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03-05-2008 DRC MinutesCITY OF ORANGE DESIGN REVIEW COMMITTEE MINUTES -FINAL 5 March 2008 Committee Members Present: Bill Cathcart Adrienne Gladson Tim McCormack Craig Wheeler Joe Woollett Committee Members Absent: None Staff in Attendance: Ed Knight, Assistant Planning Director Leslie Aranda Roseberry, Planning Manager Ted Reynolds, Assistant City Attorney Dan Ryan, Historic Preservation Senior Planner Robert Garcia, Associate Planner Doris Nguyen, Associate Planner Howard Morris, Senior Landscape Coordinator Sandi Dimick, Recording Secretary Administrative Session - 5:00 P.M. The Committee met for an administrative session beginning at 5:00 p.m. Chair Wheeler opened the Administrative Session with a review of the Agenda. There were no changes to the Agenda. Planning Manager, Leslie Aranda Roseberry, stated that she wanted to welcome the newest members to the Design Review Committee (DRC) and had a few procedural matters to review with the Committee. On applicant discussions, when moving toward a motion, the required conditions needed to be stated as such and those ideas that were suggestions needed to be stated very clearly. This would avoid any confusion when an applicant and Staff went back to look at the project. She stated on continued items, it was important that the DRC made it very clear as to what elements on the project necessitated revisions. The Committee Members should avoid suggesting one thing as part of the continuance, but not having the rest of the Members agree to go in the same direction. There needed to be a consensus from the group when making the suggestions or conditions. Committee Member Woollett asked when a project was continued should the Committee Members specifically state what conditions they have agreed on? Ms. Roseberry stated her concern was, for example, that there may be one Committee Member that would suggest an addition needed to be moved over 3' and another Committee Member would want the move to be 5'. There needed to be a consensus in order to give the applicant and Staff the proper direction for the project. It was important for continuity and should be addressed in the motion. Lastly, Ms. Roseberry wanted to clarify the role the DRC played in CEQA. In the Staff Report there was asection -Environmental Determination; if the City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 2 of 16 Committee was the final acting body on the project it was generally a Categorical Exemption. If the Committee Members agreed with that it would be presumed with their motion. If they were not the final approval body and the project included a Negative Declaration, Mitigated Negative Declaration, or an EIR, they would be recommending that project, including the environmental, all the way up to the Planning Commission. Those documents were provided and the DRC should focus on the aesthetic section or for Old Towne, the Cultural Resources section. It was part of what they would look at to make their determination and it would be understood that the DRC recommendation would include that piece. CEQA training could be provided as needed. Chair Wheeler stated he would be asking the applicants to identify themselves when they come to the table for the Recording Secretary. He asked Staff to introduce themselves for the benefit of the new Committee Members. Committee Member Woollett made a motion to adjourn the Administrative Session. Administrative Session adjourned at 5:20 p.m. SECOND: Bill Cathcart AYES: Bill Cathcart, Adrienne Gladson, Tim McCormack, Craig Wheeler, Joe Woollett NOES: None ABSTAIN: None ABSENT: None MOTION CARRIED. Regular Session - 5:30 P.M. The meeting adjourned at approximately 7:21 p.m. to the next regular scheduled meeting on Wednesday, March 19, 2008. COMMITTEE REORGANIZATION WITH AN EFFECTIVE DATE OF MARCH 19, 2008: Election of Vice-Chairperson. Chair Wheeler made a motion to nominate Committee Member Cathcart for the position of Vice- Chairperson to be effective March 19, 2008. SECOND: Joe Woollett AYES: Bill Cathcart, Adrienne Gladson, Tim McCormack, Craig Wheeler, Joe Woollett NOES: None ABSTAIN: None ABSENT: None MOTION CARRIED. PUBLIC PARTICIPATION Opportunity for members of the public to address the Design Review Committee on matters not listed on the Agenda. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 3 of 16 No public attendees addressed the Design Review Committee on matters not listed on the Agenda. CONSENT ITEMS: All matters that are announced as Consent Items are considered to be routine by the Design Review Committee and will be enacted by one motion. There will be no separate discussion of said items unless members of the Design Review Committee, staff or the public request specific items to be removed from the Consent Items for separate action. 1) APPROVAL OF MINUTES: a) November 7, 2007 A motion was made by Committee Member Woollett to approve the minutes of the November 7, 2007 meeting with revisions as noted. SECOND: Craig Wheeler AYES:Craig Wheeler, Joe Woollett NOES:None ABSTAIN:Bill Cathcart, Adrienne Gladson, Tim McCormack ABSENT:None MOTION CARRIED. b) February 6, 2008 A motion was made by Committee Member Woollett to approve the minutes of the February 6, 2008 meeting with revisions as noted. SECOND: Craig Wheeler AYES:Bill Cathcart, Craig Wheeler, Joe Woollett NOES:None ABSTAIN:Adrienne Gladson, Tim McCormack ABSENT:None MOTION CARRIED. c) February 20, 2008 A motion was made by Committee Member Woollett to approve the minutes of the February 20, 2008 meeting with revisions as noted. SECOND: Bill Cathcart AYES:Bill Cathcart, Craig Wheeler, Joe Woollett NOES:None ABSTAIN:Adrienne Gladson, Tim McCormack ABSENT:None MOTION CARRIED. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 4 of 16 AGENDA ITEMS: Item (2) moved from Consent Items: 2) DRC No. 4291-07 - ZAKI RESIDENCE ACCESSORY SECOND DWELLING iJNIT A proposal to construct a 628 sq. ft. accessory second dwelling unit. 375 North Cambridge Avenue Staff Contact: Doris Nguyen, 714-744-7223, dnguyen(a,cityoforang_e.org DRC Action: Final Determination Associate Planner, Doris Nguyen, gave a project overview consistent with the Staff Report. Applicant, Robert De Moro, was available to answer questions from Staff. Public Comment None. Chair Wheeler opened the item for discussion by the Committee. Chair Wheeler stated he had a problem with an area on the drawing that was shown as landscape and open space; however, the floor plans showed the garage door opening into that space. He asked if that was correct and did they have sufficient open space on the project? Ms. Nguyen stated as asingle-family detached residence they were required to only have 900 square feet of open space because they were in an R-1-6 zone. In the rear of the property they had 753 square feet and the additional space under the overhang of 270 square feet was included in the open space calculation to meet the requirement. Chair Wheeler stated he understood that a driveway could not be counted as open space. Committee Member McCormack asked if a paved area was considered and counted as open space? There did not seem to be a designation between hardscape and landscape. Ms. Nguyen stated it could be counted as open space. Committee Member Cathcart stated he understood that the code gave credit for walkways as open space but not driveways or parking spaces. Chair Wheeler stated he thought the code stated specifically that driveways could not be counted in the open space calculation. For an R-1 zone the requirement was for 900 sq. ft. of open space; if it was an R-2 zone, very clearly by code, needed to be divided for immediate accessibility by both living units. It was not required in an R-1 zone, but it would make sense that there would City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 5 of 16 be open space adjacent to each of the residences. He suggested a configuration to allow open space access to both and gave suggestions on the plan. Ms. Nguyen stated the plans were the original ones that the applicant had applied with, and due to the lot width they were not able to make the setback and back-up radius, and it would necessitate the applicant applying for an Administrative Adjustment for the width of the drywall on both sides. An interior dimension of 20' x 20' was required. This was the reason for turning the property design around; however, that became an issue with useable open space. Committee Member McCormack asked what the third parking space would be used for? Ms. Nguyen stated it was a requirement in the City if there was a secondary accessory dwelling unit a third space was required. It could not be in the front yard setback or in front of the garage. Chair Wheeler stated it was especially critical on the project as there were so many parking restrictions on Cambridge. Chair Wheeler stated the drawing showed a 12" overhang; however, it was much more than 12" and the existing overhang should be measured. There should also be a note that the treatment of the overhang would be similar as the treatment for the house. Most of the homes in the area and of the period had a hip roof and he felt the new structure should have a hip roof. There was a 5 and 12 slope called out and it should be 3 and 12 as shown on the elevations. Committee Member Gladson asked if a landscape plan was required. Committee Member Cathcart stated an irrigation plan was required, not a landscape plan, as the applicant could include plantings of their choice. Chair Wheeler stated they could use material other than concrete for the third parking space to make the area amulti-use area and it could be used as a patio. Committee Member McCormack suggested the use of turf block. Ms. Nguyen stated on those projects where applicants were looking at water conservation they had used turf block. Chair Wheeler made a motion to continue DRC No. 4291-07, Zaki Residence Accessory Second Dwelling Unit, in order to allow the applicant to rearrange the site plans and with the following conditions: 1. To have the vehicles enter the garage from the side. 2. Have the third covered parking space relocated between the new accessory second unit and the existing unit, to include open space. And with the following suggestions: 1 e The new accessory unit be a hip design. 2. Overhangs match the existing house both in size and construction. 3. Correct the pitch as shown on the site plans. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 6 of 16 4. Noting that an Administrative Adjustment may be required. 5. The plans include an irrigation plan. SECOND: Adrienne Gladson AYES: Bill Cathcart, Adrienne Gladson, Tim McCormack, Craig Wheeler, Joe Woollett NOES: None ABSTAIN: None ABSENT: None MOTION CARRIED. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 7 of 16 Continued Items: 3) DRC No. 4047-OS - RICHARDSON NEW IN-FILL GARAGE/OFFICE DEVELOPMENT A proposal to construct a 170 sq. ft. office and a 1,513 sq. ft. three-bay garage on vacant parcel at 419 South Glassell Street. The new single-story residential styled in-fill building will include shared parking in conjunction with the existing 1904 Hip Roof Vernacular office building located to the north. 419 South Glassell Street, Old Towne Historic District Staff Contact: Dan Ryan 714-447-7224, dryan@cityoforange.org DRC Action: Preliminary Review and Comments Senior Planner, Dan Ryan, provided a project overview consistent with the Staff Report. Project Architect, Tom Peters, passed out pictures of the wall lights they proposed to use on the project. Applicants, Kimm and Steve Richardson, were present to answer questions. Chair Wheeler opened the item for public comment. Public Comment Jeff Frankel, address on file, representing the OTPA, stated the applicant had addressed style and design issues from the previous meeting; however, he felt there were still scale and massing issues and the height needed to be reduced. The vents were rather small. The scale and massing was inconsistent with the bungalow style and out of context with the other structures on the block. He wanted to discuss the issue of the two trees and hoped that they would be incorporated into the design, as their removal would impact the streetscape. Chair Wheeler opened the item to discussion by the Committee. Committee Member Cathcart asked if the applicant planned on keeping the trees? Mr. Richardson stated he had seen the same type of tree fall down last week on a property across the street. He planned on keeping one tree and removing one. He would be leaving the tree on the street to maintain the streetscape. He reviewed the plans with the Committee to point out what tree would be kept and what tree would be removed. Mr. Ryan stated the tree removal would require a permit. Committee Member Cathcart stated on the planters in the back he did not feel the 2' x 4' planters would be generous enough to keep the Abelia grandiflora and he suggested the applicant choose a planting that was a bit more narrow and vertical; a Boxwood, something that was low maintenance. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 8 of 16 Mr. Richardson stated their thought was to put a concept together to show where the landscaping would be and they were open to planting suggestions. Committee Member McCormack asked whether along the alley was it secured parking and was there an adequate turning radius available for vehicles? Mr. Richardson stated no, all parking in the alley was wide open. There was sufficient turning radius as noted on the plans. Mr. Ryan stated the noted parking area would serve as a loading area as it was large enough to not obscure any of the parking. Committee Member Cathcart suggested to Staff when an applicant submitted a reduced set of plans a graphic scale be included. Chair Wheeler suggested a hip roof to cut down the massing. Mr. Peters stated to put a hip roof in it required a large truss which would cut down the height and clearance inside the garage. The house just to the south of their project had a gable with a clapboard style and he felt that it matched in character with the house to the south. Committee Member McCormack stated with the mass and height of the structure the noted area of turf would be difficult to maintain as it would not get much light. Mr. Richardson stated they had the same application of turf between their building and the building next door. Chair Wheeler stated if they were to stay with the Craftsman look they needed to look at some of the details. The two vents were undersized and needed to be larger to be in proportion with the structure and they should be made of full dimensional lumber. The rafter tails for the intermediate exposed rafters were shown to be the same size as the bargeboard, traditionally the intermediate rafters would be much smaller. Mr. Peters stated they would use rafters. Chair Wheeler stated he would like to make a condition that the interior rafters be 2' x 4' and the bargeboards be 2' x 8'. On the extended barges that they be traditional barge construction with structural outlookers to support the bargeboard. Siding board would be wood. He also wanted to clarify the door and window trim. Mr. Peters stated the wood trim would be of period design with a strong header. Chair Wheeler suggested changing the three square windows in the front to one wide window with two narrow windows. He had a concern regarding the porch, as he did not see a support beam. Mr. Peters stated there would be a beam that was not visible due to the overhang, with the intersection in the back. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 9 of 16 Chair Wheeler clarified whether the design called for a stucco base. Mr. Richardson stated it would be a stucco base with smooth plaster. Committee Member Woollett asked what was the roof overhang and what was the band material? Mr. Peters stated the overhang was 2', with the band made from a wood plant-on over siding. 2" x 12" screwed siding. Chair Wheeler asked if it was necessary to address the EIR? Mr. Ryan stated the Committee could state that they agreed with the cultural accessment and architectural aesthetics in the motion. Assistant City Attorney, Ted Reynolds, stated in adopting or recommending the project they would note that in their motion. Committee Member McCormack asked if the project met the parking requirements? Mr. Ryan stated yes. Committee Member McCormack asked if the vent was operable (pointing to an area on the plans), and where was the A/C unit? Mr. Richardson stated there was no A/C for the project. Committee Member Gladson asked if there was value in adding windows to the side elevation of the project to make the look more residential? Mr. Peterson stated the windows on the building required a high fire rating and necessitated a wire/glass window. It would not appear as a regular window and they would not be able to use a wood frame. Mr. Richardson stated he had been in business in that area and had experienced repeated break- ins and the least amount of windows would be more beneficial. Committee Member Woollett clarified the wheel stops would have to be moved back so any conflict in stall spaces would become nonexistent. Mr. Peters stated that was correct and the drawing would be corrected. Chair Wheeler made a motion to recommend approval to the Planning Commission for DRC No. 4047-05, Richardson New In-Fill Garage, subject to the conditions in the Staff Report and the following conditions: 1. Applicant submit an irrigation plan for Staff's approval. 2. The rafter tails of the new structure be reduced in size to approximately 2' x 4'. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 10 of 16 3. The extended barge construction be clarified that flat outlookers not be used, and if necessary the bargeboard be supported by braced outlookers. 4. The siding to be wood and mitered at the corners. 5. The door and window trim be increased to use a larger head and sill member. 6. Roof overhang be 2'. 7. Window proportions to be modified to one large window and two small windows on each side. 8. The changes address the aesthetics in accordance with the requirements of the Negative Declaration. 9. The tree in front will remain and the tree in the rear be removed with the proper permit and be replaced with an Evergreen tree, minimum 15 gallon. 10. Detailing of the beams on the front porch shall provide for no visible exposed hardware. 11. Wheel stops shall be adjusted. 12. Vents be enlarged and be constructed of solid dimensional lumber. 13. Narrow planter on the north be planted with more narrow planting to fit the space and match the south planting. 14. Reconsider the turf planting between the buildings. SECOND: Joe Woollett AYES: Bill Cathcart, Adrienne Gladson, Tim McCormack, Craig Wheeler, Joe Woollett NOES: None ABSTAIN: None ABSENT: None MOTION CARRIED. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 11 of 16 New Agenda Items: 4) DRC No. 4217-07 and MNSP No. 0507-07 -SANTIAGO CHEVRON A proposal to convert the existing repair bays into a convenience store for an existing Chevron gas station. 2844 Santiago Boulevard Staff Contact: Robert Garcia, 714-744-7231, ra~ rcia cr,cit of~~g DRC Action: Final Determination Associate Planner, Robert Garcia, presented a project overview consistent with the Staff Report. Applicant, Samir Hijazi, address on file, stated it was an existing gas station that was developed in the 1960's and the current style was somewhat Spanish. They proposed to take out the old canopy to be roofed with the same the as the existing building. The project was subject to Design Review by Chevron and their Extra Mile Guidelines. They took into consideration the surrounding area and kept with the Spanish style rather than a Contemporary style. It was a basic project within the same footprint; they would be framing the entrance and adding the new canopy. The existing canopy with the lower clearance was subject to being dinged at least once a week. Chair Wheeler opened the item for public comment. Public Comment None. Chair Wheeler opened the item to discussion by the Committee. Committee Member Cathcart stated he was concerned with some of the plant combinations. The plant combinations were such that some were regular water, low and high water usage, and the plant combination should be plantings that were more consistent with each other. He recommended against the use of Oleander as it was subject to leaf scorch. He suggested on the use of Crape Myrtle to use an Indian variety, and to use either Iceberg roses or Japanese Sivergrass, but not both. Committee Member Woollett stated, in reviewing the plans, he had not seen any drawings that showed the new canopy with the remodeled building and he was concerned with the relative heights and how they would look together. Mr. Hijazi stated the new canopy height would have a 16' clearance with 30" of fascia. Committee Member Woollett stated the ridge of the new building was 16' 1" with a piece in the mid-section that was 21' 2". He was concerned with the compatibility. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 12 of 16 Mr. Hijazi stated in regard to statutory height, 14' was the minimum clearance. Most of the R.V.s were at 12' to 12' 6" in height. Committee Member Woollett reiterated that he was concerned with the compatibility of the two buildings and suggested they may need to change the design. Chair Wheeler stated there was no cohesion between the two structures. He asked where would the air and water be relocated to? Mr. Hijazi pointed out an area on the drawings where they would be placed. Chair Wheeler stated it appeared that the existing beam with the decorative ends carried through and he could not see how the archways would work. Mr. Hijazi explained that the structure was higher and the area had been boxed out and there was a generous overhang. He asked if the Committee would consider a canopy that matched the building? They could use the same stone around the bottom portion of the columns to tie the two together. Currently they looked like separate entities as the canopy had more of a modern look, which was Chevron's theme. They had a theme called Image Refresh, where all their canopies had the same design. Committee Member Woollett asked what the canopy colors would be? Mr. Hijazi stated it would be white and blue, the same colors as the company logo. Committee Member Gladson asked if the tree in the plans was a 24" boxed tree? Mr. Hijazi stated it was an existing tree that was not on their property. Committee Member Gladson suggested that they bring in mature trees to the site. Applicant, Wayne Fukuda, address on file, stated there were other things to consider such as visual site lines and he felt proportional growth would be better. Having a larger tree would dwarf the other issues around it. Committee Member McCormack stated it appeared that they would be relying on the trash to be accessed from the adjoining property. Mr. Hijazi stated that was correct. The trash was picked up through the adjoining property. Committee Member McCormack stated if there were any improvements on the adjoining property they could close that access off. He suggested having a street tree relocated (pointing out the area on the drawing) and have the access in that area. He asked about ADA access and the curb area and where was the lighting plan? Mr. Hijazi stated there would be zero curb with ADA access and pointed out the area on the drawings where a wheelchair ramp would go. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 13 of 16 Mr. Garcia stated the lighting plan would be submitted to Crime Prevention and then to the Building Department. Committee Member McCormack stated they needed to verify if a tree was needed in the trash access area. Mr. Garcia stated the code required a specific number of trees and the size, but did not specify a location of the trees. Committee Member McCormack stated he felt the landscape was fairly busy for a gas station. He suggested that they simplify the landscape plan. Committee Member Cathcart suggested the Crape Myrtle be 24", and that the Shamrock humura on Santiago be 24" also. He agreed with Committee Member McCormack on more massing, less plants, less plant selections. Committee Member Woollett made a motion to continue DRC No. 4217-07 and MNSP No. 0507-07, Santiago Chevron, with the following suggestions: 1. The drawings show both the canopy and the main building together, and the styles be compatible with each other. 2. The relative height of the buildings be addressed - to be appropriate next to each other. 3. Similar materials be used on the canopy and the building. 4. On the landscape: provide standard irrigation plans per City requirements. Simplify the plant palette with consideration for watering requirements and more massing of plant materials. All trees on the Santiago edge be increased to 24" boxed. 5. Address north property line for accessibility to the trash receptacle area. 6. Check the drawings to ensure the roof overhangs work and the floor plan/roof plan match each other. SECOND: Bill Cathcart AYES: Bill Cathcart, Adrienne Gladson, Tim McCormack, Craig Wheeler, Joe Woollett NOES: None ABSTAIN: None ABSENT: None MOTION CARRIED. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 14 of 16 5) DRC No. 4328-08 -SYCAMORE MEDICAL PLAZA A proposal to add a 219 sq. ft. exterior enclosure to the rear of an existing medical building. Enclosure will accommodate cooling equipment to permit the upgrade of a new MRI Imaging machine. 431 South Batavia Street, Old Towne Historic District Staff Contact: Dan Ryan, 714-744-7224, dryan(a,cit oy forange.org DRC Action: Final Determination Senior Planner, Dan Ryan, presented a project overview consistent with the Staff Report. Chair Wheeler suggested moving toward approval without any further discussion. Public Comment None. Committee Member Gladson stated she had wanted to have clarification on the height in comparison to the existing building and could the height be changed? Chair Wheeler opened the item to the Committee for discussion. Mr. Ryan stated in a medical building the equipment was for different functions and required different heights, and they felt it was appropriate to limit the size of the enclosure to the height of the equipment. The symmetry was not an issue and it fit the scale of the equipment. Committee Member McCormack stated when he looked at the photographs he wanted to see more of a rhythm of the Italian Cypress to give the look of having been planned for from the beginning. Applicant, Tom Harrison, address on file, stated it was a concrete tilt-up building in Old Towne and the initial planting was Italian Cypress that had grown very tall and very thin. They were actually looking at something different. Applicant, Louay Ayoub, address on file, reviewed the drawings with the Committee to point out what areas of planting would remain and a tree that would be relocated. Committee Member McCormack suggested rather than using the stepping-stones, which would not be used, to pour a band of concrete for a walkway. He pointed out the area on the drawing he was referring to. Committee Member McCormack made a motion to approve DRC No. 4328-08, Sycamore Medical Plaza, with the conditions contained in the Staff Report and with the following conditions: 1. Leave Italian Cypress at the corner of the building. 2. Match treatment of the other structure opposite of the entry by use of the Prodo carpus. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 15 of 16 3. Rather than relocating the Prunes, to plant a new Prunes. 4. Add 18" wide concrete path adjacent curb to allow access to the structure entry and provide two stepping-stones to the pad entry. SECOND: Joe Woollett AYES: Bill Cathcart, Adrienne Gladson, Tim McCormack, Craig Wheeler, Joe Woollett NOES: None ABSTAIN: None ABSENT: None MOTION CARRIED. City of Orange -Design Review Committee Meeting Minutes for March 5, 2008 Page 16 of 16 ADJOURNMENT: A motion was made by Committee Member Woollett to adjourn to the next regular meeting on Wednesday, March 19, 2008. SECOND: Tim McCormack AYES: Bill Cathcart, Adrienne Gladson, Tim McCormack, Craig Wheeler, Joe Woollett NOES: None ABSTAIN: None ABSENT: None MOTION CARRIED.