1997-07-09 Final DRC MinutesCity of Orange
Design Review Board
MINUTES
for Wednesday, July 9, 1997
Board Members Present: Richard Cavecche
Tim McCormack
Steven McHarris
Steve Profllero (Chair)
Robert Reilly
Board Members Absent: None
Staff in Attendance: Chuck Lau, Associate Planner
James Donovan, Associate Planner
Howard Morris, Landscape Coordinator
Adininist~ative Session - 4: 30 P.M.
The board met for an administrative session beginning at 4:30 P.M. The meeting adjourned at
approximately 8:45 P.M.
City of Orange -Design Review Board
Meeting Minutes for July 9, 1997
Page 2
Regular Session - S: 00 P.M.
Steven Prothero opened the meeting and asked whether board members had any comments or
revisions to the meeting minutes for June 4, 1997 and June 18, 1997.
A motion was made by Ricl: Cavecche to approve the minutes for June 4, 1997 with the
following corrections:
DRB No. ~i 134 ~Century Theatersl page 2, condition #3, amended as follows:
3. Annual colors plant material shall be spaced 6 inches on center rather than 12 inches.
DRB No. ~ 188~Woodside Plazal page 4, condition #1, amended as follows:
Awnings shall be opaque and be provided wifl~ side skirt and mesh return underneath to
accormnodate internal fluorescent lights.
DRB No X222 Mall of Orangel page 11 vara~ph #3 sentences #I amended as follows:
Steve Prothero stated that he is personally not very fond of this heahnent, as it is not consistent
architecturally with the existing mall' architecture.
DRB No 3223~Chapnlan University page 12 Para r~aph #3 sentence #6 amended as follows:
The ~" base wraps the entire first floor of the facility.
SECOND: Tim McCormack
AYES: Rick Cavecche, Tim McCormick, Steve McHanis, Steve Prothero, Robert
Reilly
NQES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange -Design Review Board
Meeting Minutes for July 9, 1997
Page 3
A motion was made by Tim McCormack to approve the minutes for June 18, 1997 with the
following coi7ections:
DRI3 No. 3223 (Chapman UniversitX Ua~e 9,~~ara~ph #2, sentences #1, #4 and #5 amended as
follows:
Another item is that the building shall be std sited in a manner that will be compatible with
adjacent buildings and landscape.
The next item is that the buildings should be sld~d sited so that it does not block solar
access to offside residential.
He is not comfortable with the fact that some of the buildings cis-net niay cast a shadow on the
residential buildings on the north.
DRB No. 3227 (Papa John's PizzaLpage 13. condition #6, amended as follows:
6. Provide a mesh shield undenieath the awning to conceal Iight fixture.
DRB No 3230 (City of Orange Civic Centerl pa~5 condition #1 amended as follows:
Suggest replacing Arrhenathenm~ Elatius Bulbosum "Variegatmn" (Bulbous Oat Grass),
Brunsfelsia (Yesterday -Today - tomorrow), and Osmanthus Fragrans (Sweet Olive), with
alternative plant materials which are more proven, such as Rephiolepis, Asian Jasmine,
Pittorsporum, etc., to pe~for~n in varied solar orientation positions around the bz~ilding.
SECOND: Robert Reilly
AYES: Rick Cavecche, Tim McCoi7nick, Steve McHarris, Steve Prothero, Robert
Reilly
NOES: None
ABSENT: None
ABSTAINED: Rick Cavecche, Steve McHarris
MOTION CARRIED
City of Orange -Design Review Board
Meetirzg Minutes for July 9, 1997
Page 4
(1) DRB No. 3231
Chapman University Law School
(Orange Intermediate School site)
370 N. Glassell Street
Albert C. Martin & Associates
• Demolition of all existing structures, except
facade of historic building
• Proposed 4-story academic building
comprised of 120,000 square feet
• Chapman Specific Plan, Old Towne
Mr. Al McQuitkin, Director of Facilities Management for Chapman University, introduced Bob
Mui7~in, Project Manager and Ed Holalciewicz, Project Designer, from A. C. Martin Partners.
Mr. Holalciewicz began by explaining that the School of Law is fundamentally two buildings in
one that has been designed as two wings. One component on the north side against Sycamore
Avenue is the law library. The first two floors of the law library house the stacks (175,000
volumes) and reading areas far the students. The third floor is the support space for the
technicians, librarians and laboratories for the education of library research. The south wing is
the student activities wing. The first two floors house a series of classrooms of various sizes
ranging from 30 to 90 students. The third floor is primarily student activities -group meetings,
group study and other activities that are student based in nature. The middle of the building,
directly behind the historical facade, is a two-story lobby space, which is the main enhance to
the facility. The third floor is the administrative wing for the entire school. Spanning the two
wings, on the top floor, are the faculty offices. It was organized in two separate buildings and
also in terms of activities with the day to day use functions on the ground floor and as one goes
up into the building, it becomes quieter and more private. The functions assigned to the building
are dictated by the American Bar Association.
The design of the exterior was inspired by a series of influences. At the middle of it all was the
historic building and the edifice that has a significance to the community. Eighty years ago the
architect was originally influenced by the historic Basilica in Bologna, Italy. The original facade
has been incorporated into the new design of the building. The building is large, 120,000 square
feet, and everything feasible has been done to compact the building. The third and fourth floors
arc purposely stepped back from the facade so it (the facade) can still be preserved as an element
and can be celebrated as the enhance into the building. The building has been embellished quite
a bit with brick and the detailing. However, the richest embellishment is the entrance.
Secondary entrances to the building are embellished but not to the same degree as the main
enhance facade.
The window breala~p has been modulated. Originally a pattern of three windows going along
Sycamore was changed to two windows, which is more in keeping with the original existing
building. The window module at the front of the building was modified with Anne Siebert and
the 1-Iistoric Preservation Association. The embellishment on the tower makes the tower a
significant object for the campus and the community.
The building is setback ~5 ft. fi-om Glassell Sheet (curb face), which exceeds code requirement,
and setback 25 ft. from Sycamore Avenue. The third floor also steps back to be a little more
responsive to the lower scale residential structures. There is a colonnade of bees along
City of Orange - Des[arz Review 13ourd
1~leetlrzg Minutes for Jz~ly 9, I >97
Pcr~e S
Sycamore Avenue that includes series of citrus trees alternated with a series of palm trees to
screen the building. There is also a grand entrance into the back, as most of the parking is there,
with a cafe. The ground floor will have a very open feeling.
The perimeter of the building is at grade. From the front entrance there are two steps into the
building. Handicap access to the front of the building has been addressed without the need for
exotic handicap ramps.
Tim McCormack asked what is the intent and relationship with the fiont courtyard, fl1e lobby, the
back courtyard, parking lot and parking structure? It appears that perhaps a drop off area could
be incorporated that would serve as a celebrated terminus in the parking lot.
The parking structure serves not only the Law School, bnt the entire campus. The parking
requirement is rather small in comparison. Parking will accommodate 750 to 800 cars which
exceeds what is required for maximum enrollment for over 500 students. The plan at this time is
to construct a parking lot and perhaps an access road. The ABA has presented questions
regarding future expansion of the Law School.
Richard Cavecche complemented the building design, and posed the question to staff. The fact
that this is a State Historical Registered Building, does the Board have any specific or additional
responsibilities in regard to the building
Tack McGee, Community Development Director, stated that since there are no State or Federal
money involved with the project, which would be a bigger to some specific requirements, it is up
to local jurisdiction as to how it is to be dealt with. As long as it is consistent with the City's Old
Towne Design Guidelines, it would be in compliance.
A Historic Mitigation Plan was submitted with the Amendment to the Specific Plan specifically
for this project.
Jim Donovan, Associate Planner, stated that there was an EIR prepared and certified that
addressed the potential expansion of this site in 1989. The environmental decision is based on
that pre-existing enviromnental impact report.
Richard Cavecche raised concerns with the amount of the historical facade that is being retained.
That existing facade appeals to be swallowed by the new structure. Looking directly from across
Glassell, you can get a good feel for what was there and what is being done with the structure.
As you look at the elevations as you are driving down the street, you really don't notice, or see,
anything in relation to the historical building. It is almost hidden. Is there a way to expand the
width of the courtyard to allow a better view of the historic structure? The second concern is
with the elevation on Glassell Street. Is there any way to step the third floor back more, as it is
such an abrupt structure? Also, is clear glass being used for the two story windows for the
library and lecture halls?
The challenge was to keep the mass down and keep the fourth floor as small as possible. As for
the windows, it would be predominately clear glass; a spandrel or fritted glass. T'ritted glass is
Cite ofOrange -Design Review Board
Meeting Minutes for July 9, 1997
Page 6
speckled to reduce visibility and at the same time adds depfll. It is also an architectural devise to
bring the scale of the building down.
Steve Prothero also complimented the basic design of the Law School, but has concerns with its
monochromatic look He concurs with Mr. Cavecche with regard to the relationship with the
facade to the building. The north end appears to be a difficult marriage. Is there any way to
relocate a portion of the north wing element to give a little more width to that corridor?
That issue would have to be re-evaluated. One of the problems that keeps appearing is that the
library component is about 45,000 to 48,000 gross square feet of the total building area.
Unfortunately, it needs to stay together.
Mr. Cavecche asked if the entire building could be pushed back further to expose more of the
existing facade.
That issue was considered. However, that limits future expansion and it depends on the footprint
of the parking lot.
The DRB asked if some of the embellishments, brick work, etc. could be incorporated in the
design of the new shucture, tying it in with the historic facade.
1'he schematic phase is ending while the design development phase is beginning. As this takes
place, the design will experience fine tuning. There is a very fine line between borrowing
historic fabric, and just putting it on the building where places don't deserve it. I-historically, not
just with this building, but with architectzue in general, the entrance is the place of most
embellishment because it is the most special part of the building. We don't want to embellish for
embellishment's sake, but only where appropriate. It has been studied and brick detail (rotated
brick patten7) is being considered. This phase is beginning to evolve. The building is being
designed in such a manner to bring the two structures together with an appreciation for the old
and the new.
Steve Prothero expressed concerns with the rear entry. It appears to have very little mass yet it
has a heave file roof. The issue of the rear entry needs further study. The use of pitched roof
rather than a flat roof is appreciated.
Steven McHarris expressed appreciation for the changes presented. One concern is base of the
building with regard to the material, and the use of coiner embellishments on the building.
During consultation with the Old Towne Preservation Association, it was noted that the original
building did have a base line. A secondary cornice line has also been added. 'hhe building is a
combination of California Mission, Italian and Classical styles, and one has to he very careful
not to over-embellish.
Mr. McHarris also stated that he was uncomfortable wifli the trellis in the back. Mr. McHan-is
would also like to connect the campus with pedestrian pavers on Glassell Street or some other
means of connection.
Cite of Orange - Design X eview Board
Meeting Minutes for July 9, 1997
Page ~'
Mr. McHarris stated that during construction of the new portion of the building, portions of the
original facade to be retained would have to be removed, particularly the roof. The pardons
removed would be put back as part of construction.
Mr. Prothero invited public comment.
Joan Crawford, Old Tovv~ze resident, suggested that the windows facing Glassell be changed
from two stogy windows to two one story windows. This way they would all be in the same
scale and the outside windows wouldn't dwarf the facade.
Steven Prothero stated that this suggestion may reduce the elements of the scale but may actually
increase the visual height of the building.
Anne Seibert stated that persons fiom OTPA met with the architects several times and they have
taken in several of their ideas. Concern were expressed with the trellis in that it adds nothing to
the building, and it actually detracts from the grandeur of the original facade.
Mr. Dean Heiser, OTPA Board member, commended the University and the architects for their
patience iu dealing with outside suggestions. He also noted some of the changes that have been
made and expressed approval, stating that flee Law School will be a building that Chapman
University and the Ciry of Orange can be proud of.
Mary Anne Stopanich, from OTPA, also complimented the University and the architects for
doing their best to incorporate a lot of the OTPA's ideas and is pleased that the revisions on the
new building reflect a more unified look with the facade. Also the color being all white helps
achieve fllat effect. Ms. Stopanich also does not care for the trellis effect.
Mr. Tom Matusak expressed approval of the revisions and shared concern with the mullions that
surround the building have become pretty much common place in Southern California and may
make the building look obviously 1997. He further stated that the Campanile is going to be a
visual anchor for the whole town. Where there is a reference to a clock, it would be mice to see
numerals that make reference to 1915, the date of the original facade.
Mr. Prothero inquired about the schedule for next level of detail Mr. McQuillcin responded that
they should be through with the design development phase and start construction documents in
early August. It is the hope of flee University that it can be open for class one year from this fall.
That is why approval toiuglat is so critical.
MOTION by. Rick Cavecche to approve the preliminary plans on a conceptual basis, subject to
the following conditions:
1. Approval of the structure as shown with the revisions as indicated in the July 9, 199?
presentation.
City of Orange - Desigiz Review Board
ll~leeting Miizutes for Ji-ply 9, 1997
.E'age 8
Prior to issuance of building permits, final site plan, building elevations and landscape plans
shall be submitted to the Design Review Board for approval. Final plans shall include
details, lighting, finish material and colors, along with hardscape and landscape plans.
Additionally, the parking structure needs to be further developed in concept rather than just
the overall footprint.
SECOND: Steve McHarris
AYES: Rick Cavecche, Tim McCormick, Steve McHarris, Steve Prothero, Robert
Reilly
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
Cite of Orange -Design Review Board
Meeting Minutes for July 9, 1997
Page 9
(2) DRB No. 3232
The Golden Maize Restaurant
264 N. Glassell Street
John Turner
• Front patio remodel of an existing
restaurant site.
• C-2 (General Business District)
Mrs. Claudia Vanle, the owner of the new restaurant, and John Turner, Project Designer,
presented the project. This is the former Tony's Mexican Restaurant that will be changed to the
Golden Maze Restaurant. The proposal is to renovate the front outdoor patio dining area by
ren7oving the existing 6 ft high wall and replace it with a 3 ft. high wall. The new wall would be
setback approximately 2 ft. for a planter strip along the front property line. The two existing
trees will be removed due to surface roof problems. The patio floor would be re-paved with
backs.
The board expressed concerns with the removal of the existing Sycamore trees. If new trees are
planted, it should have a large canopy to provide shading for the dining. The new trees should
not cause surface root problems in the future if it is watered properly. Platanus Mexicana is
suggested.
MOTION by Tian McCormack to approve the project subject to the following conditions:
1. The 2 existing flees shall be replaced with 2 Platanus Mexicana (24 inch box, multiple trunk
variety, similar to the flavor and ambiance of the existing trees).
2. Provide square or semi-circular shaped planters at the bases of the arch columns, and 2
planter pots at the 2 side of the entry, for the planting of Bougainvillea Vines.
3. Provide 2 climbing roses at the flanking sides of the trellis.
4. Provide a small planting strip along the inside of the new wall and plant with some type of
hedge shrub or annual color.
5. Provide 2 Roses (Hybrid Tea), one at each outside corner of the new wall.
6. Provide Annual Color (4" pot at 6" on center) along planter strip on outside of the new wall.
?. Provide automatic sn-sgation. The 2 trees to be separately irrigated.
8. Final landscape and irrigation to be suspected and approved by Community Services
Department Staff.
SECOND: Steve McHan-ss
AYES: Rick Cavecche, Tim McCormick, Steve McHarris, Steve Prothero, Robert
Reilly
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange -Design Review Board
Meeting Minutes for July 9, 1997
Page 10
(3) DRB No. 3233
K Mart New wall sign for an existing retail store
1855 N. Tustin Street C-TR (Commercial -Tustin Street
Acme Wiley Corporation Redevelopment District)
(Project approved on the Consent Calendar)
MOTION by Tim McCormack to approve the project as submitted.
SECOND: Rick Cavecche
AYES: Rick Cavecche, Tim McCormick, Steve McHarris, Steve Prothero
NOES: None
ABSENT: None
ABSTAINED: Robert Reilly
MOTION CARRIED
City of Orange -Design Review Board
Meeting Minutes for Jz~ly 9. 1997
Page 11
(4) DRB No. 3234
Chevron Building elevations and landscape plan for
1702 N. Tustin Street proposed redevelopment of an auto
RFA, Inc./Jackie McGinnis service station with a retail building
• C-TR (Commercial -Tustin Street
Redevelopment District)
The project was presented by Jackie McGinnis -RFA, Inc. The proposal is to completely
renovate the entire site and construct a new building and pump island canopy. Also proposed is
anew sig~~ program for the new project. The site plan reflects the future right-of-way take along
Tustin Street. This is a prototype design that is constant with other new or renovated Chevron
stations.
The DRB expressed concerns with the amount of miscellaneous signs being proposed on the
building and on the fuel pump island canopy. City code allows for small accessory signs,
provided such signs do not exceed 8 sq.ft. per sign face, and an aggregate area of 24 sq.ft.. Pump
island canopy signs are also allowed, provided such signs do not exceed 20 sq.ft. per sign, and an
aggregate area of 80 sq.ft. The DRB also discussed some alternative solutions for the location
handicap parking space.
MOTION by Steve Prothero to approve the project subject to the following conditions:
1. Signage shall comply with City ordinance. The "Food Mart" and "Chevron" signs are
considered as wall signs. The " 24 hrs." and "Point-of Sale" signs are considered as
miscellaneous signs.
2. Re-configure the planting area along the north property line to align with the drive aisle to
the parking lot of the adjoining shopping center.
3. Extend the planter area along the entire length of the west property line out to Taft Avenue
and continue with Rhaphiolepis planting matenal.
4. Roof top mounted equipment shall be properly screened. The proposed use of ACM
Composite Metal Panels) for screening is acceptable. The use of wood material is not
acceptable because it is prone to deterioration. Provide alternative screening material.
5. Recommend relocating the handicap parking space to stalls number 1 & 2, to allow for
improved pedestrian access.
6. Ivy Geranium and White Gazania planting material shall be planted at 8" on center (Mats
acceptable). Annual Color planting material shakl be 4"pots planted at 6" on center.
7. Add 3 tl-ees along Taft Avenue, one at the coi7zer next to the freestanding sign, and 2 at the
planter area between the 2 driveways. Recommended bees: Platanus, Koelreuteria,
Niagnokia, Elm9 or Canotwood.
b. Add one tree at the east side of the trash enclosure for screening.
9. Recommend use of Boston Ivy in lieu of Bougainvillea at trash enclosure.
City of Orange -Design Review 13oarct
Meeting Minutes for July ~, 1997
Page 12
S>/COND: Tim McCormack
AYES: Rick Caveccbe, Tim McCoi7nick, Steve McHarris, Steve Prothero, Robert
Reilly
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange -Design Review Board
Meeting Minutes for July 9, 1997
Page 13
(5) DRB No. 3236
City of Orange -Community Services
Belmont Park - 4536 E. Via Escola
Cathcart/Begin Associates
• Improvements to existing building and
playground
• P-C (Planned Community)
The project was presented by Howard Morris of Community Service Departi~~ent.
The DRB is concealed with the design of the restroom building being rather out-dated. "I'he
building also lacked adequate ventilation. Tim McCormack discussed the issue of "Fall Zone" at
the tot lot, and suggested that it should be taken into consideration in its design.
MOTION by Tim McCormack to recommend the following changes:
I. Provide 2 additional vents for air circulation on side of building.
2. Provide wood treatment between windows at front and rear of building.
3. Relocate trees to provide shade for picnic tables.
4. Enlarge tree wells around tot lotto accomulodate trees, and add one tree to south side of lot.
5. Recommend use of turf berms near reshoom to control foot traffic.
SECOND: Rick Cavecche
AYES: Rick Cavecche, Tim McCormick, Steve Prothero, Robert Reilly
NOES: None
ABSENT: Steve McHaa-is
ABSTAINED: None
MOTION CARRIED
City of Orange -Design Review I3ocar~l
Meeting Minutes for July 9, 1997
Page 14
(6) DRB No. 3237
City of Orange, Community Services
Handy Park - 2143 E.-Oakmont Avenue
Meyer & Associates
• Improvements to existing building and
landscape
• R-1 (Residential -Single Family District)
The project was presented by Howard Morris of Community Service Department.
The DRB stated that the submitted plans lacked detail and information in order for the board to
conduct an adequate review of the project.
MOTION by Rick Cavecche to continue review of this project with the following suggestions:
1. Provide material and color samples of the building.
2. Add bees for shade at the fiont of the snack bar.
3. The large parapet element on the roof needs to be lowered or elimuiated entirely.
4. Plans lacked detail. More information is need for adequate review of the project.
SECOND: Robert Reilly
AYES: Rick Cavecche, Tim McCormick, Steve McHarris, Steve Prothero, Robert
Reilly
NOES: None
AI3SENT'~ None
ABSTAINED: None
MOTION CARRIED
City of Orange -Design Review Board
Meeting Minutes for July 9, 1997
Page 15
(7) DRB No. 3238
City of Orange, Community Services Improvements to Little League ball field
McPherson Athletic Field facility
333 S. Prospect Avenue R-1 (Residential -Single Family District)
Community Service Dept.
The project was presented by Howard Morris of Community Service Department
The DRB stated that the submitted plans lacked detail and information in order for the board to
conduct an adequate review of the project.
MOTION by Rick Cavecche to continue review of this project with the following suggestions:
1. Plans lacked detail. More information is need for adequate review of the project.
SECOND: Tim McCormack
AYES: Riclc Cavecche, Tim McCormick, Steve McHarris, Steve Prothero, Robert
Reilly
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED