Agenda Item
Design Review Committee
Item #: 4.1. 12/7/2022 File #: 22-0614
TO: Chair and Members of the Design Review Committee
THRU: Anna Pehoushek, Assistant Community Development Director FROM: Monique Schwartz, Associate Planner
1. SUBJECT
Design Review No. 5030-21, Street Lights Mixed-Use Apartment Development, 840 The City Drive South
2. SUMMARY
Recommendation of approval to the Planning Commission.
The applicant proposes to demolish an existing multi-tenant retail building to construct a new 225-unit mixed-use apartment development with a ground floor retail/restaurant area, subterranean parking, residential amenities, open parking structure for the adjacent office complex use, and related site improvements.
3. BACKGROUND INFORMATION
Applicant: SLR Orange Development, LLC / Scott Levy
Property Owner: GPI-OCA, LLC / Jason Purvis
Property Location: 840 The City Drive South
General Plan Designation: Urban Mixed Use, 30-60 dwelling units/acre, 1.5-3.0 FAR (UMIX) Zoning Classification: Urban Mixed Use (UMU)
Existing Development: The project site includes three parcels totaling 5.86 acres. The site is currently developed with a 12,923-square-foot, single-story multi-tenant commercial building, a 98,800-square- foot four-story office building (790 The City Drive South), shared two-way entry drive and circular turn -about, surface parking, landscaping, and site improvements. The 5.86-acre site is part of a larger
15.1-acre office complex consisting of a 98,800-square-foot four-story office building (750 The City Drive South), a 189,600-square-foot eight-story office building (770 The City Drive South), perimeter storage buildings totaling 5,495 square feet, open structured and surface parking with 1,420 spaces, and related site improvements. An existing three-story hotel to the north, and three-story office building to the west are not part of the proposed project or larger 15.1-acre office complex site.
Associated Applications: Conditional Use Permit No. 3138-21, Major Site Plan Review No. 1040-21, Administrative Adjustment No. 0051-21, and Mitigated Negative Declaration No. 1875-21.
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Previous DRC Project Review: None
4. PROJECT DESCRIPTION
The applicant proposes to demolish an existing 12,923-square-foot, one-story multi-tenant commerical building and surface parking lot in order to construct a 225-unit vertical mixed-use apartment development, including 9,000 square feet of ground level retail/restaurant area, a 421 space, three-level subterranean parking structure beneath the footprint of the building, 13 parallel surface parking spaces, residential amenities, and related site improvements. A two-story open parking structure for use by the ajdacent multi-building office complex is proposed to replace the parking that is being displaced by the project.
The project site includes three parcels (Parcels 3, 5, and 6). A lot line adjustment is proposed to the southeast corner parcel (Parcel 6) to accommodate the new mixed-use apartment development and for property ownership purposes. The new mixed-use building is designed to safely interface with the adjacent street frontages. Apartment units and residential amenity courtyards are elevated on a five- foot podium, which allows for a separation of the apartment units from roadway traffic and the sidewalk, as well as increased safety from the heavily trafficked intersection of Garden Grove Boulevard and The City Drive South.
Proposed Apartment Unit Sizes
Apartment Type Size Total Units
Studio 558-680 sq. ft. 36
One Bedroom 603-868 sq. ft. 102
Two Bedroom 1,039-1,533 sq. ft. 87
Residential common amenities include a fitness center that will be shared with the adjacent office complex, club house and lounge area, landscaped pool/spa courtyard, and passive open courtyard equipped with a shade structure, barbeque counters, outdoor kitchen/bar area, fire pits, outdoor seating with umbrellas, a pet lounge, and pet park. The project also provides quasi-public plaza areas on the northeast corner and southern frontage of the building that will contain bench and lounge seating. Access to the individual units will be from basement level parking to an interior corridor system, stair/stoop entries along the west side of the building, and two interior stairway access points off the sidewalk along The City Drive South. An integrated ground level retail/restaurant area will be located on the north side of the building, oriented to the primary vehicular access to the larger complex. This frontage will also incorporate outdoor dining and a public seating area. There are no tenants proposed at this time; however, it is anticipated that the space will be used for small retail and/or take-out restaurant use.
The project also proposes a new 43,059-square-foot, two-story open parking structure with 145 parking spaces to replace parking lost from implementation of the mixed-use development. The parking structure will be located west of the mixed-use project and parallel to the south property line, and will be used by the 790 The City Drive South office building as well as the overall existing office complex.
Site and Building Design/Architecture
The project has a pedestrian oriented design, whereby the mixed-use component of the project is located close to the street, with apartment units and residential amenity courtyards slightly elevated on a five-foot podium with stairway access along the eastern frontage (The City Drive South), and City of Orange Printed on 4/5/2023Page 2 of 10
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on a five-foot podium with stairway access along the eastern frontage (The City Drive South), and stair/stoop access to apartment entries on the west side (parking lot/office complex), allowing for increased comfort of a residential interface along the busy street frontage and office complex interior.
The building is designed around apartment amenity courtyards, the larger of which is exposed to the eastern edge. This allows for a visual break in the perceived length of the project, creating the apperance of smaller walkable buildings along The City Drive South.
The proposed sidewalk interface of the project along The City Drive consists of the five-foot exposure of the podium parking wall, with active elevated common open space areas above (pool courtyard and dog park). This condition represents a blended approach to minimizing the building wall setback in alignment with the urban building-sidewalk interface anticipated in mixed-use urban environments, while also activating and creating pedestrian-oriented development. The sidewalk interface condition of the podium wall and landscaping is particularly important along The City Drive South. The applicant has proposed a board-formed concrete finish for the podium wall. Staff believes that the treatment of the wall and landscape design warrants further development. A condition of approval has been included that calls for the applicant to continue to refine the design of this interface for staff approval prior to the issuance of grading permits, however, staff is seeking feedback from the DRC to guide design details.
The main public entrance (leasing office) to the building is oriented to the street sidewalk along Garden Grove Boulevard and is designed as a quasi-public plaza with enhanced landscaping, bench seating, and decorative monument signage. Outdoor dining and public seating are integrated along the northern edge, which creates an attractive and appealing link for pedestrians that may be walking to the site from other offices or residential areas in the vicinity. There will be a new traffic signal with associated crosswalk at the main driveway entrance along The City Drive South that will provide additional pedestrian connectivity between the project and offices to the east. The project also takes into consideration the City’s Urban Mixed Use land use designation and the future development objectives of the West Chapman Avenue/Uptown Orange General Plan Focus Area in that the project integrates with surrounding retail, professional offices, and residential development, provides high density innovative housing options, has convenient access to surrounding uses and transit stops, considers existing pedestrian activity in relation to adjacent office and retail uses, as well as future pedestrian activity that is expected to increase over time as infill development occurs in the area.
The project features a modern architectural style that reflects an urban mixed-use housing aesthetic.
The ground level incorporates store front windows with metal awnings to help activate the street frontages. The north portion of the building is six stories in height (75 feet), while the middle and southern portions are five stories (63 feet-4 inches), allowing for better integration with the existing on -site commercial office buildings, four-story office building to the east, and two-story apartments and single family residences to the south across Garden Grove Boulevard in the City of Santa Ana. The scale of the project is well-suited to the expansive widths of The City Drive South and Garden Grove Boulevard. This, combined with the orientation of the building to the streets, helps to define the street edge and anchors the southern gateway to the Uptown Orange mixed-use district.
Architectural features include varied flat roof lines, extensive use of windows and balconies, alternating wall planes, and vertical and horizontal accent details. The use of a variety of exterior building materials also contributes to this distinctive architectual style, including painted stucco, vinyl windows, metal railings at balconies, metal awnings over ground level aluminum store front windows, horizontal fiber cement siding and trim, stone veneer, cast stone base, smooth and boardform textured concrete, and decorative metal screening on the south elevation. The building will City of Orange Printed on 4/5/2023Page 3 of 10
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textured concrete, and decorative metal screening on the south elevation. The building will incorporate a coordinated color scheme in shades of beige, gray, and brown.
Although the project presents a contemporary architectural style that differs from the existing brick clad office development, the scale of the building, incorporation of a flat roof design, and use of exterior materials including brown fiber cement siding that reflects the horizontal rows of brown brick veneer between the large windows on the office buildings, dark metal used for balcony railing, window frames, and store front awnings that match the dark window frames and tinted windows on the office buildings, and a warm earth tone color scheme lend to a visually integrated condition despite being different.
The proposed two-story (15 feet-10 inches) open parking structure will coordinate with the existing office complex buildings and open parking structure. Exterior finishes will include natural gray concrete and brown brick veneer.
Streetscape and Landscape
The proposed project contributes to the existing office complex streetscape by providing an updated, pedestrian friendly interface along both street frontages. Due to the position of the building on the site, some existing mature landscaping will be removed. Sheet L10 (Tree Removal Plan) shows the removal of 63 trees in order to accommodate the new mixed-use development and open parking structure.
The project incorporates a variety of water efficient plant material along the street frontages, perimeter boundaries, and project interior, including a total of 66 new trees. Streetscape treatment along The City Drive South includes a 5-foot wide landscape buffer, and planters between the public sidewalk and 5-foot tall boardformed textured concrete podium wall that will include a mix of Eastern/Western Redbud, Red Edged Dracaena, Pinapple Guava, Crape Myrtle and Date Palm trees, and a variety of shrubs and ground cover including Wax Leaf Privet, Indian Hawthorn, Foxtail Agave, Bougainvillea, Bottlebrush, and White Carpet Rose. The quasi-public plaza along the Garden Grove Boulevard frontage will include Date Palm trees and landscape planters with a similar variety of shrubs and goundcover to accentuate the main project entrance. Street trees along both street frontages will include the retention of existing Crape Myrtle or replacement with Brisbane Box trees.
The proposed streetscape landscaping will articulate and soften the five and six-story building design and provide a friendly pedestrian-oriented interface with the building and sidewalk.
Landscape treatment in the commercial outdoor dining and quasi-public plaza areas along the north property line includes foundation planters along the building frontage, and planters along the sidewalk and parallel parking spaces with a mix of Arbutus Standard, Thornless Palo Verde, Bronze Loquat, Swan Hill Olive, and Carrot Wood trees, and similar shrubs and ground cover. The public sidewalk along the Garden Grove street frontage will connect to a landscaped pedestrian pathway on the west side of the building that leads to parallel guest parking, stair/stoop entries to residential units, and linkage of residential units to the retail area on the north and other commercial center businesses. Landscaping along the west side includes a mix of Southern Magnolia, African Tulip, and Carrot Wood trees in planters between the parallel parking spaces, and foundation planters with smaller accent trees, shrubs and groundcover. The trees and foundation landscaping along the north and west sides will enhance the building elevations, as well as provide a visual buffer for the adjacent hotel to the north, and the 790 The City Drive South office building to the west.
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The amenity courtyards and project interior will consist of landscape planters that contain a mix of Eastern/Western Redbud, Pineapple Guava, Crape Myrtle, King and Royal Palm trees and similar shrubs and groundcover. The amenity courtyards, outdoor dining and public seating areas on the north side, and the public plaza on the south side will contain enhanced paving. The pedestrian pathways that provide connectivity throughout the project will consist of natural gray concrete paving.
The proposed two-story open parking structure will be screened along the Garden Grove Boulevard street frontage with Giant Timber Bamboo foundation planting, existing mature trees, and Brisbane Box or Crape Myrtle street trees.
Lighting
Sheets A1.031, A1.051, and E6.1 provides conceptual exterior lighting for the project. LED wall mounted light fixtures, bollards for pedestrian walkways, ground mounted decorative lighting for landscape and architectural features, overhead festoon lighting in the amenity courtyards, step lights for outdoor stairways, and light poles in a bronze or black finish will be provided in the residential, commercial, and associated parking areas. All project lighting will be shielded and oriented to prevent glare or light spillage onto neighboring properties. The proposed fixture styles are contemporary and compatible with the architecture of the building and parking structure.
Signage/Wall Graphics
Conceptual signage and wall graphics are included for illustrative purposes and are not part of this project proposal. Monument signage including oversized letters with the project name is proposed at the southeast corner of the site at the intersection of Garden Grove Bouelvard and The City Drive South. Enlarged wall graphics are included on the east elevation facing The City Drive South.
Proposed signage and wall graphics will return to the DRC at a later date.
Overall, the project’scoordinated architectural style, use of matching colors and materials, as well as streetscape and landscape design as proposed presents an overall integrated design theme.
5. EXISTING SITE
The project site includes three parcels (Assessor’sParcel Numbers [APNs] 231-261-13 [1.12 acres], 231-361-16 [0.95 acres], and 231-261-17 [3.77 acres]) totaling 5.86 acres. The site is part of a larger
15.1-acre multi-building office complex located at the northwest corner of the intersection of Garden Grove Boulevard and The City Drive South. The project site is currently developed with a 12,923- square-foot, single-story, multi-tenant commercial building constructed in 1989, a 98,800-square-foot, four-story office building that is part of the larger existing multi-building office complex, shared two- way entry drive and circular turn-about, surface parking, landscaping, and site improvements. The multi-building office complex was constructed in the 1980’s.
6. EXISTING AREA CONTEXT
To the north of the project site is the larger multi-building office complex, surface parking lot, and three-story hotel (Best Western Plus). Further north, beyond the office complex and hotel is West Park Central Avenue, a three-story senior assisted living/memory care facility (Oakmont of Orange), and two-story multi-family residential uses. To the south is Garden Grove Boulevard. Further south is a two-story apartment development (Vista Del Rio) and one-story single-family residences in the City of Santa Ana. To the east is The City Drive South. Further east is a four-story office building and surface parking lot, and the Santa Ana River. To the west, is a two-story office building (3707 W.
Garden Grove Boulevard) and surface parking lot. Further west are duplex and multi-family City of Orange Printed on 4/5/2023Page 5 of 10
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Garden Grove Boulevard) and surface parking lot. Further west are duplex and multi-family residences and South Park Vine Street.
7. ANALYSIS AND STATEMENT OF THE ISSUES
Issue 1: Increased Building Height
The project proposes a five and six-story building height (63-75 feet), which is in character with other similar high density housing projects in the UMU zone. The applicant is seeking approval of a Conditional Use Permit to exceed the maximum 45-foot (3 stories) building height limitation. The building height and massing as proposed integrates with the adjacent four and eight-story office complex buildings, and four-story office building located to the east, across The City Drive South. The five-story building height along the southern edge takes into consideration the existing two-story apartments and one-story single-family residences located across Garden Grove Boulevard in the City of Santa Ana. The single-family residences are not street facing and are located approximately 106 feet from the southern footprint of the building. The proposed streetscape enhancements, including street trees, will help soften and screen the varied building height and massing.
Issue 2: Open Space Deficiency
Sheet A1.003 (Open Space Exhibit) illustrates open space provided by the project. The project requires a total of 31,178 square feet of open space (private and common open space), while the project has provided a total of 30,509 square feet. The applicant is seeking an Administrative Adjustment for a 670 square foot (0.98%) deficiency. Staff feels that with the inclusion of the various residential common open space amenities, including, but not limited to a fitness center, club house and lounge area, landscaped pool/spa courtyard, and passive open courtyard, private patios and balconies for the majority of the units, and quasi-public plazas that contribute to an active street environment, it is not anticipated that the requested reduction of open space would negatively impact the project.
8. ADVISORY BOARD RECOMMENDATION
The Staff Review Committee (SRC) conducted reviews of the project on April 27, 2022, August 10, 2022, and October 12, 2022. On November 16, 2022, SRC recommended that the project proceed to the Design Review Committee.
9. PUBLIC NOTICE
A Notice of Intent to Adopt Mitigated Negative Declaration No. 1875-21 was sent to 609 property owners and tenants within a 400-foot radius of the project site, adjacent cities, and other potentially affected public agencies and utility service providers. This notification is also on file with the Orange County Clerk Recorder and was posted at the site. Additional notification and posting of the site will occur in preparation for the Planning Commission public hearing.
10. ENVIRONMENTAL REVIEW
The proposed project is subject to environmental review per the provisions of the California Environmental Quality Act (CEQA). Mitigated Negative Declaration (MND) No. 1875-21 has been prepared for this project and is included as Attachments 3 and 4 for the DRC’s review and consideration. The issues subject to DRC purview are impacts relating to Aesthetics (pages 37-49) and Cultural/Tribal Cultural Resources (pages 76-84). The role of the DRC is to provide a recommendation to the Planning Commission, and comments provided by the DRC will be included City of Orange Printed on 4/5/2023Page 6 of 10
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in the Planning Commission Staff Report.
MND No. 1875-21 analyzes the physical environmental impacts of the project. The MND concludes that the project will have less than significant impacts to the environment with the implementation of mitigation measures related to Biological Resources, Cultural Resources/Tribal Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, and Transportation. There were no impacts identified related to Aesthetics. The public review period began on November 23, 2022 and ends on December 14, 2022. The MND was made publicly available at the Community Development Department, City Clerk’s office, and the City’s website.
11. STAFF RECOMMENDATION AND REQUIRED FINDINGS
Findings for DRC applications come from four sources:
· The Orange Municipal Code
· The Infill Residential Design Guidelines
· The Historic Preservation Design Standards for Old Towne (commonly referred to the Old Towne Design Standards or OTDS)
· Orange Eichler Design Standards (or OEDS)
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.
· 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 17.10.07.G.3).
The project is neither located in a specific plan area nor an area of the City subject to design standards. The West Chapman Avenue/Uptown Orange General Plan Focus Area, located west of the SR-57 and south of SR-22, is characterized by an eclectic mix of contemporary architectural styles consisting of mid-rise office, senior housing, public facilities/institutions (UCI Medical Center), multi-family residential, and commercial retail uses. The intent of the land use and urban design policies included in the General Plan and zoning is to transition the area into an integrated mixed-use district with comfortable pedestrian linkage and people- oriented streetscape conditions. The architecture and landscape design of the proposed project will revitalize the urban fabric by replacing an existing retail building and surface parking lot with a distinctive, larger scale, contemporary, mixed-use development that is in scale and integrates with surrounding development along The City Drive South and Garden Grove Boulevard. The project provides varied and articulated building elevations and streetscape enhancements that provide an appealing pedestrian environment to encourage pedestrian activity and linkage between the project and surrounding office, retail and residential uses. The project presents an overall internally consistent and integrated design theme that upholds community aesthetics.
12. CONDITIONS
The approval of this project is subject to the following conditions:
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1. The project shall conform in substance and be maintained in general conformance with plans and exhibits labeled as Attachment 5 in the staff report (date stamped received November 30, 2022), including modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee.
2. 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 administratively.
3. 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.
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 arising out of its approval of this permit, save and except that caused by the City’sactive negligence. The City shall promptly notify the applicant of any such claim, action, or proceedings and shall cooperate fully in the defense.
5. 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.
6. Building 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.
7. All signage shall comply with Chapter 17.36 Sign Regulations of the Orange Municipal Code.
Project signage and building graphics shall be subject to Design Review Committee approval.
8. If not utilized, project approval expires twenty-four months from the approval date. Extensions of time may be granted, if requested in writing in accordance with OMC Section 17.08.060. The Planning entitlements expire unless Building Permits are pulled within two years of the original approval.
9. In conjunction with construction, all activity will be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday. No construction activity will be permitted on Sundays and Federal holidays.
10. These conditions shall be reprinted on the second page of the construction documents when City of Orange Printed on 4/5/2023Page 8 of 10
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submitted to the Building Division for the plan check process.
11. Any graffiti shall be removed within 72 hours from the time the City of Orange Notice of Violation is received by the applicant/property owner.
12. The applicant shall refine the design of the eastern frontage interface of the exposed podium parking wall and public sidewalk for staff approval prior to the issuance of grading permits.
Consideration shall be given to wall finish and landscape treatment that results in a comfortable pedestrian experience for individuals using the sidewalk.
13. Any new lighting on the premise shall be installed in such a way to direct, control, and screen the lighting to prevent off site light spillage onto adjoining properties and shall not be a nuisance to any point beyond the exterior boundaries of the property.
New parking lot lighting shall be limited to 3,500 degrees Kelvin (K).
14. Prior to issuance of Certificate of Occupancy, the applicant shall schedule a light reading inspection with the Crime Prevention Bureau. The lighting shall be tested and confirmed to determine if the lighting meets or exceeds the exterior boundary standards. The applicant shall use shielding so as to ensure that the light standards meet the requirements of OMC Section
17.12.030 for areas beyond the property’s exterior boundaries; light spillage or pollution to surrounding residential areas shall not exceed a maintained minimum of 0.5 foot-candle.
15. Prior to building permit issuance, the applicant shall demonstrate to the satisfaction of the Community Development Director that all mechanical and air conditioning equipment shall be shielded and screened from view from adjacent streets and properties. The screening shall be integrated architecturally with the building and painted to match the walls of the building.
16. Plans submitted for Building Plan Check 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.
17. Prior to building permit issuance, final landscaping plans for the project shall be designed to comply with the City’sWater Efficient Landscape Guidelines as described in Section IX et al of the City of Orange Landscape Standards and Specifications. The project landscape architect shall submit documentation verifying compliance with this requirement for review and approval by the Community Development Director or designee in coordination with the Public Works Director or designee.
18. Prior to building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the grading plans, site plans, and the conceptual landscaping plan as proposed for the project for the review and approval of the Director of Community Development or designee in coordination with the Public Works Director or designee.
19. Landscape maintenance shall be performed in such a manner as to allow all trees to retain their full canopy height for screening and full canopy breadth for shade at point of maturity, except as required for public safety purposes.
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20. Prior to building permit issuance, City required irrigation and landscape inspection notes, in accordance with the City of Orange Landscape Standards and Specifications, shall be placed on the final landscape plan, to the satisfaction of the Public Works Director or designee in coordination with the Public Works Director or designee.
21. Prior to certificate of occupancy, all landscaping improvements shall be completed according to the approved plans, the City of Orange Water Efficient Landscape Guidelines, and City of Orange Landscape Standards and Specifications. The project landscape architect shall submit documentation certifying compliance with this requirement (Appendices B and E of City of Orange Landscape Standards and Specifications) for review and approval by the Community Development Director or designee, in coordination with the Public Works Director or designee.
22. The final landscape plan shall include a note that a fully automated irrigation system will be provided.
23. Prior to building permit issuance, landscape plans shall include landscape area calculations need for State landscape water use reporting.
24. Prior to building permit issuance, a Tree Removal Permit shall be approved by the Community Services Director in accordance with the City’sTree Preservation Ordinance. A plan is required for submittal to the City depicting all of the existing on-site trees, the specifies of each tree, and the number of trees proposed for removal and replacement.
13. ATTACHMENTS
· Attachment 1 Vicinity Map
· Attachment 2 Development Standards Reference Table
· Attachment 3 Mitigated Negative Declaration No. 1875-21, Dated November 14, 2022 · Attachment 4 Mitigated Negative Declaration No. 1875-21 Appendices · Attachment 5 Project Plans, Date Stamped Received November 30, 2022; Color and Materials Board Provided at Meeting
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