PC Resolution-19-04-09-01PC RESOLUTION NO. 19-04-09-01
ARCHITECTURAL CONTROL (AC) 18-036, GRADING PLAN MODIFICATION (GPM)
19-003, SIGN PERMIT (SP) 19-005, AND TREE REMOVAL PERMIT (TRP) 19-016
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA CONFIRMING ISSUANCE OF A CATEGORICAL
EXEMPTION AND APPROVING A REQUEST FOR AN ARCHITECTURAL CONTROL,
GRADING PLAN MODIFICATION, SIGN PERMIT, AND TREE REMOVAL PERMIT
RELATED TO THE CONSTRUCTION OF A 3,840 SQUARE FOOT MAINTENANCE
BUILDING WITH AN ADJACENT OUTDOOR STORAGE AREA, A NEW ENTRY GATE
FLANKED BY TWO 6'-HIGH MONUMENT SIGNS, A 45 SQUARE FOOT GUARD
BOOTH, MINOR EXTERIOR CHANGES TO AN EXISTING PRESCHOOL BUILDING,
RELATED SITE GRADING, ON-SITE IMPROVEMENTS TO EXISTING LANDSCAPING
AND THE PARKING LOT AREA FOR PROPERTY LOCATED AT 31641 LA NOVIA
AVENUE (ASSESSOR PARCEL NUMBER 666-272-09) (APPLICANT: MIKE
MCANDREW, BASTIEN & ASSOCIATES)
Whereas, Mike McAndrew of Bastien & Associcates, 15661 Red Hill
Avenue, #150, Tustin, CA 92780, has requested approval of AC 18-036, GPM 19-003,
SP 19-005, and TRP 19-016, to allow the construction of a 3,840 square foot maintenance
building with an adjacent outdoor storage area, a new entry gate flanked by two 6'-high
monument signs, a 45 square foot guard booth, and minor exterior changes to an existing
preschool building located at 31641 La Novia Avenue (APN 666-272-09). The subject
property, located on the west side of La Novia Avenue, south of Ortega Highway and
north of Calle Arroyo, has a General Plan Land Use Designation of Public & Institutional
and a Zoning Designation of Planned Community and is governed by Comprehensive
Development Plan (CDP) 78-1, Sector D; and,
Whereas, St. Margaret's Episcopal School is the owner of real property
located at 31641 La Novia Avenue (APN 666-272-09); and,
Whereas, the proposed project has been processed pursuant to Section 9-
2.301, Development Review of the Land Use Code; and,
Whereas, The City's Environmental Administrator has determined that the
entire project is categorically exempt from further review under Section 15311, Accessory
Structures (Class 11 ). The entire project is exempt under Section 15311 because this
exemption allows construction or replacement of minor structures accessory to existing
commercial, industrial, or institutional facilities. The project involves the construction of
minor accessory structures, i.e. a 3,840 sq. ft. maintenance building, a 45 sq. ft. guard
booth, two 6'-high monument signs, and related walls and fences that are accessory to
the existing school use. A Notice of Exemption (NOE) will be posted should the project
receive final approval; and,
Whereas, the Planning Commission has considered the Environmental
Administrator's determination pursuant to Section 15074 of the California Environmental
PC Resolution 19-04-09-01 2 April 9, 2019
Quality Act (CEQA), has considered all project environmental documentation; and,
Whereas, the Planning Commission conducted a duly-noticed public
hearing on April 9, 2019, pursuant to Title 9, Land Use Code, Section 9-2.302 to consider
public testimony on the proposed project and has considered all relevant public
comments; and,
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of
the City of San Juan Capistrano does hereby find that the entire project is Categorically
Exempt from further review under the California Environmental Quality Act per State
CEQA Guidelines Section 15311; Class 11 "Accessory Structures". The entire project is
exempt under Section 15311 because this exemption allows construction or replacement
of minor structures accessory to existing commercial, industrial, or institutional facilities.
The project involves the construction of minor accessory structures, i.e. a 3,840 sq. ft.
maintenance building, a 45 sq. ft. guard booth, two 6'-high monument signs, and related
walls and fences that are accessory to the existing school use.
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, Subsection (c) of Section 9-2.313, Architectural Control Review of Title
9, Land Use Code of the City of San Juan Capistrano:
1. The proposed use and design of the project complies with all applicable provisions
of Title 9 of the San Juan Municipal Code as the project meets all applicable
development and zoning standards. The project also complies with all applicable
provisions of Comprehensive Development Plan (CDP) 78-01.
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. The
project will be consistent with the following:
• Policy 1.2 Encourage high-quality and human scale design in development
to maintain the character of the City. The project is consistent with this policy
because the proposed 3,840 sq. ft. maintenance building, 45 sq. ft. guard
booth, outdoor storage area, and drought tolerant landscaping will feature
high quality materials and architectural detailing, and will be designed at a
human scale.
• Policy 2. 1 Encourage devefopment which complements the City's
traditional, historic character through site design, architecture, and
landscaping. The project is consistent with this policy because the project's
color palette and materials, such as the clay tile roof, white plaster walls,
and green glass in champagne colored mullions, will complement the
traditional and historic character of the City and will be compatible with the
existing design of the campus.
PC Resolution 19-04-09-01 3 April 9, 2019
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 project would not result in creating non-
conformities or conflict with Code requirements with respect to setbacks, parking,
access, or other features as all development standards are being met.
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 the project will be consistent with the following Architectural Design
Guidelines design principles applicable to the proposed project:
• Design Issue/ Principle 2: Eclectic Building Stvles. The proposed building
consists of a Spanish Colonial Revival style, which incorporates
architectural elements that will allow the new structures to architecturally
exist amongst the adjacent buildings that are located within the area. The
proposed architectural design is appropriate for the use and setting because
it is consistent with the Spanish Revival architecture that is found within the
City of San Juan Capistrano and will relate to the surrounding development
with respect to scale, orientation, height, and bulk.
• Design Issue/ Principle 3: Authenticitv. The proposed architectural design
is well executed and is consistently carried out from the overall building form
to fine detail. ,
• Design Issue/ Principal 5: Heritage and Tradition. The proposed building
reflects the history and tradition of San Juan Capistrano. The building has
a design that is reminiscent of the City's architectural history.
5. The site plan provides functional and safe vehicular, bicycle and pedestrian access
and circulation because the project will not result in impacts to the vehicular,
bicycle, or pedestrian access and circulation of the subject site. The project would
not impact or create conflict with the adjacent right-of-ways as there are not
proposed changes to existing access.
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 improvements will incorporate design
features and landscaping that are complementary to the historic Spanish
architecture of the area, and is compatible with the surrounding uses and
improvements.
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, Subsection (f) of Section 9-2.323, Grading Plan Review and
Modification of Title 9, Land Use Code of the City of San Juan Capistrano:
1. The proposed grading modifications are consistent with the General Plan, Land
Use Code, and Design Guidelines because the project does not change the use,
PC Resolution 19-04-09-01 4 April 9, 2019
intensity, or density of the project, and meets all of the previously established
development standards for the Planned Community (CDP 78-1) zoning district.
Additionally, the proposed project minimizes the use and height of retaining walls.
2. The proposed grading modifications are generally consistent with the original
project because the overall site topography will not be significantly altered from the
original development, which was graded, subdivided, and developed in 1981
through Parcel Map 79-856 and Architectural Control (AC) 79-16.
3. The proposed grading will remain compatible with adjacent lots, including
maintaining the existing slopes along the adjacent property boundaries and a
design which maintains to the greatest extent the natural contours of the property
and surrounding lots as shown on the plans, which details that the limits of grading
occur a minimum of 24' feet from all property lines and do not affect the overall
topography of the site or adjacent properties.
4. The proposed modified grading plan identifies the footprint of the proposed 3,840
sq. ft. maintenance building. The proposed improvements meet all requirements
as defined in the applicable Planned Community (CDP 78-1) zoning district
development standards.
5. The proposed grading modification will not cause adverse impacts to other
properties, including but not limited to potential impacts on hydrology, water
quality, views, trail easements, or other aspects of development as the proposed
grade change will not cause adverse impacts to water quality, views, and/or trail
easements.
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, Paragraph (3) of Subsection (b) of Section 9-2.343, Sign Permits and
Sign Programs of Title 9, Land Use Code of the City of San Juan Capistrano:
1. The proposed monument signs are consistent with the design criteria of Section 9-
3.543, Signs, the Community Design Element, and the Design Guidelines because
the proposed signage would relate, in terms of scale and proportion, to its
surroundings. Additionally, the monument signs would be complementary to the
design of the campus, would be located within a landscaped area and positioned
to provide clear lines of sight at intersections and driveway approaches, which
complies with Design Guideline Policy 8.C.c:
• Design Guideline Policy 8.C.c. Freestanding monument signs should be
located within landscaped areas, perpendicular to approaching traffic and
positioned to provide clear lines of sight at intersections and driveway
approaches.
PC Resolution 19-04-09-01 5 April 9, 2019
2. The proposed monument signs conform to all numerical size, height, and other
requirements of Section 9-3.543, Signs.
3. The proposed monument signs would not be detrimental to the public health,
safety, or welfare; would not have adverse impacts on adjacent properties or
rights-of-way; or obstruct the view of other legal signs, would be compatible with
surrounding areas and be consistent with the City's adopted Architectural Design
Guidelines.
4. The sign area of the proposed monument signs are not only consistent with the
numerical guidelines stated in the Code, but the signs are appropriate within the
context of the project and compatible with the surrounding area.
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, Subsection (e) of Section 9-2.349, Tree Removal Permit of Title 9,
Land Use Code of the City of San Juan Capistrano:
3. Removal of the trees will not have an adverse impact on adjacent properties or the
general welfare in that the removal will not adversely impact views, public
streetscapes, or other aesthetic considerations as the applicant is proposing to
install fifteen new trees to replace the seventeen being removed. The removal of
seventeen trees will temporarily impact views, the public streetscape and
aesthetics; those impacts, however, will be mitigated by the installation of the
replacement trees, which will be a combination of 24" and 36" box sizes. It should
be noted that none of the trees proposed for removal meet the Municipal Code
definition of a Heritage Tree.
4. Where appropriate, replacement trees have been proposed to maintain the urban
forest canopy and the replacement trees are more appropriate to the site and the
planting area. As aforementioned, replacement trees will be installed, minimum of
24" and 36" box size, consisting of Marina Strawberry Trees, London Plan Trees,
Swan Hill Fruitless Olive, and a Carrotwood Tree, which are consistent with the
existing trees on-site, creating cohesi'on and consistency with the existing trees
and planting area.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby approves the project subject to
those conditions of approval established by Exhibit A, attached hereto and incorporated
herein.
EFFECTIVE DATE & FINAL APPROVAL: This project approval shall
become effective following expiration of the fifteen (15) day appeal period without filing of
an appeal application. The appeal period shall expire at 5:30 pm, Wednesday, April 24,
2019. This project approval shall be valid for a period of 2 years from the effective date
of approval of this resolution, and shall expire on April 25, 2021 unless a time extension
PC Resolution 19'-04-09-01 6 April 9, 2019
request or building permit application related to this discretionary approval is submitted
to the City prior to that date.
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 thi
Howard Ha , Ch irman
Sergio ~Assistant Development
Services Director/Secretary