02-20-20 830 E. Katella Avenue - Mobil Service Station (DRC 4961-18)AGENDA ITEM
DESIGN REVIEW COMMITTEE
February 20, 2020
TO:
THRU:
FROM:
CHAIR MCDERMOTT AND MEMBERS OF THE DESIGN REVIEW
COMMITTEE
Anna Pehoushek, Assistant Community Development Directo�
Vidal F. Marquez, Assistant Planner tfiAA
1. SUBJECT
Design Review No. 4961-18, Mobil service station addition and remodel, 830 E. Katella
Avenue.
2. SUMMARY
The applicant proposes to construct a 409-square foot addition and remodel the exterior
of an existing service station.
3. RECOMMENDED ACTION
Staff recommends that the Design Review Committee (DRC) approve the project subject
to the required findings for Design Review and conditions of approval contained in the
staff re po rt.
4. BACKGROUND INFORMATION
Applicant: Sunnymead General Building Inc.
Owner: Tabassi Co. LLC
Property Location: 830 E. Katella Avenue
General Plan Designation: General Commercial (GC)
Zoning Classification: Commercial Professional (CP)
Existing Development: 1, 715 square foot service station with convenience store and two
freestanding gas dispenser canopies.
Associated Application: Minor Site Plan Review No. 0962-18
Previous DRC Project Review: In 2002, DRC No. 3762-02 was approved to install
decorative illuminated bands to existing service station canopies.
5. PROJECT DESCRIPTION
The applicant is proposing to construct 409-square foot addition at the rear of an existing
service station, remodel exterior building elevations, and update existing landscaping.
DRCITEM 1 02/20/2020
The addition will be used for storage and the existing service bays will be converted to
expand the existing convenience store. The proposed building exterior material consists
of a stone veneer on the north, east, and west elevations, as well as stucco walls and an
aluminum and glass storefront. The existing composition siding would be eliminated. The
roof is gabled, comprised of composition shingle roofing. A new parapet will be
constructed with cornice treatment around top edge of the addition to create a uniform
appearance for the building's roofline.
The project proposal includes updating existing landscape planters along the west side
of the site adjacent to the building, the north side of the site along Katella Avenue and the
east side along Cambridge Street. Existing landscape planters will remain the same size
but will be refurbished with replanted trees and shrubs. The proposed landscape plans
indicate that variety number and sizes of trees, shrubs and groundcover will be distributed
throughout the various planters. Existing palm trees will remain in place with the exception
of one identified for removal due to the building addition. All landscape areas will be
served by an automatic irrigation system.
6. EXISTING SITE
The site is developed with a 1, 715-square foot gas station with service bays and a small
convienice store on a .58-acre (25,637-square foot) parcel.
7. EXISTING AREA CONTEXT
Surrounding properties to the north, east, and west are developed with a variety of
commercial uses and are located within the C-P zone. The properties to the south are
designated Single Family Residential (R-1-6) and consist of one-story single-family
homes.
8. ANALYSIS AND STATEMENT OF THE ISSUES
Issue 1: Integrated Design Theme
The proposed building will replace existing composition siding with stucco walls. The
addition and the exterior remodel displays contemporary features, including a flat roof
design, plaster cornice treatment around the top edge of the parapet, stone veneer
(Saddleback Rustic Ledge) on two elevations, and aluminum and glass storefront. The
fuel dispensing canopies will remain unchanged. Surrounding the storefront elevations is
an existing aluminum composite material (ACM) fascia panel wrap around the roofline.
Exterior walls will consist of La Habra stucco with accent foam rectilinear and arched
elements, aluminum channel expansion joints, stucco foam trim cap above the stucco
wainscot, and stone veneer wrapped along the base of the three street-facing building
elevations.
Issue 2: Landscaping
The existing landscaping on-site was installed in the 1990s when Americans with
Disabilities Act (ADA) improvements were made to accommodate an ADA parking stall.
Five foot planters along the north and east property lines were added with trees and turf.
Also, irregular planters along the west property line were arranged along angled parking
stalls. The rear ten foot setback was not landscaped due to an ingress and egress
easement for drive aisle access for adjacent properties. The applicant wishes to utilize
existing landscape planters to replant with new shrubs and trees. The submitted
Landscape Plan shows a total of eight new trees on site that include four Strawberry trees
and four Crepe Myrtle trees. Condition of Approval #7 will be placed providing the size of
DRCITEM 2 02/20/2020
proposed trees to be 24" box. Proposed shrubs include Always Red Aloe, Erik the Red
Sunbird Aloe, Dwarf Natal Plum, Pine Muhly and Red Autumn Sage. Proposed
groundcovers include Dwarf Bottlebrust and Coffeeberry. The landscape plan and plant
palette have been reviewed by the City's Senior Landscape Coordinator and
recommended for Design Review Committee (DRC) approval.
The applicant wishes to utilize existing landscape planters and to replant with new shrubs
and trees. In hopes of making the property more compliant with landscape code
requirements, Staff believes there are four opportunities to increase landscaping area.
The first opportunity can be achieved along the west property line where one or two
existing angled parking stalls could be removed and the landscape planter expanded.
The proposed building square forage of the convenience store use requires only five
parking stalls out of the existing thirteen stalls. If two stalls were removed, there would be
no impact on the required parking. Second, there may be opportunities to install tree wells
along the parking stalls adjacent to the building. Third, there is an opportunity to install a
planter where an existing public telephone is proposed to be removed adjacent to the
southerly driveway off of Cambridge. Lastly, consideration of a landscape planter within
the rear ten foot setback along the rear property line is warranted. With the proposed
addition, there will be 35-feet from the building to the rear property line. Due to the existing
ingress and egress easement for drive aisle access, 25-feet are required for two-way
vehicle access. A landscape planter a minimum of four feet wide, clear inside dimension,
along the rear property line may be accommodated. This will help the site into greater in
compliance with existing landscape requirements.
Staff is seeking direction from the DRC regarding these proposed opportunities for
additional landscaping. Should the project be approved, the DRC may seek to bring back
a final landscape plan or direct staff to review at plan check submittal.
9. ADVISORY BOARD RECOMMENDATION
The Streamlined, Multi-Disciplined, Accelerated Review Team (SMART) originally
considered the submittal on January 23, 2019 and August 28, 2018 with corrections and
comments returned to the applicant to address. SMART reviewed a resubmittal of the
plans on December 18, 2019 and recommended approval of the proposal subject to
conditions, all of which are listed herein.
10. PUBLIC NOTICE
No Public Notice was required for DRC review of the project.
11. ENVIRONMENTAL REVIEW
Categorical Exemption: The proposed project is categorically exempt from the provisions
of California Environmental Quality Act (CEQA) per State CEQA Guidelines 15303 (Class
3 - New Construction or Conversion of Small Structures) because the project involves
minor site modifications and a 409-square foot addition to an existing service station on
a site zoned for such use, not involving the significant use of hazardous substances,
where all necessary public services are available and where the area is not
environmentally sensitive.There is no environmental public review or notice required for
a categorical exemption.
12. 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
DRCITEM 3 02/20/2020
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.
Findings for DRC applications come from three sources:
• The Orange Municipal Code (OMC)
• The Infill Residential Design Guidelines
• The Historic Preservation Design Standards for Old Towne ( commonly referred to
the Old Towne Design Standards or OTDS)
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.F.3).
The addition, exterior remodel and landscaping improvements, generally
complement and improve the existing gas station site. With implementation of
Conditions of Approval, the project provides an updated, internally consistent, and
integrated design theme which upholds community aesthetics and incorporates
architectural elements and materials that improve the visual transition from the
commercial corridor into the neighborhood. In introducing a new upgraded building
design and landscape improvements, the proposal is a positive enhancement to
this major intersection on the Katella Avenue corridor. There are no applicable
design standards for the subject property.
13. CONDITIONS
The approval of this project is subject to the following conditions:
1. All construction shall conform in substance and be maintained in general
conformance with plans and exhibits labeled as Attachment 5 in the staff report
(date stamped January 22, 2020), including modifications required by the
conditions of approval, and as recommended for approval by the Design Review
Committee. Further, exterior building color and materials shall substantially
conform to the plans and color and materials board approved by the Design
Review Committee on February 20, 2020. Any change to the exterior of the
building from the approved plans shall be subject to subsequent review and
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
DRCITEM 4 02/20/2020
same for the changed plan as for the approved plot plan, the Community
Development Director may approve the changed plan administratively.
3. 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.
4. The applicant, business owner, managers, successors, and all future assigns 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. Construction permits shall be obtained for all construction work, as required by the
City of Orange, 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.
6. 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.
7. Proposed planting of new trees shall be 24" box.
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 17.08.060.
The planning entitlements expire unless Building Permits are pulled within two
years of the original approval.
9. 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.
10. The buildings proposed for the site need to meet the City's security requirements
Chapter 15.52 of the OMC. Specifically, the buildings will need to be shown to use
hardware and features from the City's list.
11. All driveway approaches shall conform to ADA access conforming to Public Works
Standard Plans 115 and 116.
12. Prior to approval of a grading or building permit, the applicant shall submit a
Nonpriority Project WQMP for review and approval to the Public Works
Department that:
a. Describes the project site
b. Describes the potential project pollutants
c. Incorporates the applicable Site Design, Routine Source and Structural
Control BMPs as defined in the Model Water Quality Management Plan
(MWQMP) and Technical Guidance Document (TGD)
DRCITEM 5 02/20/2020
d. Generally describes the long-term operation and maintenance
requirements for structural Control BMPs
e. Identifies the entity that will be responsible for long-term operation,
maintenance, repair, and or replacement of the BMPS
f. A copy of the forms to be used in conducting maintenance and inspection
activities
g. Record keeping requirements (forms to be kept for five years
13. Prior to the issuance of certificates for use of occupancy, the applicant shall
demonstrate the following to the Public Works Department:
a. That all structural and treatment control best management practices (BMPs)
described in the Project WQMP have been constructed and installed in
conformance with the approved plans and specifications,
b. That the applicant is prepared to implement all non-structural BMPs
described in the Project WQMP,
c. That an adequate number of copies of the project's approved final Project
WQMP are available for the future occupiers.
14. 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 and Community Services Director.
14. ATTACHMENTS
1. Vicinity Map
2. Applicant Letter of Justification
3. Site Photographs
4. Color and Material Sheets
5. Proposed Plans
cc: Sunnymead General Building Inc.
Jose Pozzobon
16181 Mcewan Ln.
Perris, CA 92570
jpozzobon@msn.com
Tabassi Co LLC
Ahmad Tabassi
830 E. Katella Avenue
Orange, CA 92867
Atabassi1@yahoo.com
N:\CDD\PLNG\App/ications\Design Review\DRC 4961-18 Mobile Gas Remodel\DRC\DRC Report_ V3.Docx
DRCITEM 6 02/20/2020
Vicinity Map
Design Review No. 4961-18
830 E. Katella Avenue
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CITY OF ORANGE
COMMUNITY DEVELOPMENT DEPARTMENT
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ATTACHMENT NO. 1
DRC NO. 4961-18; MOBIL SERVICE STATION
VICINITY MAP
February 20, 2020 DRC Meeting
TABASSI EXON MOBIL
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SINCERELY,AHMAD TABASSI Owner,JOSE POZZOBON project manager and contact.
ATTACHMENT NO. 2
DRC NO. 4961-18; MOBIL SERVICE STATION
APPLICANT LETTER OF JUSTIFICATION
February 20, 2020 DRC Meeting
10/07/2019
City of Orange -, ;i
Sunnymead General Building Inc.
Project:
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830 E. Katella Ave.
Orange Ca. 92867
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ATTACHMENT NO. 3
DRC NO. 4961-18; MOBIL SERVICE STATION
SITE PHOTOGRAPHS
February 20, 2020 DRC Meeting
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Desert Shadow Stacked Stone
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ATIACHMENT NO. 4
DRC NO. 4961-18; MOBIL SERVICE STATION
COLOR AND MATERIAL SHEETS
February 20, 2020 DRC Meeting
TABASSI MOBIL
830 E Katella Ave. Orange, Ca. 92867
COBBLESTONE
Coal Canyon Cobblestone
Austin Cream Limestone
ELDORADO STONE
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Umbria Fieldledge
MOUNTAIN LEDGE
Shasta Mountain Ledge
LIMESTONE
Castillo Limestone
Shilo Limestone
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COLOR CHART APPLIES TO STUCCO COLOR COAT, ACRYLIC AND ELASTOMERIC FINISHES, ALLEGRO II AND FOG COAT.
Specify product when placing order.
X = Stucco Color Coat A= Acrylic and Elastomeric Finishes AL= Allegro II DX= Fog Coat
STANDARD COLORS
H VANILL 1 P (8 M 8 8 9
86 SANDSTON )B CF 7 0 (0 8 TU F (J (B
04 BLU GRY LA (N 9 (8 ()LA (B