TO: Chair and Members of the Design Review Committee
THRU: Chad Ortlieb, Principal Planner
FROM: Ryan Agbayani, Associate Planner
1. Subject
title
Design review for a new industrial warehouse building at 500 W. Collins Avenue (Design Review No. 5101-22)
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2. Summary
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The applicant proposes to demolish an existing two-story office building and a metal warehouse building and construct a new 128,953 square-foot standalone industrial warehouse building with 17 loading docks.
3. RECOMMENDED ACTION
recommendation
Recommendation of approval to the Planning Commission.
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4. BACKGROUND INFORMATION
Applicant/Owner: Pisces 500 W Collins Ave LLC
Property Location: 500 W. Collins Avenue
General Plan Designation: Light Industrial Max 1.0 FAR (LI)
Zoning Classification: Industrial Manufacturing (M-2)
Existing Development: Existing two-story office building with a paved parking lot and ornamental landscaping at the northern portion of the site; and a large metal warehouse building with an enclosed paved outdoor storage yard
Associated Applications: Major Site Plan Review No. 1121-22
Environmental Review No. 1883-22
Previous DRC Project Review: None
5. project description
The applicant processes to demolish the existing structures on the project site and construct a new 128,953 square-foot (SF) warehouse building on a 262,900 SF site. The proposed building consists of 4,500 SF of first floor office space, 4,500 SF of second floor office space, and 119,953 SF of open warehouse space. Other site improvements include 90 off-street parking spaces distributed along the northern, western, and southern property lines, 17 loading docks enclosed by telescoping gates on each end, one new trash enclosure, and a trash compactor (both located within the enclosed loading dock area).
The proposed building is positioned at the center of the site with a portion of the western wing set in to accommodate the loading docks. The proposed design incorporates materials such as metal panels, Dekton exterior cladding, metal window frames, clear anodized mullions, and blue reflective glazing. The use of various materials, complementary colors, and dynamic parapet heights break up the scale and mass of the building. The applicant’s full design approach narrative is included as Attachment 4.
For parking, the proposed site plan provides 90 off-street parking spaces distributed along the northern, western, and southern property lines.
A new driveway is proposed at the southwest corner of the site, which will provide access to W. Nicholas Avenue.
For landscaping, new trees, shrubs, and groundcover are proposed at the front of the property facing W. Collins Avenue, at the rear of the property facing W. Nicholas Avenue, along the western property line, and around the perimeter edge of the building. A uniform row of trees are proposed along the eastern edge of the building, which is setback from the eastern property line adjacent to the railroad. A total of 76 trees are proposed on the site. Seven Cinnamomum Camphora (Camphor Tree) trees are proposed along the western and southern property lines, with one at the northeast corner of the building. Five Koelreuteria Bipinnata (Chinese Flame Tree) trees are proposed flanking the northern and southern driveway entrances. Four Lagerstroemia ‘Muskogee’ (Crape Myrtle) trees are proposed along the western edge of the building, at the northern and southern ends outside of the enclosed loading dock area. Three Pinus Canariensis (Canary Island Pine) trees are proposed along the northern property line, where the accessible pedestian walkway connecting the public right-of-way to the entrance of the building is located. 18 Pistacia Chinensis (Chinese Pistache) trees are concentrated along the western and southern property lines. Lastly, 39 Tristania Conferta (Brisbane Box) trees are concentrated along the eastern and southern edges of the building, with two positioned at the front of the building two at the northern and southern ends outside of the enclosed loading dock area.
For exterior lighting, 12 LED cobra head light poles are distributed along the northern, western, and southern property lines. Wall pack lights will also be installed on the exterior of the building per the site photometric design.
6. EXISTING SITE
The existing 6.0-acre site is currently developed with a 19,870 SF two-story office building, paved parking lot, and ornamental landscaping at the northern portion of the site facing W. Collins Avenue, and a large metal warehouse building with an enclosed paved outdoor storage yard occupying the southern portion of the site. There are two existing driveways at the northeast and northwest corners of the site adjacent to W. Collins Avenue. Currently, the site has no access to W. Nichols Avenue to the south.
7. EXISTING AREA CONTEXT
The subject property is located on the south side of W. Collins Avenue which is classified as a Primary Arterial roadway in the Circulation and Mobility Element of the General Plan. To the north are existing industrial developments, including a Public Storage (self-storage) facility. To the south are existing single-tenant industrial buildings with surface parking and outdoor storage areas. To the west are a doggy day care facility (Paws at Play) and the Orange Unified School District Transportation and Maintenance Yard, where school buses are serviced and stored. To the east is the Orange County Transportation Authority (OCTA) right-of-way (railroad).
8. analysis and statement of the issues
Staff believes that the overall design of the site, proposed building, and landscaping are appropriate and consistent with existing industrial development within the Industrial Manufacturing (M-2) zoning district. The only issue pertains to the site’s immediate proximity to the OCTA railroad tracks.
Issue 1 Proximity to OCTA Railroad Right-of-Way:
The project site is located immediately adjacent to the OCTA right-of-way (railroad) with an existing railroad crossing on W. Collins Avenue at the northeast corner of the project site. For private development immediately adjacent to railroad right-of-way and near railroad crossings, OCTA has implemented the Southern California Regional Rail Authority (SCRRA) Design Criteria Manual (January 2021). Per Section 26.4.3 of the SCRRA Design Criteria Manual, groundcover, shrubs, and hedges are not allowed within 150 feet of a highway-rail grade crossing to mitigate potential line-of-sight safety issues. To comply with OCTA’s light-of-sight safety regulations, the applicant is not proposing any trees at the northeast corner of the project site, which is immediately adjacent to the railroad crossing. Similarly, per Section 24.2.5 of the SCRRA Design Criteria Manual, fence height shall be reduced to 4 feet within 150 feet of either side of road crossings. To comply, the applicant is proposing a four-foot-tall wrought iron fence within the first 150 feet along the eastern property line. No fencing is proposed along the northern property line.
9. ADVISORY BOARD RECOMMENDATION
On January 25, 2023, April 5, 2023, and June 28, 2023, the City’s inter-departmental Staff Review Committee (SRC) reviewed the project and provided comments. On November 1, 2023, the SRC recommended approval of the project, subject to conditions of approval.
10. ENVIRONMENTAL REVIEW
Initial Study/Mitigated Negative Declaration (MND) No. 1883-22 was prepared to evaluate the potential impacts of the proposed project in accordance with the provisions of the California Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines Section 15072, the project site is not listed on the state’s EnviroStor database for a recognized hazardous waste environmental condition. Initial Study/Mitigated Negative Declaration No. 1883-22 is based on the finding that, by implementing the identified Project Design Features and Mitigation Measures, the project’s potentially significant environmental effects would be reduced to levels that are less than significant.
The role of the DRC is to provide a recommendation to the Planning Commission on this project and the DRC’s comments may pertain to the aesthetics analysis of the MND. Comments provided by the DRC will be included in the Planning Commission staff report.
On November 20, 2023, the Notice of Intent (NOI) to adopt the environmental document was mailed to residents, property owners, and tenants within a 400-foot radius of the subject property. The 20-day public review period began on November 20, 2023 and ended on December 11, 2023. Public comments were received from the California Department of Transportation (Caltrans) and OCTA pertaining to the use of alternate modes of transportation and line of sight safety at the railroad crossing.
11. PUBLIC NOTICE
On January 4, 2023, the City mailed out a total of 36 public notices to property owners and occupants within a 400-foot radius of the project site. A total of two public notices were posted at the site on that same date (one at each driveway entrance).
12. 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 Finding and statements in support of such Finding, 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 subject property is not located within a specific plan area or an established district with applicable design standards. The proposed industrial building improves the appearance of the site and the W. Collins Avenue streetscape by bringing in a new building with new landscaping to the site, which is currently utilized as an office building with surface parking and an industrial warehouse building with an enclosed outdoor storage yard. The exterior design, colors, and materials of the proposed building provide an internally consistent and integrated design theme that upholds community aesthetics. Notable features include metal panels, Dekton exterior cladding, metal window frames, clear anodized mullions, metal canopies, and blue reflective glazing. The use of various materials, complementary colors, layered panels, and dynamic parapet heights break up the scale and mass of the building. The proposed landscaping, trees, shrubs, and groundcover complement the project design and integrate well with neighboring industrial properties along the W. Collins Avenue corridor. Additionally, the enclosed loading dock area, trash enclosure, and exterior lighting have been planned to minimize potential conflicts with neighboring properties.
13. CONDITIONS
The approval of this project is subject to the following conditions:
General:
1. All construction shall conform in substance and be maintained in general conformance with the plans and exhibits labeled as January 17, 2024, in the staff report, including any modifications required by 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 or 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 Planning Commission (final approving body).
4. Final sign plans shall be approved by the Community Development Director or designee prior to building permit issuance. Sign plans shall comply with OMC Chapter 17.36 Sign Regulations. Should a sign program be required in the future, the Design Review Committee shall review and approve the sign program.
Lighting:
5. 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.
6. 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 application 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.
7. The intensity of exterior lighting fixtures shall be limited to 3000K or less. This shall be noted on the construction documents prior to issuance of building permits.
Signage:
8. Prior to building permit issuance, the applicant shall obtain approval from the Planning Division for any and all signage associated with the proposed project and/or business.
Landscaping:
9. 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 at al of the City of Orange Landscape Standards and Specifications.
10. Prior to building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the site plan, grading plans, and the conceptual landscaping plan as proposed for the project for the review and approval by the Director of Community Development or designee.
11. 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.
14. ATTACHMENTS
• Attachment 1 - Vicinity Map
• Attachment 2 - Project Plans
• Attachment 3 - Applicant’s Design Approach Narrative
• Attachment 4 - Colored Elevations and Electronic Material Board
• Attachment 5 - Development Standards Reference Table
• Attachment 6 - Tree Survey and Arborist Report
• Attachment 7 - OCTA Comment Letter
• Attachment 8 - Caltrans Comment Letter