � � BUENq VIStA ST W ; R-1 -7 �� a � � Eisenl�o we ■ MAIN ST a � � Park �,y� �' S 0 ��a� i � ° � •� R � � z � !� y �' � � ; O-�P 0'P C-TR � Q � fx C7 _}� � ��„-�..,� LiNCOLN AVE BdOM AVE � u~j � � � ¢ N W � E ATTACHMENT NO. I � � DRC 4959-18;l3Ul 1301 E.Lincaln Ave. Sunrise Senior Assisted Living � VICINITY MAP March 20,2019 DRC MTG. CITY OF ORANGE COMMUNITY DEVELOPMENT DEPARTMENT Sunrise Assisted Living and Memory Care Orange,G4 Site and Surraunding Photos Project 5ite and Oceanview Ane. (Facing Northy . .. �� w ��' � 4 . � V ��.c� ; �� . n` � � � -^� ':.��:�* - �i w� o.- '�. X . .�:�* '� - --- - k� ' ' �,.�'�� .� �_ . ''".'''�� ,�_- �_ . � ,�_v .. . „+�a�r.�.•. " . ..s.. ' "T' ��' .� �..�-_ �'. :r-.'��* , _ _�- �r , __ I li ' - *�— `.;: _��y - � -�,;;� •��• Praject Site and Intersection(Lincoln Ave, and Canal5t.� ��- . �� v �� . �� ,.� � � . -�:.:�� ;� � �� : x , �� . k;,.,�. � �"" . - '�� ff�x�. �{+ � �{ ��t.F.��`� . �'� � �� . , � �� i� , � � �,� �+ ,�`,�i� _.. J� _ - _ $�... -"'. �.. . '�. � � � �.. i �[„�_ �-.. '�� - - ��-.�'� - _ `�� - -- � ._. ATTACHMENT NO.2 DRC 4959-18:1301 E.Lincaln Avc. Sunrise 5enior Assisted Living SITE PHOTOGRAPHS March 20,20i9 DRC MTG. Praject Site [Facing Northwest) .� ~ " _�. ,,,f`;� 'f � , �.;� � � �� .,�. y .�.- {� ' �9 1 .�p �� ""- + ��. .r�,J_ .S� '.I � . � y h ��' ��* �'��' � 5 .' .'� � L. � Y �' ~}�. � . � _._ . ' ".�± . _ � I . �� I � � ..Y. - ��'�� . / . . �'"�- - �L. 7 ` — -.�._.s� . �� ' v. ' _ West af Praject Site [Ocean�iew A�e.} � � � , � '�r �r i �� i � M � �� ' � r �'.�` �x r� �� N��4.#L'��{ Y . � _._ --. - —• r�• � � � . � F r� � . 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'.� ..�?`;� �.�. � ",;� #� ��+r��-_ :F� �{fF z i. �+. l�:`��tr"��A ' , . . -- �� - #� � - SUNRISE ORANGE VIEW �ROM OCEAN VIEW �OOKING SOUTH City of Orange-Design Review Committee Draft Minutes for Meeting on February 20, 2d19 Page 5 of 8 1 • The metal fences shall be painted black. 2 • All led lighting shall be no more than 3000 kelvin. 3 • Prior to certificate of accupancy for the parking structure, the DRC shall receive a cut sheet 4 for the fiber cement paneling that shows the height of the scoring and panel sizes 5 G SECOND: Imboden 7 AYES: McCormack, Skorpanich, Fox, McDermott and Imboden 8 NOES: None 9 ABSENT : None 10 ABSTAIN: None 11 MOTION CARRIED. !2 !3 (3) DRC No. 4959-18, Sunrise Senior Assisted Living & Memory Care 14 • A proposal to demolish an existing I3,414 square foot office building to construct a 93- 15 unit, l20 bed, 75,514 square foot, senior assisted living and memory care facility with 62 16 covered parking spaces. Concessions and waivers are requested under State Density Bonus 17 Law for exceeding the f7vor area ratia and number of stories. 1$ � 1301 E. Lincoln Ave. 19 • Staff Contact: Chad Ortlieb, (714) 744-7237, cortlieb@cityoforange.org 20 • DRC Action: Recommendation to the Planning Commission 21 22 Chad OrtGeb, Senior Planner,provided an ovet-view af the senior assisted living and memory care 23 Facility consistent with the staf�report. 24 25 Greg McCafferty, applicant, approached and introduced the team. He provided an explanation oF 26 how the site planning developed based on the terrain. He also discussed the limited visibility of 27 the retaining wall. 28 29 Mark Hendricksan,architect,provided a history of HPI and consideration of the neighbors and the 30 existing circulation patterns in the project design. 31 32 Jared Bohonus, landscape architect, explained that the lanciscape concept responds to current 33 irrigation and water restrictions and provided brief overview of the proposed plant galette. 34 35 C�air McDermott asked iF anyone from the public wanted to spealc on the item. There were no 36 speakers. She asked the applicant to pro�ide a brief overview of how the building will be used. �, Philip Kroskin explained the types of services that will be provided and the number of employees d � . at the facility. M � �� ., O o ;-, �� The Committee had camments and questions on the follawing: z � d a � • The need samples of the paving materials. Mr. Bahonus res ponded that he did not brin g H � H � z � '� v � an y, but ex plained the intent is to brin g warmth to the landsca pe areas with the use of W ^ d OC +-� � � o c � enhanced architectural paving finish. . a x � _ ^ o • The garden patio on the lower�evel. V ' V] N N d � N o� • The limited outdoor space in relation to the number of assisted living residents,but a larger F -} •�, � s• F c� _ �� space for the memory care. � d � v, °° Q L � N �T• City of Orange—Design Review Committee Draft Minutes for Meeting on February 2a, 2019 P�ge6of8 1 • The fence height relative to the street an Buena Vista. Mr. Hendrickson stated it is a 42 2 inch guardraiI. Mr. Or[lieb explained the City has a chain link fence along the alley; 3 however staff prefers that they put a wrought iron fence that is higher and safer. Staff 4 suggested that the Committee supplement conditian number 16 by adding some type of 5 warding to instruct the applicant to provide additional fence height if there is an additional 6 available concessian flr waiver. 7 • The need for an elevation that shows the height the retaining waTl in relation to the units. 8 Mr. Hendrickson respanded it is 5 to 7 feet above the finished floor. 9 • Clarificatian of the tree requircment for this project. Mr. Ortli�b respanded that a tree IQ removaI permit will be required and staff is using the Landscape Design Standards as a 11 guideline. The project daes not meet the City's requirements but cancessions and waivers 12 are also available under 5tate Density Bonus Law. 13 • The heig�t of the fence in relation to the Municipal Code's maximum height. Mr. �rtlieb 14 responded that the commercial regulations do not have any specifics on wall heights on the 15 lower side of the wall. lb • Clarification of the parking reguirement.Mr. Ortlieb explained that staff required a parking 17 demand study which showed ample parking, with surplus, even at peak times. 18 • Whether there are any special setback,streetscape ar landscape requirements along Lincoln 19 Avenue. Mr. Qrtlieb responded there is nothing special and they meet all of the setback 20 requirements. 21 � Concern about views from t�e residents who live up above on Oceanview and removal of 22 mature trees; in this ins[ance there are a lesser number of trees that are going back in and 23 they are all smaller stature than what is being removed. The project results in a depjetion 24 of urban forest. The tree vocabulary should give some honor to the park; many af the 25 proposed trees are more suitable for patios. 26 • Concern about the neighbors who have not been notified about this project befare it gaes 27 to the Planning Cammission; especialjy the ones who will be looking down on the 28 development. The City needs to be conscientious about impacts to the neighbars. It is not 29 fair ta the applicant ta have to redesign the project because the neighbars get invited late 30 to the table. 31 � The landscaping is nat incorporating the loudness of the architecttare, walts and edges. 32 • Expressed supgort for a higher fence or landscaping immediately adjacent to it. 33 • Cancern about the scale and massing of the project an the property; it is very tight on that 34 site. 35 • The narrow width of the sidewalk from the main entrance along Oceanview and a deep 36 alley created alang the narthem edge next to the retaining wall. The sunken terrace is a lot 37 larger than the patio space; there is an imbalance. 3$ • Pleased with the imaginative use of an odd-shaped site. 39 • Concert about the change of the back af the site fram being fairly wooded to becoming 40 very harsh. 41 � The raof plans do not call out which directian the sIope is going. The slopes on the �2 Oceanview eIevation are somewhat unclear. Mr. Hendrickson agreed to revise the pZans 43 based on the comments. 44 • A desire to reduce the massing of the tower near the alley and to move the stairs to the roof 45 access to a tower that is closer to the park or Lincoln Avenue. 46 • EncoUraged the applicant to further pop out the double bay frames on Lincaln to achieve 47 more relief on the fa�ade. City of Orange—Design Review Committee Draft Minutes for Meeting on Febr�ary 20, 2019 Page 7 of 8 1 � Suggested integrating trees along the fence to soften it. 2 • Noted that the center element on the north fa�ade that has the shed roof is working against 3 fitting in with the neighborhood. E�en if it was more baring, it woeald fit in better if the 4 roof was continuaUs. 5 • Suggested turning the two hip roofs into gables. 6 • The elevator exiting out to the bistro seems odd and it may be difficult for pcople with 7 wheelchairs; they should try to keep the circUlation simple and direct. 8 • The project divorces itself from a serious attempt at landscaping. The praject is so heavy- 9 handed on the site that the only thing that can save it is landscaping and it is not strong 10 enough. 11 • The intensification of development on the site is very heavy and the landscaping needs to 12 move along with it at the same tirrfe if it is going to be a successful project. A consistent 13 edge wauld create unity and softness. 14 • Suggested that tHe fence be made of alternating paneIs, planters, or use of vines to break it 15 up and avoid a jail-like feel. lb • Suggested pulling the tiered planters on the other side of the fence at the narthwest corner 17 up high enough so that they also become the perimeter wall to the praject. 1 S � Creating some armature that is more residential by pUtting an arbor on the retaining wall 19 with vines on it to create a landscape edge. 20 • Suggested making the entry court round, instead of square, to be more ef6cient and open 21 up some planter space against the building. 22 • The lighting should have clear direction for safety and highlighting the landscaping. 23 • Concern that there was such a large elevation with no lighting an the building. Mr. 24 Bahonus responded that they don't have a tendency to highZight the architecture; they don't 25 want lights shining into the rooms. 26 • Suggested planting larger trees with pendant lights to light the ground plane or placing 27 lights under the roof sheds. The applicant stated they could cansider lighting in the 28 landscape. 29 30 Chair McDermatt asked the applicant if they would like [o continue the item in order ta re�ne 31 some of the concems of the Committee rather than having the committee recommend denial af the 32 project. 33 34 Mr. McCafferty stated they will work on the following: 35 • Review the landscaping, especial�y along the north edge. 36 • Focus on the north elevation and figure it aut how they can make it less forebodirig. 37 • Review the exterior lighting to make sure suits the need of the facility. 3$ • Refine somc of the roof structure so that it is more cohesive. 39 • Placement of the stair tow�r. 40 • They cannot do anything with the setback along Lincoln due to the utility paIes 41 • They will wark to break up the fence treatment 42 43 Committee Member Imboden reiterated that the largest visual impact this project will have is to 44 the people above it and tY�ey have been ignored. Right naw they look at mature trees, but this 45 project is offering a rooftop with AC units, no trees arid a fence. The building can't disappear,but City of Orange—Design Review Committee Draft Minutes far Meeting on February 20, 2019 Page 8 of S 1 the roof form could be made more attractive by screening the rooftop eqvipmen[and planting large 2 [rees on that end. The Committee feels the architectural style is apprapriate. 3 4 Mr. Hendrickson stated they will create a buffer and more stepping of the mass to provide a more 5 interesting raofline. 6 7 Cammittee Member Imboden reminded the applicant that the neighbors will be noticed when it $ goes to planning commissian and he hates to see them have to make further adjustment; it is bet[er 9 to be sensitive now. 10 11 Mr. McCafFerty stated they will do neighborhood outreach. 12 13 Committee Memb�r Skotpanich made a motian to cantinue DRC Na. 4959-18, Sunrise Senior 14 Assisted Living &Memory Care in order ta give the applicant an opportunity to revise the pians based on 15 the Committee's camments and recommendations. 16 17 SECOND: McCormack 18 AYES: McDermott, McCormack, Skatpanich, Fox, and Imboden 19 NOES: None 24 ABSENT : None 21 ABSTAIN: None 22 MOTION CARRIED. 23 24 ADJOURNMENT: 25 26 A motion was made to adjourn at 9:33 p.m. The next regt�lar meeting is scheduled on 27 Wednesday,March 6,2019 at 5:30 p.m. 28 29 MOTION: �mboden 34 SEC4ND: Skorpanich 31 AYES: McDermott, McCormack, Skorpanich, Lnboden and Fox 32 NOES; None 33 ABSENT: McDermott 34 M4TION CARRIED. 35 Meeting adjourned at 9:33 p.m. �pF.O �,��; ESIGN REVIEW C4IVIMITTEE r � ♦ $ ` AGENDA ITEM r��c*�, AGENDA DATE: FEBRUARY 20,2019 TO: Chair McDermott and Members of the Design Review Committee THRU: Anna Pehoushek,Assistant Communiry Developrnent Director FROM: Chad Ortlieb,Seruor Planner SUBJECT: DRC Na.4959-18,Sunrise Senior Assisted Living and Memory Care, I301 E. Lincoln Avenue SUMMARY The applicant proposes to demolish an existing 13,414 square foot oF�ce building to construct a 93-unit, 120 bed, 75,514 square foot, senior assisted living and memory care facility with 62 covered parking spaces. RECOMMENDED ACTION — RECOMMENDATIUN TO PLANNING COMMISSIUN Staff recommends the DRC recommend that the Planning Commission approve the project based on the �'indings and subject to the conditians of approval contained in the staff report and any canditions that the DRC determines appropriate to s�pport the required findings. BACKGROUND INFORMATiON Applicant: 1301 E. Lincoln, LLC/Greg McCafferty Owner: ]MJ Enterprise, LLC Property Location: 1301 E. Lincoln Avenue General Flan Designation: General Commercial (GC} Max. 1.0 FAR Zoning Classification: OFfice Professional (O-P) Existing Development: 13,414 square foot of�ce building Property Size: 1.55 acres Associated Applications: Major Site Plan Review No. 0958-18 plus Density Bonus Waivers and Concessions Previous DRC Project Review: None Previous Entitlements: Conditional Use Permit No. 0853 was approved August 15, 1977, under Planning Commission Resolutian No. PC-75-77 for a tutarial ATTACHMENT NO.4 bI�C 4959-18; l301 �.LincoIn Ave. Sunrise 5enior Assisted Living February 20,2019 DRC Staf!'Report March 20,2019 DRC MTC. Design Revietiv Com�itittee Staff Report Febrrtary 20, 21119 Page2af21 learning cettter. The building received approva! for construction in �971. PUBLIC NOTICE No Fublic Notice was reyuired for this project. ENVIRONMENTAL REVIEW Categorically Exempt per State CEQA Guidelines,Sectian 15332,(Class 32)—Infill Development Projects. PROJECT DESCRIPTION The project proposes to demolish the existing office bui�ding and site improvements in order ta replace it with an assisted living and memory care facility wi[h 93 units in 75,524 square Feet of flaor area. The proposed structure is three stories tall wit� the north portion of the site being over a 62-space underground parking lot. Access occurs from Oceanview Avenue with emergency vehicle access being availabfe off Lincoln Avenue. The applicant is utilizing density bonus pravisions of State Law to qualify for waivers and concessions for floor area, buiIding height, and stories. The total f7oor are ratia (FAR) for the project is 1.10 and the highest point of the building is 39 feet with 3 stories as viewed from Lincoln Avenue. The General Plan and zaning code would otherwise limit FAR ta 1.0, height to 32 feet, and two stories. The building is arranged in a zig-zag configuration from narth to sauth on the lot and covers mast of the lot. Paved open area is reser�ed adjacent to the Oceanview Avenue drive entrance for a passenger and delivery loading zane area at the facility entrance. Additional open area is Iocated east af the building toward Eisenhower Park with pathways, landscaping, and seating areas. A 15 foot landscaped setback is proposed between the building and Lincaln Avenue. The perimecer of the northerly half of the site consists of paved walkways adjacent to raised planters. A series of retaining walls are proposed along the north, east and, to a lesser extent, t�e west property lines in order to accommodate site nestGng into the hill slope. The re[aining walls have maximum heights in the 11 to 14 feet depth range down into the site depending on if ineasurement occurs [o the pad level or the adjacent planter walls. An additional 3.5 feet oF tube steel fall protection fencing sits on top of the retaining walls. Staff is recommending Candition 16 to require a tube steel fence of 6 feet at the easterly praperty lines to prevent a fall danger inta the site from Eisenhower Park which slopes downward to the project interface. Hence, the view into the property would be of 3.5 to 6 foot high tube steel perimeter fencing. The view out of the property wo�la be onta a maximum 17.5 ta 23.5 faot high waIl and fence combo. besign Revieiv Contnrittee Staff Repprt February 20, 2019 Page.�of 21 Architecture The�uilding is designed to place the largest three-story massing at the south end facing Lincoln Avenue. The appearance of height dissipates as the building recedes inta the cut slope such that at the north end af the site, the building will appear ta have a ane-story height. The building utilizes the following architectural elements: • Regularly-spaced undulating tower segments at the Lincoln Avenue frontage • Lower stories with stucco walls painted in separate shades of brown,tan,and cream at undulating separations • Upper stories with vertical fiber cemen[ siding and metal window eyebrows/shades separating the uppermost glass level • Projecting, near-flat, upward facing shed raofs with outriggers intertwined with downward slaping, pitched roofs between projecting flat roof segments • Horizontal trim defining the tloor of upper levels • Window encasement trim on lower levels • Stone veneer at the auto courdentry with storefront windows arid an entry canopy * Geometric/regularly-spaced window spacing and window sizes with variations occurring at bends and transitions in the building • On the east elevation, projecting deck or treUis covered walkways extend from the building • Tube steel fencing atop perimeter retaining walls • Roof mounted mechanical equipment • Nan-illuminated monument signage near the corner of Lincoln and Oceanview Avenues Landscapin� All 40 existing trees are proposed to be removed from the site. Many are mature trees of significant heights and brown trunk diameter. Tree types include palms, Eucalyptus, and Carrotwood. 30 trees are proposed on the landscape plan. The trees are placed at the site entry,along Lincoln Avenue, and in the easterly courtyard. No trees are praposed along the nor[herly half of the site due ta the retaining walls and building close proximity to setbacks. The Lincoln Avenue tree pallet includes flowering trees. Tree types include Fruitless Olive,Forest Pansy, Lavender Trumpet,and Brisbane Box. The landscape plans show shrubs and groundcover in significant areas of manothematic zones with the most dominant planting areas occurring alongside tree planting Iocations. The northerly sectian of the site that is devoid aF trees �as planters against perimeter retaining walls and/or building wal�s to soften Desigir Revie►v Commiltee Staff Report Febrrrary Z0, 2019 Page4of21 the solid wall appearance as viewed from inside the site. Vines are a component of the northerly and northeasterly retaining walls. Various coIors and textures of concrete paving is utilized defining the site entry, perimeter wajkways, and easterly open space area. Decomposed granite is utilized under seating areas in the easterly open space area. Synthetic turf is alsa used in the easterly open space area. The site proposes 12,4$8 square feet (32%) of landscaped area and 26,630 square feet of hardscaped area. EXISTING SITE The site is developed with 13,414 square foot, single-story office building. EXISTING AREA CONTEXT The area consists of Eisenhower Park to the immediate east of the site, a single-tenant of�'ice to west, a church across Lincoln Av�nue to t�e south, and multi and single-family resider�ces to the north of the site an an upward slaping hill. Residential properties north of the site are located in an unincorporated County island known as the Olive comme�nity. An alley leading to a parking lot serving Eisenhower Park exists immediately north of the site. The visual character of the area is eclectic. The Caunty residential properties to the north include mid-cent�ry homes, historic bungalow homes, apartments, and two-story homes constructed within the last 1D years. Eisenhower Park is to the east and is elevated abave the site btat withovt readily apparent structures. The west side of the site is characterized by a single-story and single-tenant sma�l office b�iIding surrounded by two-story multi-family buildings. Across the street to the south is characterized by an A frame-style church and open parking lot. EVALUAT[ON CRITERIA Orange Municipal Code(OMC)Section 17.10.070 establishes the generaI criteria the DRC should use when reviewing the project. This section states the following: The project shall have an interna�ly consistent, integrated design theme, which is reflected in the fallowing elements: 1. Arehitectural Features. a. The architectura� features shall reflect a similar design style or period. b. Creative building elements and identifying features should be used ta create a high quality project with visual interest and an architectural style. 2. Landscape. a. The type,size and lacation of landscape materials shall sttpport the project's overall design concept. b. Landscaping shall nat obstruct visibility of requir�d addressing,nor shalI it obstruct the vision af motorists or pedestrians in proximity to the site. Design Revie►v Committee Staff Report February 20, 2019 PageSof21 c. Landscape azeas shall be provid�d 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, starage anci loading aa'eas, transformers and mechanical equipment shall be screened in a manner, which is architecturally compatible with the principa! building(s). ANALYSISISTATEMENT OF TH E ISSUES Issue 1 Heisht and Stories: The proj�ct proposes 3 staries and a maximum 39 foot height in an area context dominated by single stary buildings and Eisenhower Park. Suc� a height and mass would normally be inappropriate. However,due to the building being at a lawer grade than the park and the site being graded into the hill, the massing will be directed to the Iowest point of the property at the south end facing Lincoln Avenue. The appearance of heig�t dissipates as the building recedes into the cut slope such that at the narth end o�the site, the building will appear to have a one-story height. The Lincaln Avenue face of the property will blend in wit� the higher ele�ation of the park and its exis[ing mature trees. The 15 foot setback af the building from Lincoln Avenue will lessen the massing at the street. The recesses and alternating colors and materiais at the street front will further reduce the appearance of mass. Oceanview Avenue will pro�ide a distance separation between the building mass and the buildings to the west. Issue 2 FIoar Area Ratio: The General Plan assigns a 1.0 Floor Area Ratio (FAR) to the site but the site is designed with a l.ia FAR. The FAR does not affect the design of the site due to the 32 percent landscaped area pravided, plus hardscape area, plus the cut grading into the hillside. Much of the typical FAR concerns are alleviated due to use of a subterranean parking garage and semi-subterranean use of space. Issue 3 Wall Heights: The Orange Municipal Code states that walls shall be limited to six feet,as measured&om the side of the fence or wall with the highest grade. Since the site is recessed into the hill, there is no limit on the depth of the retaining walL The visual impact and height limitation is based on the adjacent properties grade. Hence, a fence may be placed on the retaining walls to a maximum of six feet above the adjacent grade. The project propases a tube steel fence that will appear no higher than six feet tall from ad�acent grade and no visual impact is expected fram the fence as viewed from exterior properties. Fencing within street-facing setbacks wilI be no higher than 42 inches. The visual impact of the retaining walls to proJect tenants will be softened with planters and vine treatment. Desiglz Review Comirrittee Staf j�'Repvrt Febrtrary 2Q 2019 Page 6 of 21 ADVISORY BOARD RECOMMENDATION SMART reviewed the applicatian on October 31, 2018 and again on January 9, 2019. The project was then walked to individual SMART members for signatures confirming that the project meets the requirements of all City departments, subject to recommended conditions of appro�al. STAFF RECOMMENDATION AND REQUIRED FINDINGS The courts define a "Finding" as a conclusion which describes the methad of analysis decision makers utilize to malce the final decision. A decision Fnaking body"makes a Finding,"or draws a conclusion, through identifying evidence in the record (i.e., testimony, reports, �nvironmentaI documen[s, etc.) and shauld 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. TY�e iiFindings" are, in essence, the ultimate conclusions which must be reached in order ta approve(or recommend approval o�a project. The same holds true if denying a project; the decision making body must detail why it cannot make the Findings. Findings for DRC appjications come from three sources: • The Orange Municipal Code • The InfilI Residential Design Guidelines • The Historic Preservation Design Standards for Old Towne(commonly referred to the OId Towne Design Standards or OTDS) The Findings are applied as appropriate to �ach praject. Based on the falIowing Findings and statements in support of such Findings, staff recommends the DRC recommend Planning Cammission approval af the project with recommended conditions. 1. hz tlte Old To�v�ze Historic District, tlie praposed work conforms to t11e prescriptive sta�tdards arid desiglz crrreria refereiiced andlor recontmended by the DRC or ather revietiving 6ody for the project (OMC 17.10.070.F.1). The project is not in t�e Old Towne Histaric District, therefore this finding is not applicable. 2. In any Natranal Register Historic District, tlie proposed work coi�tplres rvith the Secretary of tlre Iiiterior's slandards a�rd g�cidelines(OMC 17.IO.p7.F.2). The project is not in a National Register Historic District, therefore this findir�g is not applicable. Design Revie�v Corllrnittee Staff Report February 20, 2019 Page 7 of 21 3. The project desigrz upholds comriun�ity nesthe�ics thratigh the itse af an irzrernally co�isiste�zt, i�ztegrated desrgn t1iel�te aizd is corzsistent tivitlt all crdapted specr�c pla�is, applica6le desigr� stn�rdards, a�rd tlleir required frndings{OMC U.10.07.F..3). The site is designed with sensitivity to community aesthetics. The architecture for the building utilizes a consistent and repetitive theme of colors, materials, shapes, and form. The building is designed to place the Iargest three-story massing at the south end facing Lincaln Avenue. The appearance of height dissipates as the building recedes into the cut slope such that at the north end oF the site, the building will apgear to have a one-story height. Massing wiIl be directed to the lowest point af the property at the south end facing Lincoln Avenue. The Lincoln Avenue face of the property will blend in with the higher elevation of the park and its existing matvre trees. The 15 foat setback of the building from Lincoln Avenue wi�l lessen the massing at the street. The recesses and alternating co�ors and materials at the street front will further reduce the appearance of mass. Oceanview Avenue will provide a dis[ance separation between the building mass and the buildings to the west. Trees are planted in a rhythmic pattern in targeted landscape focal areas and shrubs and groundcover are associated in significant monothematic zones. The northerly section of the site that is devoid of trees has planters against perime[er retaining walls and/or bUilding walls to soften t�e salid wall appearance as viewed from inside the site. 32 percent of the site is landscaped. Additionally, the site utilizes incorporates various colors and textures of concrete paving. Use of a subtenanean parking garage and semi-subterranean use of space alleviates floor area ratia concerns. The project proposes a tube steel fence that will appear no higher than six feet tajl from adjacent grade and no visual impact is expected from the fence as viewed from exterior properties. The visua! impact of the retaining walls ta project tenants will be softened with planters and vine treatment. There is no specific plan or applicable design standards applicable to this property. 4. For i�zfill residential develap��relzl, CI5 SpCCl�BCI IlI tl:e Ciry of Orarige I�tfill Reside�ztial Desrgli Gliidelines, tlre rietiv striicttire(s}orcrdditiari are compatible�vidi tlxe scale, lrtassi�ig, orientation, crnd articiilatio�t of tlte sirrro�uidi�ig developmelit altd will preserve or e�iJiajice existi�ig iieiglz6orl�ood cltaracter{OMC 17.10.07.F.4). The project meets this finding in that it is not an inF'ill residential project. Desigrt Review Comntittee Staff Report Febrtrary 20, 2019 Page 8 of 21 CONDIT[ONS The appraval of this project is subject to the following conditions: GENERAL CONDITIONS 1. The project shall conform in substance and be maintained in general conformance with plans and exhibits approved by the PIanning Commission, including any modifications required by conditions af appra�al, as approved by the Planning Commission. Any fut�re expansion in area or in ihe nature anc� operation of the use approved by Major Site Plan No. 4958-18 shall require the applicable application. 2. The applicant agrees to indemnify, hold harmless, and defend the City, its afficers, agents and employees fram any and all liability or claims that may be brought against the City arising out of its approval of this p�rmits, save and except that caused by the City's active negligence. The City shall promptly notify the applicant of any such claim, action, ar proceedings and shall cooperatc fully in the defense. 3. The applicant shail comply with all federal, state, and local laws, including all City regulations. Violation af any of those laws in connection with t�ie Use may be cause for revocation of t�is permi[. 4. Major Site Plan No. 0958-18 shall become void if not vested within two years fram the date of approvaL Time extensions may be granted for up ta one year, pursuant to OMC Sectian 17.08.Ob0. 5. Any modifications to the plans including, but not limited [o, the landscaping and parking as a result afCity Department requirements such as Building Codes, water quality, Fire,or Palice shall be submitted for review and appraval to the Cammunity Development Director or designee. Should the modifications be considered substantial, the modi�cations shall be re�iewed and approved by the Planning Commission. 6. 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 struc[ure, a changed plan may be sUbmitted to the Community Development Director for approval. If t�e Community DeveIopment 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 far the changed plan as far the approved plan, the Community Development Directar may agprove the changeci plan without requiring a new public hearing. 7. Building permits shall be obtained for all construction work, as required by the City of Orange, Community Development Department's Building Division. Failure to obtain the Dexign Revie�v Cornmittee Sta,�`Report Fehrtrary 20, 2Q19 Page9vf21 required building permits may be cause for revocation o�this entitl�ment. The applicant shall pay all plan check and buiiding permit fees. 8. The project approval inciudes certain fees and/or other exactions. Pursuant to Gavernment Code Section 56Q20, these cflnditions or reyuirements coristitute written notice of the fees and/or exactions. The applicant is hereby notified that the ninety (90) day protest period commencing from the date of approval of the project has begun. If the applicant fails to �le a pro[est regarding these conditions or requirements, the applicant is legally barred from later challenging such exactions per Government Code Section 66020. 9. In conjunction with constructian, a!1 activity will be limited to the haurs between 7:00 a.m. and $:00 p.m. Monday chrough Saturday. No canstruction activity will be permitted on Sundays and Federal holidays. 10. These canditions shall be reprinted on the second page af the construction documents when submitted to the Building Division for the plan check process. 11. Any graffiti shall be removed wi[hin 72 hours from the time the City of Orange Notice o� Violatian is received by the applicantlproperty owner. CQMMUIVITY DEVELOPMENT CONDITIONS General PIannin� Conditions 12. Plans svbmitted for building plan check shall show that a six foot high tube steel fence is placed atop the proposed retaining walls along the easterly praperty lines of the site to prevent a falling danger into the site from Eisenhawer Park which sloges downward inta the site. The fence shall be constructed in a secure manner that meets appraval of the Building Official and meets the needs of the Commttnity Services Department. The fence shall be maintained in perpetuity by the applicant and successors to property ownership. 13. The applicant at all times shall provide the required number af parking spaces shown in the approved site plan. 14. In conjunction with the operation of the business, should parking issues arise on the site or the surraunding neighborhood,the applicant shall work with the Community Development Department to resolve any issues. Employee parking shall not occur on the adjacent Eisenhower park pt�blic parking lot. I5. Prior to building permit issuance, ajl requir�d parking spaces shall be shown an construction documents as daubled striped to City standards at the time of approvaj. Design Revietiv Corrt�rrittee Staff Report Fe6rtrary 2Q, 2019 Page 10 of 21 16. Prior to Certificate of Occupancy, all parking lot and landscaping improvements shall be completed according to the approved plans and to the satisfaction af the Community Development Director. 17. In conjunction with the operation of the business,all loading and unloading{i.e. deliveries) activities shall only occur in [he designated Zoading zone on the subject site. 1 S. In conjur�ction with the operation of the business, all loading areas and the trash enclosure shall be maintained and kept clean and free of debris. 19. Prior to the operation of the business the applicant shall file for a business license with the Business License Division. 20. Glare from any new or rem�deled lighting an the premise shalj be installed in such a way to direct, control, and screen the lighting to prevent off site light spillage onto adjoining properties and st�all not be a nuisance to any point beyond the exterior boundaries of the property or cause illuminatian in residential districts in excess of a.5 foot-candles. Prior to certificate of occupancy, the applicant shall contact the Orange Police Crime Prevention Bureau and set an appointment on-site to test all lighting to ensure it meets OMC standards. 21. Priar to Building Permit issuance,the applicant shalI pay all of the applicable Develapment Impact Fees in accordance with the most current fee schedule. 22. Priar to Building Permit issuance, the applicant shall pay any outstanding manies due ta the City of Orange for Planning Division entitlement activities related ta this project. 23. In conjunction with the operatian of the business the property owner shalI be respansib�e to maintain the praperty to a level deemed adequate by the Community Development. This includes, but is not limited to, the buildings, landscape on-site, recreational facilities, trash areas, signage, utiiities, property walls, and gates. 24. The term "applicant" shall refer to the entity that requests approval of this action ar any successor in interest to this approval. 25. A project entry gate(s), other than at secondary emergency vehicle access and emergency evacuation points, are prohibited without Design Re�iew Committee consideratian and Planning Cammission approval. Desi�n Review Canditions 25. Subsequent modificatians ta the approved architecture and colar scheme shall�e submitted for review and approval to the Community Development Director or designee. Should the modificatians be considered substantial, the modifications shall be reviewed by the Design Review Committee. Design Revie►v Canuaittee Staff Repprt Fehrttary 20, 2019 Page 11 af 21 Si.�� 27. Prior to building permit issuance, t�e applicant shall obtain approval fram the Planning Division for any and all signage associated with the pr�posed project and/or business. Trash Enclosures 28. Prior [o building permit issuance, the applicant shall demonstrate that the trash enclosure shall canform ta City Standard Plan 409. 29. Prior to building permit issuance, the appGcant shall demanstrate ta the satisfaction of the City that coordination has occurred with CC & R to schedule trasY� collection from the site the number of time necessary to ensure that waste,refuse,organics, and recycling materials are collected to prevent cantainer o�ertlow on-site. 30. Frior to permit issuance, the applicant shall submit and receive approva� from �he Community DeveIopment Director far a Waste Reductian Plan. The applicant shall caordinate with the City's recycling coordinator to develop a plan to employ measures to reduce the amount of construction generated waste. Screening 31. Prior to building permit issuance, the applicant shall demonstrate to the satisfaction of the Community Development Director that new mechanical equipment screening shall be installed that architectvrally matches the buiIding. 32. Prior to building permit issuance, the applicant shall demonstrate to the satisfactian af the Camm�nity Development Directar that all mechanical and air conditioning equipment shall be shielded and scre�ned from view from ad�acenE streets and properties. The screening shall be integrated architecturally with the building. POLICE DEPARTMENT CONDITIONS Public Safetv 33. Prior to bui�ding permit issuance, construction plans shal! show that all structUres shall comply with the requirements of Municipal Cade (Chapter I5.52 Building Security Standards), which rela[es to the use of specific hardware, doors, windows, Iighting, etc (Ord. No. 6-1$}. Architect drawings shail include sections oF the Ordinance that apply under"Security Notes". An "Approved Products List 1117" o�hardware, windows, etc is available vpon request. 34. Security and design measures that employ Defensible Space concepts shall be utilized in development and construction plans. These measures incorporate the cancepts af Crime Prevention through Environmental Design (CPTED), which invot�es cansideration such Design Review Con�n�ittee Staff'Repott February 20, 2019 Page 12 af 21 as placement and orientation of structures, access and visibility of common areas, placement of doors, windows, addressing and landscaping. 35. Prior ta issuance af Certificate of Occupancy, the applicant shall schedttle a light r�ading inspection with the Crime Prevention Bureau. The lighting shall be tested ar�d confirmed to determine if the lighting meets or exceeds the exteriar boundary standards. The agplicant s�aIl use shielding so as to ens�re that the light standards meet the requirements of OMC Section 17.12A30 for the areas beyond the property's exterior boundaries; ligt�t spillage ar polIution to surrounding residential areas shall not exceed a maintained minimum of 0.5 foot-candle. 36. The project landscape plan shall be revised at pian check to show that defensive landscaping is utilized behind the retaining wall and in front of the building located at the west corner of the site, sauth of the motor court. C4MMUNITY SERVICE DEPARTMENT CONDITIONS Landscaping 37. Prior to building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the grading plans, site plans, and the conceptual Iandscaping plan as proposed for the project for the review and approval of the Directar of Community Develapment and Community Services Director. 3$. �rior to buiIding permit issuance the final landscape plan shall b� reviewed and approved by the Public Works Directar when landscaping is praposed within the public right-of-way and/or the project is constructing Storm Water Quality Best Management Practices in landscaped areas. 39. Prior to building permit issuance, t�ie finaI landscape plan shall be reviewed and approved by the Orange Fire Department. 40. Prior to building permit issuance, final landscaping plans for the project shall be designed to comply with t�e City's Water Ef�cient Landscape Guidelines as described in Section IX et al of the City of Orange Landscape Standards and Speci�cations. 41. The final landscape plan shall include a note that a fully automated irrigation system will be provided. 42. Prior to buiIding permit issuance, City required irrigation and landscape inspection notes shall be placed on the �nal landscape plan, to t�e satisfaction af the Community Services Director. 43. Prior ta building permit issuance, a Tree Permit Removal Permit shall be approved by the Community Service Director in accordance with the City's Tree Preservation Ordinance. Desigrt Revie►v Carunittee Staff Report Febrtrary 20, 2019 Page 13 of 21 A plan is required for submittal to the City depicting all of the existing on-site trees, the species of each tree, and the number of trees propased for removai and replacement. 44. The Migratory Bird Treaty Act (MBTA) governs the taking, killing, passession, transportation, and importation of migratary birds, their eggs, parts, and nests. The trees that wauld be remaved as part of the project have the potential ta provide suitable nesting opportunities for nesting birds. To comply with the MBTA, in the event that vegetation and tree removal should occur between January 15 and September 15 {nesting season), the project applicant shall retain a qualified bio2ogist to canduct a nesting bird survey no more than three days prior to cammencement of construction activities. The biolagist conducting the clearance survey shall document any negative results. If no active bird nests are observed on the project site or within the vicinity during the clearance survey, a brief letter report shall be submitted ta the City of Orange Community Development Department prior ta construction, indicating that no impacts ta active bird nests would occur before canstruction can proceed. If an active avian nest is discovered during the pre-construction clearance survey, construction activities sha�l stay outside of a 300-foot buffer around the active nest. For listed and raptor species,this buffer shall be 500 feet. A biological monitor shall be present to delineate the boundaries af the buffer area and to monitor the active nest to ensure that nesting behavior I5 not aciversely affected by the construction activity, pursuant to the MBTA. Prior to the commencement of construction activities and the iss�ance of any permits, results of the pre-construction survey anci any subsequent monitoring shall be provided ta the City of Orange Community Development Department, Caiifornia Department of Fish and Wildlife, and other appropriate agencies. FIRE DEPARTMENT CONDITIONS 5tandard Conditions 45. Plans submitted for Building Plan Check shalI comply with the California Fire Code as amended by the City and as frequently amended and in effect at the time of application far Building Permit. 46. The Fire Department notes provided to the project applicant shall be provided within the plans submitted for Building Plan Check. However, the plans shall compIy with current Fire Codes regardless of the codes quated in the any previously provided communications. 47. A copy of the approved fire master plan shall be submitted with the plans submitted far Building Plan C�ieck. Desigl� Revietiv Conrrt�ittee Sta,�'Report Febrrtary 20, 2019 Page I4 of 21 PUBLIC WQRKS DEPARTMENT CONDITIONS Water Division 48. Priar to building permit issuance, the a�plicant shall submit improvement plans to the Water Division for review and appraval for any new fire hydrants,domestic water services, fire services, landscape services, and any other proposed improvements or relocations affecting the public water system facilities. 49. To meet the required fire tlow demands, commercia� and indUstrial areas with 6-inch diameter water mains or smaller shall be upgraded to 10 or 12-incY� diameter wa[er mains. Similarly, in residential areas, 4-inch diameter water mains shall be upgraded to 8-inch diameter water mains. 50. Prior to building permit issuance, the applicant shall be responsible for the installation and/or relocation of the proposed or existing public water system facilities to a location and of a design per the im�rovement plans approved by the Water Division. 51. Priar to issuance of the certificate of occupancy, the applicant shall be respansible for the installation of necessary fire hydrants and fire services as approved by the Fire Department and Water Division. 52. Prior to building permit issuance, the Water Di�ision shaIl approve the type and location of landscaping and �re service {de[ector check} device far proposed City services. 53. Frior to building permit issuance, constxuction documents shalI show a minimum twenty- foot (20') separation from [he public wa[er system facilities ta the proposed/existing buildings and structures per the City of Orange Standard Location Of Under�rounding Utilities Standard and as approved by the Water Division. 54. Prior to building permit issuance, construction documents shall show t�at the installation of sewer mains in the vicinity oF water mains is done per the Department of Public Works Water Division Standard No. 113 and will be approved by the Wacer Division. 55. Prior to building permit issuance, canstruction dacuments shall show that a six foot minimum horizontal clearance and a one foot minimvm vertical clearance would be maintained between City water mains, laterals, services, me[ers, fire hydrants and all other utilities except sewer. The Water Division shall review and approve the construction documents. 56. Prior to building permit issuance, constrvction documents shall show that an eight-foot minimum clearance is provided between City water mains, laterals, services, meters, fire hydrants, signs, or trees or other substantial shrubs and plants as requirec� by the Water Divisian. The Water Division shall review and approve the construction documents. Design Revie►v Contmittee Staff Report Febrtrary 2Q, 2019 Page 15 of 21 57. Prior to building permit issuance,construction documents shall show that permanent signs, awning, surFace water quality management features or other structures are not buiIt over water mains, laterals, servic�s, �neters, or fire hydrants as required by the Water Division. 58. Priar to building permit issuance for the first phase of work, the app2icant shall be respansible for obtaining approval all of the necessary encroachment permits from affected agencies for all public water construction work. 59. Prior to appraval of a water improvement plan, the applicant shal� satisfy all water main connectian, plan check, and inspectians charges as determined by the Water Division. 6a. Prior to approval of the water improvement p�an, the applicant shall satisfy all water construction bond reqnirements for the installation af the public water system improvements as determined by the Water Division. 61. Prior to approval af the water impravement plan, the applicant shall furnish a dedicated and graded fifteen-foot(15) minimum unencumbered access and utility easement that will be contiguous ta an existing City right-af-way and/or easements as determined by the Water Division far a!1 existing Ci[y water facilities that w�ll remain and all proposed City water facilities, including main meters, detector checks and fire hydrants. The applicant shall enter into a Grant of Easement and Agreement with the City of Orange as approved by the Water Division. 62. Prior to the issuance of any grading permit, the applicant shall construct aIl pUblic and/or private impravements to the satisfaction of the Water Division. The applicant may be req�ired ta enter into an agreement with the City of Orange, and past security in a form and amount acceptable to th� City Engineer and/or Water Division to ensure construction of said improvements. 63. Plans submitted during plan check shall show that the water improvement plans are consistent with the �re suppression plans and or fire master plan. The applicant's consultant preparing the water improvement plans shall coordinate their plans with the consultant preparing the fire suppression plans andlor fire master plan so that their designs concur. 64. P�ans submitted during plan check shall show that the minimum separation requirements are met and that each of the various designer's plan se[s match. The applicant's constaltant preparing the iinprovement and utility plans shall caordinate their plans with the consultants preparing the landscape, architectural, surface water quality management, fire master and/or fire suppression plans so that their designs are consistent. 65. Prior to issuance of precise grading permits, the applicant shall submit a groundwater s�rvey af the entire site to the Water Division for review and approval. The analysis shall Design Revie►v Con�rnittee Sta,f,j`'Report February 2Q 2019 Page 16 af 21 be prepared by a geotechnicai engineer versed in groundwater analysis and shall include the fallowing information and analysis: a. Potential for perched graundwater intrusion into the shallow groundwater zone upon huilt-out. b. Analysis for relief of groundwater buildup and properties of soil materials on-site. c. Impact of groundwater potential on building and structural foundations. d. Propased mitigatian to avoid potential for groundwater inttvsion within five feet af the bottom of the footings. 66. At least fourteen calendar days priar to comm�ncing construction, the applicant's civil engineer shall prepare and provide product material submittals consistent with the water improvement plans for all proposed public water system facilities to the Water Division per the City of 4range General Water Construction Notes for review and approval. 67. Prior to issuance of certificate of occupancy, the applicant shall furnish and instaZl individual pressure regulators on new services where the incoming pressure exceeds eighty-paUnds per syuare inch. Water Qaality Division 68. Prior ta the issuance of any grading permits the applicant shall sub�nit a Priority Froject WQMP for review and approval ta the Public Works Department that: a. Prioritizes the use of Low Impact Development principles as foilows: preserv�s natural features; minimizes runoff and reduces impervious sur�aces; and utilizes infiItration of runoff as the method af pollutant treatment. In�ltration BMPs to be considered include the use of permeable materials such as cancrete and concrete pavers, infiltration trenches, infiltration planters, and other infiltration BMPs as applicable, b. Incorporates the applicable 5ite Design, Routine Sovrce, Struct�ral Control and Low Irripact BMPs as defined in the Model Water Quality Management Plan and Technical Guidance Document, c. Maintains the hydrologic characteristics of the site by matching time of concentration, runoff, velocity, volume and hydrograph for a 2-year storm event, d. Minimizes the potential increass in downstream erosian and avoids dawnstream impacts to physical structures, aquatic and riparian habitat, e. Generally describes the long-term operation and maintenance requirements for structura! and Treatment Control BMPs, Design Review Coliirrlittee Staff Report February 20, 2019 Page 17 of 21 f. Identifies the entity or employees tHat will be responsible for long-term aperation, maintenance, repair and or replacement of the structural and Treatment Control BMPs and the training tt�at qualifies them to operate and maintain the BMPs, g. Describes tHe mechanism for funding the long-term aperation and maintenance of all structural and Treatment Control BMPs, h. Includes a copy of the forms to be used in conducting maintenance and inspection activities, i. Meets recordkeeping reyuirements (forms to be kept for 5 years}. j. IncIudes a copy of the form to be submitted annually by the project owner ta the Public Works Department that certifies that the project's structural and treatment BMPs are being inspected and maintained in accordance with the project's WQMP. 69. Prior to the issuance of certificates for use of occupancy, the applicant shall demonstrate the following to the Public Works Department: k. T�at all structural and treatment contral best management practices (BMPs) descrihed in the Project WQMP have been canstructed and installed in conformance with the approved plans and specifications, 1. That the applicant is prepared to implement all non-structural BMPs described in the Project WQMP, m. That an adequate number of copies of the project's approved final Project WQMP are availabl� for the future occupiers. 70. Prior to the issuance of certificates for use of occupancy or �nal signoff by the Public Works Department, the appIicant st�all demonstrate to the satisfaction of Public Works, that the preparer of the WQMP has reviewed the BMP maintenance requirements in Seccion V of the WQMP with the responsible person and that a capy af the WQMP has been pravided to that person. A certi�cation letter fram the WQMP preparer may be used to satisfy this condition. 71. Prior to issuance of building permits,the applicant shall review the approved Water Quality Management Plan {WQMP) and grading plan to ensure the strt�cture's downspoats or drainage ovtlet locatians are consistent with those documents. Capies of the building or architectural plans specifically showing the downspouts and drainage outlets st�all be submitted to t�ie Public Works Department for re�iew. 72. The project applicant shall maintain all structural, treatment and Iow impact development BMPs at the frequency speci�ed in the approved WQMP. Upon transfer of ownership or management respansibiIities for the project site, the applicant shall notify the City of Desiglt Revietiv Cant�trittee Staff Repart February 2Q, 2019 Page I8 of 21 Orange Public Works Department of the new persan(s) ar entity responsible for maintenance of the BMPs. 73. Drainage facifities discharging onto adjacent property shall be designed to imitate the manner in which runoff is currently produc�d from the project site. Alternatively, the project applicant may obtain a drainage acceptance and maintenance agreement, suitab�e for recordation, from the owner of said adjacent praperty. 74. Prior ta the issuance of a grading permit(including gri�bbi�tg, clearing, or paving per�7zits) the applicant shall ciemanstrate that caverage has been obtained under the State's General Permit for Storm water Discharges Associated with Construction Activity (General Construction Permit) by providing a copy of the Notice of Intenc (NOI) submitted to the State Water Resources Cantrol Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification {WDID) Number or other proof of filing. A copy of the current SWgFP required by the General Permit shal� be kept at the project site and be avai�able for review by City representatives upon request.. 75. Prior to issuance of building permits the applicant shall identify the location of the grease interceptor and provide evidence ta the Building Official that the design meets and is consistent with the City's latest adopted building codes. RiQht-of-Way Division 76. The applicant shalI not grant an easement(s) over any property subj�ct to a requirement of easement, dedication, or irrevocable offer of dedication to the City af Orange, unless such easements are expressly made subordinate to the easements or dedication rights of the City of Orange. Prior to granting any such easements, the applicant shall furnish a copy of the proposed easement to the Planning Manager, Water Division Manager, and Public Works Director for review and approval. Further, a copy of the approved easement shall be furnished [o the Planning Manager, Water Division Manager and Public Works Directar prior to the issuance of any certificate of use and occupancy. 77. A parcel map shall be prepared and recorded within 24 months after project approval and prior to issUance af building permits ta combine the lot lines within the project boundaries. SPECIFIC TIMING CONDITIONS Prior to Gradin�Permit 78. The applicant shall submit a grading plan in campliance with City standards for review and approval by the Public Works Director. All grading and improvements on the subject Desi�n Revietiv Contmitlee Staf�`'Report Febrirary 2Q, 2019 Page 19 of 21 property shall be made in accordance with the Manual of Grading and Standard Plans and Specifications to the satisfaction of the Public Works Director. 79. Prior to Grading Permit issuance, the applicant shall submit and receive approval of a hydroIogy report for existing and proposed conditians. The existing drainage patterns shall be maintained for proposed conditions. Design of drains behind the retaining walls should be sized to handle 100-year storm event. 80. Prior to the iss�ance of a Grading Permit, a sewer capacity analysis shall be submitted and approved to ensure sufficient sewer service can be provided by the public sewer system. 81. Any soil imported or exported from the site shall require a separate permit. Prior to import or �xport of soil exceeding 30,000 cubic yards, approval shall occ�r by the City Council. A din haul route shall be approved by the City Council and the travel path is subjected to pavement deterioration e�altaation. 82. The applicant shall pay all appZicable fees to cover plan check and inspection services related to the grading activities. 83. The grading pIan shall detail ali of the Iocations where retaining wa�ls will be constructed, including height and engineering for each wall, and obtain a building permit for walls av�;r three (3) feet in height prior to construction. 84. Any grading outside af the property botandaries shall require the applicant to either obtain slope easements or off-site grading agreements in a farm suitable to the Public Works Director. 85. Prior to issuance of precise grading permits, the applicant shall submit a groUndwater survey af the entire site to the Public Works Director for review and approval. The analysis shall be prepared by a geotechnical engineer versed in groundwater analysis and shall include the following information and analysis: a. Potential for perched groundwater intrusion into the shallow groundwater zone upan built-out. b. Analysis for relief of groundwater buildup and properties of soil materials on-site. c. Impact of groundwater potential on building and structural foundations. d. Praposed mitigation to avoid potential for groundwater in[rusian within five feet of the bottom of the footings. Prior to Building Permit 85. Rough grading shalI be completed to the satisfaction of the City EngineedPablic Works Director and the graded site shall be released by the City EngineerlPublic Works Director for construction. Design Review Conr»rittee Sta,�`'Report Febrirary 20, 2019 Page 20 of 21 87. The applicant shall pay school district fees, unless Orange Unified School District (OUSD)provides written notification to the City that fees have been satisfied, 88. The applicant shall submit construction documentation for plan check review and approval from the Building Of�cial, in accordance with the currently adoptec� set af Unifarm Building and Fire Cades. 89. The applicant shall coordinate with the City's solid waste provider for location and design of service. 9U. The applicant shall install new streetlights, or upgrade existing streetlights, as required by City of Orar�ge Traffic Division. The applicant s�all install street lights in the adjacent right-af-way pursuant to City Standard Plan No. �15. InstaIlation shall be shown an plans submitted at huilding plan check and shall occur at the applic�nt's cost. Prior ta Certificate of Occupancv 91. Certification shall be �led with the City of Orange Public Works that afl final grading is in compliance with the approved grading plan and City standards, to the satisfactian of the Public Works Director. 92. Certi�cation from the Landscape Architect of record shall be filed that finaI landscaping was compfeted in compliance with approved landscape and irrigation plan. City of Orange Staff shall inspect and approve the landscape prior to release. 93. All fire hydrants shall have a blue reflective pavement marker indicating the fire hydrant location on the street ar dri�e per the City of Orange Standard as approved by the Fire Chief. 94. All public improvements and repairs shall be completed to the satisfaction of the Director of Public Works. 95. U[ilities servit�g the development, such as electric, cable television, street lighting and communications shall be installed underground, completed and approved by the appropriate utility provider. 96. Any utilities or easements construc[ed to serve t�e project or requiring relocation shall be completed and accepted by the affected ag�ncy and the City of Orange. Design Review Conrmittee Staff Report Febrrrary 20, 2019 Page 21 of 21 ATTACHMENTS 1. Vicinity map 2. Site photographs 3. Project Plans cc: Greg McCafferty 2390 E. Orangewood Ave., Suite 150 Orange, CA 92806 greg @ sagecrestllc.om DRC Meeting on 2/20/19 Qrange Sunrise—1301 E. Lincoln DRC Camments Responsible Party Responses Architecture�omments FA�ADE: The Committee encouraged the applicant to HPI Exterior pop-outs ha�e been revised further pop aut the double bay frames on Lincoln so t�ey #o show single flush surface cauld get more relief on the fa�ade. pratruded from fa�ade. An effort to further de�elop the articulation along the fa4ade facing Lincoln was made. The window5 that were once framed by the dauble bay ha�e been brought out towards Lincaln. The double bay was removed and simplified to help further enhance the details of window trim and di�ides along Lincoln. Additional roof corbel bracketing was also pro�ided. ROOF: A Member commented that t�e roof plans do not HPI Raof plans ha�� been revised to ca�l ou� which direction the slope is going. The slopes on shaw proper sloping. Hip raofs ha�e the Oceanview ele�ation are somewhat unclear. Mr. been reconfigured to shed roofs at Hendrickson agreed to revi5e the plans based on the end walis. camments. / A Committee Member felt that the center eiement on the North fa�ade that has the shed roof is No change was made to this portion. worlcing against fitting in with the neigh�orhood. E�en if it It allows for the continuation of the was more boring, it would fit in better if the roof was articulatian in plane and roof line continuous./ACommittee Membersuggestedturningthe t�at occurs around the building. The twa hip roof5 into gables. Gable roof design wauld have ATTACHMENT NO.5 DRC 4959-18;I301 E.Lincoln a1ve. Sunrise 5enior Assisted l.iving �lpplicant Response to Feb.2Q.2019 DRC:C'ommrnls March 2D,20I9 DRC MTG. become a foreign feature not constant with the architecture. The shed roof was presented as an alternate. ROOF ACCESS: The Committee would like ta reduce the HP! Roof access tower near alley has massing of the tower near the alley because it is so been relocated near fire access lane. compromi5ed and would like to s�e the stairs to the roof This allows closer access to roaf from a��ess moved #o a tawer that is closer to the park or Lincoln and lowers the roof line Lincoln Avenue. alang Ocean�iew. T�e type and quantity of roof access has not fluctuated. The �oof will continue to ha�e the same �re access a�ailable. �LEVATQR: The ele�ator exiting out to the bistro seems HPI Nflted. HPI will work with Sunrise odd and it may be difficult for peaple with wheelchairs; during building plan check to #hey should try to keep the circulation simple and direct. recon�gure ele�atflrs to allow suggested vestibule to accur. ENTRY: If the entry court was round, instead af sq�are, it HPI ~ The entry court serves a dual would be more efficient and apen up some planter space purpose. It allows passenger vehicles against the building. access to #he project and allows delivery and trash �ehicles access to service the building. Due to the size of required service �ehicle #urn- around space and potentia[ of idle passenger cars around #he entry court, the proposed space is needed far vehicle maneu�erability. The entry court has been enhanced with landscape planters along the perimeter. WALL/FENCE: The Committee asked how tall the fence is HPI The fence along the alley is 42" high relative ta the street on Buena Vista. Mr. Hendrickson ahove fini5h grade, wraught iran. stated it is a 42 inth guardrail. Mr. �rtiieb explained the The need to pro�ide as much light City has a chain link fence along the alley; however staff and sight access to the residents is prefers that they put a wrought iron fence that is higher highly desirable. Any higher of a and safer.Staff suggested that the Committee supplement fence and the walkway along the condition number Z6 by adding some type of warding to alley would give the sense of a ins#ruct the applicant to pra�ide additianal fence height. deeper darker canyon. Also, site visibility exiting the ailey onto Ocean�iew is also needed to maintain a max. height of 42". The fence a�ong the eastern property line is 6'-0" high, solid wood. Owner wishes ta maintain a ievel of privacy and security between the project and acfjacent public park. Landscape Architecture Comments INCREASED LANQSCAPING: The landscaping is nat RlA Landscape plan has been incorparating the Ioudness of the archi#etture, wails and strengthened through more large edges. / A Committee Member telt that the project scale trees and increase in the di�orces itself from a s�rious attempt at landscaping. The den5ity of landscaped areas. / A project is so heavy-hancfed on the site that the only thing con5istent edge has been achieved that tan save it is landsca�ing and it isn't strong enough./ with pilasters and large scale trees. The intensification is r►ery heavy and the landscaping The fencing is offset from the needs ta mo�e along wi#h it at the same time if it is going property Iine to allow planting in to be a successful praject. They need to provide a front of it. / This will 6uffer our consistent edge ta create unity and s�ftne5s. / T�e facility from surrouncling uses. /The �ommittee wants to ma�ce sure there are minimal impacts views from residents abave an to the surrounding uses. / The Corrfmittee is concerned Ocean View ha�e been mitigated about views fram the resident5 who li�e up above on with large vertical screen trees Oceanview. (Canary Island Pines�, screening hedge and terraced plant�rs. The fencing ta the narth and east edges will be hidden fram view with adjacent landscape and won't be s�en by the residents and adjacent neighborhood. �encing adjacent to the park is now pushed off the property line and includes landscape planter5, Coast Li�e OaEcs and Fruitless Oiive trees. This design was applied ta areas that would not be hidden and wou�d ha�e a prevalent view to the public. WALL/FENCE lANDSCAPING:The Committee is in support lt�,4 There is a six fflot high solid fence of a higher fence or land5caping immediately adjacent to proposed at the memory care garden it. / The applicant could create some armature t�at is space. / There are terraced garden more residential by putting an arbor on the wall with vines retaini�g walls with sloping layered on it to create a landscape edge. / TF�e Committee planting and �ines to soften the suggested that the fence �e made of alternating panels, appearance. Planters have al5o been planters, or use of�ines to break it up and a�oid a jaif-�ike added adjacent to ti�e building to feel. / There are tiered planters on the ather side af the layer and saften the edges. The fence at the northwest corner and t�e Committee memory care and assisted living suggested pulling the planters u�high enough 5o that they courtyards are now iushly also become the perirr�eter wall to the project. / One of landscaped. ti�e Committee Members feels the fence makes it feel like a zao en�losure; trees could possibly saften it. /The back of the site is fairly waoded now and will hecome ►rery harsh; it's basically a fence that will drop into an abyss. TREES: The City has an Ordinance that speaks to the RLA The patio scale tree5 have been removal of mature trees; in this instance there are a lesser replaced with park scale trees such number af trees that are going back in and they are all as Canary Island Pines and Coast Li�e smaller stature than w�at is being remo�ed. 1'he Oaks. Corr4mittee feels there is a depletion of urban forest by this project and would �ike to see larger trees.They should Most of the site i5 currently shielded plant trees t�at laok li�Ce they belong in the parlc. TF�e tree by neighboring buildings. Any �iew vocabulary should gi�e some honor to the park; many of that may occur toward the site from the praposed trees are more suitable for patios. adjacent hilftops would cantain park 5cale trees (see attached photas). �UTDOOR REC AREA: The Committee is concerned about RLA The landscape area has been the amount of recreatianal space that is availab�e for the enlarged and inten5ified. / The majarity of the residents that live there. There definitely northern edge has heen recfesigned needs to be more green space on the property. / The to incorpora#e terraced planting and sidewalk from the main entrance along the Qceanview large vertical screening trees. /The side of the building is�ery narraw and there is a deep alley imbalance between the assisted created along the northern edge next to the retaining wall. li�ing and memory ca�e patios has The sunken terrace is a lot larger than the patia space; been addressed by moving the stair there is an imbalance. / Smafl outdoor space for the over and increasing the assisted amount af assisted living residents, but a larger space for Iiving patio space. Aiso see other the memory care. landscape responses abo�e. Lighting Comments The Committee fee�s the lighting should have clear RLA A landscape lighting plan ha5 been direction for safety and highlighting tY�e landscaping. prepared. Trees will be up-lit with line �oltage up-ligh#s. The Committee felt it was odd ta F�a�e such a large RLA Flood lighting of #he building was elevatian with no lighting on the building. Mr. Bohonus considered by the project team. It responded that they don't have a tendency ta highlight was determined #o r�a# be the architecture; they dan't want lights shining inta the appropriate for a senior living rooms. praject. A Committee Member suggested planting larger trees RLA A landscape lighting plan has been with pendant lights to I�ght the ground plane or placing prepared. Trees will k�e up-iit with lights under the roof sheds. The applicant stated they line �oltage up-lig�t5. Low voltage could consider lighting in the landscape. pendant lights in trees and flood lighting of the building has been considered, but not determined to be appropriate for a senior li�ing project. Additional Comments The need samples of the paving materials. Paving samples will be pravided at tF�e DRC meeting. The need for an elevation that shaws the height the Dimensions ha�e been pravided on retaining wall in retation to the units. site sections and ele�ations. Concern about views from the residents who live up above The landscaping between the project an Oceanview and removal of mature trees; in this instance site and Ocean�iew residents has there are a lesser number of trees that are going back in and been improved to include park scale they are aIl smaller stature than wY�at is being removed. tr�es and additional landscaping. The project results in a depletion of urban forest. The tree Large vertical Canary Island Pines vocabulary should give some honor to the park; many of and �erraced planters are now the praposed trees are more suitable for patias, adjacent to the no�#h prope�ty line, and planters adjacent to huifding face.The interFace with the par�C now includes Coast Li�e Oaks, Fruitless O�ives, planting areas in front af baundary fence and terraced retaining wall planters Concern about the neighbors who have noc been notifed Noted. We plan to do neighborhood about this project before it goes to tf�e Planning outreach before the Pianning Commission;especially the ones who will be looking down Commission hearing. on the development. The City needs to be conscientious about impacts to the neighbors. It is not fair to the applicant to have to redesign the project because the neighbars get invited Iate to the table. Expressed support for a higher fence or landscaping In an attempt ta help minimize and immediately adjacent to it. soften the visual impact of a wall/ fence, an effort has been made to pro�ide additional landscaping between any public walkway and project fencing. Also see responses abo�e. Cvncem about the scale and massing af the project on the Denser landscape was provided property; it is very tight on that site. around the huilding to help neutralize the overall impact af scale on the project.The main scale of the project accurs along Lincaln Ave, and with help from the natura! topography of #he sit� along Ocean�iew, the scale of the buil�ing drastically le5sens to fit within the scale of the adjacent residential neighborhaod. The narrow width of the sidewalk from the �ain cntrance Terraced planters and additianal along Oceanview and a deep alIey created along the landscaping are provided in this area narthern edge next to the retaining wall.The sunken terrace to provided more �isual appeal and is a lot larger than the patio space; there is an imbalance. lessen the effect of a deep aliey.Also see responses abo�e. Concerned about the change of the back of the site from Large �ertical Canary Island Pines being fairly wooded to becoming very harsh. and terraced planters are naw adjacent to the north property line, and plan#ers adjacent to building face. The stepped plan#ers and �ines ha�e been praposed to prflmote a continuation of iandscape around the praject and create a handshake between waoded portions and den5er landscaping of the site. Suggested integrating trees along the fence to saften it. Trees and landscaping provided to soften the fence line. Committee Member Imboden reiterated that the largest The praject is nested into the hillside visual impact t�is project will h�ve is to the people above to balance the scale of the praject it and they have been ignored. with its neighborhood. The height of the propased building at the Narth is equal to that of the neighboring structure to the North. Landscaping was introduced at di�iding property line to help b�ffer antf pra�ided a sense of pri�acy between tt�e two parcel5. The reguired setback at this north edge is maintained and the �isible heigF�t above g�ade i5 less than two stories. . -� � � � architecture 1 +wwihplerchltecturv.mm s St5 22np SVaei S � N�ott Beeth,CA 9�6fi3 ` �€ a�949.675 6442 9 ' CCt�BVLT�NTB � � � a eFru��vnr�ov.�s rao.i SUNR�SE ORANGE ��o�e uct O�M16!CArau � SUNRISE. cr.wnOR LiViNG �4uiaaC W W�4 SUNRISE OF �RANGE - ASSISTED LIVING FA�ILITY ORANGE, CA � � PtANNING SUBMITTAL CONTACTS SHEET INDEX GENERAL NQTES VICINITY MAP ppp,��pEM!{K7ATK}N MM61170WMN: YtCMICT: 7AMO�u1AMO111Ci: 611�O�TREi11EEl 1 NM.COI�fMNCEWRNR1E301/LiCd1M1F11E.lBiIEM510/ANOIGtliL 1. AFMl0�M1Y6iTCOM1�TWYY11lENNT[FiMEF11EfHVMLLEII r '_-"--"'--' JWFA�M1 M'I��q�Mt4� ��L►Mf�V�h�iR �0lYXCE�1L/lilEWdRDN6Esl411YlYENH10VFD1610b4bVE�lQEtOR 6TETElICFlON.TIEfn1WIN6R[OI�IEfFlIf4M1lARlC11RIi011E1RW . �- �• v G�TE _.nfo.r q01EIlwFM 11572kInN lMIMwp416N.7uMl00 � EYFAOdCrl1Fl191�E10YM11MM61lL�Gd45FDV0111HEf07f16 51NR1�1�lNO16STI�mNlGF�Q0�4+�iMLSOM/671YSAT�110FiME�E 1 . 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' PRO.IBCT IGENi1flCAt10N MIIONOU4 R011Y Po FXC�TIIE/dtG'I/�E��K4 V'�1 u�TEIb/NE6lY /� EOAM710x L!VlNO vN1�f 0!L•t � `\ �1 � �� ' _ 'o�:. .� ___ �� ' � N• 1tlAtl�PERR11-EYfYlI11b1ffEqM�IC1IEAEFOMiAYE97�7� OwIM1VNBY rc �o- nam�vun�.s�ema W�Ex HpillpxsACE NC�FA6E R i+��Ell ECKE�6Y r 0 - - .��w . LQWER LEVEL F104R DAiA "' ' " � �� - "' ��•i) LLLPApMEli6HIPINC 2079�w � nf�♦ � MlYOIYCAtl11NI1Mpl M. [ltlLGO•Ad00711q1X�•]7�018.ff 7RL8 MC EN010 �0 MCSGIIFRIYAfE 1 N+ {1k.�-plOOOKq�%!•a�um.sc LOWER LEVEL PLAN MC7�URM , OVERALL , �� , roiu �! u. �q@la�uw+us[omswcruays ar�7+r�XE1Y atwKa�t!wnpx��[a r�#nao�:�n.00 a �e�uvn noo��as�k�+au si ' tOWl11lV[IfALLIMG IGiFk7l,r005! � A2.00 � tr ,� � ,� � IOWE�IEVEI sc�u l HANNNG t111AYlitA� �lir.et- KEYNOTES � � � kl,JMq.�l.R1.,0��lR�KlpleGlll.1�R�. I�1 APBRLN � Q N�IF�4Ml111:11�[CfmO�iE��Uw4t ' � _ _ m�nr -- - '---'- . 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