DESIGN REVIEW COMMITTEE AGENDA ITEM

Transcription

1 DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: FEBRUARY 21, 2018 TO: THRU: FROM: SUBJECT: Chair McCormack and Members of the Design Review Committee Anna Pehoushek, Assistant Community Development Director Marissa Moshier, Historic Preservation Planner DRC No Sisters of St. Joseph Ministry Addition SUMMARY The applicant proposes to construct a 3,874 square foot addition to an existing Ministry Building at the Sisters of St. Joseph campus with associated landscaping and parking lot improvements RECOMMENDED ACTION RECOMMENDATION TO ZONING ADMINISTRATOR Staff recommends that the DRC recommend approval of the project to the Zoning Administrator based on the findings and subject to the 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: Associated Applications: Previous DRC Review: Sr. Mary Bernadette McNulty, Sisters of St. Joseph 440 S. Batavia Street PFI (Public Facilities and Institutions) P-I (Public Institution) Campus of 10 buildings with 240 parking spaces on approximately 13 acres. Existing Ministry Building is 16,000 SF. Minor Site Plan Review No and Administrative Adjustment No None PUBLIC NOTICE No Public Notice was required for this project.

2 Page 2 of 11 ENVIRONMENTAL REVIEW Categorical Exemption: The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines Sections (Existing Facilities) because the project involves a small 3,874 square foot addition to a 16,000 square foot building to support existing functions at the Sisters of St. Joseph campus. The addition will contain a conference room, sitting room, and reception area with a gallery space relocated from another building on site. The addition is less than 10,000 square feet in an area that is not environmentally sensitive and where all public services and facilities are available to allow the maximum development permissible under the General Plan. There is no environmental public review required for a Categorical Exemption. PROJECT DESCRIP TION The applicant proposes to construct a 3,874 square foot addition to the existing 16,000 square foot Ministry Building on the Sisters of St. Joseph campus. The addition will be located on the north side of the Ministry Building and connected to it via a covered pass-through. The addition ties into the Ministry Building through the use of brick matching the existing building s exterior. Its position on the site is intended to reinforce the Ministry Building s function as the main entrance to the campus. It features large expanses of glass and wide roof overhangs to integrate with the surrounding landscaping. The project includes the addition of 14 parking spaces on the north side of the existing parking area. The required parking for an office or art gallery is four parking spaces per 1,000 square feet of gross floor area. The required parking for the square footage of the addition is 15 spaces. As a result, the project requires an Administrative Adjustment to allow the elimination of one required parking space. The DRC s action on the project is a recommendation to the Zoning Administrator. Staff is recommending approval of the Administrative Adjustment to the Zoning Administrator because the campus will have a total of 254 parking spaces after the construction of this project. The project includes new landscaping around the addition, new parking area, and new fire access lane to the north of the Ministry Building. The landscape palette is intended to frame and complement the addition and connect the project with the rest of the campus. Proposed trees consist of a mix of canopy shade trees and accent trees. Three existing Canary Island Date Palms (Phoenix canariensis) within the footprint of the proposed addition will be relocated to the northwest. EXISTING SITE The Sisters of St. Joseph campus consists of 10 buildings with 240 parking spaces in approximately 13 acres. The campus buildings are primarily two stories, clad in brick with clay tile roofing. The following is a summary of the history of the campus, adapted from A Bold and Humble Love: Journey of Grace Sisters of St. Joseph of Orange, by Mary Therese Sweeney, CSJ, and Eileen McNerney, CSJ (Sisters of St. Joseph of Orange, 2012). The Sisters of St. Joseph are a Catholic religious congregation of women founded in France in A small group of Sisters came to the United States in 1836 and the congregation eventually moved to Orange in 1922 with the purchase of the 20-acre estate of William Burnham, a retired banker and

3 Page 3 of 11 citrus grower, at what is now the corner of La Veta Avenue and Batavia Street. The estate was renamed the Nazareth Motherhouse, and the buildings were repurposed for a chapel, dormitory, dining hall, and laundry. Orange groves continued to cover most of the property and contributed to the Sisters income. Throughout this time, the Sisters provided religious education and services to surrounding communities in Orange County. In September 1929, the Sisters opened St. Joseph s Hospital, a five story building with attached nurses dormitory. The hospital is extant on property now owned by St. Joseph s Hospital to the west of the current Sisters of St. Joseph campus. The dormitory was demolished by The Sisters of St. Joseph administered the hospital until 1981, when the St. Joseph s Health System was established with the first lay administrators. Medical training for Sisters working in the congregation s many hospitals and clinics was an important component of the Sisters ministry. During World War II, a nursing school opened at the property as a branch of the Cadet Nurses Corp under the U.S. Public Health Service to meet demand for qualified nurses. The Public Health Service provided funding for construction of a nursing school and housing on the property. This building is today the Spirituality Building (434 S. Batavia Street) at the northwest corner of the campus. The 1950s through the 1970s was a time of continued growth at the campus. The remaining Burnham Estate buildings were demolished at this time, and the orange groves at the southeast corner of the property were removed to make way for new construction. The Ministry Building was constructed in 1955 to provide housing for the Sisters. The Sacred Heart Chapel opened in In 1959, the campus expanded with the St. Joseph College of Orange, a four year institution for the education of young women entering religious orders. Development of the college included construction of offices, classrooms, labs, and a library completed in A new Motherhouse with housing for 110 Sisters was also completed in A new St. Joseph s Hospital building was completed in At that time, the original 1929 hospital became a retirement home for the Sisters. In 1974, the Regina Residence was constructed as a new retirement home for the Sisters in the area to the northwest of the Ministry Building. In 2001, the Regina Residence was demolished and replaced with a new residence for retired sisters to the south of the Ministry Building. Two buildings associated with the Sisters of St. Joseph were identified historic resources in the City s 1991 Historic Resources Survey. The first survey form identifies the 1929 St. Joseph s Hospital as being eligible for designation in the National Register of Historic Places (National Register). The second survey form incorrectly identifies the 1960 St. Joseph s College/Motherhouse building as a nursing school constructed c. 1940, also eligible for designation in the National Register. It is possible that the photographs on the survey form are incorrect and that the surveyor intended to identify the nursing school constructed in the 1940s under the Public Health Service and now the Spirituality Building (434 S. Batavia Street) as the other historic resource on the property. It is also possible that the 1960 College/Motherhouse building was incorrectly identified as earlier construction and was erroneously included as a historic resource in the survey. Staff concurs with the finding that the nursing school building (434 S. Batavia Street) is potentially a historic resource. It is possible that other buildings from the campus s mid-century development also qualify as historic resources, including the Chapel and Motherhouse/College buildings. Should the Sisters of St. Joseph propose major alterations to or demolition of these buildings in the future, staff will request a comprehensive historic resources assessment of the property.

4 Page 4 of 11 EXISTING AREA CONTEXT The Sisters of St. Joseph campus is located on the west side of South Batavia Street at the intersection with La Veta Avenue. St. Joseph s Hospital is located to the west. Single family residences are located to the north. A combination of single family residences and medical offices are located to the east. The boundary of the local Old Towne Historic District is located at the centerline of Batavia Street; properties to the east are within the local Historic District. EVALUATION CRITERIA Orange Municipal Code (OMC) Section 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. Signage. a. All signage shall be compatible with the building(s) design, scale, colors, materials and lighting. 4. 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 THE ISSUES Issue 1: Campus Context and Building Design The site of the proposed Ministry Building addition has been altered several times over the history of the campus. When the Sisters acquired the property, it was part of an orange grove associated with the Burnham Estate. By the 1970s, the citrus trees had been removed and the Regina Residence was constructed to the northwest of the Ministry Building When the 1974 Regina Residence was demolished and a new residence constructed to the south of the Ministry Building

5 Page 5 of 11 in 2001, this area was landscaped with an elliptical walkway, lawns and trees. In this location, the proposed addition will not affect the identified or potential historic resources on the campus. The addition is connected to the Ministry Building in one location, though a small covered passthrough. The size and scale of the addition are appropriate in relation to the two-story Ministry Building, and the addition is sited to angle into the campus, similar to the orientation of the Ministry Building. The wide roof overhangs and large areas of glass emphasize the addition s connection as a garden pavilion. Similarly, the landscape design emphasizes connections with the larger campus and is intended to frame the building as an entrance to the campus. The number of trees and size of planting areas are provided as required under the City s Landscape Standards and Specifications for the Public Institution zone. The palette of materials reflects the history of the campus and the Sisters of St. Joseph as a religious organization. The brick ties the addition into the campus as a whole, while the patterned metal panels around the addition reference the Sisters tradition of lace-making from their origins in France. Staff recommends that the proposed project is internally consistent with the Sisters of St. Joseph campus and upholds community aesthetics through a consistent and integrated design theme. ADVISORY BOARD RECOMMENDATION On January 24, 2018, SMART recommended approval of the project to the Design Review Committee. The Senior Landscape Project Coordinator reviewed the landscape plan and recommended approval to the Design Review Committee as part of the SMART recommendation. The Fire Department also reviewed the plans and recommended approval with the Tufftrack fire lane pavers. A condition of approval has been added to require regular maintenance and inspection of the fire lane to ensure it meets Fire Department requirements. 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 following Findings and statements in support of such Findings, staff recommends the DRC recommend approval of the 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).

6 Page 6 of 11 The project is not located in the Old Towne Historic District; this finding does not apply. 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 project is not located in a National Register-designated Historic District; this finding does not apply. 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 project is an addition to an existing building within a religious campus. The addition uses a palette of building materials and landscape plantings that is consistent and compatible with the surrounding campus. The project is appropriately scaled to the size of the site and the adjacent buildings and is integrated into the campus plan through its orientation on the site and design. There are no applicable design standards or specific plans that apply to the property. The project upholds community aesthetics through a design that is internally consistent and integrated with the Sisters of St. Joseph campus. 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). The project does not involve residential infill development; this finding does not apply. CONDITIONS Staff recommends the DRC approve the project subject to the conditions listed below and any conditions that the DRC deems appropriate: 1. All construction shall conform in substance and be maintained in general conformance with plans labeled as Attachment 6 in the staff report (date stamped February 12, 2018), including modifications required by the conditions of approval, and as approved by the Design Review Committee. 2. 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 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 plan, the Community Development Director may approve the changed plan without requiring a new public meeting. 3. 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. 4. 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

7 Page 7 of 11 arising out of its approval of this permit, save and except that caused by the City s active negligence. 5. 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. 6. 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. 7. 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 may be cause for revocation of this permit. 8. 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. 9. Plans submitted for Building Plan Review shall comply with the California Fire Code as amended by the City and as frequently amended and in effect at the time of application for Building Permit. 10. The applicant shall provide a final Fire Master Plan for the development prior to the issuance of building permits associated with DRC No and MNSP No Refer to the Orange City Fire Department s Fire Master Plan Guidelines and the California Fire Code (CFC) Chapter 5 for requirements relative to fire apparatus access roadways and water supply. The Fire Master Plan shall be a minimum 22 x34 size sheet and drawn to scale. 11. Fire apparatus access roads shall be maintained as per the originally proposed design. Fire apparatus access roads shall be subject to being driven to demonstrate acceptability of maintenance at any time by the Orange City Fire Department. This note shall be included on the Fire Master Plan. 12. Where fire access lanes incorporate vegetation as a covering of the engineered road surface, a geotechnical report shall be submitted for approval at a frequency not to exceed five years. The report shall be wet-stamped and signed by a registered civil engineer. This note shall be included on the Fire Master Plan. 13. Prior to building permit final for a building permit associated with DRC No and MNSP No , the applicant shall submit and receive approval from the Public Works Department for a revised address map for the Sisters of St. Joseph campus. In addition, site modifications shall be made to identify all buildings on the campus and make certain all campus addressing is easily visible from the street to the satisfaction of the

8 Page 8 of 11 Police and Fire Department. At plan review a signage program shall be submitted as part of the plan set identifying the additional site signage to be installed as part of the review. 14. Prior to issuance of a building permit associated with DRC No and MNSP No , the applicant shall submit and receive approval for a Lot Line Adjustment to combine Parcel 1 (Assessor Parcel Number ) and Parcel 3 (Assessor Parcel Number ), as labeled on the ALTA/ACSM Land Title Survey for the property, into one lot. 15. Prior to issuance of a building permit associated with DRC No and MNSP No , the applicant shall submit a grading plan in compliance with City standards for review and approval by the Public Works Director and issuance of a grading permit. All grading and improvements on the subject property shall be made in accordance with the Manual of Grading and Standard Plans and Specifications to the satisfaction of the Public Works Director. 16. Prior to the issuance of any grading permits the applicant shall submit a Priority Project WQMP for review and approval to the Public Works Department that: a. Prioritizes the use of Low Impact Development principles as follows: preserves natural features; minimizes runoff and reduces impervious surfaces; and utilizes infiltration of runoff as the method of pollutant treatment. Infiltration BMPs to be considered include the use of permeable materials such as concrete and concrete pavers, infiltration trenches, infiltration planters, and other infiltration BMPs as applicable, b. Incorporates the applicable Site Design, Routine Source, Structural Control and Low Impact BMPs as defined in the Model Water Quality Management Plan and Technical Guidance Document, c. Maintains the hydrologic characteristics of the site by matching time of concentration, runoff, velocity, volume and hydrograph for a 2-year storm event, d. Minimizes the potential increase in downstream erosion and avoids downstream impacts to physical structures, aquatic and riparian habitat, e. Generally describes the long-term operation and maintenance requirements for structural and Treatment Control BMPs, f. Identifies the entity or employees that will be responsible for long-term operation, maintenance, repair and or replacement of the structural and Treatment Control BMPs and the training that qualifies them to operate and maintain the BMPs, g. Describes the mechanism for funding the long-term operation and maintenance of all structural and Treatment Control BMPs, h. Includes a copy of the forms to be used in conducting maintenance and inspection activities, i. Meets recordkeeping requirements (forms to be kept for 5 years).

9 Page 9 of 11 j. Includes a copy of the form to be submitted annually by the project owner to the Public Works Department that certifies that the project s structural and treatment BMPs are being inspected and maintained in accordance with the project s WQMP. 17. Prior to the issuance of certificates for use of occupancy, the applicant shall demonstrate the following to the Public Works Department: a. That all structural and treatment control best management practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with the approved plans and specifications, b. That the applicant is prepared to implement all non-structural BMPs described in the Project WQMP, c. That an adequate number of copies of the project s approved final Project WQMP are available for the future occupiers. 18. Prior to the issuance of certificates for use of occupancy or final signoff by the Public Works Department, the applicant shall demonstrate to the satisfaction of Public Works, that the preparer of the WQMP has reviewed the BMP maintenance requirements in Section V of the WQMP with the responsible person and that a copy of the WQMP has been provided to that person. A certification letter from the WQMP preparer may be used to satisfy this condition. 19. Prior to issuance of building permits, the applicant shall review the approved Water Quality Management Plan (WQMP) and grading plan to ensure the structure s downspouts or drainage outlet locations are consistent with those documents. Copies of the building or architectural plans specifically showing the downspouts and drainage outlets shall be submitted to the Public Works Department for review. 20. The project applicant shall maintain all structural, treatment and low impact development BMPs at the frequency specified in the approved WQMP. Upon transfer of ownership or management responsibilities for the project site, the applicant shall notify the City of Orange Public Works Department of the new person(s) or entity responsible for maintenance of the BMPs. 21. Prior to City approval of the landscape plans, the applicant shall review the approved Water Quality Management Plan and ensure the proposed landscape plans are consistent with the project grading plans. The plans must show the proposed storm water treatment Best Management Practices such as bioretention planters, drywells, pervious pavements, and any other proposed surface water quality BMPs. 22. Prior to the issuance of a building permit, the applicant shall submit a water improvement plan to the Water Division for proposed fire suppression services, water mains, fire hydrants, domestic water services, landscape services, and or any other proposed improvements or relocations affecting the public water system appurtenances for review and approval. The improvement plan is required to be submitted directly to the Water

10 Page 10 of 11 Division located at 189 S. Water Street for review and approval. The applicant shall be responsible for the costs associated with the proposed improvements. 23. The City Water Division shall not be responsible for the occurrence of and the related consequences such as but not limited to construction delays, Certificate of Occupancy deferment and or financial impacts due to the applicant s failure to file a Water Division application prior to building permit issuance and or by electing to defer the filing of the application and water improvement plan submittal and or a failure follow the conditions. 24. A deposit for plan check and inspection fees is required to be posted concurrently with filing the Water Division application and submission of plans for review. Prior to approval of the water improvement plan, the applicant shall satisfy all water main connection, plan check, and inspection charges as determined by the Water Division. 25. Water improvement plans submitted during plan check shall be consistent with the City Water Division Standards and Specifications, the fire suppression plans and or fire master plan. The applicant s consultant preparing the water improvement plans shall coordinate their plans with the consultant preparing the fire suppression plans and or fire master plan so that their designs concur. The applicant shall remove the existing buried detector check(s) for the fire suppression service(s) and replace them with above ground backflow prevention devices as approved by the Water Division. 26. Prior to building permit issuance, construction documents shall show that the installation of new water mains and new supply lines in the vicinity of pipelines conveying sewage, storm drainage and or hazardous fluids is done per the Water Division s Standard number Prior to building permit issuance, construction documents shall show that a six foot minimum horizontal clearance and a one foot minimum vertical clearance would be maintained between City water mains, laterals, services, meters, fire hydrants and all other utilities except those identified in Water Division Standard number Prior to building permit issuance, construction documents shall show that permanent signs, awnings, surface water quality management features such as but not limited to infiltration planters, basins, pervious pavement or other structures are not installed over the City s water mains, laterals, services, meters, detector checks and fire hydrants. 29. Prior to the issuance of a building permit, the applicant shall be responsible for the relocation of the existing public water system appurtenances as necessitated by the proposal to a location and of a design per the improvement plans as approved by the Water Division. 30. Plans submitted during plan check shall show that an eight-foot minimum clearance is provided between City water mains, and signs, trees or other substantial shrubs, bushes, or plants. 31. Prior to building permit issuance, construction documents shall show that the minimum separation requirements are met and that each of the various designer s plan sets match. The applicant s consultant preparing the improvement and utility plans shall coordinate

11 Page 11 of 11 their plans with the consultants preparing the landscape, architectural, surface water quality, fire master and or fire suppression plans so that their designs are consistent. 32. That a minimum of fourteen-calendar days prior to public water construction, the applicant s Engineer of Record shall prepare and provide product material submittals consistent with the approved water improvement plans as approved by the Water Division, for all proposed public water system facilities to the Water Division for review and approval. 33. Prior to installation, the Water Division shall approve the type and location of all back flow prevention devices. Please call or should you need assistance. 34. Prior to the issuance of a certificate of occupancy, the applicant shall be responsible for the installation of necessary fire hydrants and fire suppression services as determined by the Fire Department and Water Division. 35. Prior to the issuance of a Certificate of Occupancy, the applicant shall furnish and install individual pressure regulators on the private side of new services where the incoming pressure exceeds eighty pounds per square inch. ATTACHMENTS 1. Vicinity Map 2. Letter of Explanation 3. Site Photographs 4. Historic Photographs/Maps 5. Historic Resources Survey Forms for Sisters of St. Joseph Campus 6. Plans (date stamped February 12, 2018) cc: Sr. Mary Bernadette McNulty Sisters of St. Joseph of Orange 480 S. Batavia Street Orange, CA Mara Wells, Senior Associate NBBJ Architects 523 W. 6 th Street, Suite 300 Los Angeles, CA N:\CDD\PLNG\Applications\Design Review\DRC Sisters of St Joseph Ministry Addition\Staff Report - DRC Sisters of St Joseph Ministry Addition S Batavia.docx