TO: Chair and Members of the Design Review Committee
THRU: Anna Pehoushek, Assistant Community Development Director
1. Subject
title
Design Review No.5009-20, The Richland Hotel (formerly Orange Plaza Inn), 137 E. Maple Avenue and 230 N. Orange Street
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2. Summary
recommendation
Review of final color palette for The Richland Hotel for a final determination by the Design Review Committee. The project involves the conversion of an existing building to a 12-room hotel with accessory event space.
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3. BACKGROUND INFORMATION
Applicant/Owner: Ajja Investments, LLC
Property Location: 137 E. Maple Avenue and 230 N. Orange Street, Old Towne Historic District
General Plan Designation: Old Towne Mixed Use 15 (OTMIX15) and Low Density Residential (LDR)
Zoning Classification: Old Towne Mixed Use 15 (OTMU-15) and Single-Family Residential (R-1-6)
Existing Development: 137 E. Maple Avenue - 8,990 square foot mortuary with reception area and offices on the ground floor and a residence on the second floor; 230 N. Orange Street - historic single-family residence
Associated Application: Conditional Use Permit No. 3119-20 and Minor Site Plan Review No. 1011-20
Previous DRC Project Review: June 17, 2020, October 7, 2020, December 15, 2021, and January 19, 2022.
4. project description
The existing building at 137 E. Maple Avenue is in the process of being converted to a 12-room hotel with accessory event space. The project includes removing a portion of the front of the building and relocating the square footage to the rear to create an entry courtyard and front porch entrance. The applicant proposes to remodel the two-story portion of the building based on historic photographs, including recreation of the front porch, new horizontal siding, and repair of existing windows. The one-story sections of the building will be remodeled to a more residential character with new siding and windows. New landscaping and lighting will be provided around the site.
The historic single-family residence at 230 N. Orange Street will not be modified as part of this project. The space behind the residence will continue to be used for parking and utilities, as it was by the mortuary.
The color scheme and light fixtures were reviewed by the Design Review Committee (DRC) as part of the package of design refinements considered on January 19th. At that time the applicant proposed a color scheme for the buildings consisting of subtly differentiated shades of green. The DRC opined that the color scheme needed further refinement to better read as three tones of green that respond to the historic architectural style and details and could not support the paint color selection and recognized the palette that had been approved in October 2021.
The applicant maintains an interest in a color palette different from the approved palette. In response to the DRC’s feedback, the applicant has revised the color scheme to include a modified range of greens and white including Sherwin William Foxhall Green (SW 9184) and Rockwood Dark Green (SW 2816) for the 1906 structure and accessory elements (pergola, mechanical screening), PPG Tea Leaf (1128-5) for trim and accent features, and Sherwin Williams Ethereal White (SW 6182) for the 1930s and 1970s buildings and second floor addition.
For purposes of visually integrating the wood fence with the overall project, rather than painting the fence white, the applicant is now proposing to stain the wood fence to match the wood stain of the port cochere, pergola, and front door and second floor overhang of the 1906 structure. Paint colors and stain are represented in Attachment 3.
5. EXISTING SITE
The site is developed with a 8,990 square foot former mortuary building at 137 E. Maple Avenue. The two-story section at the center of the building was constructed circa 1906 as a single-family residence. It was soon converted to the Shannon Family Mortuary. The upper floor remained as a residence. The one-story section on the west side of the building was added in the 1930s and was used as the chapel and reception area for services at the mortuary. The one-story section on the east side of the building was added in the 1960s and contained offices and other meeting spaces for the mortuary. The north side of the site contains a surface parking lot. The building is a non-contributor to the Old Towne Historic District due to extensive alterations to the original house over time.
230 N. Orange Street is developed with a one-story single-family residence. The building is a contributor to the Old Towne Historic District
6. EXISTING AREA CONTEXT
The site is located at the northwest corner of E. Maple Avenue and N. Orange Street in the Old Towne Historic District. The location is at a transitional point between the mixed-use district of the Plaza and the surrounding single-family residential neighborhood. Properties to the west and south are commercial or mixed use, and properties to the east and north are residential. There is a public parking lot located across E. Maple Street from the site. The majority of houses on N. Orange Street and E. Maple Avenue to the east are contributors to the Old Towne Historic District.
7. analysis and statement of the issues
Staff believes that the proposed color palette addresses DRC feedback and is appropriate for the project.
8. ADVISORY BOARD RECOMMENDATION
None.
9. PUBLIC NOTICE
None.
10. ENVIRONMENTAL REVIEW
Categorical Exemption: The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines 15303 (Class 3 - New Construction or Conversion of Small Structures) because the project consists of converting an existing building to a hotel with accessory event space, with minor modifications to the exterior of the structure consistent with the property’s zoning and General Plan designation. No public review is required.
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.
• 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 in conformance with the Historic Preservation Design Standards for Old Towne, which are the prescriptive design criteria for projects within the Old Towne Historic District. The paint palette is appropriate for the historic architectural style of the 1906 building, is consistent with the context of the Historic District and will not adversely affect the Historic District. The paint color modifications reflect a traditional application of colors consistent with surrounding historic houses.
• In any National Register Historic District, the proposed work complies with the Secretary of the Interior’s Standards and Guidelines (OMC 17.10.07.G.2).
Projects found to be in conformance with the Historic Preservation Design Standards for Old Towne are generally considered to be in conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards). The building is a non-contributor to the Old Towne Historic District; however, the proposed modifications to the approved plans for the exterior of the building, the site, and the landscaping are consistent with Standard 10 in that the new construction will not impair or change the character or integrity of the Historic District. The proposed paint palette is appropriate for the architectural style of the project and surrounding historic residential and commercial development. The proposed project is in conformance with the SOI Standards.
• 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).
Projects located in the Old Towne Historic District must comply with the Historic Preservation Design Standards for Old Towne and SOI Standards (as applicable). As described above, the proposed color scheme as applied to the project conforms with these design standards.
12. CONDITIONS
The approval of this project is subject to the following conditions:
1. The project shall comply with all conditions of approval in Planning Commission Resolution No. PC 28-20, approved November 16, 2020.
2. This project is approved as a precise plan. All work shall conform in substance and be maintained in general conformance with the color palette included as Attachment 3 of the staff report dated August 3, 2022 as approved by the Design Review Committee. Any changes from the approved plans shall be subject to subsequent review and approval by the Design Review Committee.
3. 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.
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’s active negligence.
5. If not utilized, project approval expires 24 months from the approval date. Extensions of time may be granted in accordance with OMC Section 17.08.060.
13. ATTACHMENTS
• Attachment 1 Vicinity Map
• Attachment 2 Letter of Explanation
• Attachment 3 Exterior Materials and Colors
• Attachment 4 Approved Project Plans
• Attachment 5 DRC Minutes January 19, 2022