PC Resolution-16-07-26-07PC RESOLUTION NO. 16-07-26-7
ARCHITECTURAL CONTROL (AC) 15-035
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA APPROVING ARCHITECTURAL CONTROL (AC) 15-
035, INN AT THE MISSION SAN JUAN CAPISTRANO FOR A NEW HOTEL WITH
124 ROOMS, A RESTAURANT, BANQUET FACILITIES, GARDEN PLAZA,
SWIMMING POOL, KIDS CLUB AND FITNESS CENTER LOCATED AT 26891
ORTEGA HIGHWAY (ASSESSOR PARCEL NUMBERS 124-170-12, 14, 15, &
16)(APPLICANT: DAN FRIESS, MISSION COMMERCIAL PROPERTIES, INC.).
Whereas, Dan Friess, Mission Commercial Properties, Inc., on behalf of
South Coast Investors II, LLC, 31866 Camino Capistrano, San Juan Capistrano, CA
92675 (the "Applicant"}, has requested approval of AC 15-035, a request for approval of
development plans for a new hotel to include 124 rooms, a restaurant, banquet facilities,
garden plaza, swimming pool, kids club and fitness center (the "Modified Project"). The
proposed project is a modification to the previously approved Plaza Banderas Hotel (AC
1 0-002) project located at 26891 Ortega Highway and is generally located at the
northeast corner of Ortega Highway and El Camino Real; and,
Whereas, on October 19, 201 0, the City Council approved a General Plan
Amendment to the land use designation (GPA 10-001) and approved the Plaza
Banderas Hotel Comprehensive Development Plan (COP 10-01) within a Planned
Community (PC); and,
Whereas, on October 19, 2010, the City Council approved a Rezone to
the City's Zoning Map (RZ 10-001) and approved the Plaza Banderas Hotel
Comprehensive Development Plan (COP 10-01) within a Planned Community (PC);
and,
Whereas, South Coast Investors II, LLC, 31866 Camino Capistrano, San
Juan Capistrano, CA 92675, are the owners of real property located at Assessor's
Parcel Numbers 24-170-12, 14, 15, & 16; and,
Whereas, the AC 15-035 has been processed pursuant to Section 9-
2.301, Development Review of the Land Use Code; and,
Whereas, on July 26, 2016, the Planning Commission approved an
Addendum to the Final EIR for the Plaza Banderas Hotel Project (SCH# 2010051 075)
for the Modified Project, which includes this AC 15-035. The Addendum fully disclosed
the changes and additions that were made to the Plaza Banderas Hotel Project EIR to
make it applicable to the Modified Project, including AC15-035; and,
Whereas, the Design Review Committee (DRC) reviewed the plans on
February 11, 2016, March 24, 2016, April14, 2016, May 12, 2016 and June 9, 2016 and
recommended that the item move forward to the Planning Commission; and,
PC Resolution 16-07-26-7 2 July 26. 2016
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 proposed 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 the Addendum to the Final EIR
for the Plaza Banderas Hotel Project (SCH#201 0051 075) fully and completely
addresses any and all environmental impacts associated with the Modified Project,
including AC 15-035, and that no further environmental review is required before the
Planning Commission approves AC15-035; 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 in support of Architectural Control (AC) 15-035:
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 modification reduces the
overall intensity of the project while maintaining conformance with the Plaza
Banderas Hotel Comprehensive Development Plan's (COP 1 0-01) approved
development concept, maintains consistency with the Architectural Design
Guidelines through the Spanish/Mission Revival and Monterey Revival architectural
design, and complies with the development standards related to building setbacks,
building heights and parking requirements. Specifically, the proposed modifications
reduce the overall building site coverage from about 47,907 square feet for the Plaza
Banderas Hotel project to about 42,261 square feet for the proposed project. The
modified design also maintains consistency with the COP's Architectural Design
Guidelines through architectural design that incorporates varied building massing ,
roof design, fenestration, and the use of colonnades, roof design, and tower
elements, along with architectural details such as heavy wood beams, wrought iron,
classic lighting, and Spanish tile to create an authentic design. Furthermore, the
project has been designed to conform with the COP Section 4. 1.1 Overall Goals:
1 . Reinforce and enhance the City's downtown as one of the primary focal points of
the community;
The proposed project is located at the main-entry gateway to the downtown area
and has been designed to reinforce the City's heritage and tradition of
architecture and design. The Spanish/Mission Revival and Monterey Revival
architectural design elements that will allow the proposed development to
architecturally exist amongst the adjacent buildings that are located within the
downtown area .
2. Contribute to the existing pedestrian-oriented "village-like " environment;
The proposed project has a well-balanced pedestrian orientation and human
scale. The project provides architectural features such as balconies , arches,
PC Resolution 16-07-26-7 3 July 26. 2016
window awnings and varied roof planes that provide for architectural articulation
that break-up the building mass. The pedestrian circulation experience is
enhanced with the plaza area that is located at the southwest corner of the site,
enhanced paving throughout the pedestrian corridors of the site and landscaping
along the interior paseo and perimeter of the project.
3. Complement the scale, proportion and character of development in the
surrounding area;
The proposed project has an architectural design that incorporates varied
building massing, roof design, fenestration, and the use of colonnades, roof
design, and tower elements, along with architectural details such as heavy wood
beams, wrought iron, classic lighting, and Spanish tile to create an authentic
design.
4. Establish attractive, inviting, imaginative and functional site arrangement of
buildings and parking areas;
The proposed project provides a continuous access drive through the parking lot
with entrances from Ortega Highway, Spring Street, and El Camino Real with a
total of three (3) access driveways. Pedestrian access to the Hotel building from
the parking lot is also provided via a sidewalk at the south side of the parking lot.
All surface parking is designed to include landscaping to visually buffer views
from the adjoining streets. Pedestrian linkages through the plaza into the project
site are proposed to include landscape areas, a courtyard lounge, fountains, and
lighting. Furthermore, the proposed pedestrian circulation design allows for hotel
users to access the restaurant building via a paseo and with a connection to the
plaza area, which will provide a place for sitting, congregating and waiting . The
plaza will include a fountain, enhanced paving, landscaping and seating and will
provide an inviting outdoor social experience for visitors and pedestrians that
travel to and from the downtown area.
5. Create a high quality architectural and landscape design which provides proper
access, visibility and identity; and,
The proposed project incorporates earth-tone colors to enhance the architectural
details of the project. The Mission-style stucco finish will complement the use of
exposed wood beams and columns, wrought iron accent details and roof
materials. The applicant also proposes to install landscaping along the perimeter
of the buildings and along the interior paseo between the hotel and the restaurant
building; and integrated with enhanced paving which will enhance the overall
pedestrian experience because the outdoor plaza will provide visual interest with
a fountain and mature trees; and will complement the existing pedestrian
experience.
6. Provide stylistically diverse and creative architectural design solutions, which
convey a sense of timelessness and elegance.
PC Resolution 16-07-26-7 4 July 26, 2016
The proposed project has an architectural design that incorporates varied
building massing, earth-tone colors, roof design, fenestration, and the use of
colonnades, roof design, and tower elements, along with architectural details
such as heavy wood beams, wrought iron, classic lighting, and Spanish tile to
create an authentic design.
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 Plaza Banderas Hotel Comprehensive Development Plan (COP 10-
01) was approved in 2010 because it was established that it complied with the
Architectural Design Guidelines; and the proposed modifications to the Plaza
Banderas Hotel project are designed to comply with the COP which contains "Design
Standards" that are intended to provide further guidance to ensure that high quality
architectural design is integrated into the proposed development plans . 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. The project provides architectural features such as
balconies, arches, window awnings and varied roof planes that provide for
architectural articulation that break-up the building mass. The pedestrian
circulation experience is enhanced with the plaza area that is located at
the southwest corner of the site, enhanced paving throughout the
pedestrian corridors of the site and landscaping along the interior paseo
and perimeter of the project.
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 earth-tone colors to enhance the
architectural details of the project. The Mission-style stucco finish will
complement the use of exposed wood beams and columns, wrought iron
accent details and roof materials. The applicant also proposes to install
landscaping along the perimeter of the buildings and along the interior
paseo between the hotel and the restaurant building, and the landscaping,
integrated with enhanced paving, will enhance the overall pedestrian
experience because the outdoor plaza will provide visual interest with a
PC Resolution 16-07-26-7 5 July 26. 2016
fountain and mature trees and will complement the existing pedestrian
experience.
Furthermore, the Historic Town Center Master Plan establishes the overall goals,
policies, and development concept for the historic downtown including the subject
property. The Master Plan specifically designates the subject property for the
development of a destination hotel that would serve as an architectural focal point
and entry statement to the downtown. The Master Plan notes, "A primary
component of the gateway is the proposed Plaza Banderas, which includes a 124-
room hotel fronting Ortega Highway along with two small retail and restaurant
buildings fronting Ortega Highway and El Camino Real." Moreover, the Historic
Town Center Master Plan provides, "An appropriately-sized plaza with an iconic
element such as a fountain, statue, or other piece of public art, can a/so contribute to
the gateway on this site while keeping the proposed retail building a comfortable
distance from the busy intersection." The project proposes a fountain and Historic
Depiction program within a plaza. As such, staff has determined that the proposed
project design will be consistent with the goals, policies, and objectives of the
Community Design Element, as well as, all other applicable provisions of the
General Plan.
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 3.18-acre Inn at the Mission site has been
designed to accommodate the required project building elements, as set forth in
COP 1 0-001,and because the Inn at the Mission's development characteristics meet
all of the development standards established in the Plaza Banderas Hotel COP 1 0-
01, including required building setbacks, building heights, open areas, massing,
landscaping, parking and site access. Furthermore, the proposed project reduces
the overall building footprint coverage on the project site from about 47,907 square
feet for the Plaza Banderas Hotel project to about 42,261 square feet and provides
more onsite parking than the previously approved Plaza Banderas Hotel project
while reducing the overall development intensity.
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 Inn at the Mission's design relies
on the use of varied wall planes and roof lines, alternative building massing,
courtyards, colonnades, varied color palettes and materials and demonstrates an
acute understanding of the design elements of Spanish/Mission Revival and
Monterey Revival style architecture, as required by COP 10-001. The Inn at the
Mission's site plan and building architecture essentially create a development plan
that effectively manages the mass and bulk of proposed buildings. The project's
proposed restaurant building is located along Ortega Highway and provides a varied
building mass with wood railings and columns that are located on the exterior of the
building.
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The project design provides varied setbacks with second story building masses
setback to reduce the visual mass . Balconies, dormers, eaves and similar
architectural features have been incorporated to create visual interest. The project's
design conveys a sense of "richness of detail" and is evoked on the building
elevation designs, which provide material and colors that indicate that the proposed
project will use earth-tone colors and suitable building materials consistent with the
architectural design. The proposed buildings include integrated tower elements and
architectural projections that add visual interest to the building rooflines. Roof-
mounted equipment will be screened at least partially from off-site views.
The project includes conceptual landscape plans with a landscape palette that
incorporates a California native/friendly plant selection and relies on a combination
of formal and natural plant groupings to accent entrances, visually buffer building
massing and retaining walls, screen parking, and enhance courtyards and semi-
public spaces. Furthermore, the project will be consistent with the adopted
Architectural Design Guidelines because the following design principles are
applicable to the proposed project:
Design Issue/ Principal 1: Human Scale. The proposed project has a well-
balanced pedestrian orientation and human scale. The project provides
architectural features such as balconies, arches, window awnings and varied
wall and roof planes that provide for architectural articulation that break-up
the building mass. The pedestrian circulation experience is enhanced with
the plaza area that is located at the southwest corner of the site, enhanced
paving throughout the pedestrian corridors of the site and landscaping along
the interior paseo and perimeter of the project.
Design Issue/ Principle 2: Eclectic Building Styles. The applicant proposes a
Spanish/Mission Revival and Monterey Revival style theme, which
incorporates architectural elements that will allow the proposed development
to architecturally exist amongst the adjacent buildings that are located within
the downtown area.
Design Issue/ Principa l 5: Heritage and Tradition. The proposed design of the
buildings is reflected in the history and tradition of San Juan Capistrano. The
buildings contain arched and overhead balconies with heavy timber support
columns that are reminiscent of the "western-type" architecture. The
proposed landscaping design provides a tree palette found locally and in the
vicinity of the Mission. The applicant has submitted a Historical Depiction
Program (HOP) pursuant to City Council Policy 606 that is designed to depict
the history of El Camino Real -"The King's Highway," which consists of
Brass Plaques on a stone pedestal.
Design Issue/Principle 6: Richness of Details and Materials. The applicant
proposes to incorporate earth-tone colors to enhance the architectural details
of the project. The applicant also proposes to install landscaping along the
perimeter of all buildings, and along the interior paseo between the hotel and
PC Resolution 16-07-26-7 7 July 26, 2016
the restaurant building, and integrated with enhanced paving which will
enhance the overall pedestrian experience, which is consistent with the
Architectural Design Guidelines, which provide, "Unarticulated and solid wall
surfaces degrade the quality of the pedestrian experience. Buildings facing
pedestrian streets and plazas should incorporate design features that provide
visual interest at the street and plaza levels." The outdoor plaza will provide
visual interest with a fountain and mature trees; and will complement the
existing pedestrian experience.
Design Issue/ Principle 8: Linkages and Connections. The proposed
pedestrian circulation design allows for hotel users to access the restaurant
building via a paseo and with a connection to the plaza area, which will
provide a place for sitting, congregating and waiting. The plaza will include a
fountain, enhanced paving, landscaping and seating and will provide an
inviting outdoor social experience for visitors and pedestrians that travel to
and from the downtown area.
5. The site plan provides functional and safe vehicular, bicycle and pedestrian access
and circulation because the site development concept provides a continuous access
drive through the parking lot via three previously approved site access driveways at
Ortega Highway, Spring Street, and El Camino Real. Pedestrian access to the Hotel
building from the parking lot is also provided via a sidewalk at the east section of the
parking lot. All surface parking is designed to include landscaping to visually buffer
views from the adjoining streets. Pedestrian linkages through the plaza into the
project site are proposed to include landscape area and lighting.
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
characteristics because the proposed project design relies on the use of varied roof
and building lines, alternative building massing, courtyards, colonnades, varied color
palettes and materials consistent with the design elements of Spanish/Mission
Revival and Monterey Revival style architecture and is architecturally compatible
with similarly designed buildings within the downtown area. Finally, the landscape
design provides effective and creative use of a California native/friendly plant palette
to provide buffering, enhancement, separation, and security.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby approves Architectural Control
(AC) 15-035, subject to those applicable conditions of approval established in the
Administrative Record, specifically City Council Resolution # 10-1 0-05-05; and with
modification to Condition #97 requesting the DRC have special attention focused on
viewshed enhancement and protection to the extent feasible. However, Architectural
Control (AC) 15-035 shall not be effective unless and until the related Grading Plan
Modification (GPM) 16-006 and Amendment to the Plaza Banderas Hotel
Comprehensive Development Plan (COP) 10-01 are approved.
CUSTODIAN OF RECORDS: The documents and materials associated
with this Resolution that constitute the record of proceedings on which these findings
PC Resolution 16-07-26-7 8 July 26, 2016
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.