DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: APRIL 1, 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. 4789-15 Village at Orange Main Mall Façade Remodel SUMMARY A proposal to modify the exterior façade of the main mall building at the Village at Orange facing Tustin Street (not including Wal-Mart and Sears) and the adjacent hardscape/landscape. RECOMMENDED ACTION FINAL DETERMINATION Staff recommends that the 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: Deborah Loayza, PR Architects TVO Holdings, LLC (Vestar) 1500 East Village Way GC (General Commercial) CTR (Limited Commercial Tustin Redevelopment Project Area) Existing Development: Developed with 14 structures approximately totaling approximately 825,051 square feet. Property Size: Associated Applications: 2,659,080 SF (61.04 Acres) N/A Previous DRC Project Review: November 19, 2014 PUBLIC NOTICE No Public Notice was required for this project.
ENVIRONMENTAL REVIEW Design Review Committee Staff Report Page 2 of 8 Categorical Exemption: This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301 (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 is the third phase of an overall façade modernization and site improvements of the Village of Orange. This particular phase will consist of the façade remodel of the main mall building east elevation facing Tustin Street, the installation of a new drop off area, and improvements to hardscape, landscaping, and lighting along the east elevation frontage. New façade features include but are not limited to, the introduction of new colors and materials, installation of new architectural screening features, completely redesigned entries along all three entry ways facing Tustin Street, the use of landscaping, hardscape, and lighting to attract patrons into the mall, and the balancing of various roof lines across the mall. EXISTING SITE This site is improved with 14 structures. Four (4) buildings make up the main mall complex, three (3) are major department stores (Sears, JC Penny, and Wal-Mart) that are each independently owned, and the remaining are satellite buildings housing a mixture of restaurants and other retail. Currently, the design of all the buildings on the subject site is a mixture of architectural styles. The main mall complex was remodeled and expanded in 2003 and is a contemporary style of architecture incorporating the use of various materials such as stucco, metal siding and awnings, wood trellis features, and various types of stone, split-faced block, and tile. The contemporary design of the building incorporates varying levels of flat roofs with articulation along the façade. The building is shaped as a large convex lens with a majority of the improvements on the façade facing Tustin Street. The use of exposed wood, stone, and metal is used throughout the site from signage, to lighting, to the prominent arched tower feature at the main entrance. Other buildings within the same center did not get the same remodel as the main mall façade facing Tustin Street. At the time of the most recent remodel in 2003 and currently, Wal-Mart, JC Penny, and Sears are owned independent of the main mall complex and the outlying buildings. Therefore, the remodel efforts were not coordinated with the surrounding property owners. As such, these buildings do not carry all the same design motifs that appear on the main mall building. Furthermore, building K/I on the north side of the site was not modified with the main building upgrades. However, at the February 4, 2015, Design Review Committee meeting, the DRC approved the improvement of this building containing many of the design motifs found within the proposed project. Additionally, the DRC approved the remodel of the proposed Home Goods tenant space along the southern entrance to the main mall on February 18, 2015, in which the approved façade improvements will be carried throughout the proposed main mall façade upgrade.
EXISTING AREA CONTEXT Design Review Committee Staff Report Page 3 of 8 The area is surrounded by a variety of commercial and residential uses. The properties to the north are zoned Residential Duplex (R-2-6) and Limited Commercial Tustin Redevelopment Project Area (CTR); the properties to the east are zoned Limited Commercial Tustin Redevelopment Project Area (CTR); the properties to the south are zoned Multiple Family Residential (R3) and Limited Commercial - Tustin Redevelopment Project Area (CTR); the properties to the west are zoned Single Family Residential (R-1-7). EVALUATION CRITERIA Orange Municipal Code (OMC) Section 17.10.070 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 projects 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 Tustin Street Design Standards apply to this project. ANALYSIS/STATEMENT OF TH E ISSUES The Design Review Committee provided preliminary comments on November 19, 2014. That submittal included the proposed renovations of the façade of the main mall building, conceptual landscaping, and the proposal for the K/I building adjacent to Heim Avenue. On February 4, 2015, the DRC approved the remodel of building K/I and on February 18, 2015, approved the Home Goods façade improvements. In an effort to streamline the project and accommodate proposed tenant timelines, the remodel of the Village of Orange has been split up into multiple phases that will occur successively. The current proposal for the third phase of site improvements is the façade
Page 4 of 8 remodel of the main mall building and the associated hardscape and landscape improvements located at the terminus of East Village Way between the existing Sears and Wal-Mat buildings. As currently proposed, the façade improvements meet the development standards as outlined in OMC Chapter 17.18 Commercial Districts in addition to the Tustin Street Design Standards in relation to massing, scale, balance of height, and consistent textures and colors. Issue 1: Architecture The project in question is quite an expansive area. As such, this section will only briefly highlight the major architectural changes. The applicant is proposing to re-plaster or add new plaster on several areas, in addition to adding various materials such as stacked stone veneer and metal siding. The storefronts of some of the stores are being increased in width and a number of new metal clad canopied and roofs are being installed. Additionally, the roof heights in several locations are being modified, which will ultimately create more balance across the whole mall façade. As previously discussed in the approval of the Home Goods tenant façade, the applicant is proposing an approximately 28-foot tall architectural screening feature in order to screen the existing trash and loading area. This proposed metal structure will provide more balance to the building by continuing the roof line pattern of the home goods tenant space and the other tenant spaces further north. Currently, there is not any method of tying the two together, which causes an inconsistency to the rhythm of design along the frontage of the building. Lifestyle graphic panels will be used along the three entrances to also create visual interest and assist in further branding the mall. The changes in material, increase in tenant frontages, and the increase in articulation of various canopies and pop-outs provides for a significant amount of visual variation throughout the entire building. Furthermore, the proposed main mall improvements are consistent and complementary with the improvements approved for the K/I building and those seen within the Home Goods façade improvements (provided for reference in the plans). 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 removal of the existing large wooden canopy and sign feature at the main entrance and the installation of two new architectural screening features placed in front of the storage/loading areas. Currently, the large sign panel at the main entrance is 66 feet in height and the existing canopy structure is approximately 41 feet. The new main entrance will be set back further and brought down to more of a human scale at 37 feet high. The removal of the large main entry features coupled with the increase in heights on other portions of the building creates more of a balance between the north and south halves of the mall. All proposed heights meet the zoning code requirement and are consistent with the heights approved on the other two phases of the project.
Page 5 of 8 Issue 3: Lighting In the review of the last two phases, lighting was a commonly discussed point. The DRC requested a common lighting pattern throughout the project and a rhythm of lighting that was conducive to attracting patrons to the redesigned entry ways. The applicant is proposing several different types of recessed soffit lighting that will enhance the store fronts and light up the redesigned entry ways. Additionally, LED up-lighting will be used to illuminate the proposed tower accent features and up-lighting will be used to illuminate the proposed trellis features. Both of these proposed uplighting types will be used to accentuate the proposed architecture adding to the articulation of the building, particularly in the evening. To address the DRC s concern with creating a rhythm along entry ways to attract patrons to come in, the applicant has provided a number of different lighting features. Along the main entry, the applicant will be installing a water feature on either side of the drop off area. This feature will contain a number of lights that will add an ambiance to the water. Furthermore, recessed wall lighting will be provided along all stairs and ramps at a consistent interval casting light out onto the walkway which will motivate people toward the entrance. Decorative light columns will also be placed on either side of the entrance at equidistant intervals serving as a welcoming gateway into the main entrance. In addition to the main entrance, enhanced entrance lighting will be used on the two smaller entrances including collar lighting illuminating the palm trees, the use of various types of wall lighting, and the incorporation of the light columns all working together to create a pattern of light motivating patrons into the mall, accentuating the architecture, and providing safety for patrons at night. Issue 4: Landscape/Hardscape In conjunction with proposed improvements for accessibility, particularly along the main entry adjacent to the proposed drop off, the applicant is proposing adding various pavers and enhanced concrete. The design of the hardscape will create undulating patterns that correspond to tenant frontages and draw people into the redesigned entrances. Furthermore, when paired with the redesigned landscaping, the proposed hardscape will be complimentary to the color palate. Furthermore, new landscape areas, precast planters, and vertically mounted landscape wall trellises will be installed and will house a variety of new drought-tolerant landscape species including various succulents, grasses, and flowering shrubs. The proposed landscaping theme has been approved by DRC on the K/I building remodel for the first phase and will incorporated throughout the site as each phase comes to fruition utilizing many of the same species. This will provide a color palate that is complimentary to the proposed façade improvements. In addition to the landscape and hardscape improvements, the applicant plans on adding new site furniture including several new metal benches and trash cans. Issue 3: Tustin Street Design Standards The proposed façade improvement of the main mall facade falls within Thematic District #3 within the Tustin Street Design Standards. This district is characterized by the mall and states that the
Page 6 of 8 mall is the predominate focus of this district leaving the design standards flexible as long as they are consistent with the main mall building. Since this is the phase in which the main mall building is being remodeled, it will set the tone for the rest of the surrounding buildings. Since this is the third phase of the project, the main mall façade is consistent with the prior two approved phases for the K/I building and the Home Goods tenant space. ADVISORY BOARD RECOMMENDATION None required. 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 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 17.10.070.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 17.10.070.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 17.10.070.G.3). The proposed façade improvements for the main mall are internally consistent in regards to design, massing, and scale. The mix of materials and colors harmonize with one another and are complementary to surrounding developments including the outer parcels and the recently approved improvements for the K/I building and Home Goods tenant frontage. Furthermore, the mass and scale of the proposed façade improvement fits with the functionality of the tenant spaces in that the new entrances are clearly distinguished, the articulation clearly sets all the tenant spaces apart from one another.
Page 7 of 8 Additionally, the proposed project conforms to the Tustin Street Design Standards in that this is a façade improvement to the main mall, which is within Thematic District #3. This particular thematic district leaves the design standards flexible as long as they are consistent with the main mall building. Therefore, because the project is the main mall and is considered internally consistent with approved, proposed remodels and existing architecture throughout the site, the proposed design complies with the Tustin Street Design Standards. 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 17.10.07.G.4). 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 4789-15 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 20, 2015), including modifications required by the conditions of approval, and as recommended for approval by the Design Review Committee. 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. 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. 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. 4. If not utilized, project approval expires twenty-four months from the approval date. Extensions of time may be granted in accordance with OMC Section 17.08.060. The Planning entitlements expire unless Building Permits are pulled within 2 years of the original approval. 5. 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. 6. 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
Page 8 of 8 plan as proposed for the project for the review and approval of the Director of Community Development and Community Services Director. 7. Prior to building permit issuance the final landscape plan shall be reviewed and approved by the Public Works Director when landscaping is proposed within the public right-ofway and/or the project is constructing Storm Water Quality Best Management Practices in landscaped areas. 8. Prior to building permit issuance, final landscaping plans for the project shall be designed to comply with the City s Water Efficient Landscape Guidelines as described in Section IX et al of the City of Orange Landscape Standards and Specifications. 9. The final landscape plan shall include a note that a fully automated irrigation system will be provided. 10. Prior to building permit issuance, City required irrigation and landscape inspection notes shall be placed on the final landscape plan, to the satisfaction of the Community Services Director. 11. Certification from the Landscape Architect of record shall be filed that final landscaping was completed in compliance with approved landscape and irrigation plan. City of Orange Staff shall inspect and approve the landscape prior to release. 12. The applicant shall submit grading plans to public works for all parking lot improvements. The applicant shall ensure that the proposed parking lot improvements are included within the Priority Water Quality Management Plan (WQMP) prepared for the greater site improvements and that all Best Management Practices (BMP s) are included on the plans prior to issuance of a grading permit. ATTACHMENTS 1. Vicinity Map 2. Existing Photographs A. Plans dated stamped March 20, 2015 cc: Deborah Loayza, PR Architects C/O Vestar 111 W Ocean Blvd. Suite 2100 Long Beach, CA 90802