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1997-06-04 Final DRC MinutesCity of Orange Design Review Board MINUTES for Wednesday, June 4, 1997 Board Members Present: Tim McCormack Steven McHarris Steven Prothero (Chair) Richard Cavecche Robert Reilly Board Members Absent: None Staff in Attendance: Chuck Lau, Associate Planner James Donovan, Associate Planner Howard Morris, Landscape Coordinator Ad~zinistrative Session - 4: 30 P.M. The board met for an administrative session beginning at 4:30 P.M. The meeting adjourned at approximately 10:30 P.M. Regular Session - 5:00 P.M. Steven Prothero opened the meeting. Review and approval of the May 21, 1997 minutes were defer-ed to the June 18, 1997 meeting. City of Orange -Design Review Board Meeting Minutes for June 4, 1997 Page 2 (1) DRB No. 3134 Century Theatres 1501 W. Katella Ave. Stephen Copley, Nowell & Associates • Landscape construction plans fora 25- screen theater project • C-R zone (Commercial Recreation) The project landscape architect, Stephen Copley, presented color samples of the finishing materials and catalogs brochures of various pedestrian furniture and fixtures used for the project. Also presented were the final landscape construction document plans which showed most of the changes suggested by the DRB. One of the items that remain unchanged from the previous submittal is the use of Italian Cypress trees along the main entrance to the complex. The reason for this is to direct focus towards the main theater complex and not the parking lot area. Additionally, the perimeter landscaping fronting along Main Street and Katella Avenue was also presented to the DRB for approval. MOTION by Tim McCormack to approve the project subject to the following conditions: 1. In the event that the quantity of Eucalyptus Microtheca is not available in 24 inch box, then 15 gallon maybe used in selective areas at the discretion of the landscape architect. 2. Replace Flame Vine (Pyrostegia Venusta) with Boston Ivy (Parthenocissus Tricuspidata). 3. Annual colors plant material shall be spaced 6 inches on center rather than 12 inches. 4. Replace Rainbird 1804 Series sprinlders to 1806 Series sprii~lclers in turf areas. 5. Provide City required notes on appropriate pages of the landscape and irrigation plans. G. Submit revised plans to City staff for approval. SECOND: Steve McHan-is AYES: Richard Cavecche, Tim McCormack, Steve McBanis and Robert Reilly NOES: None ABSENT: None ABSTAINED: Steve Prothero MOTION CARRIED City of Orange -Design Review Board Meeting Minutes for furze 4, 1997 Page 3 (2) DRB No. 3151 Outback/Taft Storage 1934 E. Taft Ave. Jordan Architects Inc. • Landscape plans for self-storage facility • M-1 zone (Light Manufacturing) Todd Voelker and Brian Hull from Jordan Architects, Inc. were present These are the final construction document plans, Tim McCoi7nack raised concerns regarding the lack of tree screening from the freeway. This is still not being mitigated Also, is there any protection for the corners of the buildings at drive aisle intersections? The applicant replied that due to the uncertainties of CalTran's conshuction scheduling, adding screen trees at this time would not be practical In regards to the comers of the buildings they would be protected with steel bollards. MOTION by Steve Prothero to approve the project subject to the following conditions: 1. Change two of the Rhus Lancea trees to Eucalyptus trees at the east side of the office building so that it matches the existing row of five Eucalyptus trees. 2. Clarify ground cover to maintain weed control at all areas where it is cun-ently not indicated as pavement or planted areas. 3. Modify hydroseed mix to include a four season planting mix to provide year round color and foliage. 4. Provide City required notes on the appropriate pages of the landscape and irrigation plans. 5. Provide mulch or gravel in the area between Building "G" and the westerly boundary line. 6. Revised final plans shall be submitted to staff for approval. SECOND: Rick Cavecche AYES: Richard Cavecche, Tim McCormack, Steve McHarris, Steve Prothero NOES: None ABSENT: None ABSTAINED: Robert Reilly MOTION CARRIED City of Orange -Design Review Board Meeting Minutes for Jurae 4, 1997 Page 4 (3) DRB No. 3188 Woodside Plaza Remodel of an existing retail center 3110-3134 E. Chapman Avenue C-1 zone (Limited Business) William C, Sharon, Architect Mr. Tom Campos, project architect, presented revised plans that showed all the revisions that were required from the previous meeting. The DRB raised concerns with the under lighting of the awnings and the view from underneath. MOTION by Rick Cavecche to approve the project subject to the following conditions: 1. Awnings shall be opaque and be provided with side skirt and mesh return underneath to accommodate internal fluorescent lights. 2. Submit sign program to DRB, SECOND: Robert Reilly AYES: Richard Cavecche, Tim McCormack, Steve McHarris, Steve Prothero and Robert Reilly NOES: None ABSENT: None ABSTAINED: None MOTION CARRIED City of Orange -Design Review Board Meeting Mir7~utes for June 4, 1997 Pab e 5 (4) DRB No. 3209 Polygon Communities, Inc. Hewes Street & Rancho Santiago Blvd MDS Consulting • Building elevations for tract of 100 units • R-1-8/-10 (Single Family Residential) zones, with minimum lot sizes of 8,000 and 10,000 square feet Steve Shepard, Project Manager, and Hai>Ic Jimenez, MDS Consulting, presented the project to the DRB. The proposal includes a new model for the larger 10,000 sq.ft. lots which is similar in desigm to one of the three models that was approved at the previous meeting. A Variance and an Administrative Adjustment Permit was approved for this project to allowed the some of the traits to be within 10 to 16 ft. of the front property line. By varying the front yard setbacks on several of these houses, it creates a more interesting streetscape. As a condition of approval for the waiver of setback reduirements, the DRB is being asked to review the site plan and building elevations to assure that proper architectural t-eatments are being incorporated. The DRB expressed concerns with the width of paved driveways allowed for the houses that has optional four car garages. Staff replied that an ordinance amendnnent is being proposed to limit the width of the driveway area that would be allowed for residential lots. The new ordinance would allow up to a maximum of 60% width of the front yard area to be paved. The maximum width of the driveway would be 24 ft. The board supports the project based on the finding that the building elevations are well articulated and adds interest to the streetscape. And based on the fact that most of the setback encroachments are open architectural elements rather than enclosed structures. And also based on the fact that the front yard area is limited to a maximum 60% pavement. MOTION by Steve Prothero to approve the project as submitted SECOND: Richard Cavecche AYES: Richard Cavecche, Tim McCormack, Steve McHarris, Steve Prothero and Robert Reilly NOES: None ABSENT: None ABSTAINED: None MOTION CARRIED City of Orange -Design Review Boarcl Meeting Minutes for June 4, 1997 Page 6 (5) DRB No. 3211 Boston Market Mall of Orange The Reyes Group • Building elevations and landscape plan for new restaurant building • C-TR zone (Limited Business) (This item was approved on the consent calendar) MOTION by Robert Reilly to approve the project as submitted. SECOND: Steve McHarris AYES: Richard Cavecche, Tim McCormack, Steve McHarris, Steve Prothero and Robert Reilly NOI/S: None ABSIJNT: None ABSTAINED: None MOTION CARRIED City of Orange -Design Review Board Meeting Minutes for June 4, 1997 Page 7 (6) DRB No. 3204 Victor Quinones 417 N. Cypress Street West Coast Construction • Demolish and reconstruct existing house • R-2-6 zone (Duplex Residential District) • Old Towne Mr. Victor Quinones, owner of the property, and Brian I~ammock, Westcoast Construction presented the project to the board. The DRB had approved the construction of a detached 2-car garage on this property back on February 5, 1997. 'The existing residence was intended to remain unchanged with only minor repair and maintenance work. Subseduently, however, it was discovered that most of the structural members were badly damaged by termites, and thereby resulting in nearly a complete rebuilt. The overall size, shape, and footprint of the building remained essentially unchanged. The board raised concerns with the siding material being used. Is wood being used, or some type of composite material? The existing 6 ft. high chain-link fence is non-conforming and is in need of repair. Other concerns includes railing details, windows, doors, roof material, etc. MOTION by Steve Prothero to approve the project to the following conditions: 1. Remove existing 6 ft. high chain-link fence from front yard setback area. Any fence in this area shall be made of wood, and not to exceed 42 inches in height. 2. Recommend use of 4 inch wood lap siding. Alternative composite material siding may be used, subject to review and approval by Dan Ryan -Senior Historic Preservation Planner. 3. Aluminum frame sliding windows are not permitted. Replace with wood hung windows. Trim shall match other existing bungalow style houses in the area. 4. Front porch handrail shall be made of 2" x 6" shaped wood cap with 2" x 2"pickets. 5. Exposed blocks at the foundation shall be sacked with concrete to have a smooth sanded type finish. Provide joint at line of material change. 6. Roof material shall be composition shingle. Black color is approved. 7. Fascia boards at rafter tails are approved. (Match original as shown on photographs) ~. House colors -gray field with white trim is approved. 9. Provide wood panel type doors. ] 0. Provide ribbon driveway to the back edge of the house. SECOND: Steve McHarris AYES: Richard Cavecche, Tim McCormack, Steve McHarris, Steve Prothero and Robert Reilly NOES: None ABSENT: None ABSTAINED: None MOTION CARRIED City of Orcni~e -Design Review Boat~cl Meeting Minutes fon June 4, 1997 Page 8 (7) DRB No. 3219 Park Orleans HOA 660 S. Glassell Street Gannon Design • Monument sign proposed for entry to residential condominium project • R-3 zone (Multi-Family Residential District) (Project approved on the Consent Calendar.) MOTION by Rick Cavecche to approve the proposed alternative #2 sign with the grid pattern and lower 5 ft. overall height. SECOND: Robert Reilly AYES: Richard Cavecche, Tian McCormack, Steve McHarris, Steve Prothero and Robert Reilly NOES: None ABSENT: None ABSTAINED: None MOTION CARRIED City of Orange -Design Review Bocarciz Meetir~~g Mitzuzes for June 4, 1997 Page J (8) DRB No. 3220 New Age Psychic • 1305 W. Chapman Avenue • Greg Ramirez, Greco Signs Free standing sign C-2 zone (General Business District) (Project approved on the Consent Calendar.) MOTION by Steve Prothero to approve the project subject to the following condition: Provide opaque background. SrCOND: Steve McHarris AYES: Richard Cavecche, Tim McCormack, Steve McHarris, Steve Prothero and Robert Reilly NOI/S: None ABSENT: None ABSTAINED: None MOTION CARRIED City of Orange -Design Review 13ourd Meeting Minutes for June 4, 1997 Page 10 (9) DRB No. 3221 Cambridge Medical Plaza Free Standing Sign 1040-1044 E. Chapman Avenue O-P zone (Office Professional District) Barrett Construction Dean Barrett -Barrett Construction, presented the project to the DRB. The sign is only 42" high and non-illuminated. The DRB raised concerns with how the plywood is being integrated with the concrete block. MOTION by Steve Prothero to approve the project subject to the following conditions: 1. Board shall be held back 2" from the edge of the pilasters and front the top of the sign. 2. Wood panel shall be provided with a raised trim piece around the edge. SECOND: Rick Cavecche AYES: Richard Cavecche, Tim McCormack, Steve McHaiYis, Steve Prothero and Robert Reilly NOES: None ABSENT: None ABSTAINED: None MOTION CARRIED City of Oa~ange -Design Review 13ocrrd Meeting Minutes fo~~ .hone 4, 19>7 Page ll (10) DRB No. 3222 Mall of Orange • Tustin Street, between Meats & Heim Feola Carli & Archuleta Architects Revision to the main pedestrian entrance on the east side of the mall, with area added for outdoor dining C-TR zone (Limited Business) The project was presented by Bill DeEiel and Barbara Toth. The proposal is to provide emphasis for the entrance to the mall. Although there are budget constraints, the design has been approved by their major tenants. The DRB stated that more should be done to marls the shopping center, perhaps this treatment can be extended to other parts of the Mall. Are there any long range plans for this`? Steve Prothero stated that he is personally not very fond of this treatment, as it is not consistent architecturally with the existing mall architecture. If this were to be approved, however, it should not be tied into the existing fi-eestanding sigm, but rather terminate at either side. Tim McCormack asked if the mall's landscaping can be renovated? The applicant replied that it is not in the budget. Rick Cavecche stated that the concept is acceptable, however, more details are needed with fiu-ther refinements. MOTION by Rick Cavecche to continued review of this item for further study. The applicant may retunl with revised plans to the next scheduled meeting without prior submittal for the packets. SECOND: Tim McCormack AYES: Richard Cavecche, Tim McCor7l~ack, Steve McHarris, Steve Prothero and Robert Reilly NOES: None ABSENT: None ABSTAINED; None MOTION CARRIED City of Orange -Design Review Bocirc~ Meeting Minutes for June 4, 1997 Puge 12 (11) DRB No. 3223 Chapman University SEC Glassell and Sycamore Dworsky Associates • 4-story structure: Business & Information Technology (BIT) building • P-I (SP); Public Institution District with a Specific Plan Mr. Doug Dworsky, Dworsky Associates, Architects for the BIT Building, and Al McQuilkin, Director of Facilities presented the project to the DRB. The proposal is to construct a four story 90,000 sq. ft. Business & li~formation Technology (BIT) building, located at the southeast corner of Glassell Street and Sycamore Avenue. Mr. Dworsky stated that the intent in the designing of the BIT Building is to bring elements of Chapman's various traditions together. He also stated that in the development of the building, the floor plan is a relatively tight and compact based on the fact that the site is very tightly defined on all four sides, resulting in a four story building which contains approximately 90,000 square feet of program space. He explained how the building mass was arranged as a series of parallel masses. These masses are expressed not only on the end elevations through a series of separate blocks of varying heights which tend to break down the scale of this facility, but through acttiial stepping of the plan through a creation of terraces on the north and east sides. Mr. Dworsky explained that the University considers the campus as having dual architectural traditions: old and new; historic buildings of classical design with a plaster finish, and newer contemporary buildings made of concrete block distinguished by earthen tones. The University refers to these traditions as "the white and the beige". They have gone back to the white and beige tradition on the campus looking at very specific elements that draw upon these existing t<aditions. The first element is the establishment of a clear base, middle and top to the building, relating to the layout functional aspect. The base is defined by a modular material like the beige buildings on the campus. The base wraps the entire first floor of the facility. Much of the first floor functions do not require windows and the levels have been articulated with a series of niches. Within these niches are cylindrical columns relating back to the white tradition on the campus, which is carving out a niche in the plane of a building and placing architectural detail in it They have taken that detail and created a rhythmic element along the longer elevations of the facility. He further stated that the second floor on both the north and south elevations a series of paired vertical windows have been created as an element of the historic class of architecture forming the middle of the building. The top floor requires more substantial windows. Mr. Dworsky stated that the finished material proposed for the upper three floors of the building is a smooth painted plaster similar to the painted plaster on the older classical buildings on the cair~pus. Mr. Dworsky described the tradition of the Chapman window and stated that they would use it in a tower element that was light and airy. The other uses of the Chapman window on the main entry, the east elevation, would be to use the repetitive motif wrapped around the two sides of the entry lobby. The grill work as shown on Memorial Halk would be used along the Glassell City of Orange -Design Review Board Meeting Minutes for June 4, J 997 Page 13 elevation. This elevation also shows a series of parallel blocks, each with different proportions and window expressions. Mr. Dworsky explained that a landscape theime has also been developed. On the east side a hardscape entry plaza has been created because this will be a major entry point for pedest<ians into the campus and create some contrast on what is proposed as the site for the new chapel. The north of the building is proposed to be developed with a double row of vase-shaped trees. The south side has two different landscape heatments. The first is the use of a small grove of palm trees creating a shaded canopy for the small cafe on the ground floor in the southeast coi7~er of the building. The second is the use of a series of trees to create a green alley in between the BIT building and the existing Film and Television school. An existing large oak tree is proposed to be maintained for the north east corner, Mr. Dworsky stated that there was another change from the original submittal regarding the 68 foot overall height. Upon further study of the technical requirements for the building, it is now proposed to be within the 62 foot height limit. Steve Prothero asked Mr. Dworsky to address how the building fits with the Southwest Desi~m Standards which were adopted by the Specific Plan for the University. Mr. Dworsky answered that the Specific Plan recognizes the Southwest Design Standards and the existing traditions on campus and the need to simultaneously relate to these traditions, but allow variety and creativity within a framework of the existing architectural context. He stated that some of the critical elements of the guidelines were to avoid buildings that are boxy and unarticulated. This has been accomplished by breaking down a rectangular mass into a series of interlocking masses and the development of articulated elevations with different window treatments as shown on both east and west elevations. Steve Mc1-Iarris asked if the Specific Plan was Mr. Dworksy's long range development plan. Also, if the film and Television building was to remain in the long range plan for the campus. Al McQuillcin replied that in the long range plan the film and Television building was a candidate for replacement within the next five or ten years. Mr. McHarris inquired if airy thought had been given to bridging the pedestrian crossing of Glassell. Mr, McQuillcin answered that traffic study was been done and it was recommended that a signal be installed at the corner of Sycamore and Glassell with pedestrian crossing. Elevated bridges were also examined and it was determined that there would be too many problems related to them. There was a discussion regarding the needed span of the bridge. Rich Cavecche expressed his concern regarding the relation to the historical structures and the design plan, including the mass of the structure in relation to the streetscape along Glassell. He stated that it seemed the emphasis was heavier on the newer structures. He also is concerned with the front facade on Glassell and the relation of that building to the historical sti-uctures. City of Orange -Design Review Board Meeting Minutes for June 4, 1997 Page 14 Mr. Dworsky replied that they have tried to create a transitional building that draws upon the tradition and establishes the aspect of the campus. It's a very sensitive thing to relate to treasured historical buildings. Our feeling is that the worst thing to do is to mimic the historic buildings on campus, because they're special. They have special physical characteristics and an aesthetic appearance, but they but they also have a special emotional place in people's hearts and remembrances, and especially for ahm~ni. You want to ensure that the historic context in not t-ivialized. On the other hand, you don't want to turn your back on it...And that's why what we've attempted to do is create a transitional building, a building that does not seek to mimic, but instead draws upon aspects of that tradition. Mr. Cavecche noted that the building has an interior Sycamore ent-ance to the University and limited access fiom Glassell. The orientation of the building is toward the campus interior, and the back of the building is what fronts on Glassell. This relationship does not encourage integration with Glassell Street and that point is evident in the architectural treatment of this elevation. It's the treatment on Glassell that concerns him. As you're driving up ar down Glassell, that's probably the last building one would expect to see: a large, mare modern structure, even fllough it has certain elements reflected in the Memorial Quad and some of the other buildings on campus. It stands out as a very imposing structure; a monumental structure among historic buildings and low lying apart~~ents and other smaller structures on Glassell. I-Ie doesn't la~ow what can be done about that because of site constraints and the architect's need to produce a building that actually functions as a component of the University. Could something be done through landscaping or another issue to mitigate the mass of the building? Mr. Dworsky felt that substantial mitigation has been accomplished by the break down of scale of the building into separate clustered masses, the stepping of the building from three stories to four stories, the setback greater than that required by the Specific Plan and the clustering of the landscaping in front of the Glassell elevation. Mr. McHan-is expressed a concern that the building is organized with strong vertical~e]ements. It has a horizontal base and a middle band, but no horizontal treatment along the top. It has several tops. The architectural approach is to take the surface of a large volume and reorganize it or break it down into vertical or horizontal elements. The campus classical buildings aren't so massive and don't require a breakdown in the elevations. It is frust-ating to him that the architecture is not presenting such a unified theme. It is applied to, rather than integrated within, the building. Mr. Dworsky replied that the functional requirements of a modern institutional building are very different. They require larger floor plates, greater efficiency and flexibility. The scale is vastly different than small floor plate buildings, and it is difficult to adapt the same approach in design. A building of this scale cannot be designed in a unified theme unless it ultimately appears as a singular, large box. Mr. Prothero stated that he felt that the building failed in two attempts, first to address Glassell as a st-eetscape and secondly, the classical elements of the building. It lacks punched openings, banding, stronger horizontal elements in keeping with the venlacular of classical architectw-e or its elements. It does nothing to establish an architectural link between the campus and the City of Orunge -Design Reviei~~ Board Meeting Minutes for June 4, 1997 Page 15 coinmwzity. Especially with the University moving across the street, Glassell Street's elevation deserves mare attention to reinfarce the relationship. Robert Reilly suggested that the building could be lowered by constructing a basement Mr. McQuillcin pointed out that ground level classrooms will be partly subtei7anean. According the Specific Plan the proposed height of the building is not excessive. Mr. Cavecche stated that another concern with the building is the abruptness of how the 62 foot height was reached. Mr. Dworsky explained that there is a 45 foot setback and substantial landscaping that buffers that height. The height contours do recognize the fact that the 62 foot mass should not occur on the property line. Tim McCormack and Al McQuillcin discussed how the building would fit into futw-e plans, how it addresses current needs, and the use of the parking lot and how it relates to the campus enhance and pedestrian circulation. Mr. Prothero asked whether there were any comments from members of the audience. Ann Seibert (Old Towne Preservation Association) agreed with many of the boards comments and stated that she was concerned about the way the building reflected the streetscape on Glassell Street. Mary Anne Skolpanich (Old Towne Preservation Association) agreed with the comments that Ms. Seibert and the board made regarding most of the massing being vertical and that it tends to give the building a more modern look. Mr. Tom Matuzak (Old Towne Preservation Association) spoke about the Historic Preservation Design Standards for Old Towne and felt that building does not conform with the Design Standards. Mr. Dean Hizer (Old Towne Preservation Association) commented that despite flee size of the building, he felt that by using the same kind of facade facing Glassell as the facades on the Memorial Quad would make the building look good. Mr_ Prothero asked staff to explain the approval process. Is the board to take final action on this project or make a recommendation'? Jim Donovan explanled that the Chapman Specific Plan requires DRB consideration of all projects on campus. The Design Review Board has final approval authority aside from the Planning Director, who reviews and approves the site plan and issues such as building height. The architectural guidelines within the University's plan should be considered as primary. Old Towne Standards and Southwest Standards are incorporated by reference. City of Orange -Design Review Board Meeting Minutes for June 4, 1997 Page 16 There was a discussion regarding the treatiment of the Glassell elevation, the articulation of the top of the building and the landscaping. The board concurred that it would probably not take action to approve the proposal unless revisions were made. Would the applicant take these comments into consideration and revise the plans, or is a decision requested on the basis of this proposal? Mr. Dworsky asked first whether it was correct to interpret the board's concerts as being more concerted about the building's appearance on Glassell Street. If lre were to focus his efforts on revising the Sycamore and Glassell facades, might that be enough to resolve the board's concenls? (Some board members expressed agreement). Mr. Dworsky requested to continue this review until the plans could be revised and discussed at the next Design Review Board meetnlg. MOTION by Rick Cavecche to continued review of this item. SECOND: Steve Prothero AYES: Richard Cavecche, Tim McCormack, Steve McHarris, Steve Prothero and Robert Reilly NOES: None ABSENT: None ABSTAINED: None MOTION CARRIED Git~~ of Orange - Desigf7. Review Boarcl Meetijig Minutes for June 4, 1997 Page 17 (12) DRB No. 3224 Chapman University N. side Palm Ave., E. of Grand St. AI McQuilkin • Freestanding sign for on-campus theater, with changeable copy display • P-I (SP) zone Al McQuilkin, Director of Facilities presented the project to the DRB. The proposal is to construct a marquee sign with changeable copies for the Waltman Theater. The DRB raised concerns with the illumination of the sign, and the overall height of the sign. It is understandable the lower marquee would need to be illuminated, however, the upper portion of the sign should be opaque so that it does not create so much glare. MOTION by Steve McHarris to approve the project subject to the following conditions: 1. Provide an opaque background for the upper portion of the sign. 2. Lower the overall height of the sign so that the base is approximately 12" high. SECOND: Tim McCo~~l~ack AYES: Richard Cavecche, Tim McCormack, Steve McHanris, Steve Prothero and Robert Reilly NOES: None ABSENT: None ABSTAINED: None MOTION CARRIED