2017-11-15 DRC Final Minutes CITY OF ORANGE
DESIGN REVIEW COMMITTEE
MINUTES - FINAL
November 15, 2017
Committee Members Present: Robert Imboden- Chair
Tim McCormack
Carol Fox
Anne McDermott
Mary Anne Skorpanich
Staff in Attendance: Anna Pehoushek, Assistant Community Development Director
Marissa Moshier, Historic Preservation Planner
Kelly Ribuffo, Associate Planner
Melissa Brandi, Recording Secretary
Administrative Session —5:00
Chair Imboden opened the Administrative Session at 5:08 p.m.
Chair Imboden inquired if there was any Policy or Procedural information. Mrs. Pehoushek discussed
the recruitment status of a new Recording Secretary.
Ms. Moshier discussed the upcoming December 6, 2017 Design Review Committee Meeting Agenda.
The agenda will likely include a request from Urth Caffe to modify the approved paint colors.
Mrs. Pehoushek announced that the upcoming City Hall holiday closure will be from December 25,
2017 to January 1, 2018. City Hall will reopen Tuesday, January 2, 2018.
Staff provided supplemental information about items on the Agenda. Ms. Ribuffo clarified the color
of the footing and base of the Regenerative Medical Group Monument Sign. The color is noted on
the revisions. Committee Member Fox asked for clarification of the dimensions for the location of
the sign will be located. Ms. Ribuffo discussed monument sign requirements and stated that
monument signs are prohibited from encroaching into the right-of-way or blocking visibility of an
intersection or a driveway.
Mrs. Pehoushek distributed a line of sight study for the 999 Town& Country project as supplemental
information to the staff report.
There was brief discussion regarding a historical photo of 240 W. Chapman Avenue. Photo was
provided to the Committee and Ms. Moshier by Tony Trabucco of the Old Towne Preservation
Association.
Committee Member Fox made a motion to close the Administrative Session of the Design Review
Committee meeting.
SECOND: Mary Anne Skorpanich
AYES: Robert Imboden, Tim McCormack, Carol Fox, Anne McDermott and Mary Anne
Skorpanich.
NOES: None
ABSENT: None
MOTION CARRIED.
Administrative Session adjourned at 5:17 p.m.
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City of Orange—Design Review Committee
Final Meeting Minutes for November 15, 2017
Page 2 of 9
Regular Session—5:35 p.m.
ROLL CALL:
All Committee Members were present.
PUBLIC PARTICIPATION:
Opportunity for members of the public to address the Design Review Committee on matters not listed
on the Agenda.
There were no speakers.
CONSENT ITEMS:
(1) DRC NO. 4925-17 REGENERATIVE MEDICAL GROUP MONUMENT SIGN
• A proposal to construct a new monument sign in the Old Towne Historic District.
• 615 E. Chapman Avenue
• Staff Contact: Kelly Ribuffo, 714-744-7223, kribuffo e,cityoforan�e.org
• DRC Action: Final Determination
Kelly Ribuffo, Associate Planner, presented a project overview consistent with the Staff Report.
The representative who was present for this project was Jeff Padilla with Lucky Sign Company.
Public Comments:
Chair Imboden opened the item to the Public for comments.
There were no speakers.
Chair Imboden opened the item to the Committee for discussion:
There was no further discussion regarding project.
Committee Member Fox made a motion to approve DRC No. 4925-17, Regenerative Medical Group
Monument Sign, as submitted, based on the findings and conditions listed in the Staff Report.
SECOND: Mary Anne Skorpanich
AYES: Carol Fox, Robert Imboden, Tim McCormack, Anne McDermott and Mary Anne
Skorpanich
NOES: None
ABSENT: None
MOTION CARRIED.
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City of Orange—Design Review Committee
Final Meeting Minutes for November 15, 2017
Page 3 of 9
AGENDA ITEMS:
Continued Items: None
New Agenda Items:
(2) DRC No. 4864-16 TOWN AND COUNTRY MIXED USE
• Final lighting plan, materials and colors for an office parking structure that represents Phase
1 of a larger horizontal mixed use project.
• Staff Contact: Anna Pehoushek, 714-744-7228, apehoushek(a�citvoforan�e.org
• DRC Action: Final Determination
Anna Pehoushek, Assistant Community Development Director, presented a project overview
consistent with the Staff Report, and noted that Staff was seeking confirmation from the DRC on the
adjusted height and visibility of the pole mounted lighting on the top deck of the parking structure.
� Mrs. Pehoushek indicated that the final colors are consistent with those approved by the DRC,
��� ������I�,!�' however, in terms of the materials, the applicant is proposing a smooth concrete finish on the parking
structure spandrels rather than the plaster finish that was originally approved. The elevator tower of
the structure would remain with the plaster finish. Staff is seeking feedback and confirmation from the
DRC whether the proposed material change and mock-up are acceptable.
The representatives who were present for this project were Gerardo Garcia, Brad Nelson and Rick
Choate.
The Committee expressed concern about potential ceiling-mounted visibility of light fixtures as
viewed from outside the building, particularly in the undersides of the floors.
Public Comments:
Chair Imboden opened the item to the Public for comments.
There were no speakers.
Chair Imboden opened the item to the Committee for discussion:
• The Committee asked for clarification on Sheet E 1.2, on the placement of the architectural
screens that wrap the corners of the parking structure and whether the light spill would be
screened. Mr. Garcia stated that the screens are at the same level as the spandrels and they will
not block the light spill. The applicant explained that the proposed use of the translucent lights
enabled fewer fixtures to be used and provided the opportunity for the light to bounce off the
parking structure surfaces, creating a softer light.
• The Committee recommended wall mounted lights on the columns shining inward on the north
side of the 4th level to match the east side of 4th level, pictured on Sheet E1.2.
City of Orange—Design Review Committee
Final Meeting Minutes for November l 5, 2017
Page 4 of 9
• The Committee discussed the placement of fixtures in relation to the ceiling beams, with the
applicant clarifying that fixtures would run perpendicular to the line of sight and would not be
visible.
• The Committee noted an error on Page 2 of the staff report; the accent color should be
"Nantucket Dune" rather than"Sands of Time."
• The Committee requested clarification of how the light fixtures on towers and stairs will be lit
and whether they would be visible. The applicant stated that the stair towers will be lit from a
combination of either wall mounted or deck surface mounted lights and that the light would be
diffused light rather that direct light.
• The Committee asked the applicant why they departed from a plaster finish to painted concrete
for the parking structure. The applicant stated that the industry standard is painted concrete due
to the movement in concrete overtime. The acrylic paint bonds with concrete and avoids
flaking. The applicants provided a sample of the finish to the Committee.
Committee Member Fox made a motion to approve DRC No.4864-14,Town and Country Mixed Use,
based on the findings and conditions listed in the Staff Report as submitted.
SECOND: Anne McDermott
AYES: Carol Fox, Robert Imboden, Tim McCormack, Anne McDermott and Mary Anne
Skorpanich
NOES: None
ABSENT: None
MOTION CARRIED.
City of Orange—Design Review Committee
Final Meeting Minutes for November 15, 2017
Page 5 of 9
AGENDA ITEMS:
(3) DRC NO. 4917-17 BYBLOS CAFE
• A proposal to rehabilitate the storefront of a restaurant in a contributing building in the Plaza
Historic District.
• 129 W. Chapman Avenue
• Staff Contact: Marissa Moshier, 714-744-7243, mmoshier(a�cit o�ge.org
• DRC Action: Final Determination
Marissa Moshier,Historic Preservation Planner,presented a project overview consistent with the Staff
Report.
The representatives who were present for this project were Adam Feliz and Henry Salzer.
The Committee asked for clarification of paint colors.Applicant stated that the colors are`Broadway,"
"Satin Black,"and"Shadows"and confirmed that the color of the steel columns will be"Satin Black."
Public Comments:
Chair Imboden opened the item to the Public for comments.
Tony Trabucco from Old Towne Preservation Association (OTPA) stated that OTPA is supportive of
the project and are grateful that the applicant reached out to them. OTPA is excited about the proposed
changes to the previous work done at the site.
Chair Imboden opened the item to the Committee for discussion:
• On Sheet A5, the Committee asked for clarification of where the steel columns are shown on
the proposed exterior elevation. The elevation does not appear to match the existing location
of the columns on the building. The steel column on the right hand side is more exposed to the
street than the one on the left-hand side.
• The Committee asked for clarification of the location of the brick in the outdoor dining area.
Ms. Moshier stated that west side wall is brick and the east side is a stud wall. Plaster will be
removed from the west side to uncover the historic brick. The east side wall will have a plaster
finish to match the interior plaster. The applicant also clarified the location of the side walls in
the outdoor dining area.
• The Committee asked for confirmation regarding Note#5 on Sheet A5, stating"clean up brick
ceiling to leave it exposed."The applicant stated that was an error. The note should have stated
plaster ceiling, not brick ceiling.
• The Committee and applicant confirmed that steel beam at the ceiling of the outdoor dining
area will be exposed and will have the same treatment as columns.
• The Committee discussed the potential condition of the brick after the plaster is removed. The
applicant confirmed that they had tested plaster removal and that the brick appears to be in
good condition. Chair Imboden suggested making the removal of plaster using hand tools a
condition of approval.
City of Orange—Design Review Committee
Final Meeting Minutes for November 15, 2017
Page 6 of 9
• The Committee confirmed that the existing fencing at the outdoor dining area will be cleaned
up and painted.
• The Committee recommended gooseneck lights illuminating the signage and recessed can
lights at ceiling in the outdoor dining area to direct light down. Staff stated that signage would
return to the Committee as a separate application.
Committee Member Fox made a motion to approve DRC No. 4917-17, Byblos Cafe rehabilitation,
based on the findings and conditions listed in the Staff Report with the following additional conditions:
1. Condition#3 listed in Staff Report shall be modified to include that the plaster removal from
the brick shall be done using hand tools only.
2. Proposed changes or additions to lighting fixtures on the patio or front fa�ade shall be
approved by staff prior to installation.
Recommendations:
1. Gooseneck sign lighting and recessed fixture for general ambient light is recommended.
SECOND: Anne McDermott
AYES: Carol Fox, Robert Imboden, Tim McCormack, Anne McDermott, and Mary Anne
Skorpanich
NOES: None
ABSENT: None
MOTION CARRIED.
City of Orange—Design Review Committee
Final Meeting Minutes for November 15, 2017
Page 7 of 9
(4) DRC NO. 4928-17 240 W. CHAPMAN AVENUE
• A proposal to remodel a non-contributing building in the Old Towne Historic District for use
as restaurant and office space.
• 240 W. Chapman Avenue
• Staff Contact: Marissa Moshier, 714-744-7243, mmoshier(c�citXoforan�.org
• DRC Action: Final Determination
Committee Member Fox disclosed that her firm met with the applicants over a year ago to propose
working on the project and did not get the contract; however she does not feel like it is going to have
an impact on her judgment of the project. She will not be recusing herself because it was over a year
ago.
Marissa Moshier,Historic Preservation Planner,presented a project overview consistent with the Staff
I I, Report. She distributed a recently discovered copy of a historic photo of the building circa 1921 to the
Committee that was provided by the Old Towne Preservation Association.
The representatives who were present for this project were Jon Newman,Adam Chez,and Jim Wilson.
The applicants briefly described their approach to the project, including incorporating the Design
Review Committee's comments made in Preliminary Review. There will be two restaurants initially
at the property, Snooze and Taco Stand. The applicants addressed staff's concern regarding
mechanical screens. Layouts of restaurants were provided identifying where the equipment will be.
Applicants stated that there will be a lot of screens that will not be too visible.
The applicant questioned the inclusion of Condition of Approval#11 in the Staff Report. Ms. Moshier
stated that Condition#11 no longer applies to the project and should be removed. The applicant also
asked for clarification on Condition #8 in the Staff Report. Ms. Moshier clarified that the Condition
was intended to apply prior to a final inspection for a building permit prior to occupancy of the
building.
The Committee asked whether the proposed openings in front fa�ade are based on field conditions.
The applicant stated that the proposed openings in the front fa�ade are based on investigation of the
existing conditions; however, the brick cannot be completely exposed at the moment because the
building is occupied. The applicant described three options regarding treatment of brick for the
Chapman fa�ade: 1. Find glazed brick from salvage company; 2. Use modern brick that is similar; or
3. Use custom-made brick.
Public Comments:
Chair Imboden opened the item to the Public for comments.
Tony Trabucco from Old Towne Preservation Association(OTPA) thanked the applicant for meeting
with OTPA prior to embarking on the project. OTPA is in support of project, stating that it will
improve the look of the corner and it is gratifying to see that end of the block evolve.
City of Orange—Design Review Committee
Final Meeting Minutes for November 15,2017
Page 8 of 9
Douglass Westfall, a national historian, author of books on America's history, and resident of Orange,
expressed that he is delighted that the applicants want to restore the frontage of the old "Stanley"
building. Mr. Westfall presented a historic photo of the"Stanley"building from 1922 and gave a brief
history of building.
Chair Imboden opened the item to the Committee for discussion:
• The Committee found the use of aluminum louvers for mechanical equipment screening to be
acceptable and appreciated the photo simulations.
• The Committee asked for clarification of the location of new concrete. The applicant stated that
new colored concrete will be used at the rear of the building. Concrete in the right-of-way is
required to be the City standard concrete for Old Towne: grey concrete with a top cast finish.
• The Committee asked why top cast grey concrete was not proposed for the rear patio. The
applicant stated that they are proposing top cast 5 in an integral colored concrete.
• The Committee briefly discussed the potential for transom windows or painted signs to be
uncovered with the plaster removal. In the event historic materials are found, the Committee
discussed requiring the project to return to the Committee for modification.
I
• The Committee briefly discussed the materials of the new trash enclosure. Applicants provided
samples of plaster and metal finishes for the trash enclosure.
• The Committee briefly discussed the low CMU wall shown around the patio at the rear of the
building. The applicant clarified that this wall was no longer proposed and should be eliminated
from the plans.
• There was discussion of the discrepancy in the area of the new sidewalk concrete and parkway
removal on the landscape plan and the site plan. Ms. Moshier clarified that in sheet A-1.OA
showed the correct sidewalk proposal. She indicated that this plan was reviewed and
recommended for approval by Public Works and is also in conformance with the Santa Fe Depot
Specific Plan requirements for pedestrian-oriented commercial areas in Old Towne.
• The Committee discussed the proposed festoon lighting on the Chapman elevation and expressed
concerns about the discrepancy between the nighttime lighting and the fact that the corner
restaurant is not open for dinner. The Committee suggested a different type of lighting such as
festoon lighting with a cap that directs the light downward rather than out. Gooselamp lighting
is another option.
• The Committee asked about the furniture, fence, and materials of the outdoor dining area. Ms.
Moshier stated that the outdoor dining area is a future proposal that will be reviewed under an
Outdoor Dining permit and is not part of the DRC's determination on this project. Outdoor
Dining Permits are approved by the Community Development Director with Public Works on
an annual basis. All furniture and fencing must be removed by the restaurant when it is closed.
The DRC expressed concern about other examples of outdoor dining furniture in the Plaza and
requested that the Community Development Director carefully consider the new proposal.
• The Committee discussed the new door proposed on the Lemon Street elevation that accesses
the restaurant kitchen. The Committee strongly encouraged the applicant to use the existing door
opening, rather than create a new one to avoid having to patch in missing areas of original brick.
If masonry openings are uncovered and if they are at variance with the plan,there could be some
adjustment to the proposed openings, especially on front facade to make sure as much of the
glazed brick is kept as possible. If the primary openings on Chapman and Lemon are different
than shown on the drawings,then the project should return to the DRC.
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City of Orange—Design Review Committee
Final Meeting Minutes for November 15, 2017
Page 9 of 9
• The Committee, staff, and the applicants discussed the ability to move forward with the project
with an approval from the DRC with a condition regarding differences uncovered on the building
after the plaster removal.
Committee Member Fox made a motion to approve DRC No. 4928-17, 240 W. Chapman Avenue,
based on the findings and conditions listed in the Staff Report, with the exception of number 11, with
the following additional conditions:
1. That Sheet A-1.OA of the plans dictates over Sheet L-1 with regards to parkway along
Lemon Street.
2. The proposed opening to the back of house for the restaurant on the west side of the
building on Lemon Street shall be moved to the existing opening.
3. On the south elevation, the material between the new 2 story windows shall be plaster,
not brick.
4. The festoon lighting over the storefronts shall have shades that direct the light downward.
5. Upon removal of exterior materials, if the existing building conditions are different than
what is shown on the proposed plan, those details that differ shall come back to the
Design Review Committee for final determination prior to removal of any historic
materials.
SECOND: Tim McCormack
AYES: Carol Fox, Robert Imboden, Tim McCormack, Anne McDermott, and Mary Anne
Skorpanich
NOES: None `
ABSENT: None
MOTION CARRIED.
ADJOURNMENT:
Committee Member Fox made a motion to adjourn to the next Design Review Committee meeting on
Wednesday, December 6, 2017 at 5:00 p.m.
SECOND: Anne McDermott
AYES: Carol Fox, Robert Imboden, Tim McCormack, Anne McDermott, and Mary Anne
Skorpanich
NOES: None
ABSENT: None
MOTION CARRIED.
Meeting adjourned at 8:08 p.m.