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02-07-2001 DRC MinutesCITY OF ORANGE DESIGN REVIEW COMMITTEE MINUTES for Wednesday, February 7, 2001 Committee Members Present: Alice Angus Leonard Filner Mark Paone Susan Secoy (Chair) Joe Woollett (Vice-Chair) Staff in Attendance: Chuck Lau, Associate Planner Howard Morris, Landscape Coordinator Committee Member Absent: None Administrative Session - 4:30 P.M. The board met for an administrative session beginning at 4:30 p.m. The meeting adjourned at approximately 8 45 p.m. Regular Session - 5:30 PM REVIEW OF MINUTES: The review and approval of the January 24, 2001 minutes were deferred to the February 21, 2001 meeting. City of Orange -Design Review Committee Meeting Minutes for February 7, 2001 Page 2 DRC No. 3608 -TOYOTA OF ORANGE Remodeling and addition of an existing automobile dealership 1400 N. Tustin Avenue DRC Action: Recommendation to the Planning Commission The project was presented by William Mason - WMA Architects. This is the second phase of a project to update the existing Toyota dealership to its "Image 2000" package. The DRC reviewed and approved the first phase on 1/10/2001. Phase II encompasses the addition of a new carwash/detailing area, new parts storage/ oil room, new trash enclosure area, and widening of the existing service kiosk canopy. The new out buildings are made of smooth block, painted gray to match existing. The project also includes the addition of new shade structures along the existing showroom building (east elevation), as well as the new carwash/detail bay area. The shade structure has changed from a hip to a shed roof, and it has been shortened (2/3 projection) to comply with zoning code requirements. The owner is requesting to have the option of relocating the shade structure away from the showroom to the open display area to the north (this has not yet been determined). The project has been scheduled for Planning Commission hearing on March 5, 2001. Mark Paone is concerned with the addition of the shade structure being so close to Tustin Street. He pointed out that this is already a very tight area that would be further encroached by the new shade structure. He would prefer to see it relocated out in the open display area, but he feels that a more exact location should be shown on the plans. Susan Secoy agreed, particularly when the showroom remodeling was just approved recently. Also, it appears that details of the "Design Build" shade structures are unknown at this time. William Mason replied that the "Design Build" representative has not yet been retained at this time. It is unknown whether or not the shade structure is freestanding or integrated with the block wall. Also, the owner would like to have the flexibility to determine where to locate the shade structure on site. Mark Paone reiterated that he would not support the new shade structure in front of the showroom along Tustin Street. He would like to see more details, and a definitive location of the shade structure in the display lot area. He stated that this item would be continued for 2 weeks to the next DRC meeting. As for the out buildings, they are mostly located towards the back of the lot and are adequate as submitted. MOTION was made by Susan Secoy to continue the project to the February 21, 2001 meeting. SECOND: Leonard Filner AYES: Alice Angus, Leonard Filner, Mark Paone, Susan Secoy, Joe Woollett NOES: None ABSENT: None ABSTAINED: None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for February 7, 2001 Page 3 2. DRC No. 3610 -TACIT COMMUNICATIONS, INC. Installation of broadband wireless communication antenna on the roof of an existing 1928 Concrete Theater building (Son Light Christian Center) within the Plaza Historic District. 172 N. Glassell Street (Contributing Structure) DRC Action: Recommendation to Planning Commission Applicant not present) MOTION was made by Susan Secoy continue the project. SECOND:Joe Woollett AYES:Alice Angus, Leonard Filner, Mark Paone, Susan Secoy, Joe Woollett NOES:None ABSENT:None ABSTAINED:None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for February 7, 2001 Page 4 3. DRC No. 3611 - CHAPMAN UNIVERSITY New All Faiths Chapel at Chapman University Campus in Old Towne. NWC University Drive and Orange Street DRC Action: Preliminary review and comment The project was presented by David Martin and Robert Murrin with AC Martin Architects, and John Biggs with Chapman University. The proposal is to construct an All Faiths Chapel of approximately 12,000 sq.ft. in size at the campus of Chapman University. The chapel will be displacing approximately 145 parking spaces within the existing surface parking lot. The proposed parking structure that was previously reviewed and recommended for approval by the DRC has been withdrawn at this time. The project was opened for public comments: Joan Crawford had an opportunity to review this project back in July. It appears that nothing has changed since that time. In representing the Old Towne Preservation Association, the proposed design is not compatible with the Historic District. There are historic structures on the campus that this could relate to such as Wilkinson Hall. The colors and materials may be compatible to a certain extent, but the contemporary design seems to distract from the overall historical context. Mark Paone asked if the applicants have looked at alternative designs, or this is the design approach that was determined at the beginning of the design process? David Martin replied that they started with wanting to have a circular space. This is a form that is generally found on many other religious institutions. They also wanted to create sequences of architectural spaces before arriving at the actual worship space. Mark Paone feels that the building concept is well conceived, and generally well executed. The bigger question of the appropriateness of such a modern building on this campus is more difficult. What made it more palatable to him is that it is a chapel. It is a totally unique use in the campus, and there is a need for this type of building to standout and be special. It is often difficult to be a beacon, and at the same time be consistent with other buildings around it. Susan Secoy stated that the building design is very intriguing, particularly in the use of geometry. Further study is needed in the use of materials in terms of compatibility and consistency with other building in the campus. Leonard Filner stated that the task of tying in the landscaping with the campus will be a challenge. Joe Woollett agrees that this is a very challenging task. How do you make it distinctive and yet be sensitive to its surroundings? He is very encouraged by this. No action required -preliminary review for comments only) City of Orange -Design Review Committee Meeting Minutes for February 7, 2001 Page 5 4. DRC No. 3613 -MARK HURWITZ Exterior repainting of an existing 1905 brick commercial building within the Plaza Historic District. 100 W. Chapman Avenue (Contributing Structure) DRC Action: Final Determination The project was presented by the owner Mark Hurwitz. The proposal is to repaint the existing building with a new paint palette (Dulux Paint Centers) as follows: 739 (Antique White) 474 (Stone Harbor) 1488 (Blackberry Farm) The meeting was opened for public discussion: Jeff Frankel (384 S. Orange Street) noticed that some of the windows along the alley are either boarded-up or missing, and some of the doors have been replaced with slab type doors. He questioned whether it would be part of the project to restore and replace those windows and doors. Applicant Mark Hurwitz replied that he is in the process of trying to find someone to build the window frames. He would like to restore them in a manner that is similar to the original. He noted that it is difficult to find people that can do historic work. He would like to paint the building first because it takes time to get the windows done. The only door that was replaced was a security door that was damaged from abreak-in. Senior Historic Preservation Planner Dan Ryan stated that the Assistance League has just replaced several large windows for their building, and they did an excellent job. He suggested that the applicant look into using the same source. Joan Crawford (394 S. Orange Street) thinks that everyone will be very excited and she is looking forward to seeing that building coming alive. She is concerned, however, with the 1488 Blackberry Farm) color not blending well with the 474 (Stone Harbor) color. Committee Member Mark Paone stated that it is difficult to look at colors in this situation because these are only ink samples that will look different when actually applied to a surface, particularly the textures. Also, because the meeting room is fluorescent lighted, the actual color will look different on the building in natural sunlight. Janet Crenshaw (464 N. Shaffer Street) is concerned with painting over the mistakes that are already there. She asked if there is a way to repair/restore the building before work is done. Mr. Hurwitz reiterated that his priorities are to paint the building first because it takes a long time for the windows (odd size) to be made. Committee Member Mark Paone feels that there is an opportunity to paint the building in two tones, which would give it a lot of life and character. He said they do not need to be competing colors, but just different tones of the same color. City of Orange -Design Review Committee Meeting Minutes for February 7, 2001 Page 6 4. DRC No. 3613 -MARK HURWITZ (Continued) Committee Chair Susan Secoy stated that she and Mr. Hurwitz had many discussions about paint selections on this building, and she eagerly supports the improvement of this building. She also agrees with Mr. Paone's idea of different elements taking on different colors of paint. Mr. Hurwitz presented a Charcoal color paint palette that was previously discussed. Committee Member Mark Paone felt that the Charcoal palette would be more appropriate for the Plaza area. Committee Member Alice Angus would like to see samples of both of these palettes in varying tones applied to various elements of the building for evaluation. Committee Member Mark Paone suggested increasing/decreasing the color pigment in varying percentage in order to achieve the desired contrast. MOTION was made by Committee Member Mark Paone to approve a test sampling of the palette as follows: 1. The approved paint palette (Dulux Paint Centers) are as follows: 739 (Antique White) 474 (Stone Harbor) 1488 (Blackberry Farm) 2. The color pigment of the approved palette shall be increased/decreased in varying percentage to achieve sufficient contrast. No less than five colors (potentially more) shall be provided for the test sample. 3. An on-site test sample shall be reviewed and approved by the Design Review Committee, prior to repainting of the entire building. The approval is based on the finding that the proposed work conforms to the standards and design criteria referenced and recommended by the Design Review Committee. The proposed work complies with the Secretary of the Interior's Standards and Guidelines. The proposed work is compatible with, and therefore will not adversely affect the use and design of existing buildings within Old Towne. SECOND: Joe Woollett AYES: Alice Angus, Leonard Filner, Mark Paone, Susan Secoy, Joe Woollett NOES: None ABSENT: None ABSTAINED: None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for February 7, 2001 Page 7 5. DRC No. 3614 -GREG & MERILYNN EARLY Second story addition onto an existing bungalow and new replacement detached garage within the Old Towne District. 142 N. Cambridge Street (Contributing Structure) DRC Action: Preliminary review and comment The project was presented by the owners Greg and Merilynn, and their architect Doug Ely. The proposal is to add 1,100 sq.ft. of second story area on top of an existing 1923 single story Bungalow. The proposed addition would change the architectural style from a Bungalow to a Craftsman. Also proposed is the construction of a new 1 %2 story detached garage with an office above, located at the rear of the property. The project will involve the demolition of an existing single car garage. This is a preliminary review to obtain comments from the DRC, prior to submitting the required conditional use permit application and environmental documentation for Planning Commission hearing. The project was opened for public discussion: Jeff Frankel stated that proposed additions are rather large and overbearing, which seem to overshadow the surrounding single story homes. Janet Crenshaw stated that the detached garage is also rather tall. Robert Imboden asked if the posts underneath the Porte Cochere are located on the property line? If so, does the roof hang over the property line? He is concerned with the roof running out so far to the edge of the property line. Perhaps this can be an open element? Also, he is not quite comfortable with the small projection on top of the roof. Is there any historic precedent? As for the space above the garage; is this a second unit? Lastly, the proposed 2- story addition is large. What kind of shadow will it cast on the adjoining residence to the north? The Old Towne Design Standards requires consideration of shadowing neighboring properties and its effects. Joan Crawford asked what is the project's floor area ratio? (Existing .22, Proposed .44) Existing properties in Old Towne are typically .25 to .30 F.A.R. Also, is the front porch original to house? It seem to have been modified in some way. Since this is a 2-story structure, will it require a conditional use permit by Planning Commission? (Yes) She feels that the top story is very massive. The houses along that street have a definite pattern of being single story in design. Perhaps the project can be a one and one-half story design instead? Susan Secoy commended the architect for the care and attention, and the professionalism in terms of the presentation and study, which were very well done. She feels that it is an interesting design approach to addressing the needs of the owners. However, the DRC must adhere to standards that have been adopted by the City of Orange. In this particular case, the Secretary of the Interior Standards and Old Towne Design Standards strongly discourage any alteration or addition that would diminish the architectural integrity and features of a historically contributing structure, that as a result, be re-classified as be "NC"Non-constibuting. Alice Angus agrees and is also concerned with the issue of bulk and mass of a 2-story structure that nearly extends from side property line to side property line. City of Orange -Design Review Committee Meeting Minutes for February 7, 2001 Page 8 5. DRC No. 3614 -GREG & MERILYNN EARLY (Continued) Mark Paone felt that even if an alternative design was done to have the addition towards the rear of the house so that the defining architectural features of the existing house were retained, he is not sure that it would make a better design. But how do we deal with the Secretary of the Interior's Standard in the loss of a Contributing Structure in a Historic District? Susan Secoy reiterated that the architect has done a great job with the project, but the issue of losing a contributing structure would be very difficult to overcome. No action is required, since this is a preliminary review for comments only) 2-07-00 DRC Minutes