1995-12-20 Final DRC MinutesCity of Orange
Design Review Board
M I N U T E S
for Wednesday, December 20, 1995
Board Members Present: Steve McHarris
Steven Prothero (Chair)
Beau Shigetomi
Erika Wolfe
Board Members Absent: None
Staff in Attendance: Jim Donovan, Associate Planner
Dan Ryan, Senior Planner /Historic Preserva~'.::=a
Howard Moms, Landscape Coordinator
Regular Session - S: 00 P.M.
The board met for an administrative session beginning at 4:30 P.M. The meeting adjourned at
approximately 7:30 P.M.
Mr. Prothero (Chair) started the meeting, and asked for comments about meeting minutes from
December 6, 1995. Board members indicated that no changes should be made to minutes.
MOTION by Erika Wolfe to approve meeting minutes as recorded.
SECOND: Beau Shigetomi
AYES: Steven McHarris, Steven Prothero, Beau Shigetomi and F,zka Wolfe;. ,
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange • Design Review Board
MeetingMittutes for December 20, 1995
Page 2
Consent Calendar -
Mr. Prothero (Chair) asked whether there were any items that may be approved as proposed.
Ms. Wolfe suggested Item No. 6 (DRB 3117), Fidelity National Title.
MOTION by Erika Wolfe to approve this proposal as submitted.
SECOND: Steven Prothero
AYES: Steven McHarris, Steven Prothero, Beau Shigetomi and Erika Wolfe
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
Mr. Shigetomi recommended approval of item No 7 (DRB 3118), Tom Tracy Builders.
MOTION by Beau Shigetomi to approve this proposal as a final plan.
SECOND: Steven McHams
AYES: Steven McHarris, Steven Prothero, Beau Shigetomi and Erika Wolfe
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange .Design Review Board
MeetingMirrutes for December 20, 1995
Page 3
Continued Items -
(1) DRB No. 2944
Rehabilitation Center of Southern Landscape plans for 50 unit senior housing
California project.
Fairway Drive, W. of Tustin Street Multiple Family Residential District (R-3)
Glen Matsui, Landscape Architect, introduced himself as representative Fairway Ventures.
Mr. Prothero and Mr. Shigetomi questioned whether there were enough trees proposed in yazds
around the front and sides of the building.
Mr. Matsui: Our intent was to use taller trees that would complement the building height, but
ultimately we were very concerned about mass of the plant material. Mature trees could become
quite dense, as illustrated on the plan.
Mr. Prothero: It will be many years before the trees are so large. Adequate maintenance and an
off-set alignment will allow enough light and air into the building.
Mr. Shigetomi mazked several locations on the plan where trees should be added, or relocated. We
also need bigger trees, a minimum size of 48-inch box. On a project of this scale, he would expect
to see some 54- and 60-inch boxes. Canary Islands Pines aze difficult to find these days, so 48's
would be fine, but plan sizes should go upwazd from there. He instructed the landscape acchitect
to add a total number of 4 trees: two in front of the building (east of the central driveway); another
at the southeast corner; one at the center western portion of the front yazd. All of these trees
should be 36 inches or greater. They agreed upon Liquidambar as the species.
Mr. Moms (staff: Street tree will have to be changed to city standazd. (Fie supplied the acchitect
with written comments)
A general discussion followed about the relationship of this building to the RIO campus. It was
generally agreed that no other improvements to the landscaping plan would be necessary. Mr.
Shigetomi and Mr. McHams had some questions about a reference in previous meeting minutes to
planter boxes. Jim Donovan (staff explained that those were initially proposed by the original
project architect to mitigate the institutional appearance of the building. The azchitecture was
subsequently revised to eliminate the flat roofs, and to improve the railing along external corridors.
MOTION by Beau Shigetomi to approve this proposal as a preliminary landscape plan. A final
submittal to DRB will be required. The final planting plan will include an additional 4
Liquidambar trees in the front yard, as indicated in discussion. The minimum sizes are to be as
follows:
Liquidambaz 36-inch box
Canary Island Pines 48-inch box
All other trees 54- to 60-inch box
(Continued on the following page)
City of Orange .Design Review Board
MeetingMirrutes for December 20, 1995
Page 4
(Continued from the previous page)
SECOND: Erika Wolfe
AYES: Steven McHams, Steven Prothero, Beau Shigetomi and Erika Wolfe
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange .Design Review Board
Meeting Minutes for December 20, 1995
Page S
(2) DRB No. 3058
Lutheran High School Association Landscape plans for Lutheran High School
of Orange County Additions.
2222 N. Santiago Boulevard Single Family Residential District (R-1-8)
The proposal was presented by Mike Bazon, Landscape Architect.
Mr. Shigetomi said that he was concerned about plant sizes and spacing. Some upgrades will be
required. The "Wheeler's dwarf' along the edge of the entry drive aisle is definitely too small, to
low-growing for this azea.
Mr. Baron: Security is a concern for the school administration. They would like to keep the plant
growth limited.
Mr. Shigetomi: Regular maintenance will resolve that problem. He was only suggested something
that would grow to a height of 36 inches or so, rather than 12 to 18 inches.
Mr. Baron: Would you prefer to see some Raphiolepis maybe?
Mr. Shigetomi: Yes, that would be more appropriate. The other issue is that there aze only two
new trees proposed. They should be up-sized from 15-gallon to 36-inch box, minimum size.
Mr. Prothero also noted that there are gaps within certain shrub beds (north edge of the entry drive
aisle, one nearby planter in the parking lot), where Pittosporum will be replaced. These should be
filled in with replacement Raphiolepis. (Mr. Baron agreed)
MOTION by Beau Shigetomi to approve this proposal as a final landscape plan, subject to review
and approval by staff. As determined in discussion:
(A) Pittosoporum "Wheeler's dwarf' will be replaced with Raphiolepis, planted from a 5-
gallon container.
(B) Adequate plant spacing will be provided as to close the gaps in shrub beds and planters.
(C) Proposed Crape Myrtles will be planted from 36-inch boxed containers.
SECOND: Steven Prothero
AYES: Steven McHams, Steven Prothero, Beau Shigetomi and Erika Wolfe
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange .Design Review Board
Meeting Minutes for December 20, 1995
Page 6
(3) DRB No. 3074
Unocal Continued sign revisions for service station with
2756 N. Tustin Street car wash
Swain Sign Limited Business District (GTR)
Tustin Street Redevelopment Project Area
Discussion is continued from December 6, 1995. Nancy Kashey was present with a revised
proposal.
Mr. Prothero: He recounted 3 issues: the monument sign had some panels that were inconsistent
with the overall color scheme, there was menu board, and miscellaneous signs that needed some
attention. The menu board was determined to be acceptable.
Ms. Kashey: That's correct. She showed new panels that would be used as inserts to the monument
sign.
Ms. Wolfe felt that these panels looked much better. Other board members agreed.
Ms. Kashey then presented drawings for accessory signs: "ProWash" and "Fast Break." Each
included a white image on a dark blue background. A sign reading " 24 hours" will include blue
letters on white background. Ms. Kashey assured the board members that the background would
be opaque.
Mr. Prothero: What about the enter and exit signs that were discussed at the last meeting?
Ms. Kashey: They will be limited to 24 inches, as required by the board.
MOTION by Erika Wolfe to approve the revised proposal as submitted, and based upon the
content of discussion.
SECOND: Steven Prothero
AYES: Steven McHams, Steven Prothero,Beau Shigetomi and Erika Wolfe
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange .Design Review Board
MeetingMiriutes for December 20, 1995
Page 7
(4) DRB No. 3116
Islands Restaurant
550 N. Tustin Street
Jeff Wallace
Monument sign installation.
Limited Business District (G1)
Tustin Street Redevelopment Project Area
This item was continued from December 6, 1995. The application was presented by Jeff Wallace,
manager of this restaurant.
Mr. Shigetomi: From review of the photographs, it appears that two plants will have to be
removed, right? (Yes, apparently) They should be replaced somewhere behind the sign, to screen
the parking area. (OK)
Mr. Prothero requested a description of the sign. Mr. Wallace said it would be corrugated metal
backing, open channel letters with blue neon, a secondary cabinet sign, some neon trim. Neon will
be protected by a clear plastic face.
Mr. Prothero: Very well -potential vandalism was one of the board's concerns from the last
meeting. An opaque background will be required on the lower panel. (Mr. Wallace agreed)
MOTION by Steven Prothero to approve the proposal as submitted, with an opaque background.
SECOND: Erika Wolfe
AYES: Steven McHarris, Steven Prothero, Beau Shigetomi and Erika Wolfe
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange .Design Review Board
Meeting Minutes for December 20, 1995
Page 8
(5) DRB No. 3115
Orange Redevelopment Agency Proposed construction of a drive-thru
S.E.C. Chapman & Main pharmacy.
Thomas P. Cox, Architects, Inc. General Business District (C-2)
This project's representative was David Sheegog, architect. He noted that the board has seen this
proposal before, at another location. This evening he brought a landscape plan, which was just
completed today.
Jim Donovan (staff) led a brief discussion about design standards for the Southwest
Redevelopment Project Area. There aze specific landscape improvements that affect the site plan:
a 50-by-50-foot setback from the corner on this pazcel, a required plant palette that includes a
screen hedge, Ficus and palm trees. Signs will not be permitted within this location. The project
site will also be affected by street widening. There aze no specific architectural standazds, but the
project azea is organized by "thematic districts." Each project should consider surrounding
development within a "design zone" that includes adjacent pazcels, as well as those located
immediately across the street. "Suitable buildings" aze to be identified as azchitectural models to
be emulated or complemented. Redevelopment agency staff reportedly identified recent
developments on the south- and northwest corners of the same intersection as suitable projects.
Mr. Shigetomi focused on landscape requirements. It appeazs that the landscape azchitect was a
little confused about the application of guidelines. The palm trees should be form an inverted right
angle at the 50-foot setback line, but are instead clumped together in a triangulaz shape at the
intersection. The palms should be Washingtonia Robusta with 8 to 12 foot brown trunk length.
Mr. Sheegog agreed that there appeazs to be some confusion. Some of the trees are shown on land
that will be required for street improvements. Some corrections will have to be made to the plan.
He agreed that all trees should be located on the owner's side of the property line. He will have the
landscape architect's plan corrected to show the future property line. Additionally, he will have to
shift the drive approach on Chapman Avenue, 2'-0" west, which will allow some room to add a
narrow landscape planter along the eastern property line.
Jim Donovan: The basic landscape requirements aze satisfied by this proposal. It only needs to be
modified to accommodate the future street widening. One issue that most affects the project design
is whether there should be a relationship established between the building and the landscaped azea,
like other projects at this intersection and that of buildings located adjacent to the downtown Plaza.
Mr. Prothero said that his main concern was with respect to the location of this property. It is a
prominent street corner, and that makes the building more prominent. By nature of its use, the
project is very simple. It is just a block sitting out in the middle of pavement. Because of the
access required for drive-through use, and the landscaped setback that extends well into the site,
the building cannot be moved any closer to the corner. It is difficult to separate land use from
design.
(Continued on the following page)
City of Orange • Design Review Board
Meeting Minutes for December 20, 1995
Page 9
(Continued from the previous page)
Other board members agreed. Mr. McHarris asked the staff to confirm that this is a
recommendation about the design, rather than final action? (Yes) Misters McHarris, Shigetomi
and Prothero identified and discussed, with Mr. Sheegog, the lack of landscape relief at the
perimeter of the building. Mr. Sheegog said that access requirements and a small building
footprint make it difficult to include any planters. There is also a substantial amount of shade
created by roof overhangs, so little would survive if a planter is created at the base of the drive-
through aisles. Board members noted that the drive aisle widths are proposed at minimum
requirements, so there is no room to add more landscaping. Mr. Shigetomi suggested that
landscaping be installed on the canopy island fronting on Chapman Avenue.
Mr. Prothero asked Mr. Sheegog to identify building materials. Abuff-colored block would be
used with a blue standing-seamed roof, similar to the materials used on the diagonal corner at this
intersection.
Mr. Prothero: There is little he can recommend to improve upon the design, when the building's use
is considered. He expressed reservations about the project in general, and questioned whether the
location was appropriate. Architectural issues are difficult to separate from the land use issue,
which is central to the conditional use permit. The landscape plan is good, and will be improved
with the addition of a 2' planter along the eastern property line. Areal problem lies in the utter
absence of landscaping around the base of the building, a problem that cannot be mitigated unless
the property was somehow made larger. If the Planning Commission were to find in favor of the
land use proposal, he would recommend that the building design is acceptable. Signs need to be
designed to be architecturally compatible.
MOTION by Steven Prothero to recommend approval of building elevations, acknowledging that
design issues are largely influenced by the building's function. Final landscape plans must be
prepared and submitted for review and approval by DRB (according to Orange Municipal Code).
Those plans should include the following improvements:
(A) A Wax-Leaf Privet hedgerow, Palm and Ficus trees aligned at the intersection according to
the Southwest Project Area guidelines prepared by the redevelopment agency.
(B) All trees and shrubs will be planted on the owner's side of the property line for the re-
alignment of the public right of way. Turf will be provided and maintained by the
developer as interim landscaping until such time street improvements are made.
(C) Shrub material will be reduced and more turf will be provided the balance of landscape
material on site.
(D) The addition of a 2'-0" planter along the eastern property line, in between the one-way
drive aisle that is located behind the building, and the drive approach at Chapman Avenue.
(E) Palms shall be Washingtonia Robusta with minimum 8 to 12 feet of brown trunk.
(F) Landscaping shall be installed on canopy island fronting on Chapman Avenue.
(Continued on the following page)
City of Orange .Design Review Board
Meeting Minutes for December 20, 1995
Page 10
(Continued from the previous page)
SECOND: Erika Wolfe
AYES: Steven McHarris, Steven Prothero, Beau Shigetomi and Erika Wolfe
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange .Design Review Board
MeetingMirrutes for December 20, 1995
Page 11
(8) DRB No. 3119
Eric Chan (Omtco Corp.) Proposed illuminated monument sign for a
1717 W. Collins dental manufacturing company.
TNT Neon Sign Company Industrial District (M-2)
No representative was present for discussion.
MOTION by Erika Wolfe to continue review of this item until January 17, 1996.
SECOND: Beau Shigetomi
AYES: Steven McHarris, Steven Prothero, Beau Shigetomi and Erika Wolfe
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED
City of Orange .Design Review Board
Meeting Minutes for December 20, 1995
Page 12
(9) DRB No. 3120
Standard Pacific of Orange County Proposed 56-unit single-family residential
Tract 15246; Parkridge Hills development
Michael J. White Planned Community Single-Family Residential
District (P-C)
The applicant was represented by Michael White, Project Manager. Mr. White gave an overview,
including the current status of approval, and potential revisions (which might include private
streets behind an entry gate).
The board's questions were generally related to the comprehensive development, landscape
improvements and perimeter wall design. Mr. Prothero asked staffto clarify the focus of review.
Jim Donovan: At this point, the applicant seeks approval of only the building elevations. A home
builder will typically submit for approval of the architecture so that work may commence on
structural plans. Since the building permit process will take several months, the developer has the
opportunity to continue to prepare landscape plans and refine detail plans for the perimeter wall
between now and the time that a permit will be issued.
Board members agreed that the residential buildings are acceptable as proposed by the applicant.
Some questions were asked about the relationship of units to public rights of way. Mr. White
pointed out that there is a substantial grade difference at the intersection of Loma and "E" Street,
which is the only location where the backs of units will be exposed to public view.
MOTION by Steven Prothero to approve building elevations as submitted.
SECOND: Beau Shigetomi
AYES: Steven McHarris, Steven Prothero, Beau Shigetomi and Erika Wolfe
NOES: None
ABSENT: None
ABSTAINED: None
MOTION CARRIED