PC Resolution-04-11-09-02RESOLUTION NO. 04-1 1-09-2
ORTEGA RANCH BUSINESS PARK
REZONE (RZ) 04-06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO RECOMMENDING TO THE CITY COUNCIL APPROVAL OF REZONE
(RZ) 04-06 AND COMPREHENSIVE DEVELOPMENT PLAN (CDP) 04-01 (ORTEGA
RANCH BUSINESS PARK - APN 650-142-04,650-151-11 AND 22)
Whereas, on January 19,2003, Ortega Ranch, LLC submitted an application
for a rezone to change the zone designation on property located on approximately 18 acres
on the northwest corner of Ortega Highway and Rancho Viejo Road from OC (Office
Commercial) to PC (Planned Community); and
Whereas, the applicant concurrently submitted, for the same project site, an
application for an Architectural Control (AC) approval to permit development of 159,138
square feet of office and supportive retail uses in twelve buildings and an application for a
Conditional Use Permit to allow shared parking with the adjacent church; and
Whereas, the rezone application includes a Comprehensive Development
Plan (CDP) prepared in accordance with Title 9 regulating the PC Zone and preparation of
CDP’s; and - Whereas, the proposed project has been processed pursuant to Chapter 9-2,
Article 3 of Title 9 of the San Juan Capistrano Municipal Code; and,
Whereas, the Environmental Administrator has reviewed the initial study
prepared pursuant to Section 15063 and 15064 of the CEQA Guidelines, has issued a
negative declaration pursuant to Section 15070 of those guidelines; has caused a Notice of
Negative Declaration to be posted pursuant to Section 15072 of those guidelines, and has
otherwise complied with all applicable provisions of the California Environmental Quality
Act (1970); and all mitigation measures have been included herein; and,
Whereas, the Transportation Commission conducted a worksession on August 25,
2004 and a duly-noticed public meeting on October 13, 2004 on the proposed project, and
voted to forward the project to the Planning Commission recommending that the applicant
contribute towards regional traffic improvements; and
Whereas, the Cultural Heritage Commission conducted a duly-noticed public
meeting on July 27, 2004 on the proposed project and voted to approve the applicant’s
Historic Depiction Program; and
Whereas, the Design Review Committee (DRC) conducted duly-noticed public
meetings on October 16,2003, February 19 2004 and March 25,2004 on the proposed
project and voted to forward the project to the Planning Commission for consideration of
the site plan design, and further recommended that detailed design plans for building v
PC Resolution RZ-Ortega Ranch - 04-1 1-09-2 2 November 9,2004
architecture, landscaping, lighting, and other design features be submitted to the DRC for
review prior to final approval; and
Whereas, the Planning Commission conducted a duly-noticed public
workshop on September 14, 2004 and public hearings on October 26,2004 and November
9, 2004 on the proposed project and has considered all relevant public testimony, written
comments, the Mitigated Negative Declaration, and written and oral staff reports.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of
the City of San Juan Capistrano does hereby make the following findings:
1. The proposed zone change is consistent with the General Plan goals, policies, and
objectives, in particular the provisions of the Land Use Element and the Community
Design Element because the recommended development standards will allow office
development consistent with the General Plan land use designation for the property,
and recommended development standards include appropriate criteria to assure
consistency with the purpose and intent of the “OC” (Office Commercial) District;
and
2. The proposed zone change is consistent with the General Plan designation for the
project site because the land use and CDP text will facilitate the development of
office use which is consistent with the General Plan’s Planned Community
designation and the development of “office research park” pursuant to Table LU-3,
Planned Communities, Allowable Use Guidelines; and
u
3. The proposed zone change will result in the development of land uses suitable to
the property’s unique situation including natural and man-made constraints because
the recommended text amendments will result in development standards which will
allow site development consistent with the project site’s natural and man-made
con st rain ts ; and
4. The proposed zone change will be compatible with the existing land uses and/or
zoning classification of adjoining properties or properties in the vicinity of the
property being rezoned which could potentially be affected by development because
the recommended development standards will maintain compatibility of the
proposed project with existing and proposed adjoining land uses.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby recommends adoption of the
Mitigated Negative Declaration, and approval of Rezone (RZ) 04-06 and approval of
Comprehensive Development Plan (CDP) 04-01, Ortega Ranch Business Park as provided
by Exhibit 1 attached hereto and incorporated herein.
PC Resolution RZ-Ortega Ranch - 04-1 1-09-2 3 November 9,2004
PASSED, APPROVED AND ADOPTED this 9th day of November,
2004, by the following vote, to wit:
AYES: Commissioners Cardoza, Cohen, Drey, Ratcliffe and
Chairman Neely.
NOES: None
ABSTAIN: None
ABSENT: None
Molly Be, Planing Director, Secretary
COMPREHENSIVE DEVELOPMENT PLAN
(CDP 04-01)
SAN JUAN CAPISTRANO, CALIFORNIA
Planning Department
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
(949) 443-6331
ADOPTED:
Submittal Review Draft
October 14,2004
Revised: November I, 2004
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TABLE OF CONTENTS
1 . INTRODUCTION
A .
B . Organization .......................................................................................................... 1
C . Relationship to City General Plan, Zoning & Building Codes ......................... i
D . Project Setting ...................................................................................................... 2
E . Opportunities and Constraints ........................................................................... 2
F Planning Process .................................................................................................. 2
Purpose ofthe Development Plan: ..................................................................... i
II . GENERAL REGULATIONS
A .
B . General Provisions .............................................................................................. 2
Special Provisions ............................................................................................... 2
111 . DEVELOPMENT PLAN
A .
B .
C .
Development Issues: ............................................................................................ 8
Development Goals & Objectives: ...................................................................... 8
Conceptual Site Development Plan .................................................................... 8
IV . DEVELOPMENT REGULATIONS
A .
B .
C .
D .
E .
F .
Purpose & Intent ................................................................................................. 13
Use Regulations .................................................................................................. 14
Site Development Standards ............................................................................. 15
Amendment Procedures .................................................................................... 15
Development Review Process ........................................................................... 15
Supplementary District Regulations ................................................................. 15
LIST OF FIGURES
Figure 1. Regional Map ................................................................................................................. 4
Figure 2. Location Map ................................................................................................................. 5
Figure 3, General Plan .................................................................................................................. 6
Figure 4. Zoning District Designations ....................................................................................... 7
Figure 5. Conceptual Site Plan .................................................................................................... 9
Figure 8. Conceptual Utilities Plan ............................................................................................ 12
Figure 6. Conceptual Grading Plan ........................................................................................... IO
Figure 7. Conceptual Landscape Plan ...................................................................................... 11
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ORTEGA RANCH
Comprehensive Development Plan
I. INTRODUCTION
City of San Juan Capistrano, California
v
A. Purpose of the Development Plan
The purpose of this Comprehensive Development Plan (CDP 04-01 ) is to provide
appropriate land use and property development regulations for the Ortega Ranch. These
regulations implement the spirit and intent of the “PC (Planned Community) District
Regulations per Section 9-3.315, City of San Juan Capistrano Municipal Code, are
responsive to long-term community needs and desires and facilitate the review of specific
development projects within the Planned Community.
This Planned Community Development Plan identifies the general locations and types of land
uses, defines standards for development consistency and provides protection of sensitive
and natural resources. To provide for the utilization of innovative land planning and building
design as a means of achieving high quality, variety, flexibility and efficiency in the design of
the project. Discretionary procedures are established to provide a logical and timely
sequence of community review and governmental approval of detailed project development
proposals.
B. Organization
This Development Plan addresses proposed development for not more than 159,138 square
feet of multi-use office buildings that will house a variety of complimentary business park
uses. The Development Plan is organized to address the individual uses in the twelve
different buildings. Each building will have a consistent design character that also allows
individual users to personalize the structure to properly service the individual building tenants.
Buildings are a combination of one and two story structures with some mezzanine level
space. Intended tenants of the Ortega Ranch project include general office users, medical
and dental off ices and office-related retail businesses.
C. Relationship to the City of San Juan Capistrano General Plan, Zoning Code, Design
Guidelines and Building Codes
The General Plan designation is “ORP” Office Research Park and was recently (1999)
reviewed for consistency by the City Council. The site has had the same basic General Plan
designation for over twenty years. The Zoning designation for the property is “OC(0ffice
Commercial). Although the proposed land uses for the Ortega Ranch project are consistent
with these designations, an amendment request is being pursued to redesignate the property
to ”PC” (Planned Community) in order to establish a Comprehensive Development Plan for
the property since the project is multi-use and of a sufficient scale to warrant the PC
designation.
All construction and development within the Ortega Ranch shall comply with applicable
provisions of the Uniform Building Code and the various related Mechanical, Electrical and
Plumbing Codes, the Grading and Excavation Code, the Subdivision Code and Sign Code as
currently adopted by the City Council.
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California c
D. Project Setting
Ortega Ranch is located on an approximately 17.8-acre parcel (gross) in the central portion
of the City of San Juan Capistrano (refer to Exhibit 1). The property is located south of the
Marbella Shopping Center, east of Interstate-5 (M), north of Ortega Highway (Hwy-74) and
west of Rancho Viejo Road, a secondary arterial. Surrounding land uses include a cemetery
(operated by the San Juan Capistrano Mission) to the south and west, 4 single-family
residential dwellings and the Christian Assembly Church to the east. Avenida Los Cerritos, a
local public cul-de-sac street, makes up the westerly property boundary for the southern
portion (Planning Area 1) of the property and provides access from Rancho Viejo Road and
the neighboring properties located to the west and south. Horno Creek, la perennial stream
(due to run-off from adjacent properties) crosses the northern edge of the property from the
northeast to southwest. A single-family residential tract under construction is located to the
east of the property on the opposite side of Rancho Viejo Road.
Ortega Ranch is basically flat with two gently sloping area at the western most and northern
most portions of the property. Elevations on the property range from approximately 120 to
180 feet above mean sea level (msl). Vegetation on the property is primarily disturbed and
includes ornamental and ruderal species with disturbed riparian scrublornamental species
present in the northern portion of the property along Horno Creek. The soil on the property is
primarily Yorba loamy sand with lesser amounts of Cropley clay, Bosanko clay, Sorrento
sandy loam, Myford loamy sand and Riverwash.
E. Opportunities and Constraints
The site is easily developed due to the existing topography, direct vehicular access and
availability of all necessary utilities to the property from Rancho Viejo Road. The surrounding
land uses are not in conflict with the intended use as noted in the General Plan designation
and zoning. Site constraints include some required grading encroachments into the riparian
area of Horno Creek at the northerly edge of the property and resolution by the City on the
potential for a future through connection of Avenida Los Cerritos and Ortega Highway. Other
constraints may include potential conflicts in use of parking areas by future business park
users and the church during special events that occur during business hours on weekdays.
Main access from Rancho Viejo Road will be at the current intersection with Avenida Los
Cerritos Road. This intersection will be signalized and aligned with improvements planned for
the residential project on the east side of Rancho Viejo Road.
F. Planning Process
Preliminary drawings, site plans and elevations along with the basic goals of the project will
be submitted to staff for initial review. The Development Advisory Board will provide direction
and request additions and corrections to the project proponent. The project is subsequently
reviewed by the Design Review Committee and then reviewed by the Environmental
Administrator who determines the extent of the environmental review. After preparation of the
appropriate environmental document, the project is reviewed in detail by the Planning
Commission and City Council.
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
Figure I, Regional Map
3
ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
L
Figure 2, Location Map
4
ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capisfrano, California
Figure 3, General PlanlZoning
(City)
5
ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California --
Figure 4, Zoning District Designations
(City)
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ORTEGA RANCH
Comprehensive Development Plan
II. GENERAL REGULATIONS
City of San Juan Capistrano, California _-
A. General Provisions
1. Definition of Terms
The meaning and construction of words, phrases, titles and terms used in this
Comprehensive Development Plan shall be the same as provided per Appendix A of
Title 9, City of San Juan Capistrano Municipal Code, “Definitions”, except as
otherwise specifically provided herein.
2. Uses Permitted / Conditionally Permitted
Each land use section contains a schedule that establishes which specific land uses
are permitted or conditionally permitted in each Planning Area. The land use
schedule may include special requirements applicable to specific uses. Where
uncertainty exists on whether a specific use is permitted, conditionally permitted, or
prohibited, the Planning Director shall determine whether the use is substantially
compatible or incompatible with those land uses contained in the schedule.
3. General Plan Consistency
The Comprehensive Development Plan is consistent will all elements of the City of
San Juan Capistrano General Plan.
4. Municipal Code Consistency
The Ortega Ranch Comprehensive Development Plan regulates all development
within the Ortega Ranch property. In cases where sufficient direction for
interpretation of these regulations is not explicit in this text, the City of San Juan
Capistrano Municipal Code shall provide direction, as determined by the Planning
Director. In case of a difference between this Comprehensive Development Plan
and the City of San Juan Capistrano Municipal Code, the Comprehensive
Development Plan shall prevail.
5. Building and Construction Code Consistency
All construction and development within the Ortega Ranch Comprehensive
Development Plan shall comply with applicable provisions of the Uniform Building
Code and the various related Mechanical, Electrical and Plumbing Code, the Grading
and Excavation Code, the Subdivision Code and Sign Code as currently adopted by
the City of San Juan Capistrano. In cases where there is a conflict between the
specific provisions of the codes identified above and the provisions of these
regulations, the provisions of those codes shall prevail. Where this development
does not expressly address a regulatory issue, the Municipal Code shall regulate this
development.
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
-. /
6. Building Height
The building height requirements shall be as specified by each land use district of
this Comprehensive Development Plan, subject to the methods used for measuring
building height set forth in as provided per Appendix A of Title 9, City of San Juan
Capistrano Municipal Code, “Definitions”.
7. Building Setbacks
The building setback requirements shall be as specified by each land use district of
this Comprehensive Development Plan.
8. Off-street Parking
The off-street parking requirements shall be as specified by each land use district of
this Comprehensive Development Plan.
9. Application of Regulations
If an issue, condition, definition, or situation arises that is not sufficiently covered or
provided for this Comprehensive Development Plan so as to be clearly
understandable, the Planning Director shall determine which regulations are
applicable.
Those regulations of the Municipal Code that are applicable for the most similar use,
issue, condition or situation shall be used by the Planning Director as guidelines to
resolve the unclear issue, condition or situation.
10. Incorporation of Conditions, Requirement and Standards
All conditions, requirements and standards indicated graphically or in writing as part
of any approved discretionary permit or detail plan granted by the City of San Juan
Capistrano or by authority of these regulations, shall have the same force and effect
as these regulations. Any use or development established as a result of such
approved permit or plan, but not in compliance with all such conditions, requirements
or standards shall be in violation of this Comprehensive Development Plan.
11. City Council Declaration / Severability
If any portion of these regulations is, for any reason, declared by a court of
competent jurisdiction to be invalid or ineffective in whole or in part, such decision
shall not affect the validity of the remaining portions of this Comprehensive
Development Plan. The City Council hereby declares that they would have enacted
these regulations and each portion of this Comprehensive Development Plan
irrespective of the fact that one or more portions may be declared invalid or
ineffective.
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
B. Special Provisions
1. Maximum Development
A maximum of 159,138 square feet of professional office development may be build
as a result of this Comprehensive Development Plan approval.
2. Planning Area Boundaries
a. Except as otherwise indicated, dimensions and gross acreages are measured
from centerlines of streets and highways.
b. When a Planning Area boundary depicted on the Development Map is also an
existing public right-of-way and the street, roadway or arterial highway is
realigned, the Planning Area boundary may be revised to coincide with the
realigned road or highway.
c. Planning Area boundaries and acreages contained in this Comprehensive
Development Plan are approximate based upon current information and a
generalized level of mapping. Final Planning Area boundaries shall be
established by the Site Plan/Conditional Use Permit and/or Tentative Parcel
Map approval process.
d. Commercial Planning Areas located at intersections of streets and/or
highways shall conform with final street and/or highway alignments without
requiring an amendment to this Ortega Ranch Comprehensive Development
Plan.
3. Flood Control
The property owner/builder shall construct all on-site flood controlldrainage facilities.
The property ownedbuilder may elect to use assessment districts or other forms of
public financing to fund the improvements in a manner meeting the approval of the
Planning Director.
4. Schools
The property owner/builder shall pay all school district development fees prior to the
issuance of any building permits for commercial construction in accordance with
currently adopted policies by the City of San Juan Capistrano and the San Juan
Capistrano Unified School District.
5. Open Space, Private/Public
Certain areas within the Ortega Ranch Comprehensive Development Plan although
privately owned and fenced, may be designated as open space. These shall limit
development to preserve the open space character.
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capisfrano, California
6. Zoning Ordinance Compliance
Except as otherwise stated in this Comprehensive Development Plan, the
requirements and development standards shall take precedence over Zoning
Ordinance standards.
7. Grading
Grading, drainage and erosion control plans for all projects in the Comprehensive
Development Plan shall be consistent with Section 9-4.313, City of San Juan
Capistrano Municipal Code, “Graded Slopes”, including the following.
a) Grading Plans shall be accompanied by geological and soils engineering
reports approved by the City and shall incorporate all pertinent
recommendations prior to issuance of Grading Permits. The soils
engineedengineering geologist must certify the suitability of a graded site
prior to clearance for issuance of Building Permits.
An approved Grading Plan shall show all areas of grading, including
remedial grading, inside and outside of an immediate area of development.
Grading shall be permitted within development and open space Planning
Areas of the Ortega Ranch Comprehensive Development Plan, outside of
an area of immediate Planning Area development, for the grading of public
roads, infrastructure and other development-related improvements.
Remedial grading for development shall also be permitted in development
and open space Planning Areas outside of an area of immediate
development to address geotechnical or soils engineering problems.
b)
8. Public Utilities
Public utility buildings, structures and facilities including, but not limited to electrical,
water, sewer, telephone and their storage, distribution, treatment andlor production
required to carry out development are permitted in all Commercial and Open Space
Planning Areas.
9. Water Service
Water service to the Ortega Ranch will be provided by the San Juan Capistrano
Water District.
10. Sewage Disposal
Sewage disposal services to the Ortega Ranch will be provided by the San Juan
Capistrano Water District.
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
111. DEVELOPMENT PLAN
The development plan is derived from considering together City objectives and policies, physical site
factors, and unique site opportunities and constraints previously noted.
A. Development Issues . . . . .
Maintain the General Plan designation.
Retain the open space area around the creek
Provide a good neighbor to the existing church, cemetery, and residences.
Create a minimum number of access points to reduce potential traffic conflicts.
Provide a main access that compliments the access to the church and the
residential property on the east side of Rancho Viejo Road.
Have minimal grading impacts.
Retain the low-rise character of the neighborhood.
Utilize the access from the existing Avineda Los Cerritos public street.
Develop an integrated and master planned development.
Maintain maximum water quality from runoff water.
Integrate many of the existing trees into the development plan.
Improve the landscaping along the Ortega Highway slopes.
Create few opportunities for graffiti.
.
I . . . .
B. Development Goals & Objectives
C.
.
I .
I . . . . . .
Maximize development so as to meet the goals of the City General Plan and the
Redevelopment Agency plans.
Create jobs.
Set a new standard for aesthetic quality of office, medical and industrial users.
Respond to market demands for offices, medical facilities and industrial buildings.
Provide a campus-like setting, including integrated vehicular and pedestrian
circulation system that connects buildings with outside landscape areas.
Minimize building massing by providing landscaping and separation between
buildings.
Provide on-site drainage improvements that satisfy all water quality and NPDES
requirements.
Establish adequate setbacks to adjacent existing uses to minimize conflicts.
Provide an architectural character that is complementary with surrounding land
uses and City design standards.
Provide an integrated master sign program that is consistent with the architectural
style of the buildings.
Conceptual Site Development Plan .
. .
m . . .
Access points from Rancho Viejo Road have been minimized.
Main access point is aligned with the approved Honeyman Ranch residential
development.
The Horno Creek area has been preserved as private open space.
Grading has been minimized throughout the property and in particular in the area of
Horno Creek to preserve existing biological habitat.
Improved access has been provided to neighboring landowners.
The historic cemetery has been enhanced.
Traffic impacts have been minimized by adding off peak users as primary tenants.
Parking has been maximized while promoting the existing neighbors with the use of
reciprocal parking.
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
Planning
Area
1
' '
'
The highest standard of building design and architecture have been employed.
Water Quality measures will be enacted that promote clean water before, during
and after construction.
Two story buildings have been setback from the Scenic Corridor areas.
Wrought Iron fences and architectural compatible walls, landscaping and structural
setbacks provide additional privacy for Mission Cemetery.
Maximum Gross
Land Use Sq. Ft. Acres
Com mercial 10.9
D. Development Statistical Table
General Office
Retail
80,673
7,615
General Office
Retail
I I I 2 I Commercial I
64,523 5.9
6,327
3 1 Open Space 1 .o --
Tota Is:
12
159,138 17.8
ORTEGA RANCH
Comprehensive Development Plan Cify of San Juan Capistfano, California
Figure 5, Land Use Plan
13
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California ---
Figure 6, Conceptual Site Plan
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
Figure 7, Conceptual Grading Plan
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
Figure 8, Conceptual Landscape Plan
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
._I
Figure 9, Conceptual Utilities Plan
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
IV. DEVELOPMENT REGULATIONS
A. Purpose & Intent
The regulations included in this section are intended to ensure that future development of
Ortega Ranch is implemented in a manner that is compatible with the City of San Juan
Capistrano General Plan, the Ortega Ranch Development Plan and applicable sections of the
City’s Design Guidelines. These standards are intended to create a functional and
aesthetically attractive development. In cases where there is a difference between this
Comprehensive Development Plan and the City of San Juan Capistrano Municipal Code, the
Comprehensive Development Plan shall prevail. Where this development does not expressly
address a regulatory issue, the Municipal Code shall regulate this development.
This Comprehensive Development Plan (CDP) is intended to implement the PC “Planned
Community” zoning designation for the Ortega Ranch project. The City’s Land Use Code
(Title 9 of the Municipal Code) identifies the purpose and intent of the Planned Community
District as follows (Section 9-3.31 5):
1. Encourage the use of modern land planning and design techniques to create
developments integrating a mixture of different types of land uses;
2. Realize the economic, social, and aesthetic advantages of combining different types of
land uses in a coordinated community design, such developments to be of sufficient size
to provide related areas for various uses, which may include varying housing types;
commercial retail and service activities; industrial uses; recreation, school and other
public facilities and other appropriate land uses. The regulations for the Planned
Community (PC) District are designed to permit the adoption of a Comprehensive
Development Plan (CDP) providing for a diversity of uses, building relationships, and
open spaces within planned building groups, while insuring compliance with the General
Plan and this Code;
3. To insure, by means of land use regulations and specific conditions of approval, a more
efficient use of open space, the separation of pedestrian and vehicular traffic, increased
project amenities and compatibility with surrounding development;
4. To achieve the coordinated planning and orderly development of different contiguous
parcels of land by means of an approved Comprehensive Development Plan; and to
provide open space, agricultural, and low density residential interim use of property until
a Comprehensive Development Plan (CDP) is approved and implemented.
The PC District zoning classification requires that a CDP be prepared to establish
specific land use designs applicable to the Planned Community District parcels. In
accordance with Section 9-2.315 of the Land Use Code, the City Council initiated an
amendment to the Official Zoning Map and Zoning text that was subsequently adopted
on October 15, 2002, and became final in mid-November of 2002. The site has a
General Plan designation of “ORP” (Office Research Park) and a Zoning Designation of
“OC” (Office Commercial). Ortega Ranch Business Center requested a rezoning from
“CO” Commercial Office to “PC” Planned Community as the best method to implement a
multi-use project.
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
6. Commercial Land Use Regulations
The purpose and intent of the Office Commercial District is to provide for the development of
office centers and accessory retailing and service uses to permitted office uses and provide
for the small-scale development of office complexes and individual buildings which can be
located so as to be compatible with adjacent properties. Permitted principal uses andlor
structures in Planning Areas 1 and 2 are as follows:
1. Permitted Uses and Structures
0 Office Buildings
Medical and Dental Offices*
0 Civic Buildings
0
Service commercial businesses
Open Space
0 Parks
0 Telecommunication facilities
Support retail and commercial businesses (Not exceeding 4,000 sq. ft. gfa
for any single business)
Drainage facilities and detention basins
Public buildings, facilities and utilities
*Not to exceed 15,000 sq. ft. gross floor area
2. Accessory Permitted Uses and Structures
0 Garages and carports
0
0
0
0 Trash enclosures
0
Accessory structures such as gazebos, cabanas and storage buildings
Water fountains and related equipment
Fences and walls (including retaining, garden and screen walls)
Any uses or structures that the Planning Director finds to be consistent with
the purpose and intent of this land use category
3. Conditional Uses and Structures
0 Schools or other educational institutions
R 8, D -Research and Development Buildings
Support Retail Business in excess of 4,000 sq. ft. gfa
. 4. Temporary uses and structures
Temporary construction facilities, including construction trailers, staging and
construction access roads, construction and future facility signs subject to the
requirements of the applicable sections of the Land Use Code.
5. Prohibited Uses
Uses not provided by this Section shall be prohibited; however, certain permitted
uses are defined generally and may require interpretation by the Planning Director.
5. Support RetaiVCommercial Businesses
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
L’
Support retailkommercial businesses shall consist only of those types of businesses that
are intended to primarily serve the business owners, employees and clientele of
businesses located within the Ortega Ranch business center. Examples of such
businesses include small sandwich shops or cafes, travel agents, copying services, small
pharmacy, etc.
C. Commercial Site Development Standards
The development standards set forth in this subsection are the minimum standards with
which to evaluate the achievement of the purpose and intent of the Planned Community (PC)
District by any proposed use or project. The project will meet the following standards:
1. Building Site Area
No minimum. The maximum is the net usable site area
2. Building Site Width and Depth
No minimum.
3. Building Setbacks
The “setback line” shall be continuously parallel to the property line or as measured
from the curb face of an existing public right-of-way. Interior setbacks shall be
considered to be free and clear relative to building or structure placement as
measured from the property line established on the approved subdivision map.
One Story Building:
0 Front Yard: Minimum 10 feet
0 Side Yard: Minimum 5feet
0 Rear Yard: Minimum 10 feet
Two Story Building:
0 Front Yard: Minimum 10 feet
0 Side Yard: Minimum 5feet
0 Rear Yard: Minimum 10 feet
Projections into required setbacks, including eaves, cornices, chimneys, outside
staircases, balconies and similar architectural features may project five (5) feet into
any required setback; except that where the setback is less than five (5) feet, the
projection shall not exceed fifty percent (50%) of the required setback area.
4. Building Heights
Maximum height shall be 35 feet with architectural features such as tower elements
up to a maximum of 40 feet, unless the Design Review Committee and the Planning
Commission determine that a greater height is permitted in order to achieve a higher
aesthetic quality through the use of various roof and tower elements and other
architectural features.
Building height shall be measured along perpendiculars (plumb lines) from the
elevation of the finished grade to the maximum height above grade specified by
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Caipistrano, California
the development standards. Where buildings are integrated in slope areas shall
be measured in accordance with the provisions of Appendix A of Title 9.
Elevators, mechanical space, chimneys and architectural treatments (intended to
add interest and variation to roof design, yet which do not exceed 10% of the roof
area and do not exceed the base height restriction by more than 5 feet) will be
permitted.
5. Parking Standards
Parking will be evenly distributed around the site to allow tenants and visitors easy
access to each building. The project will have a minimum of 3.5 spaces per 1,000
square feet of net building area. It is anticipated that the project will share parking
with the adjacent Christian Assembly Church. If such an agreement is created, it
shall be processed in accordance with Section 9-3.602 (c) (2) "Parking. Joint Usage"
of the Municipal Code.
The following standards establish the minimum parking spaces required for
individual principal permitted uses:
a) General Office - 3.5 off-street parking spaces per 1,000 square feet of gross
floor area
b) Medical and Dental Offices - 5.0 off-street parking spaces per 1,000 square feet
of gross floor area plus 1 .O space per each separate medical office
c) Research and Development Users - 3.0 off-street parking spaces per 1,000
square feet of gross floor area
d) Retail and Support Commercial Users -4.0 off-street parking spaces per 1,000
square feet of gross floor area
6. Architectural & Landscape Design Standards
The Mission Revival Style Architecture reflected through out this Business Park
incorporates architectural elements, materials, finishes and detailing that provides
a rich visual appearance complementing this building style. These building
elements include Main Entry Towers with re-sawn roof overhang members,
blended mission tile roofing and deep recessed door and window reveals. The
stacked stone base and pre-formed concrete trim at the Main Entry openings
delineates a clear visual pedestrian connection between buildings. The
appearance of a hand-toweled stucco wall finish, horizontal accent banding in
addition to the perimeter window trim creates a visual break and interest on the
building surface. The arrangement of the single story buildings along Ortega
Highway and two-story buildings within the Business Park provides a layering and
scale of buildings that compliment the pedestrian views for the overall project.
The Ortega Ranch landscape concept creates a high quality visual image which
integrates the proposed business park into the surrounding neighborhood and the overall
historical context of San Juan Capistrano. The tree palette is drought tolerant or
indigenous species and includes California sycamores, California Peppers, Olives and
Oaks. Shrubs are drought tolerant species which might be found at the Mission San
Juan Capistrano and include Tagetes, Bougainvillea, Agave, and Mexican Bush sage.
The landscape design hierarchy consists of several zones as outlined below:
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
0 Main Entry -Boulder outcroppings, low stone veneer walls with signage,
flowering trees, turf and shrubs line the entrance road greet the visitor at the
main entrance to the business park.
Rancho Viejo Road - The landscape setback has gently rolling turf berms
with existing mature street trees which are protected in place. Vehicular entry
points are highlighted with decorative stamped asphalt paving and ground
mounted stone veneer signs and boulder outcroppings within accent
perennial shrub masses.
People Spaces - Places to gather, rest and eat outside are provided within
the business park. These areas may include seating, shade trees, enhanced
paving and site furnishings.
Freeway Edge -The existing Eucalyptus grove along the freeway are
maintained with new understory trees and groundcovers softening the
building massing from off-site views.
Open Space - Open space will be provided at the north end of the project
and new landscape at the reconstructed slope area will provide a buffer to the
project.
Ortega Edge - The existing slope will be fully landscaped and decorative
fencing and walls added around the existing historical cemetery.
0
0
0
0
0
7. Lighting
Site lighting will be provided a minimum level of one-foot candle over parking areas
but not the area designated as “open space.” Parking lot light poles will be a
maximum of 25 feet in height. Pedestrian bollard lighting will be a maximum of 4 feet
in height. Landscape lighting will be installed to accentuate certain landscape
elements. All site lighting will be designed to compliment the building architecture.
All site lighting will be designed to minimize the spillage of light onto adjoining
properties.
Buildings will have both surface mounted a concealed down light fixtures to enhance
the architectural character during the day and night.
All exterior lighting shall conform to Section 9-3.529, “Lighting Standards” of the City
of San Juan Capistrano Land Use Code.
8. Signage
All commercial signage shall be subject to a Comprehensive Sign Program approval
prior to issuance of a Sign Permit.
9. Grading
The site will be graded in conformance with naturally existing drainage patterns.
Slopes greater than 2:l will require approval of a geotechnical engineer. A
geotechnical report must be prepared and submitted to the City for approval prior to
any grading work on site.
It is anticipated that the site can be balanced without the need for import or export
for soil material. However, if import or export is necessary it will be permitted with
conformance to Municipal Code and City Engineering Department requirements for
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
hauling on public streets. Grades established in the existing Avenida Los Cerritos
Road will be maintained.
No habitable structures will be built within the 100-year floor plain without special
protection and approval of the City’s Engineering Department.
Horno Creek alignment must be protected. No sheet flow of run off will be permitted.
All storm water will be treated before it is allowed to enter into Horno Creek.
D. Private Open Space Land Use Regulations
Permitted principal uses and/or structures in Planning Area 3 are as follows:
1. Permitted Uses
0
0
0 Private accessways
0
Open space (natural and modified) and passive recreation uses
Utilities when consistent with the approved Development Plan
Remedial grading required to resolve geotechnical I soils engineering
problems associated with the development of Planning Area 2
improvements
2. Accessory Permitted Uses
0
0 Trash enclosures
0 Directional and identification signs
0
Fences and walls (including retaining, garden and screen walls)
Ancillary uses that are directly related to a permitted private open space use
that the Planning Director finds to be consistent with the purpose and intent
of this land use category
3. Prohibited Uses
0 Uses not provided by this Section shall be prohibited; however, certain
permitted uses are defined generally and may require interpretation by the
Planning Director
E. Private Open Space Site Development Standards
1. Site Area
No minimum
2. Site Width and Depth
No minimum
F. Amendment Procedures
1. The Planning Director may approve minor modifications to the approved
Development Plan pursuant to Section 9-2.314 of Article 3 of Chapter 2 of the
San Juan Capistrano Municipal code.
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ORTEGA RANCH
Comprehensive Development Plan City of San Juan Capistrano, California
2. The Planning Commission may approve modifications to approved development
plans if the Planning Commission determines that the modification is consistent
with the overall purpose and general design of the original adopted CDP and that
the integrity of the original project concept and plan is maintained.
3. If the Planning Commission determines that the proposed amendment is not
consistent with the overall purpose and general design of the originally adopted
PC, a new zone change application will be required. Such zone change will be
reviewed in the same manner as the initial application as set forth in Subsection
(3) of this Subsection.
G. Development Review Process
Development plans shall be processed in accordance with the provisions of Title 9, Land Use
Code.
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'. APPENDICES A
Property Legal Descriptions