DESIGN REVIEW COMMITTEE AGENDA ITEM

Transcription

1 DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: MARCH 18, 2015 TO: THRU: FROM: SUBJECT: Chair McCormack and Members of the Design Review Committee Leslie Aranda Roseberry, Planning Manager Jeff Borchardt, Assistant Planner DRC No Tuskatella El Pollo Loco Façade Remodel SUMMARY A proposal to modify the exterior façade of an existing El Pollo Loco located within the Tuskatella Center. RECOMMENDED ACTION FINAL DETERMINATION Staff recommends that the Design Review Committee 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: Associated Applications: Previous DRC Project Review: Steve Shaw, AND Architects Tuskatella, LLC 1611 E Katella Ave. GC (General Commercial) CTR (Limited Commercial Tustin Redevelopment Project Area) Developed with one structure on a single parcel integrated into a larger development with 3 main commercial buildings and 5 commercial building pads with a combine overall building area of 153,763 square feet. 5,000 SF N/A N/A PUBLIC NOTICE No Public Notice was required for this project.

2 ENVIRONMENTAL REVIEW Page 2 of 5 Categorical Exemption: This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section (Class 1, Exiting Facilities). This exemption applies to the project because it involves a façade modernization. Therefore, the project is considered exempt because it is an existing facility that results in a negligible expansion of use. There is no environmental public review or notice required for a categorical exemption. PROJECT DESCRIP TION The proposed project consists of modifying the exterior façade of an existing El Pollo Loco in an attempt to refresh and modernize the location in line with their national re-branding effort. The proposed façade modernization will square-off the roof-line, add a cornice feature that is similar to that of the surrounding commercial center (Tuskatella Center), modify the colors on the building to match those of the surrounding center, and add decorative overhangs as well as a trellis feature vertically positioned to mimic a grill. EXISTING SITE This approximately 5,000 square foot parcel is improved with one (1) approximately 2,564 square foot restaurant with a drive-through and is part of a larger shopping center commonly referred to as the Tuskatella Center. The Tuskatella Center was remodeled in approximately 2008, but the remodel did not include the El Pollo Loco. The center was remodeled to a Mediterranean style architecture with large cornices, ornate detailing, climbing vines, and various colors. Currently, the existing El Pollo Loco building uses colors that are complementary to the main center, but the overall architecture is not consistent with the rest of the enhanced improvements made in EXISTING AREA CONTEXT The area is surrounded by a variety of commercial and residential uses. The property to the north is zoned Mobile Home Residential (M-H); the properties to the south and east are zoned Limited Commercial Tustin Redevelopment Project Area (CTR); the properties to the west are zoned Commercial Professional (C-P) and Single Family Residential (R-1-7). EVALUATION CRITERIA Orange Municipal Code (OMC) Section establishes the general criteria the DRC should use when reviewing the project. This OMC Section states the following: The project shall have an internally consistent, integrated design theme, which is reflected in the following elements: Architectural Features The architectural features shall reflect a similar design style or period. Creative building elements and identifying features should be used to create a high quality project with visual interest and an architectural style.

3 Secondary Functional and Accessory Features Page 3 of 5 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). Applicable Design Standards In addition to the above general criteria, the Tustin Street Design Standards apply to this project. ANALYSIS/STATEMENT OF TH E ISSUES As currently proposed, the façade improvements meet the development standards as outlined in OMC Chapter Commercial Districts in addition to the Tustin Street Design Standards in relation to massing, scale, balance of height, and consistent textures and colors. Staff is seeking DRC approval. Issue 1: Architecture The applicant is proposing to modify the existing façade by eliminating the shed roofs on both the east and west elevations toward the front of the building and matching the flat roof with a parapet. This squared-off roof style is more consistent with the greater Tuskatella Center. Additionally, a cornice feature similar to that seen throughout the center will be added along with colors selected from the center s approved color palate. In addition to the applicant s efforts to maintain consistency with the surrounding center, they are also requesting design features that are consistent with their national brand such as the proposed metal overhangs, lighting fixtures, and the decorative vertical trellis feature. As such, the applicant has made a substantial effort in ensuring the proposed remodel complements the existing center, while distinguishing itself as a pad tenant. Issue 2: Mass and Scale The proposed façade improvements of the main mall building are generally keeping the same scale and mass of the existing building, with the exception of the increased parapet. Although there will be an increase to the parapet height, the height is consistent with what is allowed within the zoning code and does not conflict with the design of the existing Tuskatella Center. Issue 3: Tustin Street Design Standards The proposed façade improvement of the El Pollo Loco falls within Thematic District #4 within the Tustin Street Design Standards. This district states that there is no predominant design theme and encourages proposed designs to follow good design within the district. Because the proposed façade improvements are incorporating design features and colors from the existing center, the proposed development is consistent with the provisions set forth for Thematic District #4. ADVISORY BOARD RECOMMENDATION None required.

4 STAFF RECOMMENDATION AND REQUIRED FINDINGS Page 4 of 5 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 following Findings and statements in support of such Findings, staff recommends the DRC approve the project with recommended conditions. 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 G.1). The proposed project is not within the Old Towne Historic District. As such, this finding is not applicable. 2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior s Standards and Guidelines (OMC G.2). The proposed project is not within any National Register Historic District. As such, this finding is not applicable. 3. The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is consistent with all adopted specific plans, applicable design standards, and their required findings (OMC G.3). The proposed façade improvements for El Pollo Loco are internally consistent in regards to design, massing, and scale. The change in the roof design and addition of a cornice feature along the top of the parapet incorporate architectural design features of the existing center. Furthermore, the proposed colors are chosen from the approved color palate for the center. Additionally, the mass and scale is not only consistent with the existing El Pollo Loco building, but consistent with the surrounding center. The proposed remodel does not result in a design that detracts from, or stands out from the rest of the center. Additionally, the proposed project conforms to the Tustin Street Design Standards in that this particular tenant space is incorporating design elements of the existing shopping center, which is what the Tustin Street Design Standards require for buildings within Thematic District #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 G.4).

5 Page 5 of 5 The City of Orange Infill Residential Design Guidelines do not apply to commercial projects. This finding does not apply. CONDITIONS Staff recommends the Design Review Committee approve DRC No subject to the conditions listed below and any conditions that the Design Review Committee deems appropriate: 1. All construction shall conform in substance and be maintained in general conformance with plans and exhibits labeled as Attachment A in the staff report (date stamped March 4, 2015), including modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee. 2. Subsequent modifications to the approved architecture and color scheme shall be submitted for review and approval to the Community Development Director or designee. Should the modifications be considered substantial, the modifications shall be reviewed by the Design Review Committee. 3. 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. 4. Construction permits shall be obtained for all future construction work, as required by the City of Orange, Community Development Department s Building Division. Failure to obtain the required building permits will be cause for revocation of this permit. 5. The final approved conditions of approval shall be reprinted on the first or second page of the construction documents when submitting to the Building Division for the plan check process. 6. 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. 7. The proposed improvements shall be in association with other improvements conducted in subsequent phases on the site. These improvements shall occur within a reasonable time frame and shall be consistent and complementary to the approved plans within this entitlement. ATTACHMENTS 1. Vicinity Map 2. Existing Photographs A. Plans labeled March 4, 2015 cc: Steve Shaw, ADN Architects C/O El Pollo Loco 1330 Olympic Blvd. Santa Monica, CA 90404