DESIGN REVIEW COMMITTEE AGENDA ITEM

Transcription

1 DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: OCTOBER 21, 2015 TO: THRU: FROM: SUBJECT: Chair McCormack and Members of the Design Review Committee Leslie Aranda Roseberry, Planning Manager Kelly Christensen Ribuffo, Associate Planner DRC No Musco Center for the Arts Exterior Paint Modification SUMMARY A proposal for modifications to the approved exterior paint color scheme for the Musco Center for the Arts. RECOMMENDED ACTION FINAL DETERMINATION Staff recommends that the DRC recommend approval of the project to the Community Development Director subject to the conditions in the staff report and any additional conditions the DRC deems necessary to make the required findings. BACKGROUND INFORMATION Applicant: Owner: Property Location: General Plan Designation: Zoning Classification: Existing Development: Property Size: Associated Applications: Kris Olsen, Chapman University Chapman University 415 N. Glassell St. Chapman University Specific Plan Area Public Facilities P-I (SP) 88,142 SF performing arts center complex, currently under construction 2.99 acres (130,244 SF) General Plan Amendment No , Zone Change No , Tentative Parcel Map No , Mitigated Negative Declaration No , Major Site Plan No , Variance No , Design Review (DRC) No , DRC No and DRC No Previous DRC Review: None for this application

2 Page 2 of 6 PUBLIC NOTICE No Public Notice was required for this project. ENVIRONMENTAL REVIEW The original project approval is fully and adequately addressed in the Mitigated Negative Declaration (ENV No ) which analyzed the potential environmental impacts associated with Specific Plan Amendment No. 6 of the Chapman University Specific Plan, specific to this project, and incorporated appropriate measures to mitigate potential impacts to below a level of significance. PROJECT DESCRIP TION The Musco Center for the Arts is an 88,142 square foot, 1,050 seat state-of-the-art performance and educational facility for use by students from the theater, music, and dance departments of Chapman University s College of Performing Arts. It is currently under construction. The proposed project involves modification to the approved exterior paint color scheme for the building. In 2014 the DRC approved Project No , which included modifications to approved design of the center to allow for use of plaster with integrated color in place of the brick on the rear of the building. Per the DRC s recommendation, the applicant chose a light plaster color, Benjamin Moore Acorn Yellow, to match one of the colors of the brick in the Chapman Blend brick blend. However, once the plaster color was added to the building, the University did not feel that the color matched the brick work as anticipated, and is requesting to change the color of the rear of the building. A letter of explanation, including exhibits showing an overlay of the proposed new colors on the building, is included as Attachment 2 of this report. Paint chips are provided as Attachment 3. As proposed, the Acorn Yellow color on the rear of the building would be repainted as follows: Benjamin Moore Shaker Beige on the stage tower and loading dock areas; and Dunn Edwards Buffalo Herd on the main body of the building, in line with the exterior brick elevation Condition of Approval No. 67 for the Chapman University Center for the Arts project (MJSP No , Variance No and, DRC No ) states that the project was approved as a precise plan, but that minor modifications in keeping with the spirit and intent of the original approval may be reviewed by the Community Development Director. However, because a large area of the building is to be repainted, and those elevations are prominent along N. Glassell Street and Walnut Avenue, the Community Development Director determined that the modification to the exterior paint color scheme could have a significant impact on the overall appearance of the building. Therefore, the project has been referred to the Design Review Committee for recommendation.

3 EXISTING SITE Page 3 of 6 The site is approximately 2.99 acres (130,244 SF.) This includes the site of the new building and all surrounding land that is being graded and redeveloped. The Musco Center for the Arts is currently under construction. EXISTING AREA CONTEXT The property is located within the Old Towne Historic District and is within the core campus area of Chapman University. It is surrounded by a mix of commercial, residential and institutional uses, as follows: North: Residential neighborhood (R-1-6, R-2-6 and R-3), Chapman University campus (P- I (SP)) and commercial liquor store (OTMU-15S) East and South: and Chapman University campus (P-I (SP)) West: Commercial (OMTU-15S) and Chapman University campus (P-I (SP)) 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. Landscape The type, size and location of landscape materials shall support the project s overall design concept. Landscaping shall not obstruct visibility of required addressing, nor shall it obstruct the vision of motorists or pedestrians in proximity to the site. Landscape areas shall be provided in and around parking lots to break up the appearance of large expanses of hardscape. 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). Applicable Design Standards In addition to the above general criteria, the Chapman University Specific Plan Design Standards apply to the project.

4 ANALYSIS/STATEMENT OF THE ISSUES Issue 1: Exterior Paint Color Page 4 of 6 The applicant has proposed a new two color paint scheme for the north elevation of the building, as shown in Attachments 2 and 3. One of these colors, Benjamin Moore Shaker Beige, is part of the original approved color palette for the building, and is used in other areas with exposed plaster on the south, east and west sides of the building. Dunn Edwards Buffalo Herd has been chosen to coordinate with the Chapman Blend brick blend on the main body of the building. The applicant has chosen the place the lighter beige color on the stage tower and loading dock areas to de-emphasize their mass and fade them into the background. The stronger brown color was chosen for the main body of the building to emphasize the body of the building and to add continuity between the front of the building, which have a brick façade, and the rear of the building which is covered in plaster. It is the opinion of staff that to new paint color scheme is compatible with the rest of the materials, finishes and colors on the Center for the Arts building, and will not have a negative effect on the design on the building. Furthermore, the paint scheme will lessen the visual impact on the north side of the building on surrounding residences and businesses as compared to the existing color, and will improve the overall aesthetic impact on the project on the surrounding Old Towne Historic District. ADVISORY BOARD RECOMMENDATION This project did not require review of any additional boards or committees. 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 following Findings and statements in support of such Findings, staff recommends the DRC approve the project. 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). Section 5.0 of the Chapman University Specific Plan incorporates design guidelines specifically targeted at preserving historic on-campus buildings as well as ensuring

5 Page 5 of 6 compatibility of on-campus development with the surrounding Old Towne Historic District. The project as proposed is consistent with the development standards and design guidelines set forth in the Chapman University Specific Plan and is within also consistent with the Chapman University Master Landscape Plan. 2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior s standards and guidelines (OMC F.2). The project site is not in any National Register Historic District nor are any existing structures deemed contributing historic structures; therefore 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 F.3). As described above, the proposed project is consistent with the approved Chapman University Master Landscape Plan and the design standards set forth in the Chapman University Specific Plan, as amended. The modifications to the exterior color palette are consistent with the aesthetics of the original approved plans and are harmonious with the design of the Center for the Arts building. Furthermore, the plans as modified still respects the historic context of the surrounding Old Towne Historic District, and will have no adverse impact on the historic integrity of the 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 F.4). This project is not an infill residential development, therefore this standard does not apply. CONDITIONS 1. All construction shall conform in substance and be maintained in general conformance with plans and exhibits labeled Attachment 2 of this staff report (dated October 9, 2015) and any approved amendments resulting from said meeting including any modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee. 2. The project shall comply with all applicable conditions and mitigation measures as set forth in the original project approval for Major Site Plan No , Variance No and Design Review Committee No , dated May 2, 2012, as well as the supplemental approval for the exterior lighting plan dated November 12, 2012, as well as projects DRC No and DRC No 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.

6 Page 6 of 6 4. The applicant shall comply with all Federal, State and local laws, including all City regulations. Violation of any of those laws in connection with the use will be cause for revocation of this permit. 5. 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 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. 6. Construction permits, including building permits, as required by the City of Orange shall be obtained for all construction work by 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. 7. These conditions shall be reprinted and added onto the first or second page of any refined plan documents. 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. ATTACHMENTS 1. Vicinity Map 2. Applicant s Letter of Explanation and Exhibits dated 10/9/ Paint Swatches EXHIBITS A. Paint Swatches on the East Elevation of the Building (to be provided in the field) cc: Kris Olsen Chapman University One University Drive Orange, CA kolsen@chapman.edu Mark Hickner KTGY, Inc Von Karman Avenue, Suite 200 Irvine, CA mhickner@ktgy.com