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.