PC Resolution-16-07-26-09PC RESOLUTION NO. 16-07-26-9
AMENDMENT TO COMPREHENSIVE DEVELOPMENT PLAN (COP) 10-01,
PLAZA BANDERAS HOTEL & MIXED USE DEVELOPMENT
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA APPROVING AN AMENDMENT TO COMPREHENSIVE
DEVELOPMENT PLAN (COP) 10-001, PLAZA BANDERAS HOTEL & MIXED USE
DEVELOPMENT ASSOCIATED WITH THE INN AT THE MISSION PROJECT
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 an amendment to Comprehensive
Development Plan (COP 10-01) to allow for the construction of a new hotel to include
124 rooms, a restaurant, banquet facilities, garden plaza, swimming pool, kids club and
fitness center (the "Modified Project"). The amendment is attached hereto as Exhibit "A"
and incorporated herein by reference. 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, COP 10-01 has been processed pursuant to Section 9-2.301,
Development Review of the Land Use Code; and,
Whereas, pursuant to section 21067 of the Public Resources Code, and
section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.),
the City of San Juan Capistrano is the lead agency for the Modified Project, including
COP 10-01; and,
Whereas, on October 19, 2010, 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, on July 26, 2016, the Planning Commission approved an
Addendum to the Final EIR for the Plaza Banderas Hotel Project (SCH# 2010051 075)
PC Resolution 16-07-26-9 2 July 26. 2016
for the Modified Project, which includes this COP 10-01. 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 COP 10-01; 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 proposed project and has considered all
relevant public comments; and,
Whereas, the findings and conclusions made by the Planning Commission in this
Resolution are based upon the oral and written evidence presented as well as the
entirety of the administrative record for the project, which is incorporated herein by this
reference. The findings are not based solely on the information provided in this
Resolution; and,
Whereas, prior to taking action, the Planning Commission has heard, been
presented with, reviewed and considered all of the information and data in the
administrative record, including but not limited to the Addendum to the Final
Environmental Impact Report (FEIR), and all oral and written evidence presented to it
during all meetings and hearings; and,
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#2010051075) fully and completely
addresses any and all environmental impacts associated with the Modified Project,
including COP 10-01, and that no further environmental review is required before the
Planning Commission approves COP 10-01; 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 prescribed in Section 3.2.3 of COP 10-01, which provides, "The property
owner may from time to time desire to amend the COP due to market conditions,
economic conditions, etc. Approval of an amendment to the plan rests with the Planning
Commission. The Planning Commission must determine that the proposed amendment
is consistent with the overall purpose and general design of the originally adopted COP.
If this finding can be made, the Planning Commission may approve the amendment by
resolution. The amended COP shall then become the specific COP associated with the
adopted PC district designation on the Official Zoning Map. If the Planning Commission
determines that the proposed amendment is not consistent with the overall purpose and
general design of the originally adopted COP, or there will be any alteration of land
boundaries, the Planning Commission may direct the property owner to submit the
proposed amendment, together with a new district change petition, for processing
pursuant to the provisions of the Zoning Ordinance."
The proposed amendment is consistent with the overall purpose and general design of
the originally adopted COP because the proposed project site plan and architecture
have been specifically designed to comply with the Architectural Design Guidelines of
PC Resolution 16-07-26-9 3 July 26. 2016
the COP. The proposed development plans have been designed to conform with
Section 4.1.1 of the COP's 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,
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
PC Resolution 16-07-26-9 4 July 26. 2016
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.
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.
In addition, the proposed modifications to the originally adopted CDP have been
carefully considered to ensure that the project complies with the CDP's design
standards and expectations identified in Section 4.1.2 Architectural Design
Expectations. The proposed architectural design complies with the following
expectations:
1. The Plaza Banderas Hotel and Mixed-Use Development project shall comply with
the design principals in the City's General Plan Community Design Element;
2. The Plaza Banderas Hotel and Mixed-Use Development project shall comply with
the applicable policies of the City's adopted Architectural Design Guidelines;
3. Design features that detract from the architectural design including, but not
limited to, paint-on far;ades, super graphics, and structures which visually
dominate historic sites or buildings shall be prohibited; and,
4. This proposed development will be scaled to the historic San Juan Capistrano
town center and Mission, which it adjoins and with which it shares common
circulation, pedestrian linkages, public parking, public transportation and
environment. Buildings shall be arranged around an internal courtyard to provide
convenient pedestrian oriented access to entrances and open space and to
provide connectivity to neighboring attractions.
The proposed hotel building has been designed to conform to Section 4.2.3 of the
CDP's Hotel Standards, specifically Subsection 3, Building Design which states that:
PC Resolution 16-07-26-9 5 July 26, 2016
1. Public or semi-public spaces (hotel/motel lobby, restaurants, meeting rooms, and
banquet facilities) sited at ground level adjacent to a pedestrian walkway or a
major street shall use glass and transparent materials between the height of
three feet (3J and eight feet (BJ above the walkway or street grade; and,
2. Noise attenuation techniques shall be included in the design of buildings near
major noise generators (e.g., major streets and highways). Techniques may
include: double pane glass, berms, or lowering the grade of the subject building
below the roadway elevation.
3. Air conditioning units shall not be visible from public streets. Vents for PTAC
units must be incorporated into the window design.
4. Guest rooms shall be accessible from hallways within hotels over two stories.
Avoid room entrances directly adjacent to parking lots or exterior walkways.
5. Walkway, stairway and balcony railings and other similar details shall be visually
substantial and stylistically consistent with the basic building design.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby approves an amendment to
Comprehensive Development Plan's (COP) 10-01, which is attached hereto as Exhibit
"A". However, the Amendment to the Plaza Band eras Hotel Comprehensive
Development Plan (COP) 10-01 shall not be effective unless and until the Grading Plan
Modification (GPM) 16-006 and Architectural Control (AC) 15-035 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 AND ADOPTED this 26th day of July, 2016.
(/1 , I
Serg~ Assistant Development Services
Director/Secretary