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02-21-2001 DRC MinutesCITY OF ORANGE DESIGN REVIEW COMMITTEE MINUTES for Wednesday, February 21, 2001 Committee Members Present: Alice Angus Leonard Filner Susan Secoy (Chair) Joe Woollett (Vice-Chair) Staff in Attendance: Chuck Lau, Associate Planner Howard Morris, Landscape Coordinator Committee Member Absent: Mark Paone Administrative Session - 4:30 P.M. The board met for an administrative session beginning at 4:30 p.m. The meeting adjourned at approximately 8:30 p.m. Regular Session - 5:30 PM REVIEW OF MINUTES: The review and approval of the January 24, 2001 minutes and the February 7, 2001 minutes were deferred to the March 7, 2001 meeting. City of Orange -Design Review Committee Meeting Minutes for February 21, 2001 Page 2 DRC No. 3525 -CITY OF ORANGE Replacement of existing freestanding sign with new Metrolink/Cask'n Cleaver freestanding sign at Depot Park. Northwest corner of Chapman Avenue and Atchison Street DRC Action: Final Determination or Recommendation to Zoning Administrator Depending on option chosen) The project was presented by Lisa Kim with the Orange Redevelopment Agency, and Rick Tilton and Earl Thompson with Bellflower Neon Sign Company. The proposal is to construct a new freestanding sign to identify both the Orange Metrolink Station and Cask'n Cleaver Restaurant. In March 22, 2000, the DRC had previously reviewed and recommended approval of a freestanding sign to identify the restaurant and a separate blade sign installed to a street light pole for the Metrolink Station. The DRC's recommendations were presented to Metrolink. Metrolink responded that the existing freestanding sign is essential for their services, and therefore is requesting that the signage plans be revised to identify both the Metrolink Station and Cask'n Cleaver Restaurant. The proposal includes two options for illumination as follows: Option 1 utilizes external incandescent lighting, which is required by code (Old Towne Design Standards, Page 31 - Signage) Option 2 utilizes open channel letters with exposed neon for the verbiage "Cask'n Cleaver" The restaurant owner Mr. Dwayne Bliss supports the project in the form of Option 2 for illuminating the sign with neon lighting that is similar to the existing wall sign on the restaurant building. It would provide much needed identification for his restaurant patrons. Staff Planner Chuck Lau stated that the Old Towne Design Standards does not permit the use of any other type of illumination other than external incandescent lighting. The approval of a Variance application would be required. The meeting was opened for pubic discussion: (None) Committee Chair Susan Secoy stated that the project is moving in the right direction in terms of using similar brick materials and overall low profile design of the monument sign. Committee Member Joe Woollett asked if the brick used for the sign would match the existing brick wall? Also, what is the purpose of the pilaster in the center? He would prefer to have the sign simplified by eliminating the center pilaster element. Lisa Kim replied that brick used for the sign would match the existing wall because it will be purchased from the same manufacturer. As for the pilasters, the center pilaster can be deleted to simplify the sign, and the two end pilasters can be made to match the existing wall. Committee Member Joe Woollett also felt that the use of opened channel letters with exposed neon is appropriate because neon has been used elsewhere in Old Towne. Perhaps neon could be used for Cask'n Cleaver, and external incandescent lighting be used for Metrolink. City of Orange -Design Review Committee Meeting Minutes for February 21, 2001 Page 3 DRC No. 3525 -CITY OF ORANGE (Continued) Rick Tilton felt that the use of external incandescent lighting on one portion and neon lighting on another portion of the same monument sign would appear inconsistent. He suggested the use of internally illuminated push-thru letters with an opaque aluminum background for Metrolink. This design approach would keep the entire monument sign more uniform. MOTION was made by Committee Chair Susan Secoy to approve the project with the following conditions: 1. Simplify the brick work by eliminating the center pilaster element. The cap of the two end pilasters shall match the cap on the existing brick wall. The sign base shall also be simplified by eliminating the stepping. 2. The DRC supports the proposed use of neon lighting for Cask'n Cleaver and the use of internal illumination for Metrolink in Option No. 2. (Note: approval of a variance is required) 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, Susan Secoy, Joe Woollett NOES:None ABSENT:Mark Paone ABSTAINED:None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for February 21, 2001 Page 4 2. DRC No. 3608 -TOYOTA OF ORANGE Remodeling and addition for an existing automobile dealership 1400 N. Tustin Avenue DRC Action: Final Determination The project was presented by William Mason - WMA Architects. The plans have been revised to show details of the design-build shade structures. The shade structures will only be used for the carwash/detail bay area. The support posts are now integrated with the block walls of the wash bays. The owner has decided not to use any shade structures in front of the showroom or in the display lot area. The meeting was opened for public comments: (None) Committee Chair Susan Secoy stated that since the use of shade structures have been significantly decreased on the site, it has reduced the overall scope of the project. She would have no problem supporting the project as proposed. MOTION was made by Committee Chair Susan Secoy to recommend approval of the project as submitted to the Planning Commission. SECOND:Joe Woollett AYES:Alice Angus, Leonard Filner, Susan Secoy, Joe Woollett NOES:None ABSENT:Mark Paone ABSTAINED:None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for February 21, 2001 Page 5 3. 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 The project was presented by Cher Alpert with Tacit Communications, Inc. The original proposal was to install a new broadband wireless antenna enclosed in a "Radome" disguised to look like a smoke vent on the roof of the existing Son Light Christian Center building. However, the plans have been revised after meeting with the Staff Review Committee (SRC) on January 31, 2001. The SRC suggested that "Stealth" antenna panels be installed on the building facade instead of placing it on the roof above the building, so that it would not require the approval of a conditional use permit by the Planning Commission for exceeding the existing building height. The antenna panels would be installed on all four sides, and are painted to match the existing building. The meeting was opened for public comments: Jeff Frankel (384 S. Orange Street) asked how far will the panels stick out from the face of the building? (Approximately 18 inches) This would be rather noticeable. Maybe it would be better if these could be placed in back of the building or on the roof of the building. Committee Chair Susan Secoy stated that proposed antenna does not seem to work on a historic building in terms of the way it is being designed as a surface mounted element. Perhaps there are other alternatives that would be less obtrusive. Committee Member Joe Woollett stated that he would prefer to see the original proposal with the antenna disguised as a smoke vent on the roof rather than placing panels on the facade of a historic building. If the smoke vent can be moved to the center of the building, it would be less visible from public streets. Committee Member Alice Angus would like to see a sight line study to help determine if there would be any visual impacts of a smoke vent antenna. Cher Alpert agreed to relocate the smoke vent antenna to the center of the roof and provide a sight line study (drawing) at the next available DRC meeting for review. MOTION was made by Committee Chair Susan Secoy to continue the project to the March 7, 2001 meeting, based on the above discussion. SECOND: Leonard Filner AYES: Alice Angus, Leonard Filner, Susan Secoy, Joe Woollett NOES: None ABSENT: Mark Paone ABSTAINED: None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for February 21, 2001 Page 6 4. DRC No. 3615 -OLIVE GARDEN Replacement of existing awnings with new wood trellis at an existing restaurant building. 2330 N. Tustin Street DRC Action: Final Determination The project was presented by Dave Casselman - Facility Manager with Olive Garden Restaurant. The proposal is to replace the exterior awnings on the perimeter of the building with a new wood trellis element as part of the Olive Garden Restaurant's re-image program. The meeting was opened for public comments: (None) Committee Chair Susan Secoy stated that although she supports the concept of the project, she is not yet convinced that all the details have been worked out with the submitted plans. Are the metal connectors exposed or painted? There are still a lot of unknowns at this point. More information is needed, including a colored elevation drawing (one side only) that shows the shade and shadow of the new trellis structure on the building. She would also like to see samples (photographs) of other restaurant locations that have already gone through this new image design change. She also prefers to see the base of the support columns framed-in to conceal the metal connectors at the ground level. MOTION was made by Committee Chair Susan Secoy to continue the project to the March 7, 2001 meeting, based on the above discussion. SECOND:Alice Angus AYES:Alice Angus, Leonard NOES:None ABSENT:Mark Paone ABSTAINED:None Filner, Susan Secoy, Joe Woollett MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for February 21, 2001 Page 7 5. DRC No. 3617 - SAV-ON DRUG STORE New 12,507 sq.ft. retail drug store with drive-thru pharmacy. 4040 E. Chapman Avenue DRC Action: Final Determination The project was presented by Roger Watson representing Sav-on Drug Store. The proposal is to construct a new 12,507 sq.ft. retail drug store on a 1.3 acres vacant parcel that was previously approved for a similar project for Rite Aid. The building is located towards the rear southwest) corner of the property, and the drive-thru pharmacy is located in front of the building along the north elevation. Planning staff Chuck Lau asked that a correction be made with the DRC Agenda in that the DRC's action should be a final determination rather than a recommendation to the Planning Commission. The meeting was opened for public comments: (None) Committee Chair Susan Secoy suggested enlarging the drive-thru canopy so that it is more proportional to the primary entrance element. She would also like to see the new color palette and exterior finish material samples. A separate signage submittal will also be required at a later date. Roger Watson replied that it should not be a problem to revise the plans to improve the proportions of the drive-thru canopy. As for the color palette and sample materials, he will submit them for the next DRC meeting. The signage submittal will be handled by a sign company at a later date. Committee Member Leonard Filner suggested that the pedestrian walkway adjacent to the primary driveway entrance be shifted west towards the parking stalls to provide a more balanced landscape planter on both sides of the driveway. As for the landscape plans, the palm trees should be specified as having 8 ft. minimum brown trunk height rather than box size. MOTION was made by Committee Member Leonard Filner to continue the project to the March 7, 2001 meeting with the following corrections: 1. Revise the building elevation plans by enlarging the drive-thru canopy so that it is more proportional to the primary entrance element. 2. Submit color palette and exterior finish material samples to DRC for approval. 3. The Queen Palms shall be specified as having 8 ft. minimum brown trunk height. 4. The Tipu tree in the parking lot area shall be re-labeled as "A" instead of "D". 5. The hedge row in front of the parking stalls shall be setback 24 inches from curb face to allow for vehicular overhang. 6. The Crape Myrtle trees shall be specified as "Standard" trunk. 7. Replace the ground cover with turf in the first 5 ft. of planter area adjacent to the public sidewalk along Chapman Avenue and Esplanade Street. City of Orange -Design Review Committee Meeting Minutes for February 21, 2001 Page 8 5. DRC No. 3617 - SAV-ON DRUG STORE (Continued) 8. Prior to issuance of building permits, submit final landscape and irrigation plans to Department of Community Services for approval. (Final plans to include City required inspection notes) 9. Submit signage plans to DRC for approval. SECOND:Joe Woollett AYES:Alice Angus, Leonard Filner, Susan Secoy, Joe Woollett NOES:None ABSENT:Mark Paone ABSTAINED:None MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for February 21, 2001 Page 9 6. DRC No. 3618 -JIM WOOLEY New custom single family residence in the Prospect Hills Development. 6203 E. Cliffway Drive DRC Action: Final Determination The project was presented by the owner Jim Wooley, and his architects Hal Woods and Brian Owad with Woods Group Architects. The proposal is to construct a 6,423 sq.ft. (excluding garages) custom single family residence on a vacant parcel of approximately 1.5 acres in size. The new residence is laid out in a stepped-down design to conform with the existing topography of the site. Brain Owad had also submitted plans and met with the Orange Fire Department for fuel modification requirements. The meeting was opened for public comments: Bob Bennyhoff, representing the Orange Park Association (OPA), stated that OPA will oppose this plan very vigorously because a large portion of the structure extends out beyond the edge of slope. The OPA has along-standing agreement with the Orange City Council (when the Tentative Tract Map was going through the public hearing process) that new houses would not be built out over the side of the hill. Committee Chair Susan Secoy asked if the applicants have explored alternatives of maintaining the integrity of the original landscape? Brian Owad felt that they have accomplished that with the retaining condition tapering down to only 3 feet, with the highest portion at 6 to 7 feet. Part of the problem is the triangular shape of the pad that makes it a very tough site to build upon. The only portion that extends out is a corner of the pad. Hal Woods stated that he is the architect of record on this development for the last eight years, and he does not remember any agreement in the CC&R's that prohibits them from building back into the slope areas. This lot is several hundred feet deep, and he knows that there are regulations from a Fire safety standpoint that must be complied with. To his knowledge, he is not aware of any requirements that would keep them from taking a single story element out over a portion of the slopes. Mr. Bennyhoff maintains that he will appeal the project to the Planning Commission and to the City Council. Committee Chair Susan Secoy asked if there are any documents or CC&R's that would spell out what the agreement was between the City Council and OPA? Planning Staff Chuck Lau stated that the agreement was probably something that was part of the discussions with the Planning Commission and City Council during the public hearing process. Bob Bennyhoff stated that the agreement with the City Council was a political decision that was made several years, and is not written in the CC&R's. City of Orange -Design Review Committee Meeting Minutes for February 21, 2001 Page 10 6. DRC No. 3618 -JIM WOOLEY Hal Woods would like to see the conditions of approval from some type of governmental document that would prohibit them from building out past the edge of slope. Committee Chair Susan Secoy stated that the DRC has always tried to maintain a sensitive approach to the natural landscape. The DRC has also tried to listen to the all the comments from everyone that is involved, and there has been a collective effort to make these projects more successful. Committee Member Joe Woollett agreed and further stated that there is political reality here that makes it difficult for the DRC to evaluate these projects. This has been an issue for every single house in this area that was reviewed by the DRC. For the most part, the architect has done a good job with the stepped-down design approach in situating the house to conform to the site, with the exception of that one area that extends out. He also has never seen anything on records that specifically prohibits this, but it has always been clear to the DRC that building a structure over the edge would not be accepted. Committee Leonard Filner asked if the house could be shifted forward towards the front? He noticed that there is a circular driveway with a large motor court in front of the house that could have been better utilized. Committee Member Joe Woollett would like to work out a solution that would mitigate all the concerns that have been raised. The applicant will need to look at some alternative solutions including but not limited to flipping the layout of the house so that the portion that extends out is on the opposite side where there is more pad area, shifting the house forward away from the slope as much as possible, eliminate/decrease the height of the retaining wall, and screening of the wall. The project would be continued for 2 weeks for the applicants to revise their plans to better address the above stated concerns. MOTION was made by Committee Chair Susan Secoy to continue the project to the March 7, 2001 meeting, based on the above discussion. SECOND:Joe Woollett AYES:Alice Angus, Leonard Filner, Susan Secoy, Joe Woollett NOES:None ABSENT:Mark Paone ABSTAINED:None MOTION CARRIED 2-21-01 DRC Minutes