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PC Resolution-16-07-26-02PC RESOLUTION NO. 16-07-26-02 CONDITIONAL USE PERMIT (CUP) 15-012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA APPROVING CONDITIONAL USE PERMIT (CUP) 15- 012, HOTEL CAPISTRANO BY KIMPTON FOR A NEW HOTEL WITH 102 ROOMS, A RESTAURANT, BANQUET FACILITIES, SWIMMING POOL, SPA AND RELATED USES LOCATED AT 31872 CAMINO CAPISTRANO (ASSESSOR PARCEL NUMBERS 124-160-51, 52 & 37)(APPLICANT: DAVID WOOD, STRATUS DEVELOPMENT PARTNERS) Whereas, David Wood, Stratus Development Partners, on behalf of 0 Properties, Inc., 31878 Camino Capistrano, San Juan Capistrano, CA 92675 (the "Applicant"), has requested approval of CUP 15-012, a request for approval of modification to development plans for a new hotel to include 1 02 rooms, a restaurant, banquet facilities, swimming pool, spa, and related facilities, located at 31882, 31878 and 31872 Camino Capistrano (the "Modified Project"); and, Whereas, 0 Properties, Inc., 31878 Camino Capistrano, San Juan Capistrano, CA 92675, are the owners of real property located at Assessor's Parcel Numbers 124-160-51,52 & 37; and, Whereas, the Modified Project has been processed pursuant to Section 9- 2.301, Development Review of the Land Use Code; and, Whereas, on November 18, 2014, the City Council approved a Mitigated Negative Declaration for the Urban Village (San Juan Hotel and Villas) project, which included a hotel component; and, Whereas, on July 26, 2016, the Planning Commission approved an Addendum to the Mitigated Negative Declaration the Hotel Capistrano by Kimpton Hotel, which includes CUP 15-012, to fully and completely address any and all environmental impacts associated with the Modified Project; and, Whereas, the Design Review Committee (DRC) reviewed the plans on June 9, 2016, March 24, 2016, April 14, 2016, May 12, 2016, and February 11, 2016, and recommended that the item move forward to the Planning Commission; and, Whereas, the Planning Commission conducted a duly-noticed public hearing on July 26, 2016 pursuant to Title 9, Land Use Code, Section 9-2.302 and City Council Policy 5 to consider public testimony on the Modified Project and has considered all relevant public comments. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby find that Addendum to the Mitigated Negative Declaration for the Hotel Capistrano by Kimpton fully and completely PC Resolution 16-07-26-02 2 July 26, 2016 addresses any and all environmental impacts associated with the Modified Project, including CUP 15-012, and that no further environmental review is required before the Planning Commission approves CUP 15-012; and, NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.317 of Title 9, Land Use Code of the City of San Juan Capistrano: 1. 1. The proposed use and design are consistent with the maps and policies of the General Plan, specifically the Community Design Element because the proposed location of the hotel is within the Town Center District as described within the Historic Town Center (HTC) Form Based Code (FBC), and because the hotel complies with the Architectural Style Standards of the HTC FBC by the incorporation of a Spanish Colonial design, which is specifically allowed under the Mediterranean Revival style standards as noted in Section 6A.1 of HTC FBC, and because the hotel features numerous design features that reflect the desired level of architectural detail, including trellises, textured stucco walls, wrought-iron detail tile roofs, decorative grills and railings, which are typical of the essential building elements found on a Spanish Colonial structure. Furthermore, the project will be consistent with the following policies and objectives of the Community Design Element: Community Design Goal 1: Policy 1.2: "Encourage high-quality and human scale design in development to maintain the character of the City;" and, The proposed project has a well-balanced pedestrian orientation and human scale as highlighted by two pathways through the project, including the large pathway connecting Forster Street to Del Obispo, and a second pathway leading to the Mercado Village from Forster Street The project opens up to the Historic Town Center Park at the courtyard area providing an open feel for much of the site. Enhanced paving at the entrance and landscaping along the perimeter of the project also provided to visual interest for pedestrians and guests alike. The project provides architectural features such as balconies, arches, wrought-iron and glass features, window awnings and varied roof planes that provide for architectural articulation that break-up the building mass. Community Design Goal 2: Policy 2.1 : "Encourage development which complements the City's traditional, historic character through site design, architecture, and landscaping". The proposed project incorporates warm earth-tone colors to enhance the architectural details of the project, as well as simple wrought-iron touches PC Resolution 16-07-26-02 3 July 26, 2016 that compliment buildings and break of any massing. The textured stucco finish helps to complement the use of exposed wood beams, columns, and wrought iron accent details and roof materials. Landscaping is provided along the perimeter of the buildings and along the interior walls between the drive-isle and parking lot and all exterior walls. A pathway from Forster Street to Del Obispo Street is provided for general public as well as guest usage, and incorporates a fountain, benches, Historic Depiction(s), and other outdoor furniture; and , 2. The proposed use and design are consistent with the purpose, intent, and standards of the Land Use Code and any applicable specific plan or comprehensive development plan, except as otherwise approved, because Section 2.4-B-5 of the HTC FBC lists uses allowed subject to the approval of a Conditional Use Permit, subject to compliance with all applicable requirements of this code. The hotel is listed within the HTC FBC as a Conditional Use and is subject to the standards of the code, namely that it meets certain numeric standards in the code, including maximum height, lot frontage, lot depth, setbacks, number of stories, and parking standards . Staff has determined that the proposed hotel meets these numeric standards; and, 3. The site for the proposed use is adequate in size and shape to accommodate all yards, open spaces, setbacks, walls and fences, parking and loading areas, fire and building code considerations, trash and recycling enclosures, and other features pertaining to the application because the 3.16 acre site is adequate for the 68,815 hotel and restaurant building and the required 153 parking spaces (159 provided). Adequate setbacks are proposed to accommodate the project, including a setback to the hotel from adjacent property ranging from 42 to 96 feet, a setback from the nearby Egan house to the restaurant building of 20 feet (18 to property line) and varied setbacks along Camino Capistrano and Forster Street ranging from 0 to 10 feet as allowed by code, and provide for a project where approximately 50% of the site remains open . A fire master plan and trash receptacle access and maneuvering plan have been provided and reviewed by both Orange County Fire and CR&R, which required no changes to the preliminary plans, and a trash receptacle enclosure has been provided at a location that is screened from public view and situated at a location that is adjacent to an existing trash receptacle location at the adjacent Eagan House property. Fences and walls have been scaled appropriately and will not exceed the maximum heights established by the HTC FBC, including a proposed stepped terrace (planter) wall along Camino Capistrano; and, 4. The proposed use and the on-going operation of the use are compatible with abutting properties and the permitted uses thereof, and will not generate excessive light, noise, vibration, odors, visual blight, traffic, or other disturbances, nuisances, or hazards, because as demonstrated in the Addendum to the Mitigated Negative Declaration (MND), no new significant impacts to the site anticipated in the original MND will be created by the project. The proposed hotel and restaurant project represent a significant reduction in the size of the PC Resolution 16-07-26-02 4 July 26, 2016 original project, and greater setbacks from the hotel and restaurant building to nearby and adjacent properties are proposed. The hotel and restaurant use are not anticipated to generate excessive light, noise, vibration , odors, visual blight, traffic, or other disturbances, nuisances, or hazards due to the nature of their uses and due to the fact that the HTC FBC anticipated both uses within the zoning district; and , 5. The site for the proposed use has adequate access and parking to support the use because the parking requirement for the site has been established by the HTC FBC, which requires a certain amount of parking based on the intended use of the site. In this case, based on the total square footage of the property and based the uses anticipated for the project, a total of 153 parking spaces are required, and 159 parking spaces have been provided . NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby approves Conditional Use Permit (CUP) 15-012, subject to those applicable conditions of approval established in the Conditions of Approval attached hereto as Exhibit A. However, CUP 15-012 shall not be effective unless and until the related Architectural Control (AC) 15-026, Grading Plan Modification (GPM) 16-008, and Tree Removal Permit for the Hotel Capistrano by Kimpton are approved. CUSTODIAN OF RECORDS: The documents and materials associated with this Resolution that constitute the record of proceedings on which these findings are based are located at San Juan Capistrano City Hall, 32400 Paseo Adelanto, San Juan Capistrano, California 92675. The Development Services Director is the custodian of the record of proceedings. PROTEST OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS: Pursuant to Government Code Section 66020, the applicant may protest the imposition of fees, dedications, reservations or other exactions imposed on this development project by taking the necessary steps and following the procedures established by Sections 66020 through 66022 of the California Government Code. PASSED, APPROVED AN ADOPTED this 26th day of July, 2016.