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09-05-2001 DRC MinutesCITY OF ORANGE DESIGN REVIEW COMMITTEE MINUTES for Wednesday, September 5, 2001 Committee Members Present: Alice Angus Leonard Filner (Vice Chair) Susan Secoy Joe Woollett (Chair) Staff in Attendance: Chuck Lau, Associate Planner Howard Morris, Landscape Coordinator Dave Statton, Landscape Coordinator Committee Member Absent: Mark Paone Administrative Session - 4:30 P.M. The committee met for an administrative session beginning at 4:30 p.m. The meeting adjourned at approximately 8:25 p.m. Regular Session - 5:30 PM REVIEW OF MINUTES: The review and approval of minutes was deferred until the September 19, 2001 meeting. City of Orange -Design Review Committee Meeting Minutes for September 5, 2001 Page 2 DRC No. 3480 -SAINT JOSEPH HEALTH SYSTEM Preliminary review of site, building, and landscaping plans for two new medical office buildings that will total approximately 217,000 sq. ft. in area. 1000 W. La Veta Avenue Staff Contact: Christopher Carnes -Senior Planner DRC Action: Preliminary Review - No Action Required Fred Talarico, Consultant, and Ken Lewis with Martin Partner Architects, presented the project. The proposal is to construct two new medical office buildings totaling approximately 217,000 sq.ft. on a 3.71 acres vacant site that was previously developed with a 6-story medical office building. The proposal will be developed in two phases: Phase I consist of a four-story building with surface parking, and Phase II consists of a six-story building with an 8-story parking structure. The project also shares parking with the adjacent St. Joseph Pavilion building to the west of the site. Committee Member Leonard Filner asked if the curb along La Veta Avenue is being relocated. Mr. Lewis replied, yes, the curb is being moved back approximately 14 ft. along La Veta Avenue to accommodate future street widening. The meeting was opened for public comments (None) Committee Chair Joe Woollett asked if the landscape area at the rear of the parking structure shown on the site plan is part of this property. He does not want to see the freeway traffic lanes being so close to the parking structure. Mr. Lewis replied that this area belongs to CalTrans. The parking structure is at zero setback at the rear property line. Committee Member Susan Secoy stated that a parking structure is a better use right up against the freeway as it can actually function as a buffer. She also understands the simplicity of the buildings, but feels that it may be over-simplified. The buildings lack definition as to the top, middle and bottom. Perhaps some type of base element would help to not make the building appear as if it was sunk into the ground. Committee Member Alice Angus raised concerns with the apparent lack of landscaping in the surface parking lot area in Phase I. She is concerned with the length of time between Phase I and Phase II. Mr. Talarico replied that it is rather difficult to determine an exact time frame, although they are presently seeking to file a Development Agreement with the City fora 10-year period. It is anticipated that Phase II of the project would be completed within that time frame. Committee Member Leonard Filner stated that he would prefer to see some planter fingers and tree wells added to help break-up the long parking aisles City of Orange -Design Review Committee Meeting Minutes for September 5, 2001 Page 3 DRC No. 3480 -SAINT JOSEPH HEALTH SYSTEM (Continued) Committee Chair Joe Woollett asked if the applicant intends to submit revised plans based on the above discussion back to the committee to take an action. Mr. Talarico replied that this is only a preliminary review for DRC comments at this time. They will address the issues that the DRC has raised, and make a formal project application submittal at a later date. Committee Chair Joe Woollett stated that this is an important building for the City in an important area, and the committee is supportive of the project. No action required -Information item only) City of Orange -Design Review Committee Meeting Minutes for September 5, 2001 Page 4 2. DRC No. 3487 - BASANT SACHDEVA Signage program for a newly remodeled commercial center. 1736-1746 E. Meats Avenue Staff Contact: Chuck Lau, Associate Planner DRC Action: Final Determination Mr. Basant Sachdeva, owner and architect, presented the project. The proposal is a new signage program for the existing commercial center that was recently remodeled. The proposal consists of new wall signs that are made of 2'-0"H x 8'-0"W metal cabinets to be installed along the storefronts of each tenant space. The signage for the primary tenant space (formerly Cafe Francois) is slightly larger at 3'-0"H x 12'-0"W. The frames of the sign cabinets are painted to match the door and window frames. The acrylic background panels will be White, Black, Blue, or Red at tenant's choice. The sign graphics and lettering will be the same four colors as the background. The signs will be internally illuminated. The project was opened for public comments: (None) Committee Chair Joe Woollett raised concerns with the use of four different background colors, which seemed overly diverse for such a small center with only five tenant spaces. Limiting the background to only one common color would make the signage program more cohesive. He would prefer to see the sign background limited to one single color (white). MOTION was made by Committee Member Leonard Filner to approve the project subject to the following conditions: 1. Sign background shall be limited to one single color (White - 7138). 2. Sign lettering style to be at tenant's choice. 3. Sign lettering shall be limited to the following: Blue #2114 Black #2025 Red #2793 SECOND:Joe Woollett 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 September 5, 2001 Page 5 3. DRC No. 3614 -GREG & MERILYNN EARLY Addition of 192 sq. ft. to the first floor and 1,076 sq. ft. of new second floor, and a 444 sq. ft. attached garage for an existing residence in Old Towne. 142 N. Cambridge Street (Contributing Structure) Staff Contact: Daniel Ryan, Senior Planner -Historic Preservation DRC Action: Preliminary Review - No Action Required Committee Member Susan Secoy abstained from this project, as she is representing the applicant. The owners, Greg and Merilynn Early, Susan Secoy and Robert Imboden with Secoy Architects, presented the project. The existing single story Bungalow is 1,183 sq.ft., and the proposed addition is 1,269 sq.ft. for an overall total of 2,452 sq.ft. The existing F.A.R. (Floor Area Ratio) is .22, and the new F.A.R. is .43. The subject site is unique in that it is located at the edge of the Old Towne Historic District, and is adjacent to commercial property. The owners had previously submitted a similar proposal back in February 7, 2001 prepared by a different architectural firm. The owners have since changed architectural firms by hiring Secoy Architects. One of the primary concerns in dealing with this project is retaining the contributing status of the existing 1923 Bungalow residence. They disagree with City staff's opinion stated in the staff report that the property would no longer be considered "Historically Contributing". The new design approach is sympathetic to the original house by respecting and preserving the essential forms and integrity of the historic structure, and by keeping the important defining features of the house intact. As such, it is their opinion that the property should be able to retain its "Historically Contributing" status with the City. The project was opened for public comments: Jeff Frankel, representing OTPA (Old Towne Preservation Association) stated that the OTPA would be opposed to this project, if it results in the loss of the property's historic contributing status. The building design looks good, but there are still concerns with the issue of bulk and mass, particularly in relationship to the residential neighborhood to the north, which are predominately single story Bungalows. Perhaps if the bulk and mass could be reduced, then maybe it would go better with the existing streetscape. Janet Crenshaw, also with OTPA, stated her concerns with the proposed use of an attached garage. This adds to the overall size of the building, and is not historically accurate. Committee Joe Woollett felt that although the proposed addition more than doubled the size of the existing house, the architect has done a good job overall in maintaining some of the defining characteristics of the existing Bungalow residence. Committee Member Alice Angus asked if it would be possible to move the garage back and create more of a 1'/2-story design instead. City of Orange -Design Review Committee Meeting Minutes for September 5, 2001 Page 6 3. DRC No. 3614 -GREG & MERILYNN EARLY (Continued) Robert Imboden stated that they would not be able to achieve the objectives in terms of maintaining the square footages that the owners are looking for in a 1 %2-story design. Committee Chair Joe Woollett stated that one of the difficulties, as pointed out earlier by the architect as also being an advantage, is that the site is located at the edge bounded by commercial property on the south. This also makes the south side of the project more visible, despite the high wall along the south property line. Committee Member Leonard Filner stated that he has no problems with the way it looks in terms of the architecture. The issue that he is concerned with is the bulk and mass of the structure. He is not opposed to the addition of a second story, but considering its orientation and high visibility exposure to the south, the overall size of the structure should be reduced before he can offer his support for this project. Committee Member Joe Woollett stated that the building section plan shows a lot of height over the garage, which seems unnecessary. Perhaps stepping the building down can reduce some of the height. It would make a big difference in helping to mitigate the issue of massing. Susan Secoy suggested to the owners to reduce the square footage and further break-up the massing of the building to address the concerns that have been raised by the committee and the public. No action required -Information item only) City of Orange -Design Review Committee Meeting Minutes for September 5, 2001 Page 7 4. DRC No. 3634 - ST. JOHN'S LUTHERAN CHURCH Landscape review as part of a comprehensive Master Plan for the Saint John's Lutheran Church and School Campus. Shaffer Street on the east, Center Street on the west, Almond Avenue bound site on the south, and Chapman Avenue on the north. Staff Contact: Anna Pehoushek, Senior Planner DRC Action: Final Determination Jim Dietz with Architects Orange and Dale Hadfield, Landscape Architect, presented the project. This is a review of the landscaping plans for the new Chapman classroom building, Preschool expansion and parking lot areas. For the Chapman building, the plan includes an assortment of new planting material at the base of the building, and the addition of several new street trees to compliment the existing street trees along both Chapman Avenue and Shaffer Street. For the Preschool, most of the existing landscaping would be replaced with an assortment of new planting material. The two parking lots consist of a combination of existing and new trees, as well as new shrubs and ground cover material to help soften its appearance from the surrounding neighborhood. The meeting was opened for public comments: (None) Committee Member Leonard Filner has no problem with the proposed landscape plans, but recommends up-sizing the three new Magnolia street trees from 24-inch box to minimum 36- inch box size. MOTION was made by Committee Member Leonard Filner to approve the project subject to the following conditions: 1. The applicant shall install six-inch curbing around all parking lot planters to protect vegetation from damage b vehicles and from collecting debris. This design feature shall be included on the construction drawings for Planning Division verification prior to the issuance of building permits. 2. The three new street trees (Magnolia grandiflora) along Shaffer Street shall be upgraded from 24-inch box to minimum 36-inch box size. 3. Submit final landscape and irrigation plans to Community Services Department for approval. Final plans to include City required inspection notes. 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 September 5, 2001 Page 8 5. DRC No. 3639 - NEXTEL COMMUNICATIONS Revised plans for a proposed roof mounted telecommunications antenna facility on an existing 2-story commercial building. 626-648 N. Tustin Street Staff Contact: Mario Chavez-Marquez, Planning Aide DRC Action: Final Determination Continued from 5-15-2001 & 8-22-2001 DRC meetings) Committee Member Susan Secoy abstained from review of this project, due to a potential conflict of interest. The project was presented by Ira Glasky with Nextel Communications. This is a revised proposal from the previous submittal and discussion with the DRC on May 15, 2001. The revised proposal includes four alternative designs: Alternative #1 is an approach that was suggested by the committee from the previous meeting to extend the slope of the existing roof to create a raised hip roof element, so that it appears less like an "add-on". The problem with this approach is that the building is not wide enough to extend the hip roof to the west, and leaving the antenna exposed along the back; Alternative #2 is a raised parapet (16'x16') element made of fiberglass, textured and painted to match the existing building; Alternative #3 is a variation of the original proposal by widening the cupola element to compliment the horizontal length of the building; Alternative #4 was made at the suggestion of City staff that another company (Cingular Wireless) had a "Uni-cell" antenna that was approved by the DRC at the August 22, 2001 meeting. However, Nextel uses a different frequency signal and that they have different coverage requirements that requires a total of five "uni-cell" antennas that are between 24 to 36 inches in diameter in order to work for this location. Committee Member Alice Angus stated her concerns in terms of looking at all the options, that Alternative #3, in combination with increasing screening at the back of the building, would be preferable over the other designs. She did not like the "uni-cell" approach for this project because it appeared like multiple smoke stacks on an industrial building. Committee Chair Joe Woollett stated that he is willing to go with the cupola approach if there is an opportunity to improve the backside for the adjoining residential neighborhood, by adding a parapet wall along the entire length of the building to help screen the multitude of existing roof top equipments. MOTION was made by Committee Member Alice Angus to approve the project with the following conditions: 1. Alternative #3 is approved with arch features to match the window arches on the existing building. 2. Add 42 in. high screen wall along entire length of the rear (west) building elevation. Screen wall shall be textured and painted to match existing building. 3. Equipment cabinet and cable tray shall be textured and painted to match existing building. Delete 10 ft. high fiberglass screen. City of Orange -Design Review Committee Meeting Minutes for September 5, 2001 Page 9 5. DRC No. 3639 - NEXTEL COMMUNICATIONS (Continued) SECOND:Joe Woollett AYES:Alice Angus, Leonard NOES:None ABSENT:Mark Paone ABSTAINED:Susan Secoy Filner, Joe Woollett MOTION CARRIED City of Orange -Design Review Committee Meeting Minutes for September 5, 2001 Page 10 6. DRC No. 3664 -ORANGE FINANCIAL CENTER New wall signs for an existing commercial office building. 681-721 S. Parker Street Staff Contact: Chuck Lau, Associate Planner DRC Action: Final Determination Joe Rhodes with Heath & Company presented the project. The request is a modification of the approved sign program to allow the installation of four wall signs along the north and west elevations of Building C. The proposed signage is actually slightly smaller in size than what was allowed under the approved sign program. The purpose of the new sign location is to provide improved visibility for the new tenants. The project was opened to public comments: (None) Committee Member Susan Secoy has visited the site, and she can certainly understands the need for more identity for this location. Her only concern is that the vertical height of the proposed lettering seems to be a rather tight fit on the horizontal band of the building. Joe Rhodes replied that the proposed signage uses a combination of upper and lower case letterings. It is only the uppercase lettering that is slightly larger at 4 ft. in height. Most of the signage uses small case lettering that is only 3 ft. in height. MOTION was made by Committee Chair Joe Woollett to approve the project as submitted. SECOND:Susan Secoy 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 September 5, 2001 Page 11 7. DRC No. 3666 - MERICOM CORPORATION Collocation of wireless communication antennas on an existing monopole and construction of new equipment shed in an existing commercial center. 3505 E. Chapman Avenue Staff Contact: Jay Eastman, Assistant Planner DRC Action: Final Determination Gregg McClain with Mericom Corporation, representing AT&T Wireless, presented the project. The proposal is to collocate a new broadband antenna array on an existing wireless communication monopole located within an existing shopping. The proposal also includes the construction of a new 10'x12' equipment structure to service the antenna. Committee Member Alice Angus stated that it makes a lot of sense to collocate the new antenna on an existing monopole because it does not create any negative impact. The primary concern is with the appearance of new equipment structure in terms of how it can be improved aesthetically. Committee Member Joe Woollett stated that he would prefer to see that the new equipment structure could be integrated (i.e. share the same block walls) with the existing trash enclosures. This will help to maximize the landscape areas. Committee Member Susan Secoy suggested that the equipment shed be designed to minimum dimensions, then incorporate the split-face block wall and maximize the amount of landscape area around it. The applicant should revise the project and come back with different alternatives and a conceptual plan at the next DRC meeting. MOTION was made by Committee Chair Joe Woollett to continue the project 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 September 5, 2001 Page 12 8. DRC No. 3668 -ELIZABETH SPEIGLE Construction of 326 sq. ft. room addition consisting of a new study and bathroom at the rear of an existing residence in Old Towne 330 E. La Veta Avenue (Contributing Structure) Staff Contact: Daniel Ryan, Senior Planner -Historic Preservation DRC Action: Final Determination Approved as Consent Item) MOTION was made by Committee Chair Joe Woollett to approve the project as submitted. 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: 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 September 5, 2001 Page 13 9. DRC No. 3669 -DONALD BERNARD New landscape planter and replacement brick staircase at the front porch of an existing residence in Old Towne. 230 S. Grand Street (Contributing Structure) Staff Contact: Daniel Ryan, Senior Planner -Historic Preservation DRC Action: Final Determination Donald and Anita Bernard, property owners, presented the project. They are requesting approval for the construction of new brick steps that replaced the original wood steps at the front porch of an existing Craftsman residence in Old Towne. They received a "Notice of Violation" from the City's Code Enforcement Division for constructing the new steps without DRC approval. This proposal also includes the addition of a new brick landscape planter long the front of the house, and a new brick walkway that extends from the front porch steps out to the sidewalk. Photos of the new and original steps were shown, a well as photos of other properties in the area that also have bricks in their front yard. Committee Chair Joe Woollett stated that this is an awkward situation for the DRC because it is being reviewed after-the-fact. The DRC has reviewed staff's comments in reference to the Old Towne Design Standards, the Secretary of Interior's Standards for Rehabilitation, and the City's Local CEQA guidelines for the repair and/or replacement of historic materials. Staff recommends that the front porch steps be constructed of the same materials as the original porch steps. Anita Bernard stated that within this year, there are numerous properties in the area that have also installed bricks. She would like to know if the DRC is also going to tell them that they do not have any permits for their brick work. Committee Chair Woollett explained that there is nothing inherently wrong with using brick. It depends on what kind of brick it is, and which building it's being used for. There are a lot of bricks used in Old Towne, but the bricks are on different kinds of buildings. Anita Bernard stated she did not realize that any type of approval was needed. She has already spent $5,000 on the bricks. The meeting was opened for public comments: Jeff Frankel (representing the Old Towne Preservation Association) referenced the Secretary of the Interior Standards, which states that the defining feature of a historically contributing structure, if deteriorated, shall be replaced with in-kind material. He does not belief that the proposed brick steps are similar in any way to the existing. The front porch is the first thing you see when you approach a house. It is acharacter-defining feature of that house. He believes that the steps should not be changed in design or material. There are lots of people who like bricks, and he sees nothing wrong with using brick. They (OTPA) have nothing against the owners. They (OTPA) are only trying to retain the original character of these historic structures. City of Orange -Design Review Committee Meeting Minutes for September 5, 2001 Page 14 9. DRC No. 3669 -DONALD BERNARD (Continued) Robert Imboden (also representing the Old Towne Preservation Association) applauded the owner in attempting to improve their property, but there are standards that need to be complied with. He agrees that there are a large number of other homes in the area that have done the same thing. His concern is that it is an element that is not original to the period of the existing Craftsman house. It is an additive feature from another period, which is in violation of the standards. Donald Bernard stated that there have been numerous remodeling that were done in the past that were not subjected to the same standards that they are now being required to adhere to. Committee Chair Joe Woollett knows that there are many alterations that have been made in Old Towne that are not in accordance with the standards. Some of these alterations were made prior to adoption of the current standards, and some other things were changed that the DRC is not aware of. Anita Bernard stated that she will take the addresses of all the people that have done work on their property without permits, and she wants the DRC to tell all these people to put it back the way it was. She would hate to do this, but she feels that the DRC must treat everyone equal. Committee Member Susan Secoy stated that the DRC could only review and make a determination on projects that come before them. Since this particular project has been submitted to the DRC, they must consider the project based on the adopted standards. She further stated that the owners should have been aware that there is a review and approval process for making these types of improvement on an existing residence in Old Towne. Anita Bernard asked if the new brick planter and walkway requires the same process. She feels that the DRC doesn't want them to make any of these improvements to the house. Committee Chair Joe Woollett disagreed and explained that the DRC expects people to improve their property, but first it must be submitted to the DRC before the work is done, so that the DRC can review the project to make sure that it complies with the ordinance. Donald Bernard asked if he could just apply some wood over the new brick steps to cover it up. Committee Chair Joe Woollett did not think it would work because the wood will raise the steps up approximately one inch higher. The submitted plans do not show enough detail to make a determination. The owners should consider alternatives and return to the DRC with more information to resolve this issue. Committee Member Alice Angus suggested continuing this item for 30 days to allow time for the applicants to submit revised plans back to the DRC for final determination. MOTION was made by Committee Chair Joe Woollett to continue the project to the October 10, 2001 meeting, based on the above discussion. City of Orange -Design Review Committee Meeting Minutes for September 5, 2001 Page 15 9. DRC No. 3669 -DONALD BERNARD (Continued) SECOND:Susan Secoy 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 September 5, 2001 Page 16 10. DRC No. 3670 -HILTON SUITES New replacement freestanding sign for an existing hotel. 400 N. State College Boulevard Staff Contact: Chuck Lau, Associate Planner DRC Action: Final Determination Approved as Consent Item) MOTION was made by Committee Chair Joe Woollett to approve the project as submitted. SECOND:Alice Angus AYES:Alice Angus, Leonard Filner, Susan Secoy, Joe Woollett NOES:None ABSENT:Mark Paone ABSTAINED:None MOTION CARRIED DRC 09-05-01 Minutes