DESIGN REVIEW COMMITTEE AGENDA ITEM

Transcription

1 DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: JULY 5, 2017 TO: THRU: FROM: SUBJECT: Chair Imboden and Members of the Design Review Committee Anna Pehoushek, Assistant Director of Community Development Robert Garcia, Senior Planner Design Review No Nguyen Duplex SUMMARY The applicant proposes to demolish an existing single-story, single-family residence and construct a duplex residential development consisting of two detached dwelling units on an existing parcel. RECOMMENDED ACTION FINAL DETERMINATION Staff recommends that the Design Review Committee (DRC) approve the proposed project subject to conditions of approval contained in the staff report and any conditions that the DRC determines appropriate to support the required findings. BACKGROUND INFORMATION Applicant: Owner: Property Location: General Plan Designation: Zoning Classification: Existing Development: Property Size: Vincent Tran Central Pacific Design/Build Lori Nguyen 4512 East Washington Avenue Low-Medium Density Residential 6-15 DU/AC (LMDR) R2-6 (Duplex Residential) 1,020 square foot single-family dwelling 0.15 Acres (6,552 SF) Associated Applications: Minor Site Plan Review No PUBLIC NOTICE Public Notice is not required for the project. ENVIRONMENTAL REVIEW Categorical Exemption: The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section (Class 3 - New Construction or Conversion of Small Structures) because it consists of the construction of

2 Page 2 of 7 limited numbers of new, small facilities or structures on a legal parcel: in this case, a duplex totaling no more than six dwelling units within an urbanized area. PROJECT DESCRIP TION Submitted plans provided as Attachment 2, propose demolition of all existing improvements on an interior residential parcel located on Washington Avenue in order to construct two detached, two-story dwelling units each with an attached two-car garage. Plan A, located on the northerly portion of the lot closest to the street, is proposed at 1,700 square feet with a 455-square foot garage. Plan B, located to the rear of Plan A and on the southerly portion of the lot, is proposed at 1,820 square feet with a 470-square foot garage. Each of the new dwelling units contain four bedrooms, three bathrooms, a kitchen, and a living room area. Both units have garages and front entry doors oriented toward the street, and have internal door access between the garage and residence. Elevations, as shown on Sheets A-4 and A-8 as provided in Attachment 2, indicate that the dwellings will reflect modern interpretations of Spanish architectural elements. They will both be finished in earthen-toned stucco with foam molding sill pieces, surrounds and corbels painted in a contrasting accent color. Both propose single wood entry-doors with side lights, and wood carriage style garage doors. Stone veneer wainscoting and iron-work balconies are shown on the front elevations. Both structures are proposed with S-tile roofs. The architecture and site plan were designed as a mirror image of a duplex development immediately abutting on the east, which was approved by the DRC on September 2, Grading permits were recently issued for that project and construction is underway. Private useable open space for each dwelling unit is proposed immediately behind (south) of each residence, with direct access from the ground floor living area, and is separated by six-foot high wood fencing. A new six-foot high block wall is proposed along the property s western boundary, while the six-foot high block wall on the eastern side was approved with the adjacent project, and the wall along the southern boundary will remain. Sheet A-1 of the submitted plans provides a conceptual Landscape Plan proposing three 24-inch boxed Magnolia trees and one 24-inch boxed New Zealand Tea Tree to accent the yard areas of the dwellings; with various accent shrubs that include Fox Tail Agave, Flax Lilly, Purple Fountain Grass, Slender Verlot Grass, Indian Hawthorn, Sage and Rosemary. A large part of the yard areas will be turf. A new 20-foot wide concrete driveway is proposed at Washington Avenue to serve both dwellings and its construction is coordinated with the project approved immediately abutting on the east. The width of this driveway reduces to ten feet, with ten-inch deep planter areas flanking both sides, as it passes by the easterly side of Plan A to reach the driveway area for Plan B to the rear. A 25- foot back-up area is provided for Plan B s garage entry in the area between both dwellings to allow maneuverability.

3 EXISTING SITE Page 3 of 7 The 0.15-acre site is located along the south side of East Washington Avenue, approximately 50 feet east of the intersection with South Hewes Street. The property is currently developed with a 1,020-square foot single-family residence. The property maintains an R2-6 (Duplex Residential) zoning and has been designated in the General Plan Land Use Element for Low-Medium Density Residential, which allows a density range of between 6 and 15 dwelling units per acre. EXISTING AREA CONTEXT Surrounding properties to the north, south, east and west all maintain similar zoning and land use designations. The properties are a mixture of single story and two story single family homes and duplex developments. There is no predominant architectural style or specific design standards for this area of the City, with most residential structures in the vicinity of simple design and finished in stucco with wood trim. EVALUATION CRITERIA Orange Municipal Code (OMC) Section D. establishes the general criteria the DRC should use when reviewing the project. This Section states the following: The project shall have an internally consistent, integrated design theme, which is reflected in the following elements: 1. Architectural Features. a. The architectural features shall reflect a similar design style or period. b. Creative building elements and identifying features should be used to create a high quality project with visual interest and an architectural style. 2. Landscape. a. The type, size and location of landscape materials shall support the project s overall design concept. b. Landscaping shall not obstruct visibility of required addressing, nor shall it obstruct the vision of motorists or pedestrians in proximity to the site. c. Landscape areas shall be provided in and around parking lots to break up the appearance of large expanses of hardscape. 3. Secondary Functional and Accessory Features. Trash receptacles, storage and loading areas, transformers and mechanical equipment shall be screened in a manner, which is architecturally compatible with the principal building(s). ANALYSIS/STATEMENT OF TH E ISSUES Architectural Features The project proposes to mirror and complement the architectural style, design concepts, finish materials and ornamentation of the duplex development previously approved by the DRC and currently under construction to the east. The same approach to the design is used in that there are minor variations between the Plan A and Plan B buildings on the lot, although both have the same modern interpretation of Spanish architectural elements. The building elements are reflective of

4 Page 4 of 7 the project to the east and add visual interest to the project. With the approval of the adjacent project to east and the Olson project which also has a Spanish influenced architectural style approximately 500 feet further to the east, the area finds itself in a transitional stage. The proposed architectural style for this project is compatible with the surrounding area and the recently approved projects adjacent to the site. Landscape The type and location of the proposed landscaping is complimentary to the project architecture and uses a similar plant palette as the project previously approved by the DRC to the east. However, there is some variation in the shrub palette and tree placement to distinguish the properties from each other. The variety of landscape shrubs and ground covering will add visual interest for the residents utilizing the outdoor areas on the site. However, at project completion, Staff would anticipate that the two sites will appear almost as one development site. Staff believes that the applicant has integrated the architecture and landscape design and that the issue would be considered resolved. ADVISORY BOARD RECOMMENDATION The Streamlined, Multi-Disciplined, Accelerated Review Team (SMART) reviewed the application and plans over the course of several meetings and, on May 31, 2017 recommended approval of the proposal subject to standard conditions. STAFF RECOMMENDATION AND REQUIRED FINDINGS The courts define a Finding as a conclusion which describes the method of analysis decision makers utilize to make the final decision. A decision making body makes a Finding, or draws a conclusion, through identifying evidence in the record (i.e., testimony, reports, environmental documents, etc.) and should not contain unsupported statements. The statements which support the Findings bridge the gap between the raw data and the ultimate decision, thereby showing the rational decision making process that took place. The Findings are, in essence, the ultimate conclusions which must be reached in order to approve (or recommend approval of) a project. The same holds true if denying a project; the decision making body must detail why it cannot make the Findings. The Findings are applied as appropriate to each project. Based on the Analysis/Statement of the Issues Section as discussed previously in this Report, Staff recommends the DRC approve the project based upon the following: 1. In the Old Towne Historic District, the proposed work conforms to the prescriptive standards and design criteria referenced and/or recommended by the DRC or other reviewing body for the project (OMC F.1). This project site is not within the Old Towne Historic District; therefore, this finding is inapplicable.

5 Page 5 of 7 2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior s standards and guidelines (OMC F.2). This project site is not within the National Register Historic District; therefore, this finding is inapplicable. 3. The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is inconsistent with all adopted specific plans, applicable design standards, and their required findings (OMC F.3). The architectural features of the proposed duplex development utilize a modern interpretation of Spanish architectural elements, materials and colors to create an integrated design with complementing landscape design. The project proposes earthen-toned stucco with foam molding and corbels painted in a contrasting accent color. Stone veneer wainscoting and iron-work balconies and single wood entry-doors with side lights, and wood carriage style garage doors are defining features on both structures and tie the two together visually. The project is located in an area which finds itself in a transitional stage, with recent projects being approved with a similar Spanish architectural style, including the site just to the east and the Olson project approximately 500 feet to the east of the site. The project design is visually compatible with the surrounding area and these recently approved projects. Therefore, the project upholds community aesthetics through an internally consistent and integrated design theme. There is no specific plan or other design standards for the site. 4. For infill residential development, as specified in the City of Orange Infill Residential Design Guidelines, the new structure(s) or addition are compatible with the scale, massing, orientation, and articulation of the surrounding development and will preserve or enhance existing neighborhood character (OMC F.4). This project is not an infill residential development as defined in the Infill Residential Design Guidelines; therefore, this finding is inapplicable. CONDITIONS Staff is recommending that the DRC approve of the project subject to standard conditions of approval, and additional conditions as deemed appropriate by the Committee to support the required findings and ensure the preservation of community aesthetics: 1. All construction shall conform in substance and be maintained in general conformance with plans and exhibits labeled Attachment 2 in the staff report (date labeled ), including modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee. 2. The applicant agrees to indemnify, hold harmless, and defend the City, its officers, agents and employees from any and all liability or claims that may be brought against the City arising out of its approval of this permit, save and except that caused by the City s active negligence. 3. Except as otherwise provided herein, this project is approved as a precise plan. After any application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Community Development

6 Page 6 of 7 Director for approval. If the Community Development Director determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plot plan, the Community Development Director may approve the changed plan without requiring a new public hearing. 4. Prior to the issuance of building permits, the applicant shall pay all applicable development fees including but not limited to: City sewer connection, Orange County Sanitation District Connection Fee, Transportation System Improvement Program, Fire Facility, Police Facility, Park Acquisition, Sanitation District, and School District, as required. 5. Construction permits shall be obtained for all construction work, as required by the City of Orange, Community Development Department s Building Division and Public Works Grading Division. Failure to obtain the required building permits will be cause for revocation of this permit. Grading plan shall show a better match to the existing terrain by lowering the Plan B building pad by approximately one foot to more closely match neighboring lots. Flow-lines shall also follow existing terrain rather than breaking in the middle. The landing on the south side of both the Plan A and Plan B structures shall be lowered and the depth reduced to a single stair tread depth. 6. An encroachment permit shall be obtained for the new driveway approach and all other improvements within the public right-of-way and the design of the drive approach shall be coordinated with the property immediately east to provide a continuous curb depression. 7. All structures shall comply with the requirements of Municipal Code Chapter (Building Security Standards), which relates to hardware, doors, windows, lighting, etc. (Ord. 7-79). Approved structural drawings shall include sections of the security code that apply. Specifications, details, or security notes may be used to convey the compliance. 8. The final approved conditions of approval shall be reprinted on the first or second page of the construction documents when submitting to the Building Department for the plan check process. 9. If not utilized, project approval expires twenty-four months from the approval date. Extensions of time may be granted in accordance with OMC Section The Planning entitlements expire unless Building Permits are pulled within 2 years of the original approval. 10. Prior to building permit issuance, the applicant shall prepare and submit a final landscaping and irrigation plan consistent with the grading plans, site plans, and the conceptual landscaping plan for the review and approval of the Director of Community Development and Community Services Director. The final landscaping plans for the project shall be designed to comply with the City s Water Efficient Landscape Guidelines and the City of Orange Landscape Standards and Specifications including sizes and quantities of plant material. ATTACHMENTS 1. Vicinity Map 2. Submitted Plans (label dated ) cc: Vincent Tran - Central Pacific Design/Build Lori Nguyen

7 Page 7 of Hazard Street 9763 Debiois Avenue Garden Grove, CA Fountain Valley, CA n:\cdd\plng\applications\design review\drc nguyen duplex on washington\drc - july 2017\drc staff report _nguyen_duplex_ docx