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PC Resolution-16-07-26-03PC RESOLUTION NO. 16-07-26-03 ARCHITECTURAL CONTROL (AC) 15-026 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA APPROVING ARCHITECTURAL CONTROL (AC) 15- 026, 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 AC 15-026, a request for approval of modification to development plans for a new hotel to include 102 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 for the Hotel Capistrano by Kimpton Hotel, which includes AC 15-026, 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 April 14, 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 addresses any and all environmental impacts associated with the Modified Project, PC Resolution 16-07-26-03 2 July 26. 2016 including AC15-026, and that no further environmental review is required before the Planning Commission approves AC15-026; 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 .313 of Title 9, Land Use Code of the City of San Juan Capistrano: 1. The proposed use and design of the project comply with all applicable provisions of Title 9 of the San Juan Capistrano Municipal Code and any applicable specific plan or comprehensive development plan because the proposed hotel conforms to the Historic Town Center Form Based Code (HTC FBC) as well as Article 5, Section 9- 3.524 (Hotels) of the San Juan Capistrano Municipal Code. Furthermore, the project complies with the Architectural Style Standards as the applicant has proposed a Spanish Colonial design, which is specifically allowed under the Mediterranean Revival style standards as noted in Section 6A.1 of HTC FBC. Furthermore, the project has been designed to conform with the overall goals listed within the Historic Town Center Master Plan Purpose and Intent Section 1.2: Goal 1.2.1 Preserve and enhance the role of the Town Center District as the civic and commercial heart of the City. The proposed hotel has been designed to accommodate c1v1c events, including the preservation a large path on the norther boundary of the project adjacent to the Historic Town Center Park to provide for civic gatherings, such as art shows, and similar functions. The banquette facility was also added to provide for a conference center, which is a use contemplated in the HTC FBC . Goal 1. 2. 2 Encourage an expanded mix of retail, commercial, civic and residential uses to create a lively 18-hour mixed-use environment. The project is a proposed hotel and restaurant and is designed to accommodate guest visiting the City. The hotel use will likely attract more visitors to the Historic Town Center during evening hours as hotel guests typically will dine out, and visit other businesses within the HTC . Goal 1. 2. 3 Preserve and honor the historic buildings and other resources of the Town Center as integral and generative elements of its urban and architectural character. The proposed hotel project has been designed to reflect the requirements of the HTC FBC by incorporating a Spanish Colonial design that complements nearby buildings with similar architectural styles , while also not mimicking the adjacent Egan House and Esslinger Building in terms of design and placement, as the restaurant building accomplishes a greater setback by PC Resolution 16-07-26-03 3 July 26, 2016 utilizing a trellis structure rather than have the building prominently featured at Camino Capistrano. Goal 1. 2. 4 Enhance the design of all open spaces, including streets, parks, plazas, courts, paseos, as a well-connected network of a comfortable pedestrian-oriented public realm -the "outdoor rooms" in which the life of the town may thrive. The hotel project proposed is adjacent to the HTC park and helps to preserve its openness by eliminating an existing wall that separates the two properties. The hotel enhances the open feel of the park by providing a pathway near the property line with a landscaped area, and is visible from the courtyard area of the hotel that is accessible from the path below a series of arches that support a raised pathway connecting one side of the hotel to the other. Goal 1. 2. 5 Support a village-scaled density with building massing that strengthens the pedestrian realm and historic character. The proposed hotel project is roughly half the size of the previously approved Urban Village project, and is below the allowed Floor Area Ratio for new projects within the HTC and hotel projects allowed under the Municipal Code. The building is centrally located on the property with a street presence at the intersection of EI ·Camino Real and Del Obispo Streets, thus preserving the village scale of the area, while meeting the intention of the FBC, which is to have buildings prominently displayed at the street level with minimal setbacks to enhance the fabric of the HTC. Goal 1. 2. 6 Develop an interconnected street network to encourage a pedestrian-supportive block structure. The project is proposing enhancements to Forster Street at Camino Capistrano and El Camino Real, including the installation of a side walk and additional pavement. A pathway connecting Forster Street to Camino Capistrano and Del Obispo, is proposed, and will provide for pedestrian access along the HTC park where none currently exists. Goal 1. 2. 7 Rebalance transportation modes and parking arrangements to emphasize comfortable and safe pedestrian, bicycle, transit and equestrian access and circulation, while enabling convenient automobile access at speeds.that complement these modes. Enhancements to Forster Street between Camino Capistrano and El Camino Real are proposed as part of this project. A side walk and street widening will occur at this location allowing for a right and left turn lane at the intersection of Camino Capistrano where currently only a single travel lane exists. As conditioned, the applicant will be required to install a traffic signal at this same intersection, or pay a fee in lieu of. The new traffic signal will help to improve PC Resolution 16-07-26-03 4 July 26, 2016 vehicular travel in this location of the HTC, as well as provide a signal for pedestrians crossing Camino Capistrano. Pedestrian movement in and around the area is improved with the new pathway connection along the HTC park and the pathway to the back of the Mercado Village provided within the development. Goal1.2.8 Implement a shared parking system to manage an adequate pool of on-street and off-street parking as a critical element of community infrastructure. The applicant is proposing a surface parking lot that will accommodate the anticipated parking needs of the hotel guests and restaurant patrons. The parking. The applicant is also providing 6 additional parking spaces that are not counted as meeting the overall parking requirement as they are tandem spaces. However, the parking requirement is still achieved and exceeded with the proposed spaces. Goal 1. 2. 9 Encourage new buildings -and renovations of existing buildings to provide welcoming frontages scaled to the pedestrian and attractive facades that extend and complete the historic town pattern, defining the public realm of the district. The current site is not in compliance with the HTC FBC. However, the new project is in compliance and is designed to provide for a more welcoming frontage as the restaurant and hotel building are positioned at or near the street frontage along Forster Street. Although setback along Camino Capistrano, the restaurant building will provide a trellis structure leading to a patio terrace along the street frontage providing a human-scale pedestrian experience at that location, rather than a large towering building. Goal 1.2.10 Make the Town Center the local and regional focal point for celebration of the history and culture of South Orange County. The new hotel project, which is centrally located in the City's Historic Down Town, will accommodate guests and tourists visiting the area. 2. The proposed use and design of the project is consistent with the goals, policies and objectives of the General Plan, including the Community Design Element because the goals and policies of the General Plan Community Design Element are substantially implemented through the City's adopted Architectural Design Guidelines. The Historic Town Center Master Plan establishes the overall goals, policies, and development concept for the historic downtown including the subject project site. The proposed project is intended to embody the "village character" prescribed in the HTCMP, and consistent with the HTCMP, the proposed project would create a walkable village character; features the use Mediterranean period architectural styles; and feature numerous design features that reflect the desired level of architectural detail, including trellises , textured stucco walls, tile roofs, PC Resolution 16-07-26-03 5 July 26. 2016 wrought-iron features, decorative grills and railings, and other unique features. . 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 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. 3. The site is adequate in size and shape to accommodate all yards, open spaces , setbacks, parking, access, and other features pertaining to the application, except as otherwise approved because the 3.16-acre site has been designed to accommodate the proposed project building elements; and because the development standards established in the HTC FBC as well as those found in Article 5, Section 9-3.524 (Hotels) of the San Juan Capistrano Municipal Code, address building setbacks, building heights, open areas, massing, landscaping, parking and site access. Furthermore, the proposed project is a reduction in intensity from the previously approval Urban Village project by 69,300 square feet. Parking that exceeds the PC Resolution 16-07 -26~03 6 July 26, 2016 minimum standards of the code is also being provided in the form of 159 surface parking spaces that will have limited visibility to the public, and is located on the side and to the rear of the building. 4. The character, scale and quality of the architecture, site design and landscaping are consistent with the adopted Architectural Design Guidelines of the City because as demonstrated within this staff report, the proposed hotel and restaurant buildings rely on the use of varied roof lines, alternative building massing, landscaped areas and gardens, wrought-iron features balconies, exposed wood beams, wood and metal railing, exposed rafter tails, varied color palettes and materials and demonstrates the design elements of Spanish Colonial style architecture. The project design provides strives to achieve a reduction in the visual mass by providing for balconies, dormers, eaves, wrought-iron features and similar architectural features which have been incorporated into the proposed structure to create visual interest from all angles. The hotel and restaurant design includes high- quality building material and warm earth-tone colors that are consistent with the Spanish Colonial architectural design. The proposed building include integrated tower elements and architectural projections that add visual interest to the building rooflines, including a tower element atop of a turret structure, a dome tower structure situated above the hotel lobby, and a tower element atop the restaurant internal staircase. Roof-mounted equipment will be screened from off-site views by use of a mansard tile roof. The project includes conceptual landscape plans with a landscape palette that incorporates the use of existing vegetation and trees, as well as a California native/friendly plant' selection and relies on a combination of formal and natural plant groupings to provide visual buffers along the walls of adjoining properties, and to provide a landscaped buffer between the HTC park and the pathway along the northern property line. Furthermore, the project will be consistent with the adopted Architectural Design Guidelines within the HTC master plan as the following principals are applicable to the proposed project: 1. Reinforce and enhance the City's downtown as one of the primary focal points of the community; The proposed hotel and restaurant are prominently featured within the HTC due to the location and proximity to the HTC Park, and are near prominent historic features such as the Mission and nearby historic structures. The proposed hotel will attract guests and visitors to the area who will likely visit existing nearby businesses, coffee shops, restaurants and other attractions. The attractive architectural design of the building will also add to the HTC's eclectic mix of architectural styles common in historic San Juan Capistrano. 2. Contribute to the existing pedestrian-oriented "village-like" environment; PC Resolution 16-07-26-03 7 July 26. 2016 The proposed hotel project provides pathways connecting Camino Capistrano to the Mercado Village and from Forster Street to Del Obispo Street, opening up pedestrian access that otherwise would not exist. The pedestrian experience is enhanced with California friendly landscaping and other visual interests along both paths, including a Historic Depiction along the northern pathway adjacent to the HTC Park. 3. Complement the scale, proportion and character of development in the surrounding area; The proposed hotel building sits tucked into a property that is adjacent to several business and attractions within the HTC. The proposed restaurant building is featured less prominently than the adjacent Egan house by providing an appropriate 20 foot setback between buildings, and staying under the height of the nearby building as well. The hotel building is set back approximately 120 feet to the Egan House and will not visibly impact other surrounding structures as the hotel building is placed primarily in the center of the property providing open spaces on three of its four sides. The courtyard opens up to the adjacent HTC Park and is only separated by a series of arches that provide an elevated walk way connect one side of the hotel to the other. 4. Establish attractive, inviting, imaginative and functional site arrangement of buildings and parking areas, and a high quality architectural and landscape design which provides proper access, visibility and identity; The project is required to provide a setback of no less than 10 feet to all streets on which it fronts. To accomplish this, the hotel building is featured at the street edge of Forster Street as it transitions to El Camino Real, and the restaurant building is also placed at the frontage along Forster Street to provide for a human scale to those visiting the site, and to provide access from the sidewalk to the buildings. Otherwise, the buildings are setback from their adjoining properties to allow for surface parking, and to provide landscaping amenities along the project edge. The architecture style of the buildings is meant to compliment the nearby Blass-Aguiar Adobe and Mission building architecture, and prominent design features of the Spanish Colonial style are incorporated into the building through the use of varied roof lines, textured stucco walls, the use of balconies and various window openings, exposed rafters and tails, exposed wood eves, wrought-iron treatments and other similar design considerations. 5. Provide stylistically diverse and creative architectural design solutions which convey a sense of timelessness and elegance; The HTC FBC allows for the use of one of five different architectural styles typically found within the HTC district. The applicant has chosen the Spanish Colonial architectural style which is prominently featured in nearby buildings PC Resolution 16-07-26-03 8 July 26. 2016 and historic structures. The hotel and restaurant do not attempt to mimic nearby historic structures as they will have varied heights and other essential design elements that separate them from other similarly designed structures. The design reflects most of the typical elements of the Spanish Colonial style, which is not typical of other structures. 6. Preserve and incorporate natural amenities unique to the site into the project development proposal; The proposed project does not significantly change the natural grade or topography of the site, and some existing trees are proposed to be saved and incorporated into the project landscaping. Furthermore, a wall that separates the HTC Park from the site is to be removed, which will help to preserve views of the park and views of other nearby structures. 7. Preserve and incorporate structures which are distinctive due to their age, cultural significance, or unique architectural style into the project; Although there are no unique structures of historic significant on the site, the applicant is mindful of the nearby historic structures and resources. Mitigation measures of the MND will ensure that precaution is taken during demolition and construction on the site to ensure nearby historic buildings and recourses are spared from excessive vibration. The existing buildings on the site were all constructed during the late 1960's and early 1970's. There are no buildings on the site that are eligible for Historic Designation. 8. Maintain hillside views to the greatest extent possible. Hillside views are maintained on the site due to the fact that a significant portion of the site will remain open. Building height does not exceed 35 feet with exception of architectural projections for two tower elements and one gable roof element, thus ensuring hillside views as seen from the nearby HTC park and other locations around the site. The view simulations provided within the Addendum to the MND do not identify any loss of hillside views. 5. The site plan provides functional and safe vehicular, bicycle and pedestrian access and circulation because the pedestrian circulation is enhanced with a large pedestrian walkway that traverses through the northern portion of the property adjacent to the Historic Town Center Park connecting Forster Street and Camino Capistrano with Del Obispo Street, enhanced paving throughout the entrances and pedestrian corridors of the site and landscaping along the all exteriors of the project. As conditioned, Forster Street from El Camino Real will be improved to provide for better vehicular mobility within the Historic Town Center. 6. The proposed use and design of the project are compatible with surrounding existing and proposed land uses and community character, including scale, intensity, massing, architectural design, landscape design, and other development PC Resolution 16-07-26-03 9 July 26, 2016 characteristics because the proposed project design of the buildings is reflected in the history and tradition of San Juan Capistrano as well as the surrounding historic structures that provide an eclectic mix of architectural style and design found within the Historic Town Center. The proposed hotel and restaurant reflect the Spanish Colonial architectural design which includes the use of terracotta tile roofs, arched doorways and entrances, wood support columns, balconies, exposed wood supports, a tower dome element treated with caper, wood railings, and other high- quality building materials. The proposed landscaping design provides a tree palette that not only saves some of the existing trees found on site, but also offers local examples of California friendly species. 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 Administrative Record. However, Architectural Control (AC) 15-026 shall not be effective unless and until the related Conditional Use Permit (CUP) 15-012, Grading Plan Modification (GPM) 16-008, and the 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.