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Ordinance Number 1071ORDINANCE NO. 1071 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA APPROVING A CODE AMENDMENT (CA 16-003) TO THE LOS RIOS SPECIFIC PLAN (SP) 78-01 TO AMEND VARIOUS SECTIONS OF THE SPECIFIC PLAN TO ADD THE COMMERCIAL CORE PLANNING AREA AND ADD APPENDIX A "RIVER STREET MARKETPLACE PROJECT, AMENDMENT TO THE LOS RIOS SPECIFIC PLAN" FOR THE RIVER STREET MARKETPLACE PROJECT LOCATED AT 31825 LOS RIOS STREET (ASSESSOR PARCEL NUMBERS 121-160-22, 28, 49 )(APPLICANT: DAN ALMQUIST, RIVER STREET SJC, LLC) WHEREAS, Dan Almquist, River Street SJC, LLC, 610 Newport Center Drive, Newport Beach, CA 92660, has requested approval of a Code Amendment to the Los Rios Specific Plan (SP) 78-01 to amend various sections of the specific plan to add the Commercial Core Planning Area and add Appendix A "River Street Marketplace Project, amendment to the Los Rios Specific Plan" for 31825 Los Rios Street (Assessor Parcel Numbers 121-160-22, 28, 49); and, WHEREAS, Sheree & Doug Ito are the owners of the real property located at 31825 Los Rios Street (Assessor Parcel Numbers 121-160-22, 28, 49); and, WHEREAS, on October 4, 2016, the City Council of the City of San Juan Capistrano initiated a Code Amendment for the proposed commercial center project on the subject site consisting of approximately 5.86 acres; and, WHEREAS, the project has been processed pursuant to Section 9-2.309, Code Amendment to amend various sections of the specific plan to add the Commercial Core Planning Area and add Appendix A "River Street Marketplace Project, amendment to the Los Rios Specific Plan"; 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 proposed Project; and, WHEREAS, consistent with CEQA (Pub. Resources Code, § 21000 et seq.) and the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), the City prepared a Draft Environmental Impact Report ("Draft EIR") and circulated that DEIR for public review and comment; and, WHEREAS, consistent with CEQA and the State CEQA Guidelines, the City prepared a Final Environmental Impact Report ("Final EIR"), consisting of the Draft EIR, all technical appendices prepared in support of the Draft EIR, all comment letters received on the Draft EIR, written responses to all comment letters received on the Draft EIR, and errata to the Draft EIR and technical appendices; and, 01071 WHEREAS, the "EIR" consists of the Final EIR and its attachments and appendices, as well as the Draft EIR and its attachments and appendices (as modified by the Final EIR); and, WHEREAS, the Planning Commission conducted a duly -noticed public hearing on September 24, 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, WHEREAS, the Planning Commission conducted a duly -noticed public hearing on May 14, 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, WHEREAS, on July 2, 2019, the City Council held a duly noticed public hearing to consider the provisions of this Ordinance and following receipt of all written and oral public comments, the City Council continued the public hearing; and, WHEREAS, on August 6, 2019, the City Council held a duly noticed public hearing to consider the provisions of this Ordinance and following receipt of all written and oral public comments, the City Council continued the public hearing; and, WHEREAS, on August 20, 2019, the City Council held a duly noticed public hearing to consider the provisions of this Ordinance and following receipt of all written and oral public comments, the City Council continued the public hearing; and, WHEREAS, on October 15, 2019, the City Council held a duly noticed public hearing to consider the provisions of this Ordinance and following receipt of all written and oral public comments, the City Council closed the public hearing, considered the evidence presented, and deliberated. NOW, THEREFORE, BE IT RESOLVED THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO DOES ORDAIN AS FOLLOWS: SECTION 1. The City Council of the City of San Juan Capistrano hereby finds and determines that all of the above Recitals are true and correct and incorporates such Recitals into this Ordinance as if fully set forth herein. SECTION 2. CEQA. Pursuant to Resolution No. 19-10-15-01, the City Council has adopted Environmental Findings of Fact, a Statement of Overriding Considerations, a Mitigation Monitoring and Reporting Program, and certified the EIR prepared for the Project, including approval of Code Amendment (CA) 16-003 to the Los Rios Specific Plan (SP) 78-01 and the proposed amendment to the Los Rios Specific Plan for the River Street Marketplace Project. 2 01071 SECTION 3 Code Amendment 16-003 1. The proposed Land Use Code Amendment conforms with the goals and policies of the General Plan because it provides for the fulfilment of the General Plan's goals and policies, including, Land Use Goal 7, which provides, "Enhance and maintain the character of neighborhoods," and Land Use Policy 7.2, which provides, "Ensure that new development is compatible with the physical characteristics of its site, surrounding land uses, and available public infrastructure." The proposed code amendment allows for an amendment to the Los Rios Specific Plan to the Commercial Core Planning Area which would allow for the development of the proposed project which is compatible with the physical characteristics of the site and is served by public infrastructure. The code amendment will also result in the elimination of blight which will enhance the neighborhood. The proposed improvements allowed by the code amendment will enhance the amenities available to the residents while maintaining the character of the neighborhood. 2. The proposed Land Use Code amendment is necessary to implement the General Plan and to provide for public safety, convenience and/or general welfare because the proposed amendment achieves the goals and policies of the General Plan for the reasons listed above. Moreover, the proposed Land Use Code Amendment provides for the public safety, convenience, and general welfare because, among other things, it will provide for additional commercial and office uses that can serve the adjacent and surrounding community; and is adjacent to a the San Juan Capistrano train station. It will allow for development to revitalize an underutilized area, bringing needed amenities and infrastructure improvements to the neighborhood. 3. The proposed Land Use Code amendment conforms with the intent of the Development Code and is consistent with all other related provisions thereof because it provides, specifically, that the proposed commercial center must conform to the project established development standards and conforms with the Los Rios Specific Plan 78-01 — Commercial Core Planning Area. 4. The proposed Land Use Code amendment is reasonable and beneficial at this time because the City has received an application for a commercial and office use within the Los Rios Specific Plan 78-01, subject to approval of all required entitlements. Additionally, it addresses the need of the community by providing needed commercial, retail and infrastructure improvements. SECTION 4. Amendment to the Los Rios Specific Plan 78-01. The proposed amendment to the Los Rios Specific Plan 78-01, and bearing the file number as follows: CA 16-003 is hereby approved, and hereby adopted by the City Council and incorporated as part of this Ordinance as Exhibit A. SECTION 5. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance or any part hereof is for any reason held to be invalid, such invalidity shall not affect the validity of the remaining portions of this Ordinance or any part hereof. The 3 01071 City Council of the City of San Juan Capistrano hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases be declared invalid. SECTION 6. Publication. The City Clerk is hereby directed to cause the following summary of this Ordinance to be published by two (2) insertions in the Capistrano Valley News, a newspaper of general circulation that is printed, published, and circulated in the City of San Juan Capistrano. SECTION 7. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. The City Clerk shall attest to the adoption of this Ordinance and shall cause this Ordinance to be posted and published in the manner required by law. SECTION 8. Location and Custodian of Records. The documents and materials that constitute the record of proceedings on which this Ordinance is based are located at the City Clerk's office located at 32400 Paseo Adelanto, San Juan Capistrano, California 92675. The custodian of these records is the City Clerk. SECTION 9. City Clerk's Certification. The City Clerk shall certify to the adoption of this Ordinance and cause the same to be posted at the duly designated posting places within the City and published once within fifteen (15) days after passage and adoption as required by law; or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and a certified copy of the text of this Ordinance shall be posted in the Office of the City Clerk five (5) days prior to the date of adoption of this Ordinance; and, within fifteen (15) days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post a certified copy of this Ordinance, together with the vote for and against the same, in the Office of the City Clerk. PASSED APPROVED AND ADOPTED this 5th day of November 2019. 01071 n STATE OF CALIFORNIA ) COUNTY OF ORANGE )SS. CITY OF SAN JUAN CAPISTRANO ) I, MARIA MORRIS, City Clerk of the City of San Juan Capistrano, do hereby certify that the foregoing is a true and correct copy of Ordinance No. 1071 which was regularly introduced and placed upon its first reading at the Regular Meeting of the City Council on the 15th day of October 2019 and that thereafter, said Ordinance was duly adopted and passed at the Regular Meeting of the City Council on the 5th day of October 2019 by the following vote, to wit: AYE'S:OUNCIL MEMBERS: Reeve, Farias, Bourne, and Mayor Maryott NOES COUNCIL MEMBERS: None ABSE T:COUNCIL MEMBERS: None ASST INWCOUNCIL MEMBERS: Taylor S, CITY STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF SAN JUAN CAPISTRANO ) I, MARIA MORRIS, declare as follows: AFFIDAVIT OF POSTING That I am the duly appointed and qualified City Clerk of the City of San Juan Capistrano; That in compliance with State laws, Government Code section 36933(1) of the State of California, on the 16th day of October 2019, at least 5 days prior to the adoption of the ordinance, I caused to be posted a certified copy of the proposed ordinance entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA APPROVING A CODE AMENDMENT (CA 16-003) TO THE LOS RIOS SPECIFIC PLAN (SP) 78-01 TO AMEND VARIOUS SECTIONS OF THE SPECIFIC PLAN TO ADD THE COMMERCIAL CORE PLANNING AREA AND ADD APPENDIX A "RIVER STREET MARKETPLACE PROJECT, AMENDMENT TO THE LOS RIOS SPECIFIC PLAN" FOR THE RIVER STREET MARKETPLACE PROJECT LOCATED AT 31825 LOS RIOS STREET (ASSESSOR PARCEL NUMBERS 121-160-22, 28, 49 )(APPLICANT: DAN ALMQUIST, RIVER STREET SJC, LLC) 5 01071 This document was posted in the Office STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss AFFIDAVIT OF POSTING CITY OF SAN JUAN CAPISTRANO ) I, MARIA MORRIS, declare as follows: That I am the duly appointed and qualified City Clerk of the City of San Juan Capistrano; that in compliance with State laws, Government Code section 36933(1) of the State of California. On the 611 day of November, I caused to be posted a certified copy of Ordinance No. 1071, adopted by the City Council on November 5, 2019, entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA APPROVING A CODE AMENDMENT (CA 16-003) TO THE LOS RIOS SPECIFIC PLAN (SP) 78-01 TO AMEND VARIOUS SECTIONS OF THE SPECIFIC PLAN TO ADD THE COMMERCIAL CORE PLANNING AREA AND ADD APPENDIX A "RIVER STREET MARKETPLACE PROJECT, AMENDMENT TO THE LOS RIOS SPECIFIC PLAN" FOR THE RIVER STREET MARKETPLACE PROJECT LOCATED AT 31825 LOS RIOS STREET (ASSESSOR PARCEL NUMBERS 121-160-22, 28, 49 )(APPLICANT: DAN ALMQUIST, RIVER STREEI This document was posted in the Office 01071 7, EXHIBIT A LOS RIGS SPECIFIC PLAN SPECIFIC PLAN 78-01 A Specific Plan for the Los Rios Historic District and Surrounding Area; including the Commercial Core Planning Area San Juan Capistrano, California adopted by City Council Resolution 78-02-15-06 amended by City Council Resolution 99-11-16-04 amended by City Council Resolution 03-01-21-03 amended by City Council Resolution 12-09-04-02 amended by City Council Ordinance 1071 Los Rios Specific Plan City of San Juan Capistrano City Council David Swerdlin, Mayor John Greiner, City Council member Collene Campbell, City Council member Gil Jones, City Council member Wyatt Hart, City Council member Los Rios_A4-hgc !gnmittce David Swerdlin, Mayor John Greiner, City Council member Ilse Byrnes, Cultural Heritage Commissioner Diane Bathgate, Planning Commissioner Bonnie Holt, Transportation Commissioner Ed Johnson, Planning Commissioner Don Tryon, Cultural Heritage Commissioner Ed Johnson, Chairman Diane Bathgate Sheldon Cohen Michael Eggers Tim Neely William Pichler Bill Sonka Project Manager: William Ramsey, AICP, Principal Planner Thomas G. Tomlinson, Planning Director Omar Sandoval, Deputy City Attorney Marylin Wood -Miller, Secretary Greg Murray, Graphic Illustrator 2 1 P a g e Los Rios Specific Plan City of San .duan Capistrano TABLE OF CONTENTS PART1, BACKGROUND.............................................................................................. 5 A. INTRODUCTION............................................................................................. 5 B. SUMMARY OF THE PLANNING PROCESS ................................................. 5 PART 2, SPECIFIC PLAN ELEMENTS........................................................................ 65 A. LAND USE ELEMENT................................................................................... 6 1. Land Use Goals................................................................................... 6 2. Core Planning Areas........................................................................... 8 3. Land Use Planning Areas..................................................................10 B. CIRCULATION ELEMENT............................................................................11 1. Circulation Goals...............................................................................11 2. Streets.................................................................................................12 31 Page 3. Phasing Plan: .................................................................................4415 4. Parking............................................................................................4416 5. Pedestrian Linkages: ..................................................................... 4416 6. Bicycle Linkages............................................................................4516 7. Equestrian Linkages......................................................................4516 C. DESIGN ELEMENT...................................................................................4616 1. Design Goals..................................................................................4516 2. Design Policies..............................................................................4-617 D. HOUSING ELEMENT................................................................................4218 1. Housing Policies............................................................................418 2. Little Hollywood Neighborhood ....................................................4519 3. Community Redevelopment Agency.............................................1"920 4. Financial Incentives.......................................................................4920 PART 3, SPECIFIC PLAN REGULATIONS...............................................................2120 A. GENERAL DISTRICT REGULATIONS.....................................................2021 1. Environmental Overlay Districts ...................................................2021 2. Supplementary District Regulations ............................................2021 3. District Boundaries........................................................................2021 4. Review of Unlisted Uses...............................................................2422 5. Definitions......................................................................................2422 B. BASE DISTRICT REGULATIONS.............................................................2422 1. Low Density Office (LDO) District................................................2224 2. Low Density Commercial (LDC) District ......................................2423 3. Park (P) District..............................................................................2524 4. Historic Commercial (HC) District................................................2626 5. Historical Residential (HR) District...............................................2726 6. Low Density Residential (LDR) District........................................2928 7. Open Space (OS) District..............................................................302-9 C. ARCHITECTURAL DESIGN GUIDELINES...............................................3029 1. Historically Significant Individual Structures..............................3138 2. Original Buildings with Authentic Finishes and Details.............3234 3. Significantly Altered Original Structures.....................................3234 4. New Construction..........................................................................3234 31 Page Los Rips Specific Plan Citv of San .Tuan Capistrano 5. Relocated Buildings.....................................................................33-3-2 6. Fences and Walls..........................................................................354 7. Accessory structures...................................................................3635 1. Landscape Design Goals & Standards........................................3635 2. Signs and Graphics Goals & Design Standards ......................... 383-7 3. Streetscape Design Elements .......................................................4039 PART 4, DEVELOPMENT REVIEW..........................................................................4149 PART 5, IMPLEMENTATION..................................................................................424-1 FIGURES Figure 1, Pa44Ce44tral AreaPlanning Areas...................................................................69 Figure 2, Circulation Plan ..................................................................................................................................... 14 -1- 4 - Figure 3, Addition Standards...........................•........................................................ 3534 APPENDIX & River Street Marketplace Prat. Arnendment to the Los Rios Specific Pian 4 1 P a g e Los Rios Specific Plan Ch of San Juan Ca istrano PART 1, BACKGROUND A. INTRODUCTION In October 1974, the San Juan Capistrano City Council adopted Resolution 74-10-2-3, declaring that the Los Rios area "-was an area containing structures of historic significance, and that "the Council declares that these structures and the entire Los Rios area ought to be protected and preserved for posterity." At the same meeting, the Council adopted Ordinance No. 281, designating the Los Rios planning area, a 40 -acre area bounded by the Capistrano Villas to the north, the former AT&SF Railroad right-of-way to the east, Del Obispo Street to the south, and the Trabuco Creek Flood Control Channel to the west, as a Special District. The Special District zone was consistent with the General Plan Land Use Element which designates the area "SS" (Special Study Area), and the Official Zoning Map which designates the planning area Land Use Code also recommends the development of a Specific Plan. On February 15, 1978, the City Council, by resolution, adopted the Los Rios Specific Plan. Since the 1978 adoption of the Specific Plan the document has been amended at least three times. This current amendment creates a new Core Planning Area (Commercial), The new Commercial Corgi; Planning area will augment the three existing Planning Areas Central Historic and Entry Plaza). B. SUMMARY OF THE PLANNING PROCESS The 1978 adoption of the Los Rios Specific Plan was the result of a twenty-one month effort by the City of San Juan Capistrano, through the Los Rios Steering Committee, Planning Department, Planning Commission, and the City Council. Initial phases of the program began in March 1976, with the formation of the Los Rios Steering Committee, composed of property owners and residents of the Los Rios area. The Committee identified the major issues, goals and objectives for the future development of the area, evaluated alternative plans, and recommended a preferred land use plan to the City Council. In 1997, the City Council initiated a Specific Plan update process to address emerging issues including over -commercialization, preservation of residential character, demand for parking facilities, traffic congestion, and central park area land use. Because of State laws on conflict of interest enacted since the original adoption of the Specific Plan, Los Rios residents and merchants were not legally eligible for appointment to a Citizen's Advisory Committee. As an alternative, the City Council created the Los Rios Ad-hoc Committee comprised of two City Council members, two Planning Commissioners, and one Commissioner each from the Cultural Heritage, the Transportation, and the Parks and Recreation Commissions. Between February and May 1998, the Los Rios Ad-hoc Committee conducted several public workshops to review land use planning issues which could result in potential amendments to the Specific Plan. The preliminary draft was subsequently reviewed by the City Council who initiated a formal public hearing process. 51Pabe Las Rios Specific Plan City of San Juan Capistrano PART 2, SPECIFIC PLAN ELEMENTS The Los Rios Specific Plan District represents a unique, historically -rich neighborhood which reminds us of times past when life moved more slowly, agriculture was the lifeblood of the local economy, and European, Mexican, and Native American cultures prevailed side-by-side. The Rios Adobe and Montanez Adobe, represent some of the oldest structures in the County, and the Rios Adobe may be the oldest, continually -inhabited residence in Orange County. Los Rios Street serves as the main artery of the Specific Plan District, a street which not only serves as home to many residents, but also supports limited commercial and service establishments. The challenge for the residents and businesses of Los Rios is to allow the District to evolve and adapt to changing conditions and needs while preserving the essence of the area; its historical diversity and rural character. The Specific Plan consists -of several elements including the Land Use Element, Circulation Element, Design Element, and Housing Element. A. LAND USE ELEMENT The Land Use Plan should seek to accommodate a diversity of land uses which balance physical, social and economic factors. 1. Land Use Goals: The following land use goals serve as the foundation for the district regulations and related development standards Land Use Goal #1: The City designates the Ramos Street ("Jimenez") property for "community passive park" use including, but not limited to, community gardens, walking paths, family picnic areas and playground, a Native California plant arboretum. The City designates the Los Rios Recreational Vehicle (RV) Storage Lot, Cappello property, and the Trulis property as a"special study area" for future analysis and determination regarding the appropriate ultimate land use. The "community passive park" and the "special study area" will be landscape buffered from the Historic Residential ("HR") District. Land Use Goal #2: The City will limit commercial development "HR" (historic residential) district to an appropriate scale which preserves the residential character of the District and prevents over - intensive commercial use of the area. Land Use Goal #3: The City will establish residential use as the principal use in the "HR" (historic residential) district and designate commercial uses as an accessory use. Land Use Goal #4: Within the "HR" (Historic Residential) District, the City will mandate residential occupancy in order to establish commercial use in any structure and create enforceable standards defining residential occupancy. Los Rios Specific Plan City of San Juan Capistrano Land Use Goal #5: The City will create land use and development standards which protect residential districts from commercial development through restrictions on the type of use, the scale of use, proximity of commercial use to residential districts, and operating hours. Land Use Goal #6: The City will pursue noise attenuation of residential properties, as part of the building permit process and through the Orange County Transportation Authority, to mitigate rail noise impacts and protect the residential character of the neighborhood. Land Use Goal #7: The City recognizes and designates the Little Hollywood neighborhood as a component of the City's affordable housing efforts to address both District and City resident needs. Land Use Goal #8: The City will enhance the physical design, area, and the use of the entry plaza to create both a visual and activity focal point of the District. Land Use Goal #9: The City will protect the integrity of the Los Rios National Register Historic District through design standards, buffering new development from the district, and by prohibiting the relocation of historic structures to that District except as set forth in Section 3.C.5 of this plan. Land Use Goal #10 The City will manage the Montanez Adobe site to accommodate cultural and historical activities and programs consistent with the historic context of the National Register Historic District. The City will develop and adopt a Master Site Development Plan for the Montanez Adobe site which preserves the historic integrity of the site and structure while accommodating cultural and historical activities and programs. Land Use Goal #11: The City will include public support facilities (e.g. restrooms, telephone), centrally located within the District, to serve the community and visitors to the District. Land Use Goal #12: The City designates about one (1) acre of publicly -owned land for public parking facilities to accommodate approximately eighty (80) to one -hundred (100) parking spaces, centrally situated on a portion of the RV lot and/or Trulis property, so as to provide convenient parking to the "HR" (Historic Residential) District as well as the "community passive park." Public parking will be sited, designed, landscaped and buffered so as to protect nearby residential 7 1 P a g e Los Rios Specific Plan City of San Juan Ca istrano properties and the integrity of the Historic District, and should include a pick-up/drop-off area. In order to site the public parking, the City may relocate the recreational vehicle (RV) storage lot to the Cappello property and/or a portion of the Trulis property. Land Use Goal #13: The City will encourage proposals for private property owners in the "HR" (Historic Residential) District to meet their off- street parking requirements through agreement with the City for use of the planned public parking lot. 2. Core Planning Areas: The Specific Plan District includes 4gree Four planning areaswhich comprise the "heart" of the District including the "Central Area", "Historic Core," and-4he "Entry Plaza_" and "Commercial Care." (see Figure 1, Ra;kiQ .n a4 �Plannin Areas). a Central Area: The Central Area consist of those lands the City has pursued for public acquisition for development of park uses as well as the Historic Commercial (HC) -designated portions of the Rios and Jones properties to the south and comprises about 9.5 acres. The park portion of the central area will accommodate development of a community passive park including, but not limited to, community gardens, walking paths, family picnic areas and playground, a Native California plant arboretum, and public parking designed to complement the historic character of the District. The Los Rios Recreational Vehicle (RV) Storage Lot is designated as a "special study area" for future analysis and determination regarding the appropriate ultimate use. Commercials land uses on privately owned portions of the central area will be compatible with park use to the north. The public park will include public facilities (i.e. public restrooms, phones, etc.) to serve the park and the District. bL Historic Area: This area serves as the gateway and provides the visitor with a variety of paths and activities from which to choose. The Historic Area is divided into two subsections by commercial activities within the central area while cultural facilities are located to the north and south ends. Both the Montanez Adobe and the Pryor Victorian are to be used for cultural and educational activities. Both structures and the surrounding landscape will be restored and maintained in their original appearance. Activities generated by these facilities will be more passive in nature than those of the historic commercial activities. The Montanez Adobe should be used as a museum, with period `exhibits and displays. The Pryor Residence (O'Neill Museum) houses the San Juan Capistrano Historical Society, and provides archival material, historical displays, a library, and also conducts seminars and educational programs. 8 1 P a g e Los Rios Specific Plan City of San Juan Capistrano Entry Plaza: This area serves as the primary pedestrian entry to the Los Rios Historic District. The area has been enhanced with landscaping, brick walks, soil - cement vehicle access way, and pedestal/with plaque describing the historic district. Additional opportunities exist to expand the public space and function of the area. cdCommercial Core: This area serves as the commercial hub of the Specific Plan. This Planning Area is intended to be a comprehensively designed project that highlights the agrarian history,of the area. Please refer to Appendix A for detailed devely rnent regulations and design -guidelines applicable to this Core Planning Area. 3. Land Use Planning Areas. The Specific Plan establishes the following land use planning areas and basis for establishing more specific development regulations in the Specific Plan District: a Low Density Residential Area. The Low Density area is intended to create a low intensity, planned residential district that preserves existing housing and allows development of new housing. The Low Density area would allow residential housing with a rural design character, would allow replacement of dilapidated units in Little Hollywood with limited economic life, and would establish general design guidelines for replacement and new housing the Little Hollywood. bL Historic Residential Area. This Historic Residential Area along Los Rios Street is intended to preserve the character of the Los Rios National Historic Districtand prevent the demolition or deterioration of contributing (historically significant) structures. The District would allow limited, small-scale commercial use in conjunction with residential occupancy in order to maintain the residential character of the District. The Historic area will require that a structure be used primarily as a dwelling, but allows accessory commercial/retail and service uses. Appropriate accessory uses could include specialty retail shops (glassware, plants, gifts), arts and crafts workshops, displays, and sales (pottery, weaving, jewelry, photos, painting, etc.), and professional offices (architect, lawyer, engineer, accountant, etc.). a Park Area. The Park Area consists of approximately 6.8 net acres situated between Ramos Street to the north, Trabuco Creek to the west, the Rios property to the south, and the "HR" (Historic Residential) District properties to the east along Los Rios Street. The designation would allow a combination of public and private uses, and is intended to accommodate an appropriate balance of community public park, public facilities (bathrooms, phone, etc.), public & institutional use(s), and public parking. The City will establish a park development plan for the area through a public review process so as to achieve the land use policies of this Plan. d Historic Commercial. The Historical Commercial area is intended to allow a combination of commercial/retail uses and open space uses that reinforce the historic character of the area while providing economic incentives for preservation. The district should allow commercial activities such as accessory retail sales, equestrian -oriented activities, crop and tree farming. 101Page Los Rios Soecific Plan City of San Juan Capistrano e Low Density Commercial. This area r -irni.-zes-allows retail and commercial activity and -that preserve-&-hih, fc i� ts_the rural character of the Los Rios area. Tie aFea-peer-n4&uses4h"eneratc-P,4 pe GhaFaGter-s€t e4eajhese land uses are limited to the Commercial Core Planning Area. Permitted uses within the Low Density Commercial designation are detailed at Appendix A. and-re�t�i,�-rm .l stft t Pe open open �rketc and aFts and GFaftvrYrs�.rrk-, A+i✓nlonj � Rdina1 X49S6i9r e#rsee; i �a iit}orl fFentin_ --1 1 aon%GfGn:n-to th rt'. r'�3i�r'�J �,tia4-0�aFa GteF and male of Les Rkw,,S4ee't-andrcrate le z e*e4c .-,f I ;_4914 - 3 ard-par-�4ng- J f. Open Space. The entry plaza area, the area between the railroad and Los Rios Street, and the area between Paseo Adelanto and Trabuco Creek are designated "open space" and are intended to preserve the open rural character of the area. The landscape palette for these areas will rely primarily on Native California plants and improvements should be limited to pedestrian pathways. B. CIRCULATION ELEMENT Circulation Goals. The Circulation Plan for the Los Rios area is essential to implementing the desired pattern of land uses described in the preceding Land Use Plan. The Circulation Plan, as amended in July 1990, provides for vehicular, pedestrian, bicycle and equestrian access, and for necessary parking in the area. The City establishes the following circulation goals for the Specific Plan area: Circulation Goal #1: Create a circulation plan which provides for safe and convenient pedestrian access for both visitors and residents to the district. Circulation Goal _#2: Provide centrally -situated public parking to reduce parking violations and pressure for parking along Los Rios Street. Implement a sign program to direct visitors to public parking. Circulation Goal #3: Require off-street parking in the QistriGt Historic Core Planning to be situated within sideyards or to the rear of structures. Circulation Goal #4: Implement improvements and/or traffic flow restrictions at the Los Rios & Del Obispo Street intersection which improve traffic safety and operations consistent with the Growth Management Element's levels -of -service, including restrictions or a prohibition on southbound left -turns from Los Rios Street to Del Obispo Street. Circulation Goal #5: The City designates Paseo Adelanto as the primary access to the Specific Plan area in order to reduce visitor traffic on Los Rios Street, preserve the historic character of the area, and provide a safer pedestrian environment. Motor vehicle access to the CRA -owned properties will be provided exclusively by Paseo Adelanto and no motor vehicle access will be provided via Ramos Street. Access to the Jones and Commercial Core Planning Area properties will be 111Page Los Rios Specific Plan City of San Juan Ca istrano provided via Riveir .2t.reet Paseo Adelanto, River Street: and Los Rios Street. The Los Rios/River Street intersection will only provide access to the O'Neill Museum i -w"',8 ; the m use— ,s.ci„Ld sor, ,re 1egaIaocess4e-Pasee-Adel�, Q River Street' and and emergency access to the Jones and Commercial Core Planning Areai#e properties. Circulation Goal #6: Consider implementing one-way traffic flow on Los Rios Street between Ramos Street and the pedestrian plaza to reduce pedestrian and motor vehicle conflicts and reduce overall traffic congestion. Convert a segment of Los Rios Street to exclusive pedestrian use, if practical and functional. Circulation Goal #7: Circulation improvements will be phased incrementally and assessed to determine the need for subsequent phases so that circulation system changes are the minimum necessary to achieve the goals of safe and convenient traffic and pedestrian circulation. Specifically, prior to implementing any final phase involving significant changes including the expansion of the pedestrian plaza into Los Rios Street, restricting access to Los Rios Street via automated gates, or designating streets with one-way traffic, the City will comprehensively assess the advantages and disadvantages of such improvements and conduct public meetings on their preliminary design. 2. Streets. Public streets within the Specific Plan Area will include the following elements: a Paseo Adelanto: Paseo Adelanto will serve as the primary access to the Los Rios Specific Plan Area. The street will be extended from Del Obispo Street to Ramos Street, and consist of a twenty-eight (28) foot wide curb -to curb section. Pedestrian walkways will be provided on the east side only and the design and materials will be historically compatible with the District. Diagonal and parallel Parking on Paseo Adelanto slga11 may be p.FeW94�permitied in order to ensure safe traffic flow and provide joint use parking for the Specific Plan area. bL River Street: Vehicular access along River Street will be prohibited by the use of bollards to be located just east of the intersection with Paseo Adelanto. Additionally, River Street will be transitioned from the existing asphalt paved street to a decomposed granite or similar ath.Rive c�eei �r9�hi r,oGess R Ce Orl elanto and Rot Les Ri96 SIFe t .. hjGh-w s 4if "ffir. from histo d- I n Rios Street eF4te Pasea Adelanto. The River Street/Los Rios Street connection will be gated to allow the connection to be retained for pedestrian access, 11)P -O'Neill Museum access, and for S WVAGe of-idl—emergency purposes. a Park Access: Paseo Adelanto will serve as direct access to the Commercial Core Planning Area and will provide tJa� access to the parking lot for the planned community passive park. The exact location of the access will be decided as part of the development plans for the park. Ramos Street will not provide park access for motor vehicles. 121Page Los Rios Specific Pian City of San Juan Ca istrano d Mission/Los Rios Street Intersection: The Mission Street -/Los Rios Street intersection would be improved to reduce the cross grade of the street and relocate the existing power pole at the southwest corner so as to increase the turn radius and accommodate motor vehicle turns. e Little Hollywood access. As part of implementation of the housing program for Little Hollywood, the City may design and construct local street access between Mission and Ramos Streets. f. Emergency Access: Alternate emergency access connections into the area will be retained at Verdugo Street and at Avenida de la Vista. This access would be used in case the main Paseo Adelanto access became blocked for any reason. 131 Page Los Rios Specific Plan City of San Juan Ca istrano Rrx vrnhttd Las Rlm-:llimitai Sk iNr•,., rrlr,n to mdttce the emss 0 gmrie and Increase the inns 0 a._..... ...... mrNrr.c .s. ° man 1 o � n ■Y 0 Is ■ lteentrdnrrt Kasen AdrinarrY j cRnuros SYrrel ItllccKtlrrll nTfh ;i 0 r'. alkkww- rntrl ,dgil . to tr.+'rid is Ra,nrrs rKxM ta'Ynral anifleuts s 7 g E 7 ° �• rrrrlP': 0 `i. � Deslgri nrul rnrutrrra prvlr!strinq ... � . . aral rrprntekat (wila dloa ■ 0 bmtml labor rnal 7hrhrrrn • �1 0 u i o 0-* Imi! UM— Per Park 0a . _ - hor m when! & Phu:F `y . a : { • 0 - Adobe--'". Instnl/ sign rflaydoig +r.Ilmr� --_•.--------- ini a to pubtle ptirk ig loi __...... o �■ Riar i A"It e C, ■ . oAr `tee° omT ■:. .•�3' -C 16 7 9 `0,cl'�leell e o .+ Muicum a C-, ■� ■ ■ o o � o r ■: A Public Parking n ■ ' n • IF Bus Stop ••••• Bikeway �K Pedestrian Way 000ac,Equestrian Trail ....... r Loc Rios Precise Plan District boundaries. • . • • • • ' Pmjuney lines as riulirared by Ass.,—s Parcel main. NOM TbB map Is a jwnr d the chy' 'Im Rfns Pmdsr. Plans.^ This Dort slnukl be mmftcd wManthe come -m d the ° i+rcch a 1'Grn" Cert. 141Page o D ■:. z • ;� Z ■x M • Lo r. ■ ■': y oIn ■� 0 ■ in O ■5 � o ■ o i Relocate the "Los Rios Historic District" ,dge front Las May Io P/aseo Addaim ■ .d 0 a I S P 0 DEL 4anlums ORTEGA Capistrano H W Y Ikhat ■ mrnrAernertmtnserron V E R D 0 G O • • ■ • ■ 0 1 C Gided access conWied by thr — GYq, w/ Historic Soddy rrrrrcc only to Lar Rios SYrea Fumm (JIna9 phima tnwnd the molag pelf shi'an entry plaza to indiide Las Rim SYtrdfrnmRios properly to River Shimt or I'Mure (final) phasr: hWalfgated ace' ort Lar Rias at Lay 114das- pemrit orrly SB huh cJlorv. t 0 STREET Los Rios Specific Plan City of San Juan Capistrano 3. Phasing Plan: The Circulation Element is intended to be implemented in phases in order to progressively assess the impacts of each new street improvement. Prior to any subsequent improvement, the City should evaluate the effects of all previously constructed public improvements. Phase 1: Implement a sign program to direct ViSit9F vehicular traffic to Paseo Adelanto, and direct visitors to park along Paseo Adelanto or in public lots in the downtown area. Install bollards eF a --gate to eliminate ItOQ and vonespFerty aes €revnv}ehic��-ula�r� tlraffic along River Street to Los Rios -,-but r�aii�#'aYi'i-tY'€�Ic4li • �'fv aPoh tomQ +theueum -s2ce espeFmapeRt,legal assess to Pasee A.•!.-.lante via RiyeF StFeet At S Gh tirvio theme 1'4lo;ll M SeUm secures iegai aGGe ss via Pasen. ❑deslaRtG add__RiyeF Street_, the r mess to Les r DiesSt��.i,�e tek ated. O'Neill museum curator and/or owner shall be provided gated entry to River Street. Phase 2: Construct public parking on portion of CRA -owned property and implement comprehensive sign program to direct visitors to Los Rios public parking, and discourage visitor traffic from entering the Historic District along Ramos Street by constructing cul-de-sac at Paseo Adelanto and Ramos Street. Phase 3: Sign and/or reconstruct the Los Rios Street/Del Obispo Street intersection to restrict or prohibit southbound, left -turns from Los Rios to Del Obispo Street. Phase 4: Implement the final phase of Circulation Alternative A-1 (install automated gate access on Los Rios Street above Las Hadas entrance to restrict traffic to exit only) or C-1 (the expansion of the pedestrian plaza to include a portion of Los Rios Street and constructing "hammerhead" turn-arounds. Before implementing the final phase of either Circulation Plan, the City will first assess the effectiveness of previous improvements including signs, parking, and pedestrian improvements to determine the need to implement the final phase. Second, the City will design and construct improvements so that they are "reversible" (i.e. improvements should allow the easy reconversion of Los Rios Street to its original condition in the event they do not satisfactorily achieve their desired 151Page Los Rios S ecific Ran City of San Juan Ca istrano objectives). One year after installing the final phase of improvements, the City will assess those improvements. 4. Parking: y�,ivR scree parking is nFohih4ed n"-n^'9&t-4-4=.C�TPk1Yp1's Str{�t beGiCacisa�a r'rCF'r'p'V4'yvf frQ III`P - } � feGt;V "y'kM4e!'I ,A etherrTGF leGal a4r� i�riFh i i - .gran bf #�yis�.mcL rGiocnnC In-dditieR, }�hre tyhas appF .yed P� �vm-rrrrZ7 is `crrri u`�rvi""ti +,. vurrr..,Tccr A�ela�to-s geana ri #e ig Ee-preel de fln-street pa�kieg k3esaus n_s*eet par4i�I+- streetpark+ngis On -street parking is limited throughout the Specific Plan area due to roadway width and historic character. Due to its designation as the primarV access point for the Specific Plan area, diagonal and/or parallel parking is permitted along Paseo Adelanto. -While public parking is available in the historic downtown area, such parking is not presently available in the Specific Plan District. The City's strategy is to provide central public parking situated and scaled to serve the needs of the District. 5. Pedestrian Linkages: The Circulation Plan provides for a strong pedestrian link between the Los Rios area and the historic downtown and Mission. The linkage connects the Mission to Los Rios via existing downtown sidewalks along Ortega Highway, Camino Capistrano and Verdugo Streets. From the Verdugo cul-de-sac, the pedestrian -way crosses the railroad tracks at a protected crossing and enters the planned pedestrian plaza at Los Rios and Verdugo. From the point, the route goes a short distance north on Los Rios Street, to the Montanez Adobe, and then westward. The length of the pedestrian route on Los Rios Street and other local streets is purposely minimized because of the narrowness of those streets and the lack of right-of-way available for sidewalks. A sidewalk will be provided on the east side of Paseo Adelanto. 6. Bicycle Linkages: Primary bicycle access to the area is from the existing north—south Trabuco Creek levee trail. The bike route will be extended from this trail across Paseo Adelanto and through the new Central Park. In addition, the existing secondary bike way connection from the alley in the condominium development (adjacent to the north) to Los Rios Street will be retained. 7. Equestrian Linkages: The major equestrian trail in the area is the north -south trail on the west side of Trabuco Creek. The plan shows a spur of this trail connecting to a hitching area in the new Central Park. This spur will provide access to the major trail and to the stables to the north along Trabuco Creek. C. DESIGN ELEMENT 1. Design Goals. The design of the Los Rios Historic District is derived from the architecture and character of the surrounding area. The design will further the following goals: Design Goal #1. The City will seek to maintain and enhance the pedestrian entry plaza to serve as the principle pedestrian connection 161Page Los Rios Specific Plan City of San Juan Capistrano between the planning area and the downtown and will emphasize non -motorized transportation modes in the District. Design Goal #2. The City will promote the preservation of historically significant structures and sites, those within the National Register Historic District or on the City's Inventory. Design Goal #3. The City will assure that new development is architecturally compatible with existing historically, significant structures. Design Goal #4. The City will seek to buffer non-residential development and uses from residential uses, and buffer the National Register Historic District from incompatible_ new development. 2. Design Policies. In addition, the City establishes the following policies to accomplish the Design Element's goals: Design Policy #1. The City will encourage new buildings in the Specific Plan area to respect natural site features including existing terrain and landscaping, in particular mature specimen trees. Design Policy #2. The City will expect the architectural style of new buildings and additions to existing buildings to be consistent with existing styles including but not limited to Monterey, Adobe, Craftsman bungalow, Victorian, and California vernacular board -and -batten. Design Policy #3. The City will assure that new buildings and additions to existing buildings are compatible in terms of mass, form, scale, color, materials, textures and architectural style, with existing historically significant buildings. Design Policy #4. In order to maintain the rural character of the area, the City will promote single -story structures in the National Register Historic District. A combination of one and two-story structures will be allowed outside the National Register Historic District, however, two-story structures shall comprise no more than one-third of the total number of new structures. Design Policy #5. The City will assure that the roof form (hip, shed, gable, etc.) of new structures will be compatible with existing historically significant structures. 171Page Los Rios S ecific Plan City of San .duan Ca istrano Design Policy #6. The Citywill encourage pedestrian -scaled architectural features including overhanging eaves, and arcades. Design Policy V. The City will promote architectural details consistent with the details of historically -significant structures. Design Policy #8. The City will encourage the proportions (scale, balance, etc.) of new windows and doors to conform with those of historically -significant structures. Design Policy #9. The City will discourage the relocation of otherwise historic significant structures from outside the Specific Plan area to the National Register Historic District in order to preserve the historic integrity of that District. However, the City may allow the relocation of such structures to the National Register Historic District which are in danger of imminent demolition and subject to State (OHP) review and/or consultation. Design Policy #10. With the exception_ of the on -street parking permitted along Paseo Adelanto, tThe City will encourage off-street parking as opposed to on -street parking in the Historic District. Off-street parking and garages should be sited so that they are not within direct view of public rights-of-way, and should be compatible in terms of scale and materials, with the rural character of the historic District. Design Policy #11. Within the National Register Historic District, the City will require new development (within the Specific Plan area but outside the National Historic District) to be served with under -ground utilities to provide a clear contrast with the historical context and integrity of the National Register Historic District. D. HOUSING ELEMENT 1. Housing Policies. Residential properties within the Los Rios area include both tenant and owner -occupied properties. When the Specific Plan was originally adopted, the City sought to pursue two broad goals for the Specific Plan District, preserve and rehabilitate existing housing and construct new housing in the Little Hollywood neighborhood affordable to lower income households, and provide programs and incentives to rehabilitate other residential structures in the District. The Specific Plan's goal of historic preservation and maintaining the rural character of the Los Rios area limits the potential for creating new affordable housing. Development standards which limit residential development to four (4) dwelling units per acre, and single family detached and duplex housing severely constrain the potential for cost-effective affordable housing. The Agency establishes the following housing policies for the Specific Plan Area. 181Page Los Rios Specific Plan City of San Juan Capistrano Housing Policy #1: The Agency will administer all applicable housing programs for qualifying households and properties in the Los Rios District including but not limited to the Single Family Rehabilitation Program, the Section 8 Rental Voucher Program, the Section 8 Rental Certificates Program, the Mortgage Credit Certificate Program, and the First-time Homebuyers Program. Housing Policy #2: The Agency will grant funding priority to qualifying households occupying historic structures over those qualifying households occupying non -historic structures for the Single Family Rehabilitation Program. Housing Policy #3: The Agency should consider partnering with a non-profit housing corporation to manage the property or should solicit a non-profit housing group to retain ownership and/or stewardship of the Little Hollywood area. Housing Policy #4: The City will limit the total number of affordable residences in the Little Hollywood area to fourteen (14). The City will retain the ability to construct ten (10) new affordable housing units in the Little Hollywood neighborhood for a total of twenty-four (24) residences with a combination of detached and duplex structures with a gross density of four dwelling units per acre. However, prior to proceeding with the development of any additional dwelling units, the City must exhaust all available opportunities to develop such housing outside the Specific Plan District. Housing Policy #5: The Agency will limit new affordable home construction within the Los Rios Specific Plan area to the Little Hollywood neighborhood. Housing Policy #6: New home construction in the Little Hollywood area may include a combination of three bedroom, single-family detached homes no larger than one -thousand (1000) square feet, and two bedroom duplexes no larger than seven - hundred and fifty (750) square feet, fifteen -hundred (1,500) square feet combined, consistent with the development standards of the "LDR" (Low Density Residential) District. 2. Little Hollywood Neighborhood. The Little Hollywood neighborhood consists of 5.85 acres situated in the northwest corner of the Specific Plan area, and is comprised of three legal parcels originally owned by the Robert Peniado Estate and William Jimenez Estate. The City purchased the property in 1981 and 1983, using Community Development Block Los Rios Specific Plan City of San Juan Capistrano Grant (CDBG) funds, for the purpose of preserving and rehabilitating the original thirteen structures at a cost of $785,336. The area is improved with thirteen (13) single family detached residences which the Agency presently leases to qualifying low-income and very -low income families and households. The properties were purchased with 5th year (FY 1979-1980) and 6th year (1980-1981) Community Development Block Grant Funds secured through the County of Orange Housing Office. Under contracts executed with the County of Orange on behalf of the Federal Department of Housing & Urban Development (HUD), the Agency is legally obligated to implement the Specific Plan's objectives to rehabilitate or reconstruct the existing thirteen residential units. 3. Community Redevelopment Agency: The Los Rios Specific Plan area is wholly situated within the Community Redevelopment Agency (CRA) project area which is managed by the Agency Board of Directors (City Council). An important provision of CRA legislation requires that 20% of the tax increment collected be deposited into a "housing set-aside" fund to finance affordable housing programs in the Agency. Annually, the Agency's "housing set-aside" fund collects roughly $500,000. Last year, the Agency updated the Five Year CRA Implementation Plan. That Plan highlights the fact that the Agency is obligated, under State legislation, to provide or assure the provision of affordable housing, within or outside the CRA project area. 4. Financial Incentives. Several programs exist which provide financial incentives to rehabilitate and maintain historic structures including the investment tax credit, and the Mills Act. a Investment Tax Credit. The Federal Government's Tax Reform Act of 1986 establishes the basis for this program which provides tax credits to property owners to improvement structures within designated historic districts. In order to qualify for this program, the Los Rios Street District must be certified and placed in the National Register of Historic Places. bL Mills Act. Under California Government Code Section 50280 et seq. (known as "the Mills Act"), the City is authorized to enter into contracts with the owners of qualified historical properties to provide for the appropriate use, maintenance, and rehabilitation so that such properties retain their historic characteristics. Qualifying properties include those listed on the National Register of Historic Places/Sites; the State Register; or the City's Inventory of Historic and Cultural Landmarks (IHCL). As an incentive to entering into the contract, the provisions of the Act allow the County Tax Assessor to assess the property at a reduced value. In return, the Act requires homeowners to enter into a minimum ten (10) year contract with the City. Los Rios Specific Plan City of San Juan_ Capistrano PART 3, SPECIFIC PLAN REGULATIONS A. GENERAL DISTRICT REGULATIONS Part Three establishes the land use and development standards through district regulations to regulate development within the Los Rios area. Part Three is integral to the entire Los Rios Specific Plan and serves as an important mechanism to implement the goals and policies of the Specific Plan. Base Districts are depicted on the map entitled "Los Rios Specific Plan Official Land Use Map". The Los Rios Historic District is comprised of both base zone districts and overlay districts. The Specific Plan establishes the following base districts: Low Density Office (LDO) Low Density Commercial (LDC) Park (P) Historic Commercial (HC) Historic Residential (HR) Low Density Residential (LDR) Open Space (OS) 1. Environmental Overlay Districts. The Environmental Overlay Districts are the same as noted in Article 5 of Title 9 of the Municipal Code and shown on the Official Zoning Map. In addition to the base districts established above the Floodplain Management Overlay District (FMOD) applies to the Los Rios Historic District.! 2. Supplementary District Regulations. Unless otherwise provided for in the Specific Plan, Supplementary District Regulations shall be as established by Title 9, Land Use Code of the Municipal Code.'' 3. District Boundaries. Where uncertainty exists as to the boundaries of base districts as shown on the Official Land Use Map, the following rules shall apply: a. Boundaries indicated as approximately following the center lines of streets, highways or alleys shall be constructed to follow such center lines. b. Boundaries indicated as approximately following plotted lot lines shall be construed as following such lot lines. C. Boundaries indicated as approximately following Specific Plan limits shall be construed as following such Specific Plan limits. d. Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks. e. Where physical or cultural features existing on the ground are at variance with those shown on the official Land Use Map, or in other circumstances not covered by paragraph D-1 through D-4 preceding, the Planning Commission shall interpret the district boundaries. This section is not applicable to the Commercial Core Plaiininct Area; See Appendix A 211Page Los Rios Specific Plan City of San Juan Capistrano 4. Review of Unlisted Uses. The Planning Director shall have the authority and responsibility to review uses not listed in Base District Regulations. A proposed unlisted use shall be permitted as a principal or conditional use within a base district if the Planning Director determines that said use falls within the purpose and intent of that base district, is of a comparable nature to the principal or conditional uses specified as permitted in the base district, and will not be detrimental to the property in the vicinity of said use. 5. Definitions. For the purpose of this Specific Plan, certain terms are defined in accordance with the definitions of Title 9 of the Municipal Code. Those definitions are hereby incorporated within and made a part of this Specific Plan. B. BASE DISTRICT REGULATIONS 1. Low Density Office (LDO) District. a. Purpose and intent: To provide for low intensity commercial office uses that are compatible with the rural character of the Los Rios area and will not alter the existing topography. b. Principal Uses Permitted. 1 Medical or dental offices. 2. General office uses such as business, professional, real estate, travel agencies and similar office uses, including banks, savings and loan associations or credit unions. 3. The retail sale of apparel, fabrics, dry goods, ornamental plants, flowers, candy, baked goods, hobby supplies, arts and crafts supplies, photography supplies, stationery, newspapers and magazines, meats, groceries, pharmaceutical, cosmetics, notions, jewelry, computers, video/audio media and similar retail sales activities, and similar items which require small-scale retail outlets. (The cumulative total of these uses shall not exceed 4,500 square feet, and any single retail tenant shall not exceed 1,500 square feet.) 4. Small-scale service uses, including barber shops, beauty shops, tailor shops, photography studios, watch repair shops, ticket agencies and locksmith shops. 5. Small-scale eating and drinking establishments (except drive-in or drive-thru facilities), ice cream parlors, delicatessens, etc. where it can be demonstrated that the proposed use will not generate large volumes of vehicular traffic which would create traffic safety problems. Los Rios Specific Plan City of San Juan Capistrano C. Conditional Uses Permitted: 1. Public and semi-public buildings, services and facilities, including museums, libraries, government buildings, parks, public utility offices and exchanges, information centers and churches. 2. Business, vocational and professional schools not requiring outdoor facilities, (e.g. secretarial, art, dance, drama, music, barber/beauty), but excluding swimming schools, pre-schools and public or private primary/secondary schools. 3. Any use permitted by subsection B.1.b.3 where the proposed use would exceed either a cumulative area of 4,500 square feet or 1,500 square feet for any single tenant. d. Development Standards: Structures, permanent or temporary, shall be designed and sited consistent with the Site Design Standards of this Specific Plan and comply with the following: e. 231Page 1. Minimum lot size: 2. Minimum frontage: 3. Minimum frontyard setback 4. Minimum sideyard setback: 5. Minimum rearyard setback: 6. Maximum building height: 7. Maximum building area: 8. Minimum open area: Access and Parking: 15,000 square feet. 60 feet (one-story): 8 feet (two-story): 15 feet 8 ft. one side & 18 ft. total. 10 feet 25 feet 40% floor area ratio n.a. All permanent access to the property will be either from Los Rios Street or Paseo Adelanto. 2. Parking requirements shall be per Section 9-3.602, Off-street Parking of the Municipal Code. Development Processing: Development shall be master planned as a whole even though construction may be phased. 2. Any proposed structure, commercial or non-commercial, requiring a building permit, shall be subject to the Development Review Procedures of Part 4 of this Specific Plan. Los Rios Specific Plan City of San Juan Capistrano g. Supplementary District Regulations: Unless specified otherwise, structures and uses will be required to meet all applicable development standards of Title 9, Article 6, Supplementary District Regulations of the Municipal Code. 2. Low Density Commercial (LDC) District. a. Purpose and intent: To provide for low intensity commercial uses within the Commercial Core Planning Area that reinforce the rural character of the Los Rios area--.��Rdill not altar the existir,r.Fr,.t.-..-.r.,rsl•�1 u see will reg Kira minim. -per''naneRt-st;mares--lew.4*t4og-intFensft-iesrand-will-genes--ate mieimu+ tFaffiG all, --par-king-demand. Please refer to Appendix A for permitted uses, development standards, and design quideiiries applicable within the LDC District. -PriR6pal uses Permitted: -1 Retn,i axle d MoFage of r.I.-.,n{ts trees, r•hr..he. �, rlC��,_�Gthe�r.^els FSer-y heist-PCarni- s' market mtee.�%�Vt"r F44-�'-and-vQ.�.tabl�tlid fFe temporary 4s-4iapla�le&� GutdeeF ar-a ?. Non-FetailUseS SLIGh as greener—sipand tree -fa -r ad; rr�� wholesa4e-n4rsery: r7. PaParkhand r GFea[}Gl-{siGeS that aFe Pa��i��v-i^ii�... atjAFe StjGh aS PiGRtblYin�,-`C�-t�-ai��L'.9'ww8•r kshnnc' r,U4 gyral . -Gr— s, etG. he}-14eepir�g�-+a�k�vrses;�emmer�ial-o�nc�-cer�7naer�iel; Seatfren 9.3.'9O the M Ririnal f- ede nmvided--�i_`�� e airs h--I"-e-- perYiEsre id lire nr'rv'cr �rFk� i�let7 fit i 1 �`i n manent er-tep nr. shall eFn-�nc�-F}cT iT-Pr•��. _ _ - r%r Red and cited nr.nnir Si t�-Deslr�n-�k-��ia�r�$€� is�5peri#i Gly# ate -and -gyp lyy�v+tk�t�e-� i lewi�= Wiimum frentyar d e.rv�elbask 4o+ie s ry)) 8fcet (twa-stogy): `� 1 Meet 2, -mr88tbaGk: 8 ft. rene side Q_ 1 Q {t } Minimum �m renr��bar,_ � �� `T� 3,eig4 22 feet, --$r 30 4 --et with add4jonal ir, h} far --Gh 3 f} addiNGPa r•e k: M"imuf eR area: 90 241Page Los Rios S ecific Plan City of San Juan Capistrano e. - Access -and -Rarkl ng —All .Gres to Fho pFGP8Fty' �nii11_hti r�i+heF fFo lance eF R F �,,,iv�crr-��rvrrr-aczrn c, u sarrc�vr��- CFc tFeet.-a epic-teE 8 e QFGUla04 f�FIver- P4e&-9peC44G Plan ■T2 K WOWTO MIMN41 E ■ IVA 0 f.Pevelopment Precess � „ �:�_T.SGTSTTl.1G7:T.7T'�:TrT.R7/TT-T.'�T�t.�T! - i. supplemeRtaFy G -�gula-tiranvns: vnise+lied'k}HFePA4.r7e—,s#u-cAure an uses seril TaiwiFed to moot all appiiG@ble rdeVe!rarameara.+..cta4daM4&-O Title -9 Artisle 6-S plc e ary-dis ri f €� lakiens of e M �si$af Eode 3. Park (P) District a. Purpose and Intent: To provide for a public park and related public and cultural uses; to serve the neighborhood and downtown area. b. Principal uses permitted: Restricted public and cultural uses such as playhouse, theater, museums, civic organization or historical society offices, historical educational facilities, tourist information, etc. Excluded are government offices, public utility offices, public or private schools, police stations, fire stations and hospitals. C. Development Standards. Structures, permanent or temporary, shall be designed and sited consistent with the Architectural Design Guidelines and Site Design Standards of this Specific Plan. Maximum building height, minimum setbacks, maximum building area, and minimum open area restrictions will be developed as part of the development review process. d. Development Processing. Any proposed structure, commercial or non- commercial, requiring a building permit, shall be subject to the Development Review Procedures of Part 4 of this Specific Plan. e. Supplementary District Regulations. Unless specified otherwise, structures and uses will be required to meet all applicable development standards of Title 9, Article 6, Supplementary District Regulations of the Municipal Code. 251Page Los Rios Specific Plan City of San Juan Capistrano 4. Historic Commercial (HC) District. a. Z C. Purpose and Intent: To provide for low intensity commercial uses that reinforce the rural and historic character of the Los Rios area. Principal Uses Permitted: 1. Retail sales: a. and storage of plants and other nursery items; b. farmers' market items, such as fruits, vegetables and flowers, provided they are grown on the site; C. paintings, jewelry, leather goods, pottery and similar items, provided they are crafted on the site. 2. Non -retail uses such as greenhouse, crop and tree farming and wholesale nursery. 3. Equestrian -oriented uses and activities, such as feed store and saddlery shop. 4. Park and recreational uses that are passive in nature, such as picnicking, arts and craft workshops, outdoor cultural performances. Conditional Uses and Structures: 1. Small animal raising, non-commercial, in conjunction with a principally permitted use and limited to small domesticated species, such as sheep, rabbits, chickens and animals of similar size. Animal slaughtering or commercial animal raising or breeding shall be prohibited. 2. The keeping of horses, commercial or non-commercial, as set forth in Section 9-3.620 of the Municipal Code, provided the density does not exceed six horses per acre and a live-in caretaker resides on site. d. Development Standards: Structures, permanent or temporary, shall be designed and sited consistent with the Site Design Standards of this Specific Plan and comply with the following: 1. Minimum lot size: 15,000 square feet. 2. Minimum frontage: 60 feet. 3. Minimum frontyard setback: (one-story) 10 feet. (two-story) 20 feet. 4. Minimum sideyard setback: 8 feet one side & 18 feet total. 5. Minimum rearyard setback: 20 feet. 6. Maximum building height: 15 feet. Los Rios Specific Plan _ City of San Juan Capistrano 7. Maximum building area: n/a. 8. Minimum open area: 90%. e. Development Processing. Any proposed structure, commercial or non- commercial, requiring a building permit, shall be subject to the Development Review Procedures of Part 4 of this Specific Plan. Supplementary District Regulations. Unless specified otherwise, structures and uses will be required to meet all applicable development standards of Title 9, Article 6, Supplementary District Regulations of the Municipal Code. 5. Historical Residential (HR) District. a. Purpose and Intent. To maintain the existing historic, residential character of Los Rios Street while allowing accessory, pedestrian -oriented retail and service uses in conjunction with residential occupancy. Residential occupancy shall be defined as occupancy of a residence for principal residential use by a household, or by the property owner, tenant, or business manager who have direct management authority over any commercial use of the residence. Residential use and commercial use within the same residence shall not be conducted independent of one another. Residential use shall be defined to include a bedroom, bathroom with bathing or shower facilities, and a living room with complete food storage (refrigerator) and food preparation facilities (stove) independent of the commercial use. b. Principal permitted uses: 1. Single-family Dwelling, detached. C. Accessory uses. The following accessory commercial uses shall be permitted in conjunction with residential occupancy, as defined in the purpose and intent statement, but shall comprise less than 50% of the building area, and less than 50% of the lot area: 1. Retail sale of artwork, photography, wine (including wine tasting), antiques, curios, gifts, novelties, books, jewelry, leather goods, pottery and similar items. Z Small-scale finishing or working of such materials as leather, pottery, jewelry and similar items 3. Retail sale of apparel, fabrics, dry goods, ornamental plants, flowers, candy, baked goods, hobby supplies, art and craft supplies, Los Rios Specific Plan City of San Juan Capistrano photography supplies, stationery, newspapers, magazines and similar items. 4. Small-scale service uses including barber shops, beauty shops, tailor shops, photography studios, watch repair shops, ticket agencies and locksmith shops. 5. Food -related establishments including sale of baked goods and/or cooked foods, canned foods, dried fruits, fruits, produce, nuts, cheese, coffee, juices, and similar items. 6. Professional offices such as architect, engineer, designer, attorney, etc. d. Conditional uses: Public and cultural uses such as museums, galleries, civic organization or historical society offices, historic educational facilities, tourist information, and similar uses. However, government offices, public utility offices, public or private schools, police stations, fire stations and hospitals are prohibited. e. Legal non -conforming uses: Such uses shall comply with the provisions of Title 9, Article 3, Nonconforming Uses, Lots, and Structures, provided however, that any extension of restricted operating hours of a legal, non- conforming use shall be permitted subject to review and approval by the City Council. Development requirements. Structures, permanent or temporary, shall be designed and sited consistent with the Site Design Standards of this Specific Plan and shall comply with the following: 1. Minimum lot size: 2. Minimum frontage: 3. Minimum frontyard setback: 4. Minimum sideyard setback: 5. Minimum rearyard setback: 6. Maximum building height: 7,500 square feet 50 feet (one-story): 10 feet (two-story): 15 feet 8 ft. one side & 18 ft. total 15 feet 18 feet or the height of adjoining residence(s) 7. Maximum building area: n.a. 8. Minimum open area: 50% 9. Structures, historical or non -historical, shall be prohibited from relocation to any part of the "HR" (Historic Residential) District, in order to preserve the integrity of the Los Rios National Register Historic District.- except as set forth in Section 3.C.5 of this plan. g. Parking. Accessory commercial development which occupies not more than 250 square feet or an existing single room of a principal residential structure Los Rios Specific Plan _ City of San Juan Capistrano shall not be required to provide off-street parking for the accessory commercial use. Accessory commercial development which exceeds these limits shall be required to comply with the standards of Section 9-3. h. Development Processing. Any proposed structure, commercial or non- commercial, requiring a building permit, shall be subject to the Development Review Procedures of Part 4 of this Specific Plan. Supplementary District Regulations. Unless specified otherwise, structures and uses will be required to meet all applicable development standards of Title 9, Article 6, Supplementary District Regulations of the Municipal Code. 6. Low Density Residential (LDR) District. a. Purpose and Intent. To provide for the development of new residential dwellings and the rehabilitation of existing residential dwellings within the Los Rios Specific Plan District. The development of new, affordable sale/rental dwellings in combination with rehabilitated existing units shall be encouraged for that portion of the District designated "Planned Housing" (Little Hollywood). b. Principal permitted uses: 1. Single-family Dwelling, detached. 2. Two-family dwelling, attached, on a single lot or on each of two lots. 3. Open Space Subdivisions per Section 9-3.424 of the Land Use Code. C. Development Standards. Structures, permanent or temporary, shall be designed and sited consistent with the Architectural Design Guidelines and the Site Design Standards of this Specific Plan and shall comply with the following: 1. Minimum lot size: 10,000 square feet 2. Minimum frontage: 60 feet 3. Minimum frontyard setback: (one-story): 15 feet (two-story): 30 feet 4. Minimum sideyard setback: 8 ft. one side & 18 ft. total. 5. Minimum rearyard setback: 20feet 6. Maximum building height: 18 feet 7. Maximum building area: n.a. 8. Minimum open area: 70% 9. Structures, historical or non -historical, may be relocated to the District based on findings that such structures comply with the Architectural Design Guidelines of this Plan. Los Rias Specific Plan City of San Juan Capistrano d. Development Processing. Any proposed structure, commercial or non- commercial, requiring a building permit, shall be subject to the Development Review Procedures of Part 4 of this Specific Plan. e. Supplementary District Regulations. Unless specified otherwise, structures and uses will be required to meet all applicable development standards of Title 9, Article 6, Supplementary District Regulations of the Municipal Code. 7. Open Space (OS) District. a. Purpose and Intent. To maintain the open, rural character of the land adjacent to the Santa Fe Railroad right-of-way along Los Rios Street. b. Principal uses permitted: Open space uses, public or private, which emphasize the use of land with no building development such as public or private parks or landscape buffer areas. C. Development processing. Any site improvements shall be subject to the Development Review Procedures of Part 4 of this Specific Plan. d. Supplementary District Regulations. Unless specified otherwise, structures and uses will be required to meet all applicable development standards of Title 9, Article 6, Supplementary District Regulations of the Municipal Code. C. ARCHITECTURAL DESIGN GUIDELINES Los Rios Street comprises one of the finest examples of an historic, semi -rural environment in Southern California. A number of factors make it so. Many of the current residents of the Los Rios area are direct descendants of the earliest Mexican and Indian families who resided on the street, and its current residents have lived in the area for many years. The street is one of the oldest remaining residential streets in California dating back to 1794. The District is home to several regionally noteworthy structures, including the Montanez, Rios, and Silvas Adobes (all c. 1794), the Pryor Victorian (c. 1870), the Combs board and batten (c. 1870), and significant natural elements including the Rios Olive and Pepper trees. There are numerous authentic board and batten dwellings typical of simple turn of the century wood -frame residences, and a wide variety of natural trees and plants. The remaining structures, while of a later period or altered from their original constructions, are of the same scale and contribute to the overall architectural and environmental character of the street. The basic preservation objectives of the Los Rios Specific Plan are to: Preserve the integrity of the Los Rios National Register Historic District. Los Rios Soecific Plan City of San Juan_ Capistrano Preserve the physical elements, including structures and landscaping, and character of the Specific Plan District, while allowing them to adapt and accommodate new uses. Protect and enhance the rural atmosphere of the Specific Plan District that has prevailed in the midst of rapid surrounding urbanization. Encourage restoration and rehabilitation of structures within the Specific Plan District. Within the Los Rios Specific Plan District, the City has established the Los Rios Historic District and identified historically significant structures (those structures which are listed individually on the National Register or on the City's Inventory of Historic & Cultural Landmarks). In order to accomplish the preservation objectives, all development within the Los Rios Specific Plan District shall comply with the following development standards: 1. Historically Significant Individual Structures: These are structures listed individually on the National Register of Historic Places/Sites or on the Citys Inventory of Historic & Cultural Landmarks (e.g. Montanez Adobe, Rios Adobe, Silvas Adobe, Pryor Victorian, Buddy Forster Victorian, and the English/ Hardy House). a. Demolition, relocation, or removal of any building, structure, improvement, or significant Native California landscaping (e.g. specimen trees, etc.) on property designated as a National Register Historic Site/Place and individually on the City's Inventory of Historic & Cultural Landmarks (IHCL) shall be prohibited. b. Reconstruction and/or select demolition may be permitted if the City determines that it is the only feasible alternative. As part of the public review process, the City will require and evaluate a building condition assessment prepared by a certified building inspector. C. Reconstruction shall include construction details and finishes which conform to the original building condition to the extent possible and the colors (earthtones), textures (rough, hand-crafted) and materials (adobe, wood, wrought iron, etc.). d. Additions to historically significant individual structures shall be prohibited. e. Commercial use or combined commercial/residential use of a structure shall not be permitted unless the exterior appearance of the entire structure has been restored with authentic materials and finishes based on documented research of the structure. Los Rios Specific Plan City of San Juan Capistrano 2. Original Buildings with Authentic Finishes and Details: These structures contribute to the integrity of the Los Rios National Register Historic District but are not individually significant. These structures include those which were part of the original application for listing on the National Register Historic District (e.g. Combs House, Ramos House, Labat House, Olivares House, etc.). These structures reflect original construction with authentic finishes and details (e.g. clapboard siding, board and batten siding, wood shingle or tar paper roofing, simple wood cornices, wooden window/door frames, small window panes, wrought iron hardware, etc.) a. Any rehabilitation or repair work to the exterior of these structures shall be consistent with the architecture, mass, building materials, and color of the original structure. Portions of structures judged to be unsafe in accordance with the provisions of the Historic Building Code (HBC) may be demolished, removed, rehabilitated or replaced, as determined appropriate by the City. b. Reconstruction and/or additions shall include construction details and finishes which conform to the original building condition to the extent possible and the colors (earthtones), textures (rough, hand-crafted) and materials (adobe, wood, wrought iron, etc.). Figure 3 graphically depicts additions. The City will encourage detached buildings as opposed to additions to historic structures. Additions or alterations are permitted as follows: No additions to building front. Side additions not to exceed 25% of existing floor area. iii. Additions to the rear of structures within projections of the existing sidewalls shall be restricted to 100% of existing floor area. 3. Significantly Altered Original Structures: These structures, located within the Specific Plan District, are those with unauthentic modifications such as unsound shed additions with asphalt or asbestos siding, stucco or block, aluminum or sheet metal products, modern fixtures and hardware, etc. a. Commercial use or combined commercial/residential use of a structure shall not be permitted unless the exterior appearance of the entire structure has been restored with authentic materials and finishes. Restoration plans shall be based on thorough research of the structure. 4. New Construction (Other than Commercial Core): New construction (structures or additions) shall be architecturally compatible, in terms of design, mass, and materials, with existing 321Page Los Rios Specific Plan City of San Juan Capistrano historically significant structures within the National Register Historic District. The City encourages wood -frame structures with authentic details and finishes. 5. Relocated Buildings: Relocation of structures to or from the National Register Historic District (NRHD) shall be prohibited. Structures relocated to or from the Los Rios Specific Plan District, outside the NRHD, will comply with the following standards: a. Structures relocated to or from the Los Rios Specific Plan District, outside the NRHD, will comply with the following standards: Structures relocated to the District must be historically and/or architecturally significant as evidenced by listing on the City's Inventory of Historic & Cultural Landmarks (IHCL). Structures relocated to the District must be architecturally compatible with contributing structures of the District based on building mass and architectural style, recognizing that California adobe, Victorian, and vernacular board & batten structures are common styles characteristic of the District. Los Rios S ecific_Plan City of San Juan Capistrano 341Page TYPICAL SIDE ADDITIONS original front - door floor area gable type shed type Q ❑ shed type gable type TYPICAL REAR ADDITIONS gable type Ogable 6 � type original Iron, floor door area shed type shed type • additions will be • roofs will be shed siding will be of • windows & doors limited to the side or gable & made of wood clapboards will be in similar or rear of existing wood shingles or or board and proportion & design structures & will not tar paper. batten. to existing. exceed 25% of the existing floor area. FIGURE Addition Stand, 341Page Los Rios Specific Plan City of San Juan Capistrano iii. Structures must comply with all development standards of the zone district related to setbacks, building height, building coverage, and open area. b. Structures shall only be allowed to be relocated to the Historic Residential (HR) Zone and the National Register Historic District for public/museum purposes related to the history of the San Juan Capistrano area and must comply with the following: Relocated structures must meet applicable setbacks, open space, landscaping, disabled parking and accessibility as required by the Los Rios Specific Plan, as it may be amended from time to time and other applicable requirements. Relocated structures must be set back from Los Rios Street to the maximum extent possible while still complying with other required building setbacks. iii. Any modifications to relocated historic structures shall comply with the Secretary of Interior Standards for the treatment of Historic Properties. iv. Any modifications to relocated historic structures shall comply with authentic materials, finishes as described for the district's "contributing structures," as set for this Part 3, C.2. V. Prior to issuance of any certificate of occupancy or final inspection a relocated structure must include a permanent brass marker plaque providing a brief history of the structure, original location, and date of relocation subject to review and approval by the Cultural Heritage Commission. vi. Any such applications shall comply with the Los Rios Specific Plan, Title 9 and any other applicable requirements. 6. Commercial Buildings: Architectural design qUidelines for buildings located within the Commercial Core Planning Area shall be as set forth within Appendix A. 67. Fences and Walls: Historically, adobe walls and picket fences have been used to separate public from private spaces and to divide adjoining uses. a. Materials and design for fences and walls will be architecturally compatible with the principal structure(s) (e.g. a wood fence should be used with wood structures, and an adobe wall should be used for adobe structures). 351Page Los Rios Specific Plan City of San Juan Ca istrano b. All fences in the Historic District will be of basic design and will not exceed four feet (4'-0") in height. C. Any acoustic wall or protection along the westerly edge of the railroad shall incorporate height, design, and materials compatible with the Historic District. 7-.8. Accessory structures: Accessory structures within the Specific Plan District will comply with the following standards: a. Accessory structures within the National Register Historic District shall be sited in the rear yard so as not to diminish the historic character or visual integrity of the District. b. Detached and attached garages shall be prohibited within the National Register Historic District on properties with Historically Significant Individual Structures or Original Buildings with Authentic Finishes and Details. C. Attached garages are prohibited within the Specific Plan District. The elements of landscaping, signage and street hardware shall be incorporated into development projects as a means of integrating the Los Rios Historic District with Camino Capistrano and the Mission; separating and distinguishing public areas from residential areas; maintaining and augmenting the existing and historic character of the area; providing new elements for community use, safety and comfort; and guiding the pedestrian through public areas. 1. Landscape Design Goals & Standards. The existing natural landscape, including the trees, shrubs and decorative planting within the Los Rios Specific Plan area, play as important role in defining the unique character of the area as do the buildings and streets. The landscape is characterized by a rich diversity of plant types, some of which are native to the area. Trees common to the area include: Sycamore, Oak, Olive, Pepper, Palm, figs, Apple, Pear, and Apricot. The shrubs include many decorative such as bougainvillea, azaleas and camellias which grow easily in the area. The landscape concept for the Los Rios Specific Plan is based on the following goals: a. The City will seek the preservation of the existing, significant natural growth, to the maximum extent possible, with emphasis on existing mature, specimen trees. b. The City will allow the introduction of new landscaping to accomplish specific design objectives such as screening undesirable views, highlighting important views, defining public paths, and creating small-scale spaces. C. The City will promote the use of plants common to the Los Rios area to accomplish these design objectives, with a particular emphasis on the use of 361Page Los Rios Specific Plan City of San Juan Capistrano native California plants indigenous to the area. The use of exotics (non - natives) will be discouraged. d. The City will promote the use of plants that will provide texture, form and color to the District with emphasis on the use of drought -tolerant (water - conserving) and low maintenance plant stock. The City establishes the following landscape design standards for the Los Rios Specific Plan District: a Screening: The existing natural landscape and new landscape treatments will provide visual and acoustical buffers as well as physical barriers to pedestrian movement. They provide privacy for residents and separation for incompatible land uses. Landscaped buffers can serve as a backdrop for structures or to accent other landscaping. Several areas within the Los Rios Specific Plan require screening and separation: Between the Little Hollywood neighborhood and the Capistrano Villas, an intensive residential area of completely different scale and character. Between park and residential uses along Los Rios Street and the residential development in Little Hollywood. _Between the relocated Pryor House and residences on Los Rios Street to the south. iii -iv. Between the Commercial Core Planning Area and residences located to the east, along Los Rios Street. b. Define Landscape Theme: The Entry Plaza from Verdugo Street and the new access road (Paseo Adelanto) from Del Obispo Street will serve as the two main entries to the District. Through the use of low trees and shrubs, decorative plantings and ground cover, these two main entrances will be defined. Entry Plaza: The landscape theme should serve to reinforce the connection between Mission San Juan Capistrano and the Los Rios area. New Access Road (Paseo Adelanto extension): Landscape elements should highlight the entry to the road to the park and be consistent with the requirements of the City's Street Tree Master Plan. C Highlight Views: Landscaping shall be used to frame and direct views from the site to the surrounding hills and to the park from Del Obispo Street. The historical character of the site will be reinforced by framing views consistent 371Page Los Rios Specific Plan City of San Juan Ca istrano with this character and screening those views which are not, such as the surrounding tract housing. The view to the west is accentuated by irregular clusters of tall trees. Shrubs will be planted to screen unattractive views of the flood control channel. d Define Movement and Activity: Landscaping will identify entries and paths for the pedestrian movement system. Landscaping will modulate spaces and define intersections, walkways, paths, plazas and courts and will add interest to the pedestrian experience. e Create Small Scale Places: Landscaping will be used to create pedestrian - scaled areas. The placement of new landscaping among existing trees and shrubbery will define the edges of spaces and create a sense of enclosure. Accent or specimen landscaping within larger spaces will give scale and orientation to the pedestrian. Landscape elements will also be used to reduce large open areas such as parking lots. Trees and shrubs control natural light, add variety and color to spaces and provide shade. Create Entries to Residential Areas: Landscaping will be coordinated with certain street improvements to define entries into the Los Rios residential areas. Ground cover, low shrubbery and decorative will create attractive entrances compatible with the rural character of the area. g Landscape Treatment for Los Rios Street/Railroad Edge: Low ground cover and shrubbery will be planted where the Santa Fe railroad tracks form the eastern boundary of Los Rios Street. The proposed landscape treatment will provide a partial visual and acoustical screen for residents. 2 Signs and Graphics Goals & Design Standards. Control of signagewithin the Los Rios Specific Plan area will be important to maintaining the existing, historic character of the area. Through City establishes the following objectives: a. To be consistent with the special environmental "vocabulary" of the Los Rios community relative to its Early California heritage and semi -rural character. b. To avoid clutter and competition with unique features and site views and to reinforce the image and identity of the area as a focus of the City. C. To provide for clear, easily -readable identification of public areas, so as to clearly distinguish private residential areas, specialized areas and landmarks from one another. d. To reinforce pedestrian scale and orientation and application of thedistrict. All signs are to be integrated, whether for business identification or regulatory purposes, into the architecture of the building, plaza or landscape. Signs should be pedestrian -oriented and placed at or near eye level. Sign regulations apOicaUe to the Comrrdal Core Rannir _Area are set forth vuiU* Appendix A; Sign requlabons for all other r)lannim areas are as follows: 381Page Los Rios Specific Plan City of San Juan Capistrano a. Commercial Signs. Color: All signs shall be "Mission" colors (beige, brown, ochre) and earthtones in conjunction with accent colors. Signs should incorporate high contrast background color to maximize legibility and minimize sign area. Materials: Wood signs are encouraged, although wood texture, stone and stucco are acceptable. iii. Architectural: All signs will conform in material and detailing to related architecture of landscaping. iv. Scale: Signs must relate to pedestrian and semi -rural building scale. V. Location: Locate signs at either front or side elevations or property lines and at points along pedestrian circulation systems but not to obstruct views or block intersections. Multi -faced signs will be allowed. vi. Illumination: Indirect or subdued lighting only, no internally illuminated blinking or flashing signs are permitted. All sign lighting to be directed away from view of residences and should incorporate glare shields as appropriate. vii. Turnoff: Lighted signs are to be turned off at 10:00 p.m. viii. Maximum Height: Encourage at or near 4'-0", but in no case above building eaves. ix. Maximum Area: Signs shall not exceed 12 square feet. The appropriate size and area of sign will be based on the distance of the surface from pedestrian view. X. Maximum Number: One business sign per facade will be permitted. Any deviation will require special written and graphic justification for review by the Cultural Heritage Commission. All signs within the Los Rios Historic District will require permits. b. Directional Signs Street and directional signs and locations (i.e. international symbol signs, no entry, no parking, etc.) shall be consistent with the design guidelines as set forth in subsection a. above. Los Rias S ecific Pian City of San Juan Ca istran❑ The City will use special street signs such as "no through street", "no on -street parking", "residents only" throughout the District to discourage non-resident use of private streets and to minimize automobile traffic. iii. At strategic locations, the City will allow orientation signs located to direct tourists to landmarks, shops, services, etc. Temporary signs for special events, grand openings, etc. may be allowed for limited time periods. 3, Streetscape Design Elements. A number of elements necessary for pedestrian safety and comfort shall be introduced into the public areas (streets, plazas, walkways, etc.). The elements are lighting, seating and picnic tables, trash receptacles, fences and walls. They are described below: a Lighting: The public spaces of the District shall be illuminated by a system of lighting. All lighting fixtures will be simple and unobtrusive, constructed of wood or wrought iron, and provide a warm, non -glaring level of light. Lighting will serve a number of design objectives: Create different levels of light intensity to accent or highlight important structures, spaces or landscape elements (trees, fountains, sculpture, etc.). Define areas of public use and minimize glare into private residential areas. iii. Create safe and secure pedestrian movement throughout the area (parking lot, stairs, and intersections). b. Seating: Benches should be placed along the pedestrian system at intersections, at view corridors, within public outdoor spaces, and within public parks and the entry plaza. Benches will be of a consistent simple design and constructed of wood and metal. G Trash Receptacles: Should be placed along the pedestrian paths and within the public space to encourage the proper disposal of trash. These should be a simple and unobtrusive as possible. 401Page Los Rios Specific Plan City of San Juan Ca istrana PART 4, DEVELOPMENT REVIEW 4.1, Review Procedures. All projects requiring land development application discretionary review, with the exception of the Commercial Core Planning Area, shall be processed pursuant to Article 3, Land Use and Development Review Procedures of the Land Use Code. Discretionary review of proiects within the Commercial Core Planning Area shall be undertaken consistent with Section 3 of the SPA document (Appendix A to this Specific Plan) 4.2, Decision-making authority. All land development projects in the Los Rios Planning Area with the exception of the Commercial Core Planning Area. _.shall be subject to the review process established under Section 9-2.327, Historical and cultural landmark site plan review and other applicable sections (e.g. Section 9-2.351. Variances and exceptions), except those projects which qualify for administrative approval by the Planning Director pursuant to Section 9-2.303, Administrative Approvals of the Land Use Code. At least ten (10) days prior to any administrative action, the Planning Director shall provide written notice of the intent of such action to all adjacent property owners. Decision making authority for the Commercial Core Planning Area is stipulated within Section 3 of the SPA (Appendix A to this Specific Plan). 4.3, Historic Building Code. 4.3.1. Any proposal to rehabilitate, restore, or relocate buildings or structures listed as contributing to the National Register Los Rios Historic District or listed individually on the City's Inventory of Historic and Cultural Landmarks may use the State Historic Building Code. 4.3.2. Any proposal to relocate a structure(s) to, from, or within the Los Rios Specific Plan Historic District shall be subject to review by the Cultural Heritage Commission. The proposed relocation site will comply with Secretary of the Interior's "Guidelines for Moving Historic Buildings" and the State Office of Historic Preservation's "Regulations for California Register of Historical Resources." 4.4., Commercial Core Planning Area. Discretionary review of the Commercial Core Planning Area shall be undertaken consistent with the re uirements of the SPA (Al2pendix A to this Specific Plan). 411Page Los Rios Specific Plan City of San Juan Ca istrana PART 5, IMPLEMENTATION Implementation of the Specific Plan will occur as the result of both public and private land development decisions. Private proposals will be reviewed for consistency with the specific goals, policies, and objectives of the Specific Plan. The City has a significant role in terms of constructing or overseeing the construction of public improvements (e.g. water, sewer, drainage, parking), constructing affordable housing, and establishing a public park concept for the "central park area." Public and private actions must be consistent with the design character and environmental quality that are so important to accomplishing the objectives of the Los Rios Specific Plan. Housing Program a. Pursue State Housing and Community Development (HCD), Community Development Block Grant (CDBG), and similar funds for new housing, site acquisition and public improvements. b. Use the single-family rehabilitation program as a funding source for restoring existing historic residences. 2. Street Improvement Program a. Design and construct the extension of Paseo Adelanto from Del Obispo Street to Ramos Street. b. Following construction of Paseo Adelanto extension, pursue design and construction of public parking to serve the District. C. Conduct periodic review (e.g. every three to five years) of the planned circulation system in order to assure its effectiveness. 3. Public Park Program a. Pursue funding of park improvements through private development in the "central park area." Develop a Los Rios Park Master Plan including the location of proposed park uses and activities, access, pedestrian circulation, signage, and landscaping. 4. Commercial Core Planning Area a. Implementation of the Commercial Core Planning Area shall be solel through Appendix A. 421Page Appendix A River Street Marketplace Project: Amendment to the Los Rios Specific Plan River Street Marketplace Project: Amendment to the Los Rios Specific Plan �f ,4 September 2019 FRONTIER np, applied REAL ESTATE INVESTMENTS Table of Contents SECTION 1- SPA OVERVIEW 1.1 Background....................................................................................................................1-1 1.2 SPA Purpose and Intent...............................................................................................1-1 1.3 Overview........................................................................................................................1-3 1.4 Existing Land Uses.......................................................................................................1-3 1.5 SPA Components..........................................................................................................1-5 SECTION 2 — DEVELOPMENT PLAN 2.1 Project Summary ................................................... ............. ........................................... 2-1 2.2 Project Elements............................................................................................................ 2-1 2.3 Project Opening Year..................................................................................................2-29 2.4 Purpose and Objectives..............................................................................................2-29 SECTION 3 - DEVELOPMENT REGULATIONS 3.1 Introduction................................................................................................................... 3-1 3.2 Definition of Terms.......................................................................................................3-1 3.3 Applicability..................................................................................................................3-1 3.4 Administration.............................................................................................................. 3-2 3.5 Implementation............................................................................................................. 3-2 3.6 Commercial Core Standards.......................................................................................3-3 3.7 Landscape Concepts.................................................................................................... 3-6 3.8 Signage........................................................................................................................... 3-8 3.9 Lighting.......................................................................................................................... 3-8 3.10 Fencing ......... ........................................ ............. ............................................................. 3-8 3.11 Trash Receptacles and Enclosures,.............................................................................3-8 3.12 Mailboxes....................................................................................................................... 3-9 Los Rios Specific Plan Table of Contents 2019 Amendment Page 1 SECTION 4 - DESIGN GUIDELINES 4.1 Introduction...................................................................................................................4-1 4.2 Architectural Context...................................................................................................4-1 4.3 Architectural Principles................................................................................................4-2 4.4 Design Objectives..........................................................................................................4-3 4.5 Architectural Style............................................................ —............. ............................ 4-3 4.6 Massing Principles ............................................... ....................................... .................. 4-5 4.7 Materials and Finishes..................................................................................................4-8 Mercantile Elevations...................................................................................................2-6 4.8 Landscape Design.......................................................................................................4-13 Marketplace Elevations................................................................................................2-7 SECTION 5 — CONSISTENCY ANALYSIS 5.1 Introduction .......................................... LIST OF EXHIBITS 5-1 1.1-1 Location Within the Los Rios Specific Plan Area.....................................................1-2 1.3-2 Land Use Configuration...............................................................................................1-4 1.4-1 Existing Land Uses.......................................................................................................1-5 2.2-1 Grading Plan..................................................................................................................2-2 2.2-2 Site Plan Concept..........................................................................................................2-5 2.2-3 Mercantile Elevations...................................................................................................2-6 2.2-4 Marketplace Elevations................................................................................................2-7 2.2-5 Red Barn Elevations......................................................................................................2-8 2.2-6 Greenhouse Elevations.................................................................................................2-9 2.2-7 Farmstead Elevations .............................. ................................................................... 2-10 2.2-8 Workshop Elevations ..... ................................. ............................. ............ ................. 2-11 2.2-9 Hay Loft Elevations....................................................................................................2-12 2.2-10 Lighting Plan............................................................................................................. 2-14 2.2-11 Sign Locations..............................................................................................................2-16 2.2-12 Fencing Plan.................................................................................................................2-18 2.2-13 Mailbox Design...........................................................................................................2-19 2.2-14 Trash Enclosures.........................................................................................................2-20 Los Rios Specific Plan Table of Contents 2019 Amendment Page 2 LIST OF EXHIBITS (CONT'D) 2.2-15 Water Plan....................................................................................................................2-21 2.2-16 Sewer Plan....................................................................................................................2-22 2.2-17 Drainage Plan ..............................................................................................................2-24 4.5-1 Color & Materials Board..............................................................................................4-4 4.8-1a Plant Palette ............................................. ..................... ............................................... 4-15 4.8-1b Plant Palette...... .... . ....................................................................................... —.---. 4-16 LIST OF TABLES 1.3-1 Commercial Core Land Use Type Summary............................................................1-3 2.2-1 River Street Marketplace Conceptual Building Square Footages .......................... 2-3 3.6-1 Permitted Land Uses Within the Commercial Core Planning Area ..................... .3-4 3.6-2 Commercial Core Planning Area Development Standards....................................3-5 5.1-1 General Plan Consistency Analysis..........................................................................5-1 5.1-2 Specific Plan Consistency Analysis.......................................................................... 5-38 ATTACHMENTS A — Master Sign Program Los Rios Specific Plan Table of Contents 2019 Amendment Page 3 Section 1 SPA Overview Section 1 SPA Overview 1.1 BACKGROUND The Specific Plan Amendment Area is located within the previously -approved 40 -acre Los Rios Specific Plan (Specific Plan) area, as presented at Figure 1.1-1. The Specific Plan was originally approved on February 15,1978, and has been amended several times since. The Specific Plan area contains structures of historical significance, and the Los Rios Specific Plan was created in an effort to protect and preserve these resources. 1.2 SPA PURPOSE AND INTENT This 2019 Specific Plan Amendment (SPA) expands the uses allowed within the Low Density Commercial (LDC) designation of the Los Rios Specific Plan through the creation a new Commercial Core Planning Area (Planning Area). All LDC uses within the Los Rios Specific Plan would be confined to this new Planning Area. Further, this document provides the sole source of City regulations and guidelines for the development of the Commercial Core Planning Area. Rather than extensively amend and restructure the 1978 Specific Plan in total, this SPA is provided as a free-standing Appendix to the Los Rios Specific Plan. In this format, this SPA functions as an independent regulatory tool allowing the City to evaluate proposed land uses and development within the Commercial Core Planning Area. This SPA is a stand-alone planning document that preempts and replaces all of the standards and procedures for review (without limitation) and other requirements of the Municipal Code, except as otherwise expressly set forth herein. This SPA is intended to fully occupy the field of zoning regulations applicable to the Commercial Core Planning Area, and is intended to be interpreted liberally to effectuate purpose and intent. Los Rios Specific Plan SPA Overview 2019 Amendment Page 1-1 © 2019 Applied Planning, Inc. Accordingly, in order to encourage creativity in design, where specific development criteria has been omitted with the Commercial Core Planning Area Development Regulations, such omissions are intentional. 1.3 OVERVIEW In total, the 5.86 -acre Commercial Core Planning Area would allow the development of up to 59,067 square feet of commercial and office uses. Table 1.3-1 provides a breakdown of the allowable use types. Table 1.3-1 Commercial Core Planning Area Land Use Tvve Summary Land Use Size (Square Footage) Quality Restaurant 14,738 Retail 13,251 High Turnover (Sit Down) Restaurant 10,404 Office 9,693 Market 2,366 Fitness (i.e. yoga/cycle) 5,225 Other stora e, restrooms, circulation) 3,390 Total 59,067 Figure 1.3-2 illustrates the configuration of uses within the Planning Area. 1.4 EXISTING LAND USES The Project site currently contains a plant nursery. Zoomars Petting Zoo is located to the north of the Project site, across River Street. The Los Rios Historic District, which contains buildings dating to back to the late 1700s, is located along Los Rios Street, northeasterly of the Project site. To the east is the O'Neill Museum (San Juan Capistrano Historical Society headquarters), as well as a coffee shop, and residential uses. Office and commercial uses are located southerly adjacent to the site, along Del Obispo Street. Paseo Adelanto borders the site to the west, beyond which is Trabuco Creek and associated trail. Los Rios Specific Plan SPA Overview 2019 Amendment Page 1-3 L.. Rias Slreel � River Street River Street t Paseo Adelanth San Juan Capistrano, CA NCorm suLr Source: Bickel Group Architecture n^ Figure 1.3-2 applied Land Use Configuration River Street River Street t Paseo Adelanth San Juan Capistrano, CA NCorm suLr Source: Bickel Group Architecture n^ Figure 1.3-2 applied Land Use Configuration © 2019 Applied Planning, Inc. 1.5 SPA COMPONENTS This SPA is organized into the following sections in addition to Section 1, SPA Overview. Section 2: Development Plan The Development Plan serves to acquaint the reader with the existing setting of the Commercial Core Planning Area, a description of the proposed River Street Marketplace Project, and information on the utility and infrastructure improvements to serve the SPA area. Section 3: Development Regulations The Development Regulations specify the permitted uses and the standards regulating the development of the Commercial Core Planning Area. Section 4: Design Guidelines The Design Guidelines are intended to direct the site planning, landscaping, and architectural quality of Commercial Core Planning Area. Streetscapes, entries, edge treatments, walls and fencing, lighting, signage, and architectural design are some of the features that are addressed in the Design Guidelines. Section 5: Consistency Analysis This section presents all Goals and Polices of the City of San Juan Capistrano General Plan and the Los Rios Specific Plan, and provides a consistency analysis of each. Los Rios Specific Plan SPA Overview 2019 Amendment Page 1-5 Section 2 Development Plan Section 2 Development Plan 2.1 PROJECT SUMMARY The vision for the Commercial Core Planning Area (Project site) is encapsulated by the proposed River Street Marketplace Project (Project). The Project proposes buildout of the entire Commercial Core Planning Area with approximately 59,067 square feet of commercial and office uses on 5.86 acres (APNs 121-160-28,121-160-22, and 121-160-49). As detailed in the following discussions, the comprehensively designed development highlights the agrarian history of the area, with themed buildings and an earth -toned color palette. The development concept fosters interaction and mutual support between the Project's various land uses. Visiting patrons are provided retail and dining opportunities without the need for multiple vehicular trips. The overall design concept for the Project depicts a complementary, pedestrian -oriented development, with outdoor seating and dining areas that incorporate a California native landscape palette throughout. 2.2 PROJECT ELEMENTS 2.2.1 Demolition and Site Preparation Following removal of existing facilities, the Project site would be cleared of any remaining surface features, graded and prepared for construction of the Project buildings and supporting facilities. The grading plan for the site is presented at Figure 2.2-1. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-1 L I.Iw �-L+ rsr-� •1 W -W l" 1n Figure 2.2-1 d p p 12 Ci Grading Plan i •`O 1�1✓ :i — - I RLFREMNANG eMP. -—HILrrnvlNr; . PED�SiNMWI1MNG q .rr ' FWLNMESN ElE EPR— CY ii = one cY NET FILL =19628 CY Source: Valley Civil Design Group l" 1n Figure 2.2-1 d p p 12 Ci Grading Plan © 2019 Applied Planning, Inc. 2.2.2 Proposed Land Uses The Project proposes approximately 59,067 square feet of new commercial and office uses within the subject site. Table 2.2-1, Land Use Summary, provides a tabulation of conceptual building square footages. Table 2.2-1 River Street Marketplace Project Conceptual Building Square Footages Use Square Footage Mercantile 22,443 Marketplace 9,100 Red Barn 8,080 Greenhouse 7,040 Farmstead 4,500 Workshop 4,000 Hay Loft 3,000 Restrooms 904 Total 59,067 The following discussion provides a conceptual vision for the internal breakdown of uses within each building that is being proposed. The ultimate leasing of the internal spaces will be driven by market demand and as such, specific uses within each building could change in the future. This flexibility has been built into this SPA. At approximately 22,443 square feet, the Mercantile is the largest building proposed on- site. The two-story Mercantile would provide retail, restaurant, and fitness offerings on the ground floor (12,750 square feet), and office space on the second floor (9,693 square feet). The Marketplace would provide patrons with a variety of specialty food and retail shopping offerings. Tenants may include retail vendors, juice bar, artisanal baked goods, farm fresh produce, gourmet cheeses, and specialty meats. On-site dining options may include specialty deli and sandwich shops, specialty food stalls, and wine. The single -story 8,080 -square -foot Red Barn would house restaurant uses in the northeast corner of the site. The single -story Greenhouse would house approximately 7,040 square feet of restaurant and retail uses along the eastern portion of the site. The single -story 4,500 -square -foot Los Rios Specific Plan Development Plan 2019 Amendment Page 2-3 C) 2019 Applied Planning, Inc. Farmstead would house restaurant uses in the central portion of the site. The Workshop would contain 4,000 square feet of restaurant uses. The Hay Loft would house restaurant and/or brewery/winery uses. The River Street Marketplace Project site has been designed to create a sense of place, where the shopping and dining options surround a "Central Green' Area. The Central Green would provide varied seating options, communal tables for outdoor dining, a vegetable garden for farm -to -table inspired dining, and other amenities such as a horseshoe court. The Central Green is also envisioned as a venue for community events and activities that foster involvement and appeal to a variety of patrons. The configuration of the proposed land uses within the Commercial Core Planning Area is illustrated at Figure 2.2-2. Elevations of the proposed buildings are presented at Figures 2.2-3 through 2.2-9, respectively. 2.2.3 Architectural Concepts As illustrated at Figures 2.2-3 through 2.2-9, proposed facility designs evidence the agrarian history of the area, with themed buildings and an earth -toned color palette. Please refer to Section 4, Design Guidelines, for information regarding materials and finishes within the SPA area, as well as renderings of proposed land uses. 2.2.4 Access and Internal Circulation As previously mentioned, the Project is envisioned as a pedestrian -oriented development; as such, a common parking pool is proposed in the southerly portion of the site. Main access to the parking pool will be provided via Paseo Adelanto. A smaller, secondary entrance will be located on Los Rios Street. As part of the Project, vehicular traffic along River Street will be prohibited by the use of gates and retractable bollards. Additionally, River Street will be transitioned from the existing asphalt paved street to a path with a surface that is reminiscent of the historical past using decomposed granite or similar material. Los Rios Specific Plan 2019 Amendment Development Plan Page 2-4 4.. a.�•— �G rc,�r. unP N� xarro E Source: Bickel(koo Architecture n� Figure 2.2-2 app I i ed p I CI I r 1 i r I; Site Plan Concept MAI KA Ji Source: Bickel Group Architecture all n n� Figure 2.2-3 applied, JMercantile Elevations .A r -• n ' ` R k,6 IG �' ,Vow `Source: Bickel Group Architecture I"r n� Figure 2.2-4 app I I ed 0 i i n; i Marketplace Elevations � ��.-_-- Source: Bickel Group Architecture Figure 22-5 L AOL fJ T ' JUN.1111 I I I I I I ! Mu- 9 ISource: Bickel Group Architecture Figure 2.2-6 applie&.1-1 Greenhouse Elevations Source: Bickel Group Architecture Figure 2.2-7 applied, Farmstead Elevations snurw—w . ply—......� ... �� C—, Lrvo 1 source: Bickel Group Architecture n^ Figure 2.2-8 applied Workshop Elevations _46 ,. #T A -i 4 Source: Bickel Lr9W Architecture 0-1 Figure 2.2-9 a p p h e d; .?? Hay Loft Elevations © 2019 Applied Planning, Inc. A pedestrian entrance to the Project site will be located on River Street between the Farmstead and Red Barn buildings. Historical depiction boards (signs) will also be located in this area, providing a logical pedestrian transition from the O'Neill Museum located easterly adjacent to the Project site. Americans With Disabilities Act (ADA) -compliant parking and access pathways will be provided throughout the site. Consistent with the agrarian theme used throughout the Project design, ADA pathways will be earth -toned concrete. 2.2.5 Parking The Project will be enhanced by the synergy that is created by visitors of the Mission of San Juan Capistrano, the Los Rios Historic District, and the downtown area. In recognition of the Commercial Core Planning Area's proximate location to these local attractions, the Project will be developed with approximately 242 parking spaces. On -street parking will also be provided adjacent to the site along improved Paseo Adelanto. These spaces, combined with additional parking in the vicinity, are more than adequate to support the proposed Project. In addition to the provided parking, the Commercial Core Planning Area is also proximate to public parking both within the Los Rios Specific Plan area and within the downtown parking structure, located at the Verdugo Street crossing. The Commercial Core Planning Area also benefits from the adjacent rail station. Both Metrolink and Amtrak provide passenger rail service adjacent to the site. 2.2.6 Lighting Outdoor lighting of Commercial Core Planning Area is an important architectural element, and has been designed to reinforce the agrarian theme, create visual appeal, facilitate safe pedestrian and vehicular circulation, and add to security. Lighting facilities proposed within the Project site would be designed and implemented consistent with Figure 2.2-10 (or similar). Please refer also to Section 4.7.8 for Lighting Guidelines within the Commercial Core Planning Area. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-13 Figure Forthcoming NIC Hor ro suir Source: Studio K1 /i np, Figure 2.2-10 a pp l i ed p Il i n nil n g Lighting Plan © 2019 Applied Planning, Inc. 2.2.7 Signs Signage would be implemented pursuant to the Section 4.7.9, Signage, of this SPA and the River Street Marketplace Master Sign Program, provided as Attachment A to this SPA. Locations of primary signage within the Commercial Core Planning Area are presented at Figure 2.2-11. 2.2.8 Landscape Landscape design serves as the common theme that will create a cohesive integrated development within the Commercial Core Planning Area. Additionally, landscaping acts to visually connect the varying land uses of the area. A California native plant palette would be applied throughout the Commercial Core Planning Area. The preliminary Landscape Plan includes the preservation of a mature Peruvian Torch Cactus and a Coast Live Oak that are considered healthy and will remain in place on the site. Additionally, five Jacaranda trees currently located along the properly line (which overhang the site) will remain in place, unaffected by development of the site. Further, approximately 158 new trees will be added to the site to enhance the appearance of parking areas, provide shade and visual interest, define entry/access points, accentuate site and architectural features, and provide screening. Plant species have been chosen for their drought tolerance, hardiness, and ability to enhance the overall theme of the Project. The plant palette includes deciduous and evergreen trees, shrubs, vines, succulents, and ground covers. The plant palette includes culturally significant plants introduced with the California Missions, and other agricultural species. The use of turf would be limited to the Commons Area, where it can be utilized for passive recreation. Please refer to Section 4.8, Landscape Design, and Figure 4.8-1a and 4.8-1b. Los Rios Specific Plan 2019 Amendment Development Plan Page 2-15 HC wr lv+w r Source: Frontier Investments r�;, Figure 2.2-11 appl iedp I, i €,,n i Sign Locations © 2019 Applied Planning, Inc. 2.2.9 Fencing All fence materials throughout the Commercial Core Planning Area shall be of uniform manufacture with colors specified for the overall design theme. Fencing and gates within the Commercial Core Planning Area shall be designed and implemented consistent with Figure 2.2-12. In summary, a 6 -foot high privacy fence will be located along the easterly boundary of the site, providing privacy to the adjacent residential uses. Consistent with the theme of the River Street Marketplace Project, a split rail fence will be located along the southerly and westerly boundaries of the SPA area. A mixture of split rail gates and retractable bollards will be used to restrict/ prohibit vehicular traffic, as discussed within Section 2.2.4, Access and Internal Circulation. 2.2.10 Mailboxes Mailboxes shall be clustered and installed in locations convenient to the tenants, as shown at Figure 2.2-2, Site Plan Concept. Conceptual mailbox design is illustrated at Figure 2.2-13. 2.2.11 Trash Receptacles and Enclosures Thematic trash receptacles shall be fully enclosed to screen trash bins from view, as illustrated at Figure 2.2-14. Trash enclosure locations are shown at Figure 2.2-2, Site Plan Concept, presented previously. 2.2.12 Infrastructure/Utilities Infrastructure and utilities that would serve the Project site are summarized below. 2.2.12.1 Water/Sewer Services Water and sewer services would be provided to the Project by the City of San Juan Capistrano Water and Sewer Division. Water and sewer service extensions to the Project site would connect to existing facilities, as shown at Figures 2.2-15 and 2.2-16. Wastewater would be conveyed from the Project for treatment at the Jay B. Latham Regional Treatment Plant located in the City of Dana Point. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-17 Jam• Re traelanle Roil aid .. I Histo ical Soc,ely Fence P„vary Fence L// Split Ha,l Gale Spl,l Rail Fence • Privacy Fcncc I 7...n �Fvn• � frM+r �•MG ~4, 5. Spin Rail Gale rrvr. \ 3)SPLI Rail Fence rC NOT TO s.,e Source: SWA Landscape Architect OPrivacy Fence ^moi Figure 2.2-12 applied;_ i;l;?„17; Fencing Plan 3x(0 ",-rKL�SSED PkIu�D �' P - _ i�vu Col-atS 4 Cj"r*ICS G 41 1 t� 141 I � . 1 1 I Source: Bickel Group Architecture ra%n Figure 2.2-13 a p p l i e d h Ii f? t i i l i -I Conceptual Mailbox Design �•ueWiN��r�rp � ii6 �i wom i 1 NY•�! ••• rm 1 �. ... • �`, rani V w TRFAil [ IbftAF Imp N EVATON_ _ T %.EKLOIVB! ROGO, PLAN Source: Bickel Group Architecture -�s�i}li-w - p item [w� � Muir uc TROAH E UMURE MONT ELEVATOR - r 1 r _ - I I 4 YARD I 4 YARD � YARO� i 4 YARD I I I i I F - - - - i XAM 4 YARD 4 YARD I 4 YARD �yL T �IEELriNrR!&P!/LN ��pwM Figure 2.2-14 applied 0 ! ;, 11 ! i l Trash Enclosures fl- 1::1 11 01-1--,: -11 'C1 TROAH E UMURE MONT ELEVATOR - r 1 r _ - I I 4 YARD I 4 YARD � YARO� i 4 YARD I I I i I F - - - - i XAM 4 YARD 4 YARD I 4 YARD �yL T �IEELriNrR!&P!/LN ��pwM Figure 2.2-14 applied 0 ! ;, 11 ! i l Trash Enclosures —A - NC NOT TO S -E Source: Valley Civil Design Group Figure 2.2-15 applied, Water Plan i� N", Kc Source: Valley Civil Design Group =1.~^'x��- ~—•kms r- n^ Figure 2.2-16 applied, J Sewer Plan © 2019 Applied Planning, Inc. 2.2.12.2 Storm Water Management Systems The Project storm water management system comprehensively includes proposed drainage improvements, and facilities and programs which act to control and treat storm water pollutants. Preliminary storm water management system concepts would direct storm water runoff from the developed Project site to on-site retention and bio -treatment areas. Treated storm waters would be released in a controlled manner to existing storm drains. The drainage concept for the SPA area is presented at Figure 2.2-17. A Storm Water Pollution Prevention Plan (SWPPP) would be implemented, consistent with the requirements of the City's National Pollutant Discharge Elimination System (NPDES) Permit and other water quality requirements or storm water management programs specified by the Regional Water Quality Control Board (RWQCB). In combination, implementation of the Project SWPPP, Water Quality Management Plan (WQMP) and compliance with NPDES Permit and RWQCB requirements act to protect City and regional water quality by preventing or minimizing potential storm water pollutant discharges to the watershed. 2.2.12.3 Solid Waste Management It is anticipated that Project -generated solid waste would be conveyed by existing service providers to proximate Orange County landfills. The landfill nearest the Project site is the Prima Deshecha Landfill, located at 32250 La Pata Avenue, San Juan Capistrano, approximately 3 miles easterly of the Project site. The California Integrated Waste Management Act under the Public Resources Code requires that local jurisdictions divert/recycle at least 50 percent of all solid waste. Additionally, as of July 1, 2012, the State of California requires that all businesses that generate four cubic yards or more of refuse per week implement a recycling program. This requirement is set forth in Assembly Bill 341, passed by the California legislature in October 2011. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-23 - - - - - - - - - - Kc r. Ner tO SC4LE Source: Valley Civil Dfiwgn Group e -P r'111^ Figure 2.2-17 applied 'h Drainage Plan © 2019 Applied Planning, Inc. The City remains committed to its existing waste reduction and minimization efforts pursuant to the California Integrated Waste Management Act and AB 341. Compliance with the California Integrated Waste Management Act and AB 341, as implemented by the City, would be required of the Project. 2.2.12.4 Electricity Electrical service to the Project would be provided by San Diego Gas & Electric (SDG&E). New lines installed pursuant to the Project would be placed underground. Alignment of service lines and connection to existing services would be as required by SDG&E. Surface - mounted equipment, such as meters, and service cabinets would conform to building setback requirements outlined in this SPA. To allow for, and facilitate, Project construction activities, provision of temporary SDG&E electrical services improvements would be required. The scope of such temporary improvements is considered to be consistent with, and reflected within the total scope of development proposed by the Project. Similarly, potential environmental impacts resulting from the provision of temporary SDG&E services would not be substantively different from, or greater than, impacts resulting from development of the Project in total. 2.2.12.5 Natural Gas Natural gas service would be provided by the Gas Company. Existing service lines would be extended to the Project uses. 2.2.12.6 Communications Services Communications services, including wired and wireless telephone and internet services are available through numerous private providers and would be provided on an as -needed basis. As with electrical service lines, all existing and proposed wires, conductors, conduits, raceways, and similar communications improvements within the Project area would be installed underground. Any necessary surface -mounted equipment, e.g., terminal boxes, meters, service cabinets, etc., would be screened and would conform to building setback requirements outlined in this SPA. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-25 © 2019 Applied Planning, Inc. 2.2.13 Fire Protection and Police Protection Services Police and fire protection services are currently available to the Project site, and are described below. ■ Fire Protection Services: Fire protection services are provided under contract with Orange County Fire Authority (OCFA). The OCFA provides rescue, fire prevention, fire investigation, hazardous materials response, public information/education, paramedic and ambulance transport services. • Police Protection Services: Police protection services are provided under contract with Orange County Sheriff's Department (OCSD). The OCSD provides law enforcement services that include patrol, investigations, traffic enforcement, community support, drug education, parking control, and crime prevention. 2.2.14 Schools, Parks and Other Public Services The City also provides or facilitates provision of a range of other services that would be generally available to the Project patrons and employees. These services include, but are not limited to: educational services, library services, arts and entertainment, and human services. These services and associated facilities are generally programmed and implemented in response to residential development and demands of resident populations. The Project facilities would not substantively affect the City's resident population. As such, facilities proposed by the Project would not affect schools, parks, or other public services or their availability. 2.2.15 Energy Efficiency/Sustainability Energy-saving and sustainable design features and operational programs would be incorporated into all facilities developed pursuant to the Project including, the California Green Building Standards Code (CALGreen; CCR, Title 24, Part 11) as implemented by the City of San Juan Capistrano. The Project also incorporates and expresses the following design features and attributes promoting energy efficiency and sustainability. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-26 © 2019 Applied Planning, Inc. • Redevelopment and revitalization of the subject site as proposed by the Project promotes efficient use of scarce real property. Further, redevelopment and reuse of the subject site supports sustainable and efficient use of resources by taking advantage of currently available utilities and public services. • To reduce water demands and associated energy use, the Project uses would be required to implement a Water Conservation Strategy and demonstrate a minimum 20 percent reduction in indoor water usage when compared to baseline water demand (total expected water demand without implementation of the Water Conservation Strategy).' Project uses would also be required to implement the following: • Landscaping palette emphasizing drought -tolerant plants consistent with provisions of the State Model Water Efficient Landscape Ordinance and/or City of San Juan Capistrano requirements; ■ Use of water -efficient irrigation techniques consistent with City of San Juan Capistrano requirements; • U.S. Environmental Protection Agency (EPA) Certified WaterSense labeled or equivalent faucets, high -efficiency toilets (HETs), and other plumbing fixtures. 2.2.16 Construction Traffic Management Plan Temporary and short-term traffic detours and traffic disruptions could result during Project construction activities including implementation of access and circulation improvements noted above. Accordingly, the Project Applicant would be responsible for the preparation and submittal of a construction area traffic management plan (Plan). 1 Reduction of 20% indoor water usage is consistent with the current CalGreen Code performance standards for residential and non-residential land uses. Per CalGreen, the reduction shall be based on the maximum allowable water use per plumbing fixture and fittings as required by the California Building Standards Code. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-27 © 2019 Applied Planning, Inc. Typical elements and information incorporated in the Plan would include, but would not be limited to: • Name of on-site construction superintendent and contact phone number. • Identification of Construction Contract Responsibilities - For example, for excavation and grading activities, describe the approximate depth of excavation, and quantity of soil import/export (if any). • Identification and Description of Truck Routes - to include the number of trucks and their staging location(s) (if any). • Identification and Description of Material Storage Locations (if any). ■ Location and Description of Construction Trailer (if any). • Identification and Description of Traffic Controls - Traffic controls shall be provided per the Manual of Uniform Traffic Control Devices (MUTCD) if the occupation or closure of any traffic lanes, parking lanes, parkways or any other public right -of way is required. If the right-of-way occupation requires configurations or controls not identified in the MUTCD, a separate traffic control plan must be submitted to the City for review and approval. All right-of-way encroachments would require permitting through the City. ■ Identification and Description of Parking - Estimate the number of workers and identify parking areas for their vehicles. • Identification and Description of Maintenance Measures - Identify and describe measures taken to ensure that the work site and public right-of-way would be maintained (including dust control). Los Rios Specific Plan Development Plan 2019 Amendment Page 2-28 © 2019 Applied Planning, Inc. The Plan will be provided as part of the submittal of the grading permit. The Plan and its requirements would also be provided to all contractors as one required component of building plan/contract document packages. 2.2.17 Offsite Improvements The following traffic and circulation improvements will be implemented by the Project. ■ The addition of a 2nd left turn lane eastbound Del Obispo to northbound Paseo Adelanto; The widening of the west side of Paseo Adelanto from the southern property line to the intersection with River Street; and • The installation of a traffic circle at the intersection of Paseo Adelanto and River Street. 2.3 PROJECT OPENING YEAR Pending public workshops and hearings, construction of the Project is anticipated to begin in early 2021 and the opening year for the Project is scheduled for mid -2021. 2.4 PURPOSE AND OBJECTIVES 2.4.1 Purpose This Specific Plan Amendment comprehensively describes the land uses planned for the Commercial Core Planning Area. The adoption of this SPA defines the development regulations, requirements, and design guidelines governing development of the site. This SPA is designed to address the following guiding planning principles: • Connectivity among land uses within the SPA area with the surrounding San Juan Capistrano community. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-29 © 2019 Applied Planning, Inc. • Bicycle and pedestrian accessibility and mobility to encourage alternative modes of travel. • Sustainable development practices addressing energy efficiency. 2.4.2 Objectives The primary goal of this SPA is the redevelopment of the subject site with a complementary mix of commercial and office facilities. Supporting objectives include the following: • Privately transition and repurpose the Project site. • Establish contemporary family-oriented uses, with resulting fiscal benefits to the City of San Juan Capistrano. Benefits would include new sales tax revenues and increased property tax revenues. ■ Enhance the visual attributes of the Project site and the greater Los Rios area. • Provide facilities that are responsive to community needs and that are compatible with proximate land uses. • Implement employment -generating land uses that would create new jobs available to City residents. ■ Provide a stand-alone regulatory vehicle that will entitle the Project entirely without the need for future hearings and permits. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-30 Section 3 Development Regulations Section 3 Development Regulations 3.1 INTRODUCTION The provisions contained herein will regulate design and development within the Commercial Core Planning Area. 3.2 DEFINITION OF TERMS The meaning and construction of words, phrases, titles, and terms shall be the same as provided in the City of San Juan Capistrano Municipal Code, unless otherwise specifically provided herein. 3.3 APPLICABILITY The development regulations contained herein provide specific standards for land use development and general landscaping development standards within the Commercial Core Planning Area. Application of these regulations is intended to encourage the most appropriate use of the land, ensure the highest quality of development, and protect the public health, safety, and general welfare. Whenever the provisions and development standards contained herein conflict with those contained in the City of San Juan Capistrano Municipal Code or the Los Rios Specific Plan, the provisions of this Specific Plan Amendment (SPA) shall take precedence. Where this SPA is silent, the Los Rios Specific Plan shall apply. These regulations shall reinforce specific site planning, architectural design, and landscape design guidelines contained in SPA Section 4, Design Guidelines. This document provides the sole source of City regulations and guidelines for the development of the Commercial Core Planning Area. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-1 © 2019 Applied Planning, Inc. 3.4 ADMNISTRATION This SPA, upon adoption, will serve as the implementation tool for the development of the Commercial Core Planning Area of the Los Rios Specific Plan. The SPA Development Regulations address general provisions, permitted uses, and development standards for the Project site. 3.5 IMPLEMENTATION a) This document represents the River Street Marketplace in its entirety. Approval of this Los Rios Specific Plan Amendment (SPA) represents approval of the River Street Marketplace Project and no further discretionary approvals will be necessary or required. Municipal Code requirements for subsequent permits such as tree removal permits, flood plain permits, and similar types of permits are waived with the approval of the SPA. b) The discretionary review process for the approval of the SPA (and subsequent modifications or future redevelopment of the site) shall be undertaken in a linear review process. That is, the project will be proceed through the review process (Development Review Committee, Planning Commission and City Council) and not be remanded for further study by a previous reviewing body. C) Approval of this SPA will preempt and replace all standards, criteria, and procedures for review including, without limitation, permit procedures and other requirements of Title 9 of the Municipal Code. This SPA is intended to fully occupy the field of zoning regulations applicable to the Project site and is to be interpreted liberally to effectuate its purpose and intent. d) Development within the Project site shall be subject only to this Commercial Core section of the Los Rios Specific Plan, as established herein. Whenever the provisions contained herein conflict with the City of San Juan Capistrano Municipal Code, the provisions of the Commercial Core Planning Area shall take precedence. e) The Development Services Department shall review development plans and maps, grading, landscape, signage, infrastructure plans and parcel and tentative /parcel maps for substantial conformance with the requirements of this SPA. Upon approval of this SPA and the associated maps and plans, all subsequent reviews Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-2 © 2019 Applied Planning, Inc. may be ministerial and conducted using a Substantial Conformance Review Procedure, as described below. Substantial Conformance Review Procedures • The purpose of the Substantial Conformance Review process is to provide an administrative review/approval process to permit minor modifications to the literal application of this SPA without the need to prepare an amendment to the Los Rios Specific Plan. • The Director of Development Services shall have the authority to interpret minor changes to building footprints, standards, guidelines, land uses, colors, materials and any language ambiguity that arises during the development and operation of the River Street Marketplace Project. The Director can also effectuate changes in land uses from one building to another, as long as the maximum square footages presented at Table 2.2-1 of this SPA are not exceeded. • The Substantial Conformance Review process commences upon the City receiving written request by the Owner. Upon receipt, the Director of Development Services or their designated appointee, shall conduct an internal review of the plans or any requested modification and determine whether the change is similar to SPA requirements and consistent with the "goals and vision" of this SPA. The Director of Development Services will also attest that the request does not materially alter the findings of the environmental impact report. • All Substantial Conformance Review findings by the Development Services Director can be appealed to the Planning Commission. The Planning Commission shall provide the final determination/resolution of the matter. 3.6 COMMERCIAL CORE STANDARDS This section sets forth the development regulations for development within the Commercial Core Planning Area. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-3 © 2019 Applied Planning, Inc. 3.6.1 Permitted Uses Table 3.6-1 presents the uses that are permitted within the Commercial Core Planning Area. Table 3.6-1 Permitted Land Uses Within the Commercial Core Planning Area of the Los Rios Specific Plan Land Use Status Retail sales and storage of plants, trees, shrubs and other nursery items; farmers' market items such as fruits and vegetables sold from temporary open-air Permitted stands; arts and crafts display and sales; outdoor ceramics. Non -retail uses such as greenhouse, crop and tree Permitted farming, wholesale nursery. Passive park and recreational uses, such as picnicking, arts and crafts workshops, and cultural Permitted performances. Eating and drinking establishments. Permitted Food and beverage production, retail sales and tasting (such as brewpub, distillery, wine making, Permitted olive oil, and coffee roasting for on- and off-site consumption). Marketplace (such as small scale grocery, produce, meats, cheese, bread, pasta, oils, flowers, food -to - Permitted go, wine, beer, craft alcohol, and other similar grocery uses within an enclosed building). General office uses (such as business professional, real estate, travel agencies, banks, savings and loan, Permitted credit unions, and similar types). Recreation and leisure uses, including but not limited to fitness centers, individual or class fitness Permitted training, yoga, pilates. Kiosks for sales of specialty retail, food, and service Permitted items. Live Music (amplified and unamplified, within an Permitted Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-4 © 2019 Applied Planning, Inc. Table 3.6-1 Permitted Land Uses Within the Commercial Core Planning Area of the Los Rios Specific Plan Land Use Status enclosed building until 10 PM) 0.23 Live music (non -amplified outdoor until 9:30 PM) Permitted Live Music (amplified outdoor) Conditionally Permitted or Special Use Permit The following uses are expressly prohibited within the Commercial Core Planning Area: • Vape shops, cigarette shops; • Drive-through restaurants; • Small convenience markets (such as 7-11); and • Large format discount department stores, specifically stores with fixed product pricing (such as a dollar store). For the purposes of this prohibition, large format is defined as a store in excess of 25,000 square feet. 3.6.2 Development Standards Table 3.6-2 contains development standards that shall apply to all development within the Commercial Core Planning Area. Table 3.6-2 Commercial Core Planning Area Development Standards Minimum Lot Size 30,000 square feet Maximum Development Floor Area Ratio 0.23 Minimum Building Setbacks Northern 10' Southern 40' Eastern 10' Western 10' Minimum Landscape Coverage 13 percent Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-5 © 2019 Applied Planning, Inc. Table 3.6-2 Commercial Core Planning Area Development Standards Maximum Building Height 35' Perimeter Walls and Fences Maximum six (6) feet in height Loading areas shall be screened from adjacent Screening public streets and residential uses through the use of landscaping and/or decorative walls or fencing. Storage, including cartons, containers, materials or trash shall be shielded from view within a building or enclosed by a fence or wall not less than six (6) feet in height. Ground level and roof mounted equipment and utility boxes shall be screened from public view by landscaping, a parapet wall, enclosure, or other architectural element. Exterior lighting shall be shielded and directed Lighting away from adjacent uses, especially residential uses. Utilities All utility lines shall be installed underground. 3.6.3 Parking Standards Parking shall be provided consistent with Section 2.2.5 this SPA. In summary, approximately 242 parking spaces shall be provided. On -street parking shall also provided adjacent to the site along Paseo Adelanto. 3.7 LANDSCAPE CONCEPTS 3.7.1 General Provisions 1. All landscaping for streetscapes and monumentation shall conform to Section 4, Design Guidelines, of this SPA. 2. The landscape improvements for the Commercial Core Planning Area shall establish a landscape theme reminiscent of the historic landscape character of the surrounding area. 3. Installation of landscaping and automatic irrigation will be provided by the Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-6 © 2019 Applied Planning, Inc. property owner (where applicable) and maintained in a healthy condition at all ' times. Sensitive native landscaping shall receive custom watering services. The property owner shall be responsible for the installation of full landscape improvements. Areas not used for hardscape shall be planted. All landscape plans shall be reviewed and approved by the City at the time of SPA review. 4. All manufactured and cut/fill slopes exceeding three (3) feet in height shall be planted with an effective mixture of ground cover, shrubs, and trees. Such slopes shall also be irrigated with efficient irrigation equipment and treated with an appropriate erosion control method. 3.7.2 Landscape Principles 1. Landscape design and irrigation systems shall be water efficient to conserve water and provide environmental benefits. 2. Landscaping shall be drought tolerant and maximize water efficiency. 3. Provide a mix of evergreen and deciduous shade trees to create pleasant, walkable outdoor spaces and reduce heat gain on paving and buildings. 4. Create gateways with plant material that identify the various internal destinations within the Commercial Core Planning Area. 5. Use landscaping in focal points, seating areas, and screening in appropriate areas. 6. Landscape areas shall be designed to provide opportunities for storm water infiltration and retention to recharge groundwater and improve water quality. 7. Use low water groundcovers and shrubs instead of turf wherever possible. S. Canopy shade trees shall be used to reduce the heat island effect and improve air quality. 9. Design adequate landscape space to provide screening for trash enclosures and utilities. 10. Automatic irrigation systems (where applicable) are to be water efficient, appropriate for the landscape hydrozones, and provide 100 percent coverage. 11. Decorative hardscape materials shall enhance the architecture and outdoor experience. 3.7.3 Landscape Standards Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-7 © 2019 Applied Planning, Inc. 1. Landscaping within the Commercial Core Planning Area shall be provided in accordance with the Design Guidelines utilizing plant materials (or similar) suggested on the Plant Palette (SPA Figures 4.8-1a and 4.8-1b) established for the Commercial Core Planning Area. 2. Boundary landscaping will be required where Commercial Core Planning Area is adjacent to residential uses. 4. Freestanding perimeter walls and fencing shall be provided within, and at the perimeter of the Commercial Core Planning Area as specified at Section 2.2.9 of this SPA. 5. Non-toxic, non-invasive vegetation shall be utilized within the Commercial Core Planning Area and adjacent to all public streets and open space areas. 3.8 SIGNAGE All Commercial Core Planning Area signage shall conform to the Master Sign Program presented as Attachment A of this SPA. Refer also to Figure 2.2.11, presented within SPA Section 2, and the Signage Design Guidelines (Section 4.7.9) contained within Section 4, Design Guidelines. 3.9 LIGHTING Refer to Figure 2.2-10, presented within SPA Section 2, and the Lighting Design Guidelines (Section 4.7.8) contained within Section 4, Design Guidelines. 3.10 FENCING Refer to Figure 2.2-12, presented within SPA Section 2, and the Screening Walls and Fences Design Guidelines (Section 4.7.2) contained within Section 4, Design Guidelines. 3.11 TRASH RECEPTACLES AND ENCLOSURES Thematic trash receptacles shall be fully enclosed to screen trash bins from view. Refer to Figure 2.2-14, presented within SPA Section 2. 3.12 MAILBOXES Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-8 © 2019 Applied Planning, Inc. Mailboxes shall be clustered and installed in locations convenient to the tenants, consistent with Figures 2.2-2 and 2.2-13. Los Rios Specific Plan 2019 Amendment Development Regulations Page 3-9 Section 4 Design Guidelines Section 4 Design Guidelines 4.1 INTRODUCTION San Juan Capistrano is Orange County's oldest community. The Project area is rich in history, notable features include the Los Rios Historic District, the Capistrano Train Depot, and the Mission of San Juan Capistrano. These Design Guidelines pay homage to the areas agrarian history and provide guidance for the subsequent development. Themed buildings and an earth -toned color palette are some of the components that will assure the Project reflects the history of the surrounding area and the city of San Juan Capistrano, in general. 4.2 ARCHITECTURAL CONTEXT These Design Guidelines are to be used as a tool to ensure the character and design quality anticipated for the Commercial Core Planning Area. The Guidelines express objectives and approaches rather than formulas and standards, allowing certain architectural creativity and flexibility. The images and sketches illustrated are intended to be used as visual aids in understanding the architectural design intent. These Guidelines are organized into the following sections: 4.3 Architectural Principles 4.4 Design Objectives 4.5 Architectural Style 4.6 Massing 4.7 Materials & Finishes 4.8 Landscape Design Los Rios Specific Plan 2019 Amendment Design Guidelines Page 4-1 © 2019 Applied Planning, Inc. 4.3 ARCHITECTURAL PRINCIPLES Architectural design should provide for high quality design and construction. • Building design should consider the overall community and incorporate appropriate scale and proportion to all buildings. ■ The articulation of all sides of the building should be implemented to create visual variety. The development should be sustained over time. • Architectural styles should reflect Southern California interpretations of historic architecture. • Structures should incorporate genuine architectural details and decorative features. Architectural design should relate to human scale. • The location of doors and windows should consider indoor/outdoor relationships. ■ Building massing over one story should incorporate a variety of form and material. • Building form and articulation should reinforce entries, common areas and walkways. Building design should be sensitive to climatic conditions and context. • Building elevations should consider sun orientation by including shaded and sheltered areas. • Building designs should incorporate spaces that encourage outdoor use to take advantage of temperate climatic conditions. Architectural design should incorporate materials and techniques that are cost effective. • The use of building materials should reflect the implementation of efficient construction methods. • Building elevations should include compatible window and doors sizes that create a consistent design theme. • Construction techniques should incorporate the use of standard components and dimensions. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-2 © 2019 Applied Planning, Inc. 4.4 DESIGN OBJECTIVES • Interpret architectural styles that are authentic and reflect the historical character of the region. ■ Utilize materials and colors that reinforce the overall design theme. • Reinforce the visual importance of building entries and gathering areas. • Provide an overall character that is compatible with the adjacent residential uses. 4.5 ARCHITECTURAL STYLE The architectural character within the Commercial Core Planning Area shall focus on a contemporary agrarian style. The colors and materials of this style shall complement the overall design. Representative colors and materials are presented at Figure 4.5-1. Additional colors and materials that are harmonious to those presented may also be used within the Project. Massing: • Simple massing with assembled forms and varied roof forms. • Use of geometric building forms. ■ Inset balconies and upper level setbacks enhance the simple massing and provide individual architectural character. General Design and Materials: • Use of agrarian -style building materials, such as wood siding and corrugated metal, is encouraged. • Primary colors shall be earth -toned. • Non -earth tones are acceptable as accent colors. • Large, simple roof planes. • Extended roof overhangs. • Large barn doors and roll -up garage up doors in keeping with the agrarian theme are permitted. • Simple steel cable railings. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-3 Source: Bickel Group Architecture n l'4n Figure 4.5-1 applied Color & Material Board © 2019 Applied Planning, Inc. Roof Materials and Forms: • Low-pitched roofs, barrel roofs or flat roofs with screening parapets. • Gables and hip roofs appropriate. • Metal roofs allowed reinforcing building character. Detail Elements: • Natural materials. • Exposed corbels or rafter tails. • Arched openings. ■ Mitered corner windows allowable. • Recessed windows encouraged. • Metal accent -work evident in overhangs, shade structures and railing. 4.6 MASSING PRINCIPLES This section provides suggestions for creating areas that have interesting and aesthetically pleasing building forms that are proportionate to a human -scale and inviting to the pedestrian. 4.6.1 General Elements The general elements of building massing include: ■ Front Articulation. • Rear Articulation. • Roof Form. • Balconies and Projections. • Building OffsetsNariable Setbacks. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-5 © 2019 Applied Planning, Inc. Objectives: • Incorporate single -story elements at focal elements whenever feasible. • Avoid large flat two-story walls • Minimize visual impact of utilitarian components. 4.6.2 Front Articulation Intent: Through the appropriate use of materials and colors, the front elevation of a building is an important element in creating a sense of arrival. Close attention shall be placed on how the building relates to the human scale. Emphasis on location and entry designs will provide an attractive street appeal. Emphasis on a variety of building massing will create a diverse street scene. Guidelines: • Building massing should reflect the architectural style. ■ Building details such as doors and windows should be in proportion to the overall massing. • Front elevations for two-story buildings should incorporate a single -story design element, if feasible. • Recessed multi -story elements should create human -scale buildings. • Massing elements should project enough to avoid elevations that appear to be "tacked on." 4.6.3 Rear and Side Articulation Intent: Special attention shall be given to the design of those building elevations adjacent to or in close proximity of adjacent land uses, roadways, open spaces, or intersections. Whether viewed from distant or close range, massing requirements shall be implemented to ensure architectural interest to rear and side elevations. Generally, repetitious elements such as continuous building planes and continuous gable forms are to be avoided. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-6 © 2019 Applied Planning, Inc. Guidelines: + Architectural massing and articulation should be consistent with the architectural style of the building. Building footprints shall incorporate projections and/or offsets that extend from the main wall plane, to provide architectural interest. • Buildings located directly adjacent to roadways, intersections, and open spaces should be given particular attention in their rear articulation, to minimize long expanses of flat walls. 4.6.4 Accessory Structures and Parking Areas Intent: Accessory structures, such as storage or trash enclosures, should be designed to reinforce the architectural style of the primary buildings. Guidelines: • Detached structures, associated with a development shall be designed to match the style, detail and massing criteria of the primary buildings. • Parking areas should include landscape features that serve to minimize the "heat island effect." 4.6.5 Roof Form/Pitch Intent: Roof form is another important design element as it relates to the character of the building, observed from both the external edges and inside the Project area. Providing a variety of roof forms enhances the overall architectural theme and creates a positive visual edge. Guidelines: • Roof forms/pitch should reinforce the architectural style of the buildings. • Roofs shall be composed of simple roof forms. • Primary roof forms should be gable or hip designs. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-7 © 2019 Applied Planning, Inc. • Parapet roof forms are acceptable in order to screen utilitarian roof elements. + Roofs shall vary in massing along street scene and open spaces. • Changes in the primary roof (ridge) orientation are encouraged. 4.6.6 Balconies and Projections Intent: As part of the overall design of a two-story building, balconies and projections provide relief and interest at the upper floors. Additionally, these elements create ideal outdoor spaces. Guidelines: • Balconies and projections shall proportionally complement and be integrated into the overall massing of the building. • Balcony railings should be consistent with the architectural style. 4.7 MATERIALS AND FINISHES 4.7.1 Introduction Architectural materials and detailing are central elements to creating a cohesive Commercial Core. Appropriate focus should be given to the architectural elements and details. The general elements comprising the materials and details of a building are: • Screening Walls and Fences. • Doors and Windows. • Roofing Materials and Details. ■ Fascias, Eaves & Rakes. ■ Accent Materials. • Exterior Color. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-8 © 2019 Applied Planning, Inc. 4.7.2 Screening Walls and Fences Screening walls and fences should be consistent with the architectural style and materials used throughout the Project. Appropriate use of landscaping, including the variation of landscape materials, shall be incorporated to alleviate long expanses of uninterrupted walls or fences. The following attractive, durable materials shall be used. Allowed Materials: w Wood. • Exposed masonry walls (brick, slump block, river rock, etc.). • Metal accents (may use simulated materials). Guidelines: • Wall and fence materials should reflect the architectural style of the building. • Masonry elements and accents should relate to the building forms and not appear as an applied veneer. 4.7.3 Accent Materials Accent materials promote individuality and ensure diverse character within the Project area. Accents may be used to reinforce the overall architectural theme. Guidelines: • Accent materials should complement the overall color and style of the building. • Accent materials shall terminate at inside corners of the building and be wrapped to coincide with an architectural element. • Architectural trim applied to all building elevations should be consistent with front elevation of the building. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-9 © 2019 Applied Planning, Inc. 4.7.4 Doors and Windows The design and detail of the doors and windows reinforce the architectural style and are key elements in the composition of the exterior elevation of the building. Guidelines: • Door designs shall be consistent with the architectural style of the building. • Large barn doors and roll -up garage doors are permitted in keeping with the agrarian theme. • Alignment and proportions of windows shall be appropriate to the architectural style of the building. • All windows are to be consistent with the architectural style of the building. • Highly reflective glazing is not permitted. 4.7.5 Roofing Materials and Details Roofing materials as well as roof forms, pitch and design details are integral elements that reinforce the agrarian architectural style. Proposed roofs should be reflective of the architectural style of the building. Guidelines: • Standing seam metal roofs painted in non -reflective neutral colors are permitted. • Rustic cedar shake roofing is permitted. • Eave, fascia and rake proportions are to reflect and/or relate to the buildings architectural style. • Exposed rafter tails shall be a minimum of 4". ■ Wood fascias and rafters shall be painted or stained to reinforce the style of the building. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-10 © 2019 Applied Planning, Inc. 4.7.6 Color Intent: Exterior colors are important to establishing a sense of neighborhood and help reinforce the architectural style of the building. The application of color should reinforce the material that is painted. Colors that are derived from nature are encouraged. Guidelines: ■ Color shall contribute to distinguishing the overall architectural style of the building. • Color and hue variation should be provided to create diversity within the Commercial Core Planning Area. • Roof colors should be consistent with the architectural style. • Colors should reflect the natural hues found in Southern California. 4.7.7 Utilitarian Design Elements Intent: Design elements that are utilitarian in nature should be designed as integral features that support the intended architectural style. Guidelines: • Exposed gutters and downspouts shall match roof or wall color. • Faux copper patina is acceptable. • Unscreened rooftop mechanical equipment is prohibited. Is Air conditioning/heating equipment shall be screened from neighboring views and the street. • Meters shall be screened from public view to the extent possible. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-11 C 2019 Applied Planning, Inc. 4.7.8 Lighting Intent: Outdoor lighting of Commercial Core Planning Area is an important architectural element that shall reinforce the agrarian theme, create visual appeal, facilitate safe pedestrian and vehicular circulation, and add to security. Guidelines: • Lighting permitted within the Commercial Core Planning Area shall include a mixture of security, task, accent, and ambient lighting. • All outdoor lighting shall feature cutoff devices as appropriate and be focused, directed, and arranged to minimize glare and "spill over' to adjoining properties. • Low intensity, energy -conserving night lighting is preferred. • All lighting fixtures shall be from the same, or complementary, family of fixtures with respect to design, materials, fixture color, and light color. • Pole lighting shall be used within the parking areas, drive aisles, and along pedestrian corridors provide adequate illumination for safety. • Building -mounted lights and sconces are permissible for general illumination on building fagades, so long as the light is directed downward and concentrated so "spill over" to other properties does not occur. • Exterior lights should be used to accent entrances, gathering spaces, and special features. • Ambient tree lanterns and festoon lighting may be used within pedestrian corridors and gathering spaces. • Trees and other landscape features may be illuminated by concealed up -light fixtures. The angle of the up -light should be no more than 25 degrees. • All electrical meter pedestals and light switch/control equipment shall be located with minimum public visibility if possible or shall be screened with appropriate plant materials. • Neon and similar types of lighting are prohibited in all areas of the Commercial Core Planning Area. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-12 © 2019 Applied Planning, Inc. 4.7.9 Signage Intent: The purpose of these sign guidelines is to promote an overall "sense of place" through signage that is architecturally integrated and visually interesting. Guidelines: All signage shall comply with the guidelines set forth within the Master Sign Program developed for the Commercial Core Planning Area, presented as Attachment A to this SPA. • To identify the Project with elements that convey a distinct character which enhances the collective agrarian architectural theme. • To offer varied and creative tenant signage through application of imaginative design treatments and distinctive logos and type styles. • To incorporate an environmental communication system categorized by sign types: identity, direction, information, regulation, and special amenities. • To clearly identify vehicular entry points and to direct vehicles to designated parking areas. • To enhance the pedestrian experience through the design of way finding components: directories, directional signage, and destination identifiers. • To establish the tenant sign criteria to serve as the basis of the leaseholder submittal process for the review and approval of tenant sign proposals. • All signage shall be designed to be durable, minimize maintenance, be energy efficient, and vandal resistant. 4.8 LANDSCAPE DESIGN Landscape design serves as the common theme that will create a cohesive integrated development within the Commercial Core Planning Area. Additionally, landscaping acts to visually connect the varying land uses of the area. Plant species have been chosen for their drought tolerance, hardiness, and ability to enhance the overall theme of the Project. The Plant Palette includes deciduous and evergreen trees, shrubs, vines, succulents, and ground covers. The plant palette includes Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-13 © 2019 Applied Planning, Inc. culturally significant plants introduced with the California Missions, and agricultural species illustrated at Figures 4.8-1a and 4.8-1b. The Plant Palette is a suggested list, other plants with similar characteristics may be used. The use of turf shall be limited to the Central Green, where it can be utilized for passive recreation. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-14 LARGE HERITAGE TREE t PLATANUS RACEIAOSA CALIFORNIA SYCAMORE PINUS TORREYANA TORREY PARE QUERCUS AGRIFOUA COAST LIVE OAK Aft. QUERCUS ENQE MAIM PASADENA OAK PARKING LOT TREE PLATANUS RACETWSA CAUFORNA SYCAMORE GROVE & POTTED TREE CITRUS SPP LEMON. ORANCE. ETC - Source: SWA SITE TREE CHILOPSIS LINEARIS DESERT VA LOW . 4k. PARKINSONNIA'DESERT MUSEUM' PALO VERDE 'NSERI MUSEUM' ARCTOSTAPHYLOS SPP. MANZANITA PLATANUS RACEMOSA CALIFORNIA SYCAMORE r� POPULUS FREMCHTII FAEMGNrS COTTONWOOD n^ applied:. SCREENING HEDGE ARCTOSTAPHYLOS SPP. MANZANITA CEANOTHUS 'CONCHA' CONCHA CFANOTHUS CE W FWS 'RAY HARTMAN' RAY HARTMAN CEANOTHUS S HETEROMELLS ARBUWO IA TOYON MALOSBA UWRNARA LAUREL SUMAC MYRICA CNEORMLCA CALIFORNIA WAX MYRTLE RHOS INTEGIFOUA LEMONADEBERRY SHRUBS ARCTOSTAPHYLOS 'CANYON SPMX1E• 'CANYON SPARKLE MANZANITA AGAVE SHAN COASTAL AGAVE w,.ls ARMANSIA I%YfORNICA 'MONTARA' CALIFORNIA SAGEBRUSH BOUGAINVILLEA SPP. BOUGAIRVIMA CEANOTHUS 'YANKEE POMNr YANKEE POINT CEANOTHUS CN 5 I dh'r� s�T OUDLEYA SPP. DUINEYA ENCELIA FARNOSA BRITTLEBRUSH EPILOBIUM CAIFORNIMM CALIFORNIA FUSCHIA a ERIOGDNUM ARBORESCANS SANTA CRUZ ISLAND BUCKWHEAT SHRUBS ERLGERON GIAUCUS REACH ASTER GAVEZIA JUACEA 'GRAN CANON' GRAN CANON BAJA BUSH SNAPDRAGON GN.Wak ,ANC'EA T'LILTA BANBA' C:,N'A BNIAAA BAJA BUSH SNAPORAWN 1. GALVEZIA SPECIOSA 'FIRECRACKER' FIRECRACKER BAJA BUSH SNAPDRAGON HEUCHERA MAXYA ISLAND ALUM ROOT LUPINUS ALWRONS SILVER BUSH LUPINE PENSTEMON SPP, BEAROTONGIE Figure 4.8-1a Plant Palette SHRUBS 0 MIAI MS CALIFORIPCA T,EA11417 LEAr tUTH R ICAs UNIONAI)EKARIF SALVIA LEUCOPHYLLA 'AMETHYST BLUFF' PURPLE SAGE SALVIA APIANA WHITE SAGE BEET BILSS 5AOE SALVIA 'POINT SAL' POINT SAL SAGE MnACO CAI �(i0 rA tA>M1A •;k:if-MiXI SPHAERALCEA AMINGUA DESERT MALLOW LUPINUS ARBONEUS YELLOW BUSH LUPINE Source: SWA ORNAMENTAL GRASSES ARISTIDA PURPUREA PVIRPLE ISM AWN 0 FESTUCA CAUFORNICA CALIFORNIA FESCUE Ar JUNCUS PATENS CALIFORNIA CRAY RUSH MEUCA IMPERFECTA LITTLE CALIFORNIA MEUC MUHLENBER(IA RKFNS DEERGRASS NASELiA PULCHERA PURPLE NEEDLECRASS VINES BOUGNNMLLEA SPP BOUGAINVILLEA CALYSTEGIA MACROSTEGIA 'ANACAPA PINK' ANACAPA PINK ISLAND MORNING GLORY GROUND COVER ADENGSTOMA FASCiWUTUM'NICOIAS' PROSTRATE CHAMISE CEANOTHUS MARITWAIS MARITIME CEANDINUS t 'J a • IES.9NGIA 'SIL WR CARPET' SILVER CARPET SALVIA MELLIFERA 'TERRA SECA' IFMA SECA RACK SAGE 0 SALVIA MiELLMA'JAM CNPEr JARS CARPET BLACK SAGE TURF AGROSTIS PATENS SAN OECD BENTGRASS FESTUCA ARUNOINACEA 'MARATHON II' MARATHON m HERB GARDEN CORIANDRUM SATIWM CORIANDER IAVMIDULA X NMZMERA 7AOYW BLUE LAVAFAIIN OCMUM BASIUCUM SWEET BASK ORIGANUM MAJORANA MAJORUM ORIGANUM VULGARE OREGANO PETROSFUEANI CRISPUM PARSLEY ROSMARNIS OFFICINAUS ROSEMARY ry- r SALVIA OFF1aNAUS CULINARY SAGE THYMUS VULCARIS CULINARY THYME nel Figure 4.8-1b appliedPlant Palette Section 5 Consistency Analysis Section 5 Consistency Analysis 5.1 INTRODUCTION Table 5.1-1 presents all Goals and Policies contained within each element of the City of San Juan Capistrano General Plan. SPA consistency is noted with each. Subsequently, Table 5.1-2 provides a detailed analysis of the River Street Marketplace Project's consistency with the applicable provisions of the Los Rios Specific Plan. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistency Land Use Element Goal 1 Develop a balanced land use pattern to ensure that Consistent; The Commercial Core revenue generation matches the City's Planning Area would produce responsibility for provision and maintenance of sales and property taxes that public services and facilities. would be available to the help fund the provision and maintenance of public services and facilities, as determined by the City. Policy 1.1 Encourage a land use composition in San Juan Consistent; The Commercial Core Capistrano that provides a balance or surplus Planning Area would produce between the generation of public revenues and the sales and property taxes that cost of providing public facilities and services. would be available to the help fund the cost of public services and facilities, as determined by the City. Policy 1.2 Encourage commercial, tourist -oriented, and Consistent; The Commercial Core industrial development that is compatible with Planning Area is envisioned as a existing land uses within the City to improve the commercial, tourist -oriented generation of sales tax, property tax, and hotel development that has been occupancy tax. designed to be compatible with existing land uses. The SPA would improve the generation of sales tax and property tax within the City. Los Rios Specific Plan Consistency Analysis 2019 Amendment Page 5-1 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consisten Policy 1.3 Encourage mixed commercial and residential use Not Applicable; Residential uses projects in the Mission District downtown area to are not permitted within the conserve land and provide additional housing Commercial Core Planning Area opportunities and population to support (please refer to Table 3.6-1), nor is commercial services and retail sales. the site located within the Mission District. Goal 2 Control and direct future growth within the City to Consistent; A village can be preserve the rural village -like character of the described as an area larger than a community. place, but smaller than a town. The vision for the Commercial Core Planning Area is encapsulated by the proposed River Street Marketplace Project. The Project proposes buildout of the entire Commercial Core Planning Area with a comprehensively designed development that highlights the agrarian history of the area, with themed buildings and an earth - toned color palette. The development concept fosters interaction and mutual support between the Project's various land uses. Visiting patrons are provided retail and dining opportunities without the need for multiple vehicular trips. The Project is envisioned as a pedestrian -oriented development, offering communal tables for outdoor dining, a vegetable garden for farm -to -table inspired dining, and other amenities. A portion of the site is also envisioned as a venue for community events and activities that foster public involvement. Policy 2.1 Continue controlling growth through the Not Applicable; Residential uses implementation of the City's residential growth are not permitted within the SPA management program. Area (please refer to Table 3.6-1). Development of the Commercial Core Planning Area would not affect implementation of the Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-2 C 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analysis Goals and Policies SPA Consisten City's residential growth mana ement program. Policy 2.2 Assure that new development is consistent and Consistent; Section 4.0, Design compatible with the existing character of the City. Guidelines, presents the following objectives for development within the Commercial Core Planning Area: • Interpret architectural styles that are authentic and reflect the historical character of the region. + Utilize materials and colors that reinforce the overall design theme. • Reinforce the visual importance of building entries and gathering areas. • Provide an overall character that is compatible with the adjacent residential uses. Further, the vision for the Commercial Core Planning Area is encapsulated by the proposed River Street Marketplace Project. Project elevations and renderings depict gabled roofs, the use of mixed building materials, exposed rafters, decorative brackets, and board -and -batten siding, consistent with Craftsman bungalow and California vernacular board -and -batten styles currently represented along Los Rios Street. Please also refer to Project elevations, presented as Figures 2.2-3 through 2.2-9. Policy 2.3 Ensure that development corresponds to the Consistent; Infrastructure and provision of public facilities and services. utilities to serve the Commercial Core Planning Area are discussed at Section 2.2-12. Water, sewer, and drainage plans are illustrated at Figures 2.2-15 through 2.2-17. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-3 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistency The EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than -significant levels. Goal Distribute additional population within the City Not Applicable; Development of based on risk factors. the Commercial Core Planning Area would not cause a population increase within the City. It is noted that residential uses are not a permitted use within the Commercial Core Planning Area (please refer to Table 3.6-1). Policy 3.1 Confine higher density land uses to the valley areas Not Applicable; "High Density" is outside of the floodplain. a term typically used to describe residential land uses. Residential uses are not permitted within the Commercial Core Planning Area (see Table 3.6-1). Commercial uses, such as those proposed by the SPA are not considered high- density land uses. Policy 3.2 Limit density of development in the hillsides, Consistent; As mentioned above, floodplains, and other high risk areas. uses permitted within the Commercial Core Planning Area Open space and natural features provide visual are not considered high-density quality in San Juan Capistrano. Open spaces also land uses. As part of the proposed can protect community safety by limiting development, the elevation of a development in, high risk areas such as hillsides portion of the site will be raised to and floodplains. The quality of life can also be remove that portion from the maintained by preserving areas which contribute floodplain consistent with local, to the community in an open space capacity, such state, and federal requirements. In as groundwater recharge and recreational areas. addition, no quality open spaces or natural features are located on the site. The EIR included a detailed analysis of all potential environmental impacts of the SPA; mitigation was included (where applicable) to reduce all impacts to less -than -significant levels. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-4 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency Goal 4 Preserve major areas of open space and natural Not Applicable; The Commercial features. Core Area encompasses 5.86 acres and is not considered a major area of open space, nor does it contain significant natural features. Development of the Commercial Core Planning Area would not affect any major areas of open space or natural features. Policy 4.1 Preserve areas of natural hazards, such as Not Applicable; The Commercial landslides and floodplains, which would Core Planning Area is not located jeopardize the public health and safety. in an area of natural hazards. It is noted that the elevation of a small portion of the site will be raised to avoid impacts in this regard (this will be analyzed within the EIR). Policy 4.2 Implement land and open space -rights acquisition Not Applicable; The programs to allow for the long-term preservation implementation of land and open of open space resources. space -rights acquisition programs is beyond the scope of the SPA. Development of the Commercial Core Planning Area would not affect land and open space -rights acquisition programs. Policy 4.3 Preserve designated ridgelines and the immediate Not Applicable; The Commercial adjacent area to maintain the open space character Core Planning Area does not of the community. contain any designated ridgelines, nor would the proposed development affect any designated ridgelines or adjacent areas. Goal 5 Encourage commercial development which serves Consistent; The vision for the community needs and is located in the existing Commercial Core Planning Area central business district. is encapsulated by the proposed River Street Marketplace Project. The Project has been designed to serve the community with shopping, restaurants, and community events. It is noted that acquiring a suitable available parcel within the central business district to accommodate the Project would be challenging. Additionally, the Commercial Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-5 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistency Core Planning Area has been specifically created to complete the buildout of the Los Rios Specific Plan. The site has been designated for low density commercial uses since at least the 1970's and its location acts as an extension of the City's downtown area. Policy 5.1 Encourage the location and retention of businesses Consistent; While acquiring a within the downtown Mission District. suitable parcel within the downtown Mission District to accommodate the proposed land uses would be challenging, it is noted that the Commercial Core Planning Area has been created to specifically complete the buildout of the Los Rios Specific Plan and designed as an extension of the downtown Mission District. The site is located within walking distance (approximately 500 feet) of the Train Depot. Additionally, the site has been designated for low density commercial uses since at least the 1970's. Goal Enhance or redevelop underperforming Consistent; The site is not an commercial centers. existing underperforming commercial center. It is noted that the existing nursery could be considered an underperforming commercial use that would be redeveloped as part of the Commercial Core Planning Area. Policy 6.1 Allow for the transition of the oversupply of Consistent; This City Policy commercial land use to other economically viable allows the transition of revenue producing land uses. commercial uses, if proposed. No transition of land use type is proposed as part of the SPA. The Commercial Core Planning Area is envisioned as a specialty commercial destination that will serve a specific niche market. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-6 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistency Goal? Enhance and maintain the character of Consistent; The Design neighborhoods. Guidelines and Development Regulations (presented at previous Sections 3.0 and 4.0) of the Commercial Core Planning Area, as well as the proposed River Street Marketplace Project (described at previous Section 2.0) have been uniquely crafted to reflect the existing character of the community. Please also refer to consistency comments presented at previous Land Use Element Polisy 2.2. Policy 7.1 Preserve and enhance the quality of San Juan Consistent; The site has been Capistrano neighborhoods by avoiding or abating designated (and used) for the intrusion of non -conforming buildings and commercial uses for over 40 years. uses. Uses permitted within the Commercial Core Planning Area (refer to Table 3.6-1) are not considered to be non -conforming buildings or uses. Additionally, as detailed within the consistency comments to Land Use Element Policy 2.2, presented previously, uses proposed pursuant to the River Street Marketplace Project have been specifically designed to minimize impacts to the adjacent residential uses within the Los Rios Historic District. Policy 7.2 Ensure that new development is compatible with Consistent; There are no physical the physical characteristics of its site, surrounding characteristics of the site that land uses, and available public infrastructure. would preclude development of the Commercial Core Planning Area. Additionally, as detailed within the consistency comments to Land Use Element Policy 2.2, presented previously, uses proposed pursuant to the River Street Marketplace Project have been specifically designed to minimize Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-7 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency impacts to the adjacent residential uses within the Los Rios Historic District. Available public infrastructure to serve the Commercial Core Planning Area was assessed as part of the EIR process, and no significant impacts were identified. Water, sewer, and drainage plans are illustrated at Figures 2.2-15 through 2.2 17. Policy 7.3 Utilize programs for rehabilitation of physical Not Applicable; All land uses development, infrastructure and undergrounding constructed within the of utilities within the City to improve community Commercial Core Planning Area neighborhoods. would be developed consistent with contemporary City codes and requirements. Policy 7.4 Protect the existing population and social character Consistent; The Design of older areas subject to rehabilitation and Guidelines and Development redevelopment. Regulations (presented at previous Sections 3.0 and 4.0) of the Commercial Core Planning Area, as well as the proposed River Street Marketplace Project (described at previous Section 2.0) have been uniquely crafted to reflect the existing character of the community. Please also refer to consistency comments presented at previous Land Use Element Policy 2.2. Housing Element Goal 1 Provide a broad range of housing opportunities Not Applicable; Housing of any with emphasis on providing housing which meets type is not permitted within the the special needs of the community. Commercial Core Planning Area (see Table 3.6-1). Policy 1.1 Consistent with the Land Use Element, provide a Not Applicable; Please refer to range of different housing types and unit sizes for consistency comments provided varying income ranges and lifestyles. at Housing Element Goal 1, above. Policy 1.2 Continue the City's program of allowing the Not Applicable; Please refer to placement of mobile homes, factory built housing consistency comments provided on vacant residential parcels in single family at Housing Element Goal 1, above. zoning districts. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-8 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency Policy 1.3 Encourage both the private and public sectors to Not Applicable; Please refer to produce or assist in the production of housing with consistency comments provided particular emphasis on housing affordable to at Housing Element Goal 1, above. persons with disabilities, elderly, large families, female -headed households with children, veterans, and homeless. Policy 1.4 Facilitate the development of second dwelling Not Applicable; Please refer to units on single-family parcels. consistency comments provided at Housin Element Goal 1, above. Goal To the maximum extent feasible, encourage and Not Applicable; Please refer to provide housing opportunities for persons of lower consistency comments provided and moderate incomes. at Housing Element Goal 1, above. Policy 2.1 Encourage the development of affordable housing Not Applicable; Please refer to through the Density Bonus, Inclusionary Housing, consistency comments provided and City financial assistance programs. at Housing Element Goal 1, above. Policy 2.2 Facilitate housing development that is affordable to Not Applicable; Please refer to extremely low-, lower-, and moderate -income consistency comments provided households by providing technical assistance, at Housing Element Goal 1, above. regulatory incentives and concessions, expedited development review, and financial resources as fundinE permits. Policy 2.3 Continue to utilize federal and State subsidies, as Not Applicable; Please refer to well as City housing in -lieu fees in a cost efficient consistency comments provided manner, to the fullest extent to meet the needs of at Housing Element Goal 1, above. lower-income residents, including extremely low- income residents. Policy 2.4 Implement affordability agreements for all housing Not Applicable; Please refer to projects that receive financial assistance from the consistency comments provided Ci!Y. at Housing Element Goal 1, above. Policy 2.5 Encourage mixed use development on a case -by- Not Applicable; Please refer to case basis to allow for increased housing consistency comments provided opportunities. at Housing Element Goal 1, above. Policy 2.6 Target City owned sites available for housing Not Applicable; The site is not production for working families. City -owned, nor is housing a permitted use within the Commercial Core Planning Area. Policy 2.7 Promote the development of affordable and special Not Applicable; Please refer to needs housing near transit and/or "smart growth consistency comments provided areas". at Housing Element Goal 1, above. Policy 2.8 Encourage energy efficient design in new and Not Applicable; Please refer to rehabilitated development and in existing housing consistency comments provided units as a means to lowering housing costs. at Housing Element Goal 1, above. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-9 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analysis Goals and Policies SPA Consistency Policy 2.9 Encourage collaborative partnerships to maximize Not Applicable; Please refer to resources available for the provision of affordable consistency comments provided housing to lower-income households. at Housim Element Goal 1, above. Goal 3 Reduce or remove governmental constraints to the Not Applicable; Please refer to development, improvement, and maintenance of consistency comments provided housing where feasible and legally permissible. at Housing Element Goal 1, above. Policy 3.1 Periodically review City regulations, ordinances, Not Applicable; Please refer to permitting processes, and residential fees to ensure consistency comments provided that they do not constrain housing development at Housing Element Goal 1, above. and are consistent with State law. Policy 3.2 Continue cooperative agreements, as appropriate, Not Applicable; Please refer to with State, County and other agencies, so that consistency comments provided community housing needs are met to the greatest at Housing Element Goal 1, above. degree possible. Policy 3.3 Offer financial and/or regulatory incentives, where Not Applicable; Please refer to feasible, to offset or reduce the costs of developing consistency comments provided quality housing affordable to a wide range of at Housing Element Goal 1, above. households. Policy 3.4 Accommodate housing needs for extremely low- Not Applicable; Please refer to income households and special needs persons in consistency comments provided the City's development regulations. at HousipZ Element Goal 1, above. Goal 4 Create and maintain decent housing and a suitable Not Applicable; Please refer to living environment for all households in the consistency comments provided community. at Housing Element Goal 1, above. Policy 4.1 Encourage all households to maintain and Not Applicable; Please refer to rehabilitate all housing to prevent deterioration. consistency comments provided at Housing Element Goal 1, above. Policy 4.2 Preserve all housing and neighborhoods Not Applicable; This is a City - throughout the City in a safe environment to live, wide Policy, the implementation work and play. of which is outside the scope of the SPA. No housing exists within the site, nor is housing of any type permitted within the Commercial Core Planning Area (see Table 3.6- 1). Policy 4.3 Encourage the rehabilitation of deteriorating Not Applicable; Housing of any houses where feasible and provide assistance when type is not permitted within the necessary for households who cannot afford the Commercial Core Planning Area costs of such improvements. (see Table 3.6-1). Policy 4.4 Provide and maintain an adequate level of services Not Applicable; This Policy and facilities in all areas of the City. ensures an adequate level of services and facilities throughout the Cit y. Implementation of this Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-10 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency Policy is beyond the scope of the SPA. Additionally, the EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less-than- si ificant levels. Goal Promote equal opportunity for all residents to Not Applicable; Housing of any reside in housing of their choice. type is not permitted within the Commercial Core Planning Area (see Table 3.6-1). Policy 5.1 Prohibit discrimination in the sale, rental, or Not Applicable; Housing of any financing of housing based on race, color, ancestry, type is not permitted within the religion, national origin, sex, sexual orientation, Commercial Core Planning Area gender identity, age, disability/medical condition, (see Table 3.6-1). familial status, marital status, source of income, or any other arbitraEy factor. Policy 5.2 Continue efforts to facilitate the unimpeded access Not Applicable; Housing of any to housing without consideration of arbitrary type is not permitted within the distinctions. Commercial Core Planning Area (see Table 3.6-1). Policy 5.3 Accommodate persons with disabilities who seek Not Applicable; This Policy reasonable waiver or modification of land use ensures the accommodation of controls and/or development standards pursuant persons with disabilities to procedures and criteria set forth in the Zoning throughout the City. Ordinance. Implementation of this Policy is beyond the scoj2e of the SPA. Policy 5.4 Continue adopted procedures whereby the City Not Applicable; This Policy is refers apparent violations of the law to directed at the City regarding enforcement agencies for consideration of remedial interface with law enforcement actions. agencies. Implementation of this Policy is beyond the scope of the SPA. Circulation Element Goal 1 Provide a system of roadways that meets the needs Consistent; The SPA includes the of the community. following roadway improvements: • The addition of a 2nd left turn lane eastbound Del Obispo to northbound Paseo Adelanto; • The widening of the west side of Paseo Adelanto from the southern Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-11 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistency property line to the intersection with River Street; and • The installation of a traffic circle at the intersection of Paseo Adelanto and River Street. Roadway improvements implemented by the SPA help to implement this Goal. Additionally, the EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Policy 1.1 Provide and maintain a City circulation system that Consistent; The SPA includes is in balance with the land uses in San Juan roadway improvements (as Capistrano. presented at Circulation Goal 1, above) thereby helping to implement this P01—icy- oli .Policy Policy1.2 Implement the City's Master Plan of Streets and Not Applicable; Implementation Highways. of the City's Master Plan of Streets and Highways is beyond the scope of the SPA. Policy 1.3 Coordinate improvements to the City circulation Not Applicable; The coordination system with other major transportation of City improvements with other improvement programs. major transportation improvement programs is beyond the scope of the SPA. Policy 1.4 Improve the San Juan Capistrano circulation Consistent; The SPA includes system roadways in concert with land improvements to the City's development to ensure sufficient levels of service. circulation system (as detailed at Circulation Goal 1, above) to ensure sufficient levels of service in the site vicinity. Policy 1.5 Improve existing arterial system that serves Not Applicable; The Commercial regional circulation patterns in order to reduce Core Planning Area is not located local congestion (Ortega Highway at I-5). adjacent to any designated arterial roadways. Additionally, the EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-12 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Anaivsis Goals and Policies SPA Consistency included (where applicable) to reduce all impacts to less-than- si ificant levels. Policy 1.6 Reduce the congestion along local arterial Consistent; The site is not located roadways in commercial areas by driveway access immediately adjacent to any consolidation, parking area interconnections and arterial roadways, however, similar actions. certain improvements (as detailed at Circulation Goal 1, presented previously) will be completed as part of the SPA. Additionally, the SPA proposes safe and efficient driveway access and parking areas. Goal Promote and advanced local transportation Consistent; Although this Goal network. addresses the City-wide transportation network, it is noted that the SPA includes transportation improvements to adjacent roadways, thereby helping to implement this Goal. Please refer to Circulation Goal 1, resented previously. Policy 2.1 Encourage the increased use and expansion of Consistent; The Commercial Core public transportation opportunities. Planning Area is situated near major public transportation facilities (the San Juan Capistrano train station and OCTA Route 91) which acts to encourage the use of such facilities. Policy 2.2 Promote new employment producing Consistent; Development development in areas where public transit is implemented pursuant to the SPA convenient and desirable. would represent "employment producing development" in proximity to existing bus and rail service. Policy 2.3 Encourage the provision of additional regional Not Applicable; Ridership is the public transportation services and support key determining factor in the facilities, such as park-and-ride lots. provision of bus service. Development implemented pursuant to the SPA would represent the type of destination that would be considered for adding public transportation services. However, the provision Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-13 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv AnaIvris Goals and Policies SPA Consistency of such services within the City is be and the sco e of the SPA. Goal 3 Provide an extensive public bicycle, pedestrian, Not Applicable; The provision of and equestrian trails network. such facilities within the City is beyond the scope of the SPA. It is noted that development within the Commercial Core Planning Area would benefit from bike riders along the Trabuco Creek Trail (adjacent to the site) but would have no effect on the nearby Trabuco Creek Trail. Policy 3.1 Provide and maintain an extensive trails network Not Applicable; The provision of that supports bicycles, pedestrians, and horses and such facilities within the City is is coordinated with those networks of adjacent beyond the scope of the SPA. As jurisdictions. noted above, development within the Commercial Core Planning Area would have no effect on the nearby Trabuco Creek Trail. Goal Minimize the conflict between the automobile, Consistent; As part of the SPA, commercial vehicles, pedestrians, horses, and vehicular traffic along River Street bicycles. will be prohibited. River Street will be transitioned from the existing asphalt paved street to a pedestrian pathway with a surface that is reminiscent of the historical past using decomposed granite or similar material. Policy 4.1 Provide sufficient right-of-way widths along Consistent; The SPA would roadways to incorporate features that buffer provide such facilities along it's pedestrians, horses, and bicycles from vehicular Paseo Adelanto and River Street traffic. fronta es. Policy 4.2 Provide traffic management improvements within Consistent; The SPA provides for areas where through traffic creates public safety various traffic improvements problems. along Del Obispo Street and Paseo Adelanto to preclude public safety issues adjacent to the site. Please refer to Circulation Goal 1, resented previously. Policy 4.3 Install additional street improvements within areas Consistent; The SPA provides for where necessary to improve vehicular and non- various traffic improvements vehicular safety. along Del Obispo Street and Paseo Adelanto, as well as the provision of safe pedestrian access via River Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-14 C 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analvsis Goals and Policies SPA Consistency Street. Please refer to Circulation Goal 1, presented previously. Policy 4.4 Apply creative traffic management approaches to Not Applicable; The Commercial address congestion in areas with unique problems, Core Planning Area is not located such as schools, businesses with drive-through within an area with "unique access, and other special situations. problems," nor are any "special situations" 2roj2osed. Goal 5 Achieve the development of regional Not Applicable; The development transportation facilities. of regional transportation facilities within the City is beyond the scope of the SPA. Policy 5.1 Support the implementation of the Orange County Not Applicable; The Master Plan of Arterial Highways and the south implementation of the Orange Foothill Tollway Segment (Segment CP). County Master Plan of Arterial Highways and the south Foothill Tollway Segment is beyond the scope of the SPA. Policy 5.2 Work closely with adjacent jurisdictions and Not Applicable; Coordination transportation agencies to ensure that with adjacent jurisdictions and development projects outside San Juan Capistrano transportation agencies regarding do not adversely impact the City or other providers development projects outside of of public transportation service within the City. the City is beyond the scope of the SPA. Policy 5.3 Monitor alternative transportation programs, such Not Applicable; The monitoring as rail and bus systems providing service to the of City-wide alternative City. transportation programs is beyond the sco e of the SPA. Safety Element Goal 1 Reduce the risk to the community from hazards Consistent; Construction related to geologic conditions, seismic activity, documents for development wildfires, structural fires and flooding. within the Commercial Core Planning Area will be reviewed for consistency with local, state and federal requirements regarding soils and geology, seismicity, fire protection, and flooding. Additionally, the EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-15 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistenev Analvsis Goals and Policies SPA Consistency Policy 1.1 Reduce the risk of impacts from geologic and Consistent; Please refer to seismic hazards by applying proper development consistency comments provided engineering, building construction, and retrofitting at Safety Element Goal 1, above. requirements. Policy 1.2 Protect the community from flooding hazards by Consistent; A small area of the site providing and maintaining flood control facilities will be raised out of the and limiting development within the floodplain. floodplain. This area, and the entire SPA area as a whole, has been designed (and will be plan checked) consistent with the requirements of FEMA, the City and the Orange County Flood Control District. Policy 1.3 Reduce the risk of wildfire hazards by requiring Not Applicable; The Commercial fire retardant landscaping and project design for Core Planning Area is not located development located in areas of high wildfire risk. in an area of high wildfire risk. Policy 1.4 Reduce the risk of fire to the community by Consistent; Development plans coordinating with the Orange County Fire for all land uses proposed within Authority. the Commercial Core Planning Area will be reviewed by the Orange County Fire Authority to assure fire safety within the site. Policy 1.5 All residential projects with more than 47 units Not Applicable; Residential uses should be required to provide a secondary access are not a permitted use within the to the project site. The secondary access may be Commercial Core Planning Area designated as emergency access only. (see Table 3.6-1). Goal 2 Protect the community from hazards related to air Consistent; Nuclear power pollution, nuclear power production, hazardous production is not a permitted use materials, and ground transportation. within the Commercial Core Planning Area; nor would any permitted uses involve the use, sale, or transportation of hazardous materials that are not packaged for commercial consumption. The EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than -significant levels. Policy 2.1 Work with responsible federal, state, and county Not Applicable; Working with agencies to decrease air pollution emissions federal, state, and county agencies to decrease basin -wide air Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-16 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency occurring within the air basin to reduce the risk pollution emissions is beyond the posed by air pollution. scope of the SPA. Policy 2.2 Coordinate with federal and state agencies and Not Applicable; Reducing the Southern California Edison to reduce the risks risks related to nuclear power related to nuclear power production. production is beyond the scope of this SPA. Policy 2.3 Coordinate with responsible federal, state, and Not Applicable; The coordination county agencies to minimize the risk to the with responsible agencies to community from the use and transportation of minimize hazards throughout the hazardous materials through the City. City is beyond the scope of the SPA. Policy 2.4 Reduce the per capita production of household Not Applicable; As a commercial hazardous waste in San Juan Capistrano in concert development, reducing household with the County of Orange plans for reducing hazardous waste within the City is hazardous waste. be and the scope of the SPA. Policy 2.5 Reduce the risk from ground transportation Not Applicable; Uses involving hazards, such as rail and roadways systems. significant ground transportation hazards are not permitted within the Commercial Core Planning Area refer to Table 3.6-1). Goal Protect citizens and businesses from criminal Consistent; The environmental activity. review process provided the opportunity for the Sheriff's Department to comment on various aspects of the Commercial Core Planning Area, as well as specific River Street Marketplace features. This coordination assures that the SPA contains defensible spaces and does not promote criminal activities. Policy 3.1 Coordinate with the Orange County Sheriff's Consistent; Please refer to Department to reduce the risk of criminal activity. consistency comments presented at Safety Element Goal 3, above. Policy 3.2 Apply design techniques and standards aimed at Consistent; Please refer to reducing criminal activity to new development and consistency comments presented redevelopment. at Safety Element Goal 3, above. Policy 3.3 Promote after school programs, volunteer Not Applicable; The promotion of programs and Neighborhood Watch programs to City-wide after school programs, reduce the risk of criminal activity. volunteer programs, and Neighborhood Watch programs is be and the scope of the SPA. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-17 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency Policy 3.4 Improve public awareness of both the Not Applicable; Public awareness responsiveness of the Orange County Sheriff's of City-wide criminal activity and Department and ways to reduce criminal activity response times is beyond the within the City. scope of the SPA. Goal Improve the ability of the City to respond Not Applicable; Improving City effectively to natural and human -caused response to emergencies is emergencies. beyond the scope of the SPA. Policy 4.1 Support the development of local preparedness Not Applicable; City management plans and multi -jurisdictional cooperation and of emergency situations is beyond communication for emergency situations the scope of the SPA. consistent with the Standard Emergency Management System (SEMS). Policy 4.2 Educate residents and businesses regarding the Not Applicable; The education of appropriate actions to safeguard life and property City residents and businesses is during and immediately after emergencies. beyond the scope of the SPA. Conservation and Open Space Element Goal 1 Preserve and enhance open space resources. Not Applicable; The Commercial Core Planning Area is not designated as an open space resource. Policy 1.1 Identify remaining areas which should be reserved Not Applicable; The Commercial and enhanced as open space resources. Core Planning Area is not designated as open space and has been in commercial use for over 40 years. Identifying areas which should be reserved and enhanced as open space resources within the City is beyond the scope of the SPA. Policy 1.2 Continue to implement land and open space -rights Not Applicable; The Commercial acquisition of appropriate properties to allow for Core Planning Area is not the long-term preservation of open space designated as open space and has resources. been in commercial use for over 40 years. The preservation of open space resources within the City is beyond the scope of the SPA. Policy 1.3 Identify and implement funding programs to Not Applicable; The identification maintain open space lands. and implementation of open space funding programs within the City is beyond the scope of the SPA. Goal 2 Protect and preserve important ecological and Consistent; The Commercial Core biological resources. Planning Area does not contain an im ortant ecological and Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-18 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistenev Analysis Goals and Policies SPA Consistency biological resources. The EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Policy 2.1 Use proper land use planning to reduce the impact Consistent; Refer to consistency of urban development on important ecological and comments provided at biological resources. Conservation and Open Space Element Goal 2, above. Policy 2.2 Preserve important ecological and biological Consistent; Refer to consistency resources as open space. comments provided at Conservation and Open Space Element Goal 2, above. Policy 2.3 Develop open space uses in an ecologically Not Applicable; Open space uses sensitive manner. are not a permitted use within the Commercial Core Planning Area (see Table 3.6-1). Policy 2.4 Continue to designate the City as a bird sanctuary Not Applicable; The designation to preserve and protect the populations of all of the City as a bird sanctuary is migratory birds which serve as a prime resource to beyond the scope of the SPA. the character and history of the communi . Goal 3 Preserve existing agricultural activity. Not Applicable; The Commercial Core Planning Area has been used as a commercial nursery for years. Although large scale agricultural uses are not proposed as part of the SPA, the proposed design theme reflects the agrarian history of San Juan Capistrano. Policy 3.1 Implement economic programs that promote the Not Applicable; The long-term viability of designated agricultural implementation of economic parcels within the City. programs within the City is beyond the scope of the SPA. It is also noted that the Commercial Core Planning Area is not a designated a ricultural parcel. Policy 3.2 Reduce the negative impacts resulting from urban No Applicable; The Commercial uses and neighboring agricultural uses in close Core Planning Area is not located roximiproximate to any agricultural use. Goal 4 Prevent incompatible development in areas which Consistent; The Commercial Core should be preserved for scenic, historic, Planning Area is not located in an conservation, or public safety purposes. area that should be preserved for Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-19 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analysis Goals and Policies SPA Consistency scenic, historic, conservation, or public safety purposes. However, the site is immediately adjacent to the Los Rios Historic District and as such, the SPA includes development regulations (Section 3.0) and design guidelines (Section 4.0) meant to minimize impacts to the District through the requirement of enhanced landscaped setbacks and screening (refer to Table 3.6-2, Commercial Core Planning Area Development Standards), and fencing (refer to Section 2.2.9, Fencing and Figure 2.2-12, Fencing Plan). Specifically, the easterly setback combined with the strategic placement of buildings, as illustrated at Figure 2.2-2, Site Plan, acts to shield adjacent residential uses from operational activity associated with land uses proposed under the SPA. Additionally, primary vehicular access to the site would be provided by Paseo Adelanto, which encourages traffic away from the heart of the District. Policy 4.1 Assure incompatible development is avoided in Consistent; Please refer to those areas which are designated to be preserved consistency comments provided for scenic, historic, conservation, or public safety at Conservation and Open Space purposes. Element Goal 4, above. Goal 5 Shape and guide development in order to achieve Consistent; The Commercial Core efficient growth and maintain community scale Planning Area represents a logical and identity. continuation of growth in the area. The site is located adjacent to the Los Rios Historic District (a local destination), proximate to the train station, the downtown area, and within walking distance to the Mission San Juan Capistrano. The site has also been designated for Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-20 Q 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Anal,vsis Goals and Policies SPA Consistency commercial uses since the creation of the Los Rios Specific Plan. Policy 5.1 Encourage high-quality design in new Consistent; The SPA has been development designed as a low density, and redevelopment to maintain the low-density specialty retail and entertainment character of the City. destination. The design highlights the agrarian history of the area, with themed buildings and an earth -toned color palette. The development concept fosters interaction and mutual support between the proposed various land uses. Policy 5.2 Ensure that new development integrates and Consistent; The Commercial Core preserves areas designated for scenic, historic, Planning Area is located adjacent conservation, or public safety reasons. to the Los Rios Historic District and has been designed to enhance the District via sensitive site planning, architecture and landscaping treatments. Please refer to consistency comments provided at Conservation and Open Space Element Goal 4, presented previously. Additionally, historic River Street has been integrated into the site design as a major component of pedestrian circulation. Policy 5.3 Ensure that no buildings will encroach upon any Not Applicable; The Commercial ridgeline designated for preservation. Core Planning Area is not located on or ad'acent to a rid eline. Goal 6 Improve air quality. Consistent; The EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than -significant levels. Policy 6.1 Cooperate with the South Coast Air Quality Consistent; Both the South Coast Management District and Southern California Air Quality Management District Association of Governments in their efforts to and the Southern California implement the regional Air Quality Management Association of Governments were Plan. provided the opportunity to review and comment on the Air Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-21 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistent Quality Impact Analysis prepared for the SPA. Policy 6.2 Cooperate and participate in regional air quality Consistent; The SPA is required to management planning, programs, and comply with applicable regional enforcement measures. air quality management, planning, programs, and enforcement measures. Additionally, the Air Quality Impact Analysis included mitigation measures to address potentially significant impacts, as necessary. Policy 6.3 Implement City-wide traffic flow improvements. Consistent; The SPA includes improvements to both Del Obispo Street and Paseo Adelanto to improve traffic flow in the site vicinity. Please refer to Circulation Goal 1, presented previously. Policy 6.4 Achieve a greater balance between jobs and Consistent; Land uses permitted housing in San Juan Capistrano. within the Commercial Core Planning Area would provide employment opportunities within the City. Policy 6.5 Integrate air quality planning with land use and Consistent; An Air Quality Impact transportation planning. Analysis was completed as part of the environmental review process. Any recommended mitigation measures are contained within the Mitigation Monitoring Plan prepared as part of the EIR. Policy 6.6 Promote energy conservation and recycling by the Consistent; The SPA includes public and private sectors. energy-saving and sustainable design features and operational programs, as presented at Section 2.2.15. Additionally, SPA consistency with the City of San Juan Source Reduction and Recycling Element is required, as well as an SPA -specific recycling program consistent with AB 341. Goal 7 Protect water quality. Consistent; The SPA includes a storm water management system to manage runoff and protect the quality of receiving waters. Please refer to Section 2.2.12.2, Storm Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-22 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consisten Water Management Systems, and Fi re 2.2-17, Draina a Plan. Policy 7.1 Coordinate water quality and supply programs Not Applicable; The coordination with the responsible water agencies. of water quality and supply programs is beyond the scope of the SPA. Policy 7.2 Encourage the production and use of recycled Consistent; The Project will be water. designed to incorporate the use recycled water when it becomes available to the site. Policy 7.3 Conserve and protect watershed areas. Consistent; The SPA will implement a Water Quality Management Plan that will demonstrates compliance with collecting onsite storm water, clarifying the water through a series of underground chambers and releasing treated water into the storm drain system. This system will assure that sediments and grease/oil from the parking lot does not make into the storm drain system and to the ocean. As required by state law, implementation of the WQMP serves to protect the downstream watershed areas. It is also noted that the EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than -significant levels. Goal 8 Encourage active citizen involvement to establish Not Applicable; The and achieve community goals. establishment and achievement of community goals is beyond the scope of the SPA. Policy 8.1 Solicit citizen participation during the early stages Consistent; Although the SPA is of major public and regulatory programs. not a "major public and regulatory program," it is noted that the Applicant has undertaken an extensive and ongoing public participation component. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-23 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency Policy 8.2 Develop appropriate vehicles, such as newsletters, Consistent; In addition to an information brochures, cable television extensive public outreach programming and announcements, and other program, the Applicant has methods, to communicate important information created and maintained a website, to the population of San Juan Capistrano. created a video and a scale model of the SPA, and maintains ongoing press releases to disseminate updated public information. Noise Element Goal 1 Minimize the effects of noise through proper land Consistent; The SPA includes use planning. development regulations (Section 3.0) and design guidelines (Section 4.0) meant to minimize noise impacts to adjacent uses through the requirement of enhanced landscaped setbacks and screening (refer to Table 3.6-2, Commercial Core Planning Area Development Standards), and fencing (refer to Section 2.2.9, Fencing and Figure 2.2-12, Fencing Plan). Specifically, the easterly setback combined with the strategic placement of buildings, as illustrated at Figure 2.2-2, Site Plan, acts to shield adjacent uses from operational noise associated with land uses proposed under the SPA. It is also noted that the EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Policy 1.1 Utilize noise/land use compatibility standards as a Consistent; The EIR utilized the guide for future planning and development City's noise/land use decisions. compatibility standards when assessing the environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-24 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistency Policy 1.2 Provide noise control measures and sound Consistent; As discussed at Noise attenuating construction in areas of new Element Goal 1, above, the SPA construction or rehabilitation. has been designed to minimize noise impacts to neighboring properties. Additionally, the EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Goal 2 Minimize transportation -related noise impacts. Consistent; Please refer to consistency comments provided at Noise Element Policy 1.2, above. Policy 2.1 Reduce transportation -related noise impacts to Consistent; Please refer to sensitive land uses though the use of noise control consistency comments provided measures. at Noise Element Policy 1.2, above. Policy 2.2 Control truck traffic routing to reduce Consistent; The SPA has been transportation -related noise impacts to sensitive designed in a manner to buffer land uses. adjacent residential properties from delivery and service vehicles. More specifically, delivery and service vehicles would access the site via Paseo Adelanto. Intervening site features, such as buildings and landscaping, would act to shield neighboring properties. The EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Policy 2.3 Incorporate sound -reduction design in Not Applicable; This Policy is development projects impacted by transportation- directed to new residential related noise. receptors. Commercial uses permitted within the Commercial Core Planning Area are not considered noise sensitive uses. Policy 2.4 Oppose airport operations that will result in Not Applicable; Airport excessive noise from overflights. operations are not permitted Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-25 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistency within the Commercial Core Planning Area; nor are such facilities a component of the SPA. Additionally, Commercial uses permitted within the Commercial Core Planning Area are not considered noise sensitive uses that would be significantly affected by airport o erations. Goal Minimize non -transportation -related noise Consistent; Please refer to impacts. consistency comments provided at Noise Element Policy 1.2, resented ereviously. Policy 3.1 Reduce the impacts of noise -producing land uses Consistent; Please refer to and activities on noise -sensitive land uses. consistency comments provided at Noise Element Policy 1.2, resented previously. Policy 3.2 Incorporate sound -reduction design in new Not Applicable; This Policy is construction or rehabilitation projects impacted by directed to new residential non -transportation -related noise. receptors. Commercial uses permitted within the Commercial Core Planning Area are not considered noise sensitive uses. Cultural Resources Element Goal 1 Preserve and protect historical, archaeological, and Consistent; The EIR included a paleontological resources. detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than -significant levels. Policy 1.1 Balance the benefits of development with the Consistent; The EIR included a project's potential impacts to existing cultural detailed analysis of all potential resources. environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than -significant levels. Policy 1.2 Identify, designate, and protect buildings and sites Consistent; The EIR included a of historic impact. detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-26 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analvsis Goals and Policies SPA Consistency impacts to less -than -significant levels. Policy 1.3 Identify funding programs to assist private Not Applicable; The identification property owners in the preservation of buildings of funding programs to assist and sites of historic importance. private property owners throughout the City is beyond the scope of the SPA. Communit sign Element Goal 1 Encourage and preserve a sense of place. Consistent; The SPA has been carefully designed to further the sense of uniqueness that exists within the City of San Juan Capistrano. Themed buildings provide character, and incorporate architectural styles currently represented along Los Rios Street (as illustrated within the elevations, presented as Figures 2.2-3 through 2.2-9. The landscape palette includes culturally significant plants introduced with the California Missions, and helps to convey a cohesive development, both internally and with adjacent land uses. Refer also to Figures 4.8-1a and 4.8-1b. Policy 1.1 Preserve significant amounts of land and Not Applicable; The site is important natural features for open space. designated for commercial uses and does not encompass a significant amount of land (5.86 acres). It is noted that existing heritage trees and a cactus will be reserved as part of the SPA. Policy 1.2 Encourage high-quality and human scale design in Consistent; The Project has been development to maintain the character of the City. uniquely scaled, through architecture, and landscaping, to attract downtown visitors and enhance the adjacent Los Rio Historic District and the City as a whole. Parking areas have been placed along the periphery of the site, with inviting pathways leadina into the core of the Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-27 C 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analvsis Goals and Policies SPA Consistency development. Pathways feature attractive accent lighting, fountains, and ample shaded seating for pedestrians. Each themed building relates to human scale through the use of design features such as windows, awnings, balconies, and railings that visually delineate human scale spaces. Interesting textured building materials and attention to detail to provide visual variety. Four of the five buildings proposed by the River Street Marketplace Project are single story, and walking distances between the various uses have been designed with the human scale in mind. Policy 1.3 Encourage the participation by all members of the Consistent; The Applicant has community in activities which promote the City developed a robust outreach and create local pride. component to foster community involvement. Goal 2 Preserve the historic character of the community. Consistent; The SPA has been uniquely designed, through architecture and landscaping, to enhance the adjacent Los Rio Historic District and the City as a whole. Please refer to consistency comments presented at Community Design Element Goal 1, presented previously. Policy 2.1 Encourage development which complements the Consistent; The SPA has been City's traditional, historic character through site uniquely designed, through design, architecture, and landscaping. architecture and landscaping, to enhance the adjacent Los Rio Historic District and the City as a whole. Please refer to consistency comments presented at Community Design Element Goal 1, presented previously. Goal 3 Preserve and enhance natural features. Not Applicable; No significant natural features would be affected Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-28 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consisten by development of the Commercial Core Planning Area. Policy 3.1 Limit development of important natural Not Applicable; The site does not characteristics such as ridgelines, unique hillside contain (nor would the SPA affect) features and creeks. any natural characteristics, such as ridgelines, unique hillside features or creeks. Policy 3.2 Encourage the recreational use of natural features, Not Applicable; The site does not such as hillsides and creeks. contain any natural features that lend themselves to recreational use. Policy 3.3 Preserve and enhance scenic transportation Not Applicable; The site does not corridors, including Interstate 5 and the railroad. contain scenic transportation corridors. The preservation and enhancement of such facilities is beyond the scope of the SPA. Policy 3.4 Preserve important viewsheds. Not Applicable; No important viewsheds would be affected by the SPA. Growth Mana Yement Element Goal Coordinate rational and orderly growth that Consistent; While assuring assures the economic and efficient provision of economic efficiency in the public services and infrastructure to new provision of public services and development. infrastructure is beyond the scope of the SPA, it is noted that the site has been used for commercial activities for over 40 years and is located adjacent to existing development. All costs for assuring services are available to the site will be borne by the developer. Policy 1.1 Continue to implement service standards for Not Applicable; The public services and infrastructure which provide implementation of service sufficient services to community residents and standards for public services and businesses. infrastructure is beyond the scope of the SPA. Policy 1.2 Approve only those development proposals for Consistent; Development within which there is sufficient funding through the the Commercial Core Planning developer, City, or other agency to provide a level Area will create a net economic of public service and infrastructure which meet benefit to the City through the established goals. generation of sales tax revenues and increased property tax revenue. The required payments of development impact fees offset Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-29 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistency the provision of public services to the site. Policy 1.3 Monitor growth to assure that service standards Not Applicable; The monitoring are achieved. of City-wide growth is beyond the sco e of the SPA. Goal 2 Provide sufficient regional transportation facilities. Not Applicable; The provision of regional transportation facilities is beyond the scope of the SPA. Policy 2.1 Work closely with the OCTA, Caltrans, Not Applicable; Coordination surrounding jurisdictions, and other transportation with transportation agencies to agencies to obtain needed transportation funding obtain City-wide transportation and facilities. funding and facilities is beyond the scope of the SPA. Policy 2.2 Encourage the expansion of alternative means of Not Applicable; The expansion of regional public transportation. regional public transportation facilities is beyond the scope of the SPA. Goal 3 Provide for a balance of jobs and housing through Consistent; Land uses permitted land use planning. within the Commercial Core Planning Area, and proposed by the River Street Marketplace Project, are consistent with the uses originally envisioned for the site within the Los Rios Specific Plan. The site has been designated for commercial uses since at least the 1970's. The SPA has been specifically designed to complete the buildout of the Los Rios Specific Plan. Policy 3.1 Consider jobs/housing balance in the City and Not Applicable; City-wide land region as a factor in land use decision-making. use decision-making is beyond the scope of the SPA. Goal 4 Coordinate and cooperate with other public Not Applicable; The coordination agencies to address regional issues and and cooperation with public opportunities. agencies to address regional issues is beyond the scope of the SPA. Policy 4.1 Participate with other public agencies in Not Applicable; The participation cooperative efforts to address important regional with public agencies to address issues. regional issues is beyond the scope of the SPA. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-30 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analvsis Goals and Policies SPA Consistency Policy 4.2 Monitor major new developments proposed in Not Applicable; The monitoring adjacent communities to ensure that impacts to San of development in adjacent Juan Capistrano are mitigated. communities is beyond the scope of the SPA. Park and Recreation Element Goal 1 Provide, develop, and maintain ample park and Not Applicable; The provision of recreational facilities that provide a diversity of park and recreational facilities is recreational activities. not part of the SPA, nor does a commercial project create significant demands for these facilities. Policy 1.1 Coordinate with local groups to identify and meet Not Applicable; The identification the community's recreational needs. of the community's recreational needs is beyond the scope of the SPA. Policy 1.2 Work with the County and other agencies' Not Applicable; Coordination planning for the development of regional parks with outside agencies for the and regional linkages which will be accessible to development of regional parks City residents. and regional linkages is beyond the scope of the SPA. Policy 1.3 Identify and implement funding programs to Not Applicable; The identification maintain and expand park and recreational and implementation of facilities. recreational funding programs is beyond the scope of the SPA. Policy 1.4 Develop and maintain a balanced system of public Not Applicable; The development and private recreational lands, facilities, and and maintenance of a balanced programs to meet the needs of the community. City-wide system of public and private recreational lands, facilities, and programs is beyond the scope of the SPA. Policy 1.5 Operate and maintain public park and recreational Not Applicable; The operation facilities in a manner that ensures safe and and maintenance of public park convenient access for all members of the and recreational facilities within community. the City is beyond the scope of the SPA. Policy 1.6 Increase the accessibility of existing open space Not Applicable; The accessibility areas for recreational activities. of existing open space areas within the City is beyond the scope of the SPA. Policy 1.7 Provide parkland improvements and facilities that Not Applicable; The provision of are durable and economical to maintain. parkland improvements and facilities is beyond the scope of the SPA. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-31 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv Analvsis Goals and Policies SPA Consistency Policy 1.8 Publicize park and recreation opportunities in San Not Applicable; Publicizing park Juan Capistrano to the community. and recreational facilities is be and the scope the SPA. Policy 1.9 Utilize existing public utility easements for Not Applicable; The SPA does not recreation and open space. include any public utility easements. Goal Develop and expand the existing bicycle, hiking, Not Applicable; Development and equestrian trail system and facilities. within the Commercial Core Planning Area would not affect the existing trail system and the development and expansion of such facilities is beyond the scope of the SPA. Policy 2.1 Develop and expand the existing trails network Not Applicable; Development that supports bicycles, pedestrians, and horses, and within the Commercial Core coordinate linkages with those networks of Planning Area would not affect adjacent jurisdictions. the existing trail system and the development and expansion of such facilities is beyond the scope of the SPA. Policy 2.2 Preserve the equestrian lifestyle by designating Not Applicable; The designation land for the preservation or provision of new of land for the preservation or equestrian facilities. provision of new equestrian facilities is beyond the scope of the SPA. Policy 2.3 Encourage the affordable provision of equestrian Not Applicable; Development facilities within the City. within the Commercial Core Planning Area will not impact the affordable provision of equestrian facilities. Goal 3 Reduce the impact of adjacent cities' residents on Not Applicable; The impact of San Juan Capistrano's recreational facilities. adjacent cities' residents on the City's recreational facilities is beyond the scope of the SPA. Policy 3.1 Develop and implement programs which Not Applicable; The development distribute and implementation of programs the cost of building and maintaining recreational to fund the building and facilities to the actual users with credit to City maintenance of City-wide residents for past and current payment for recreational facilities is beyond providing facilities through Measure "D" bonds. the scope of the SPA. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-32 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency Public Services and Utilities Element Goal 1 Work with the Orange County Sheriff's Consistent; Coordination with the Department to provide a sufficient level of law Orange County Sheriff's enforcement. Department undertaken through the typical environmental review and entitlement process will assure adequate service to the site. New sales tax and property taxes will provide funding for additional services. Policy 1.1 Work closely with the Orange County Sheriff's Consistent; Although the Department in determining and meeting community -wide provision of law community needs for law enforcement services. enforcement services is beyond the scope of the SPA, it is noted that coordination with the Orange County Sheriff's Department undertaken through the typical environmental review and entitlement process will assure adequate service to the site. New sales tax and property taxes will provide funding for additional services. Policy 1.2 Periodically evaluate the level of law enforcement Not Applicable; Evaluating the service to ensure that San Juan Capistrano has levels of law enforcement services appropriate levels of law enforcement services. within the City is beyond the scope of the SPA. Goal 2 Work with the Orange County Fire Authority to Consistent; Coordination with the provide a sufficient level of fire protection. Orange County Fire Authority undertaken through the typical environmental review and entitlement process will assure adequate service to the site. New sales tax and property taxes will provide funding for additional services. Policy 2.1 Work closely with the Orange County Fire Consistent; Although the Authority in determining and meeting community community -wide provision of fire needs for fire protection services and facilities. protection services is beyond the scope of the SPA, it is noted that coordination with the Orange County Fire Authority undertaken through the typical environmental review and Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-33 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistencv AnaIvsis Goals and Policies SPA Consistency entitlement process will assure adequate service to the site. New sales tax and property taxes will provide funding for additional services. Policy 2.2 Periodically evaluate the level of fire protection Not Applicable; Evaluating the service to ensure that San Juan Capistrano has levels of fire protection services appropriate levels of fire protection services. within the City is beyond the scope of the SPA. Goal Work effectively with the Capistrano Unified Not Applicable; Commercial School District to provide a sufficient level of facilities implemented within the public education. Commercial Core Planning Area would not significantly impact school facilities. Additionally, the adequate provision of these services is beyond the scope of the SPA. Policy 3.1 Work closely with the Capistrano Unified School Not Applicable; Commercial District in determining and meeting community facilities implemented within the needs for public education and related activities. Commercial Core Planning Area would not significantly impact school facilities. Meeting community needs for public education and related activities is beyond the sco e of the SPA. Policy 3.2 Work with Capistrano Unified School District in Not Applicable; Commercial investigating potential locations and funding facilities implemented within the sources for new schools, including a future high Commercial Core Planning Area school. would not significantly impact school facilities. Investigating potential locations and funding sources for these services is beyond the scoj2e of the SPA. Goal 4 Provide sufficient community facilities. Consistent; While the provision of sufficient City-wide community facilities is beyond the scope of the SPA, it is noted that the Central Green area proposed under the SPA is envisioned as a venue for community events and activities that foster community involvement. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-34 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency Policy 4.1 Work closely with community groups in providing Consistent; Refer to consistency community facilities which meet the needs of the comments to Public Services and communi . Utilities Element Goal 4, above. Goal 5 Work closely with the Orange County Public Not Applicable; The provision of Library to provide a sufficient level of library sufficient library facilities and facilities and services. services is beyond the scope of the SPA. Policy 5.1 Work closely with the Orange County Public Not Applicable; Commercial Library in determining and meeting community facilities implemented within the needs for library facilities and services, including Commercial Core Planning Area hours of operation. would not significantly impact library services. The adequate provision of these services is beyond the scope of the SPA. Goal Provide sufficient levels of water and sewer Consistent; Although the service. provision of sufficient levels of water and sewer service to meet the needs of the community is beyond the scope of the SPA, the environmental review and entitlement process will assure adequate service to the Commercial Core Planning Area. Policy 6.1 Provide sufficient levels of water and sewer service Consistent; Although the to meet the needs of the community. provision of sufficient levels of water and sewer service to meet the needs of the community is beyond the scope of the SPA, the environmental review and entitlement process will assure adequate service to the Commercial Core Planning Area. Goal? Work effectively with providers of natural gas, Consistent; The environmental electricity, telephone, cable television and solid review and entitlement process waste disposal to provide sufficient levels of these will assure adequate service to the services. Commercial Core Planning Area. Policy 7.1 Work closely with providers of energy, Consistent; The environmental communications and solid waste disposal in review and entitlement process determining and meeting the needs of the will assure adequate service to the community for energy, communications and solid Commercial Core Planning Area. waste disposal. Policy 7.2 Encourage energy efficient development. Consistent; The SPA includes energy-saving and sustainable design features and operational Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-35 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistene^v Analvsis Goals and Policies SPA Consistency programs that will be incorporated into all facilities developed pursuant to the SPA, including the California Green Building Standards Code (CALGreen; CCR, Title 24, Part 11) as implemented by the City of San Juan Capistrano. Please refer to Section 2.2.15, Energy E cien /Sustainabilit . Policy 7.3 Encourage the expansion of telecommunications Not Applicable; Expansion of capabilities to promote economic development of telecommunication capabilities is the community. beyond the scope of the SPA. Policy 7.4 Reduce the per capita production of solid waste in Consistent; The SPA is required to San Juan Capistrano in concert with the City's be consistent with the City of San Source Reduction and Recycling Element. Juan Source Reduction and Recycling Element, and also required to develop a recycling program consistent with AB 341. Floodplain Mana ement Element Goal 1 Protect life and property from floodwaters. Consistent; The SPA proposes to raise the elevation of a portion of the site to remove, the portion from the floodplain. The EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Policy 1.1 Limit development within the floodplain to Consistent; Please refer to minimize risks to life and property and satisfy the consistency comments provided flood insurance and other requirements of the at Floodplain Management Federal Emergency Management Agency FEMA). Element Goal 1, above. Policy 1.2 Prevent the placement of unauthorized fill material Consistent; The SPA does not in creeks and floodplains in order to avoid propose the placement of alteration of flow characteristics and bridge scour. unauthorized fill material in creeks and floodplains. Policy 1.3 Construct new flood protection improvements Consistent; Please refer to where determined necessary by the City, County consistency comments provided and Army Corps of Engineers. at Floodplain Management Element Goal 1, presented previously. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-36 © 2019 Applied Planning, Inc. Table 5.1-1 General Plan Consistency Analysis Goals and Policies SPA Consistency Policy 1.4 Improve existing bridges to improve the flow of the Not Applicable; No bridges associated streams. would be affected by the development within the Commercial Core Planning Area. Goal 2 Preserve and enhance the natural character of the Not Applicable; Development of creeks and their floodplains. the Commercial Core Planning Area would not affect a creek. Policy 2.1 Use environmentally sensitive treatments where Not Applicable; No creek creek improvements are necessary to preserve improvements are necessary as wetlands. part of the development of the Commercial Core Planning Area. Policy 2.2 Enhance and/or restore the creeks and their Not Applicable; Development of floodplains as part of private development projects the Commercial Core Planning and public works projects. Area would not affect a creek. Policy 2.3 Flood protection improvements for stream banks Not Applicable; Flood protection are encouraged to use linings such as soil, cement, improvements for stream banks "armorflex ". Earth covered rip rap, or other are not a component of the SPA. environmentally sensitive treatments that provide effective and durable flood protection. Goal Preserve and enhance recreational opportunities Not Applicable; Development of and amenities provided by the creeks and their the Commercial Core Planning floodplain. Area would not affect any recreational amenities adjacent to a creek. Policy 3.1 Preserve existing park and recreational land uses Not Applicable; The Commercial adjacent to all creeks. Core Planning Area does not contain park or recreation uses adjacent to a creek. Policy 3.2 Construct bicycle and equestrian trails beneath Not Applicable; The Commercial bridges, as well as safe trails on bridges. Core Planning Area does not include any bridges; nor are any bridges proposed as part of the SPA. Table 5.1-2 presents all Goals and Policies contained within the Los Rios Specific Plan. Consistency of the River Street Marketplace Project with each is also presented. Los Rios Specific Plan Consistency Analysis 2019 Amendment Page 5-37 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Specific Plan Consistencv Analysis Goals and Policies Project Consistency Land Use Element Goal 1 The City designates the Ramos Street ("Jimenez") Not Applicable; The Commercial property for "community passive park" use Core Planning Area created by including, but not limited to, community gardens, the SPA does not encompass any walking paths, family picnic areas and playground, of the referenced properties. a Native California plant arboretum. The City designates the Los Rios Recreational Vehicle (RV) Storage Lot, Cappello property, and the Trulis property as a "special study area" for future analysis and determination regarding the appropriate ultimate land use. The "community passive park" and the "special study area" will be landscape buffered from the Historic Residential ("HR") District. Goal 2 The City will limit commercial development [in the] Not Applicable; The SPA creates "HR" (historic residential) district to an appropriate a new Commercial Core scale which preserves the residential character of the Planning Area, which is not District and prevents over- intensive commercial located within the HR District. use of the area. Goal 3 The City will establish residential use as the Not Applicable; The SPA creates principal use in the "HR" (historic residential) a new Commercial Core district and designate commercial uses as an Planning Area, which is not accessory use. located within the HR District. Goal 4 Within the "HR" (Historic Residential) District, the Not Applicable; The SPA creates City will mandate residential occupancy in order to a new Commercial Core establish commercial use in any structure and create Planning Area, which is not enforceable standards defining residential located within the HR District. occupancy. Goal The City will create land use and development Consistent; The Development standards which protect residential districts from Regulations (Section 3.0) and commercial development through restrictions on Design Guidelines (Section 4.0) the type of use, the scale of use, proximity of established for the Commercial commercial use to residential districts, and Core Planning Area have been operating hours. specifically crafted to preserve the harmonious establishment of commercial uses adjacent to residential areas, and to minimize impacts that commercial development may have on the surrounding uses. Development standards applicable to all uses within the Commercial Core Planning Area Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-38 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Svecific Plan Consistencv Analvsis Goals and Policies Project Consistent are presented at Table 3.6-2. As presented therein, buildings along the easterly property boundary are required to provide a minimum 25' setback. Additionally, the strategic placement of buildings (facing away from the properly line and adjacent uses), as illustrated at Figure 2.2-2, Site Plan, acts to shield adjacent residential uses from operational activity associated with land uses proposed under the SPA. All buildings located in the easterly portion of the site, nearest adjacent uses, are single story. The only 2 -story building proposed, the Mercantile, has been placed the furthest from adjacent residential uses. Hours of operation would be typical for the types of uses proposed, and final hours of operation will be as approved by the City. Additionally, utilizing City standards created for this purpose, the EIR included a detailed analysis of all potential environmental impacts of the SPA, including those to adjacent sensitive receptors; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Goal 6 The City will pursue noise attenuation of residential Not Applicable; Residential uses properties, as part of the building permit process are not a permitted use within and through the Orange County Transportation the Commercial Core Planning Authority, to mitigate rail noise impacts and protect Area (please refer to Table 3.6-1). the residential character of the neighborhood. The SPA would have no effect on rail noise. Goal 7 The City recognizes and designates the Little Not Applicable; The Commercial Hollywood neighborhood as a component of the Core Planning Area is not Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-39 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Specific Plan Consistenev Analysis Goals and Policies Project Consistency City's affordable housing efforts to address both located within the Little District and City resident needs. Hollywood neighborhood. Goal 8 The City will enhance the physical design, area, and Not Applicable; The Commercial the use of the entry plaza to create both a visual and Core Planning Area is not activity focal point of the District. located within the Entry Plaza. Goal 9 The City will protect the integrity of the Los Rios Consistent; The SPA does not National Register Historic District through design involve the relocation of any standards, buffering new development from the structures to the Historic District. district, and by prohibiting the relocation of historic structures to that District except as set forth in The Development Regulations Section 3.C.5 of this plan. (Section 3.0) and Design Guidelines (Section 4.0) established for the Commercial Core Planning Area have been specifically crafted to protect the Los Rios Historic District, and to minimize impacts that commercial development may have on the surrounding uses. Development standards applicable to all uses within the Commercial Core Planning Area are presented at Table 3.6-2. As presented therein, buildings along the easterly property boundary are required to provide a minimum 25' setback. Additionally, the strategic placement of buildings (facing away from the properly line and adjacent uses), as illustrated at Figure 2.2-2, Site Plan, acts to shield adjacent residential uses from operational activity associated with land uses proposed under the SPA. All buildings located in the easterly portion of the site, nearest adjacent uses, are single story. The only 2 - story building proposed, the Mercantile, has been placed the furthest from adjacent residential uses. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-40 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Specific Plan Consistency Analysis Goals and Policies Project Consistency Additionally, utilizing City standards created for this purpose, the EIR included a detailed analysis of all potential environmental impacts of the SPA, including those to adjacent sensitive receptors; Mitigation was included (where applicable) to reduce all impacts to less -than - significant levels. Goal 10 The City will manage the Montanez Adobe site to Not Applicable; The Commercial accommodate cultural and historical activities and Core Planning Area is not programs consistent with the historic context of the located within the Montanez National Register Historic District. The City will Adobe site. develop and adopt a Master Site Development Plan for the Montanez Adobe site which preserves the historic integrity of the site and structure while accommodating cultural and historical activities and programs. Goal 11 The City will include public support facilities (e.g. Consistent; Since the time that restrooms, telephone), centrally located within the the Los Rios Specific Plan was District, to serve the community and visitors to the adopted, the City has District. constructed numerous public facilities within the Los Rios District. In 2009, the City completed the construction of the Los Rios Park project which included a public parking lot, public restroom and a multi -use trail. In addition, the City completed the re -landscaping of the Verdugo Plaza with low- water use plants. The SPA does not include provision of additional public support facilities, and no additional public support facilities are necessary to support the development contemplated in the SPA. Goal 12 The City designates about one (1) acre of publicly- Not Applicable; The SPA is not owned land for public parking facilities to located within the HR District. It accommodate approximately eighty (80) to one- is noted that the parking facilities hundred (100) parking spaces, centrally situated on referenced in this Goal have been a portion of the RV lot and/or Trulis property, so as developed since the preparation to provide convenient parking to the "HR" (Historic of the original Specific Plan. The Residential) District as well as the "community SPA includes ample parking to Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-41 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios 5vecific Plan Consistencv Analvsis Goals and Policies Project Consistent passive park." Public parking will be sited, serve the proposed uses, as designed, landscaped and buffered so as to protect detailed at Section 2.2.5, Parking. nearby residential properties and the integrity of the The provision of other public Historic District, and should include a pick- parking elsewhere within the up/drop-off area. In order to site the public parking, Los Rios Specific Plan is beyond the City may relocate the recreational vehicle (RV) the scope of the SPA. storage lot to the Cappello property and/or a portion of the Trulis property. Goal 13 The City will encourage proposals for private Not Applicable; The SPA is not property owners in the "HR" (Historic Residential) located within the HR District. District to meet their off- street parking Additionally, the SPA includes requirements through agreement with the City for ample parking to serve the use of the planned public parking lot. proposes uses, as detailed at Section 2.2.5, Parking. Circulation Element Goal 1 Create a circulation plan which provides for safe Consistent; The SPA provides and convenient pedestrian access for both visitors corridors and walkways and residents to the district. specifically designed to encourage pedestrian access. As detailed at Section 2.2.4, Access and Internal Circulation, vehicular traffic along River Street will be prohibited by the use of bollards to be located just east of the intersection with Paseo Adelanto. Additionally, River Street will be transitioned from the existing asphalt paved street to a path with a surface that is reminiscent of the historical past using decomposed granite or similar material. Historical depiction boards (signs) will also be located in this area, providing a logical pedestrian transition from the easterly adjacent O'Neill Museum. Americans With Disabilities Act (ADA) - compliant parking and access pathways will be provided throughout the site. Goal 2 Provide centrally -situated public parking to reduce Consistent; The SPA contributes parking violations and pressure for parking along to the available parking, which Los Rios Street. Implement a sign program to direct helps alleviate pressure for Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-42 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Svecific Plan Consistencv Analvsis Goals and Policies Project Consistency visitors to public parking. parking elsewhere within the LRSP. Additionally, the SPA implements a Master Sign Program, to include directional signage to help guide patrons to available parking areas within the Commercial Core Planning Area. Goal 3 Require off-street parking in the Historic Core Not Applicable; The Commercial Planning Area to be situated within sideyards or to Core Planning Area is not the rear of structures. located within the Historic Core Planning Area. Goal Implement improvements and/or traffic flow Consistent; Main access to the restrictions at the Los Rios & Del Obispo Street Commercial Core Planning Area intersection which improve traffic safety and will be provided via Paseo operations consistent with the Growth Management Adelanto. A smaller, secondary Element's levels -of -service, including restrictions or entrance will be located on Los a prohibition on southbound left -turns from Los Rios Street. The EIR included a Rios Street to Del Obispo Street. detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than -significant levels. Goal 5 The City designates Paseo Adelanto as the primary Consistent; Main access to the access to the Specific Plan area in order to reduce SPA will be provided via Paseo visitor traffic on Los Rios Street, preserve the historic Adelanto. A smaller, secondary character of the area, and provide a safer pedestrian entrance will be located on Los environment. Motor vehicle access to the CRA- Rios Street. The SPA provides for owned properties will be provided exclusively by the following traffic Paseo Adelanto and no motor vehicle access will be improvements: provided via Ramos Street. Access to the Jones and 0 The addition of a 2nd left the Commercial Core Planning Area properties will turn lane eastbound Del be provided via Paseo Adelanto, River Street, and Obispo to northbound Los Rios Street. The Los Rios/River Street Paseo Adelanto; intersection will only provide access to the O'Neill • The widening of the Museum and pedestrian and emergency access to west side of Paseo the Jones and Commercial Core Planning Area Adelanto from the properties. southern property line to the intersection with River Street; and • The installation of a traffic circle at the Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-43 C 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Specific Plan Consistency Analysis Goals and Policies Project Consistency intersection of Paseo Adelanto and River Street. Additionally, vehicular traffic along River Street would be prohibited as part of the SPA (with the exception of emergency access and a small portion currently providing access to Zoomar's), facilitating pedestrian access through the area. Additionally, the EIR included a detailed analysis of all potential environmental impacts of the SPA; Mitigation was included (where applicable) to reduce all impacts to less -than -significant levels. Goal 6 Consider implementing one-way traffic flow on Los Not Applicable; Ramos Street is Rios Street between Ramos Street and the pedestrian not located adjacent to the plaza to reduce pedestrian and motor vehicle Commercial Core Planning Area. conflicts and reduce overall traffic congestion. In an effort to help alleviate Convert a segment of Los Rios Street to exclusive congestion on Los Rios Street, pedestrian use, if practical and functional. the Project includes a driveway on Los Rios Street, just north of Del Obispo Street. Visitors to the Commercial Core Planning Area would utilize this driveway and have no reason to continue northbound towards the pedestrian plaza (approximately 1,000 feet northerly) or Ramos Street (approximately 1,600 feet northerly). Additionally, a traffic circle would be installed at the intersection of Paseo Adelanto and River Street, providing an opportunity to turn around and travel southbound toward Del Obispo Street instead of continuing northbound to Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-44 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Svecific Plan Consistency Analvsis Goals and Policies Project Consistency Ramos Street. As such, development within the Commercial Core Planning Area would not affect traffic flow on Los Rios Street, between Ramos Street and the pedestrian plaza. Goal 7 Circulation improvements will be phased Consistent; The SPA includes a incrementally and assessed to determine the need number of circulation for subsequent phases so that circulation system improvements, as identified at changes are the minimum necessary to achieve the Circulation Element Goal 5, goals of safe and convenient traffic and pedestrian presented previously. Each of circulation. Specifically, prior to implementing any these modifications to the final phase involving significant changes including circulation of the area will the expansion of the pedestrian plaza into Los Rios improve the system as a whole. Street, restricting access to Los Rios Street via automated gates, or designating streets with one- way traffic, the City will comprehensively assess the advantages and disadvantages of such improvements and conduct public meetings on their preliminaKy design. Desi n Element Goal I The City will seek to maintain and enhance the Not Applicable; Development pedestrian entry plaza to serve as the principle within the Commercial Core pedestrian connection between the planning area and the downtown and will emphasize non- Planning Area would not affect motorized transportation modes in the District. the 2edestrian entry laza. Goal 2 The City will promote the preservation of Consistent; The proposed design historically significant structures and sites, those highlights and preserves historic within the National Register Historic District or on River Street as a major the City's Inventory. component of pedestrian circulation. No historically significant structures are located within the site. Goal The City will assure that new development is Consistent. The River Street architecturally compatible with existing historically, Marketplace has been designed significant structures. for architectural compatibility with existing historically significant structures. Please refer also the discussion provided previously at Land Use Element Goal 5. Goal The City will seek to buffer non-residential Consistent; The SPA has been development and uses from residential uses, and designed to be sensitive to buffer the National Register Historic District from nearby residential uses. incompatible new development. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-45 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Svecific Plan Consistencv Analvsis Goals and Policies Project Consistency The Development Regulations (Section 3.0) and Design Guidelines (Section 4.0) established for the Commercial Core Planning Area have been specifically crafted to protect the Los Rios Historic District, and to minimize impacts that commercial development may have on the surrounding uses. Development standards applicable to all uses within the Commercial Core Planning Area are presented at Table 3.6-2. As presented therein, buildings along the easterly property boundary are required to provide a minimum 25' setback. Additionally, the strategic placement of buildings (facing away from the properly line and adjacent uses), as illustrated at Figure 2.2-2, Site Plan, acts to shield adjacent residential uses from operational activity associated with land uses proposed under the SPA. All buildings located in the easterly portion of the site, nearest adjacent uses, are single story. The only 2 -story building proposed, the Mercantile, has been placed the furthest from adjacent residential uses. Additionally, utilizing City standards created for this purpose, the FIR included a detailed analysis of all potential environmental impacts of the SPA, including those to adjacent sensitive receptors; Mitigation was included (where a licable) Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-46 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Svecific Plan Consistency Analvsis Goals and Policies Project Consistent to reduce all impacts to less- than-si nificant levels. Policy 1 The City will encourage new buildings in the Consistent; The site is generally Specific Plan area to respect natural site features flat and absent any significant including existing terrain and landscaping, in natural features. As discussed at particular mature specimen trees. Section 2.2.8, Landscaping, a mature Peruvian Torch Cactus and a Coast Live Oak are considered healthy and will remain in place on the site. Additionally, five Jacaranda trees currently located along the properly line (which overhang the site) will remain in place, unaffected by development of the site. Further, approximately 158 new trees will be added to the site to enhance the appearance of parking areas, provide shade and visual interest, define entry/access points, accentuate site and architectural features, and provide screenin . Policy 2 Where feasible, the City will expect the architectural Consistent; Section 4.0, Design style of new buildings and additions to existing Guidelines, presents the buildings to be consistent with existing styles following objectives for including but not limited to Monterey, Adobe, development within the Craftsman bungalow, Victorian, and California Commercial Core Planning Area: vernacular board -and -batten. 0 Interpret architectural styles that are authentic and reflect the historical character of the region. ■ Utilize materials and colors that reinforce the overall design theme. ■ Reinforce the visual importance of building entries and gathering areas. • Provide an overall character that is compatible with the adjacent residential uses. Further, the vision for the Commercial Core Planning Area is encapsulated by the proposed Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-47 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Specific Plan Consistencv Analvsis Goals and Policies Project Consistency River Street Marketplace Project. Project elevations and renderings depict styles consistent with existing architecture represented along Los Rios Street. Designs include hip and gabled roofs, the use of mixed building materials, exposed rafters, decorative brackets, and board -and -batten siding, consistent with Craftsman bungalow and California vernacular board - and -batten styles. Please also refer to Project elevations, presented as Figures 2.2-3 through 2.2-9. Policy 3 The City will assure that new buildings and Consistent; The SPA has been additions to existing buildings are compatible in designed to be architecturally terms of mass, form, scale, color, materials, textures compatible with proximate and architectural style, with existing historically existing historically significant significant buildings. buildings. Project elevations and renderings depict styles consistent with existing architecture represented along Los Rios Street. Designs include hip and gabled roofs, the use of mixed building materials, exposed rafters, decorative brackets, and board -and -batten siding, consistent with Craftsman bungalow and California vernacular board - and -batten styles. Please also refer to Project elevations, presented as Figures 2.2-3 through 2.2-9. Additionally, all buildings located in the easterly portion of the site, nearest adjacent uses, are single story. The only 2 -story building proposed, the Mercantile, has been placed the furthest from adjacent residential uses. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-48 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Svecific Plan Consistenev Analysis Goals and Policies Project Consistency Policy 4 In order to maintain the rural character of the area, Consistent; The SPA proposes a the City will promote single -story structures in the mixture of one and two-story National Register Historic District. A combination of structures, outside of the one and two-story structures will be allowed Historic District. Of the five outside the National Register Historic District, structures proposed onsite, only however, two-story structures shall comprise no one is two story. Please refer to more than one-third of the total number of new Section 2.2.2, Proposed Land Uses. structures. Policy 5 The City will assure that the roof form (hip, shed, Consistent; As detailed at Section gable, etc.) of new structures will be compatible with 4.6.5, Roof Form/Pitch, primary existing historically significant structures. roof forms within the Commercial Core Planning Area would be gable or hip designs. These styles are commonly found on bungalows and cottages and are representative of styles currently evidenced along Los Rios Street. Policy 6 The City will encourage pedestrian -scaled Consistent; The SPA has been architectural features including overhanging eaves, planned as a pedestrian -oriented and arcades. development. Parking areas have been placed along the periphery of the site, with inviting pathways leading into the core of the development. Pathways feature attractive accent lighting, fountains, and ample shaded seating for pedestrians. Each building has been carefully designed to relate to pedestrians through the use of expansive main entrances, interesting textured building materials, porches for sitting and relaxing, oversized, low windows, and overhanging eaves for shade. Policy 7 The City will promote architectural details Consistent; Project design details consistent with the details of historically -significant have been crafted to be structures. consistent with area historically - significant structures. Project elevations and renderings depict hip and gabled roofs, the use of mixed building materials, Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-49 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Specific Plan Consisfencv Analvric Goals and Policies Project Consistency exposed rafters, decorative brackets, and board -and -batten siding, consistent with architecture currently represented along Los Rios Street. Please also refer to Project elevations, presented as Figures 2.2-3 throu h 2.2-9. Policy 8 The City will encourage the proportions (scale, Consistent; The Project exhibits a balance, etc.) of new windows and doors to conform mix of window types and sizes with those of historically -significant structures. that are regarded as consistent or compatible with those found in nearby historic buildings, including smaller multi -lite types, which have several smaller divided glass panes for a historic aesthetic. Policy 9 The City will discourage the relocation of otherwise Not Applicable; The Commercial historic[ally] significant structures from outside the Core Planning Area is not Specific Plan area to the National Register Historic located within the Historic District in order to preserve the historic integrity of District, nor is the relocation of that District. However, the City may allow the historic structures proposed. No relocation of such structures to the National Register historic structures are currently Historic District which are in danger of imminent located on the site. demolition and subject to State (OHP) review and/or consultation. Policy 10 With the exception of the on -street parking Not Applicable; The Commercial permitted along Paseo Adelanto, the City will Core Planning Area is not encourage off-street parking as opposed to on -street located within the Historic parking in the Historic District. Off-street parking District. and garages should be sited so that they are not within direct view of public rights-of-way, and should be compatible in terms of scale and materials, with the rural character of the historic District. Policy 11 Within the National Register Historic District, the Consistent; The SPA requires City will require new development (within the that all utilities installed in the Specific Plan area but outside the National Historic Commercial Core Planning Area District) to be served with under -ground utilities to be undergrounded. Please refer provide a clear contrast with the historical context to Sections 2.2.12.4, Electricity, and integrity of the National Register Historic 2.2.12.6, Communications Services, District. and Table 3.6-2. Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-50 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Suecific Plan Consistency Analysis Goals and Policies Project Consistency Housing Element Policy 1 The Agency will administer all applicable housing Not Applicable; Housing is not a programs for qualifying households and properties permitted use within the in the Los Rios District including but not limited to Commercial Core Planning Area. the Single Family Rehabilitation Program, the Section 8 Rental Voucher Program, the Section 8 Rental Certificates Program, the Mortgage Credit Certificate Program, and the First-time Homebuyers Program. Policy 2 The Agency will grant funding priority to qualifying Not Applicable; Housing is not a households occupying historic structures over those permitted use within the qualifying households occupying non -historic Commercial Core Planning Area. structures for the Single Family Rehabilitation Program. Policy 3 The Agency should consider partnering with a non- Not Applicable; Housing is not a profit housing corporation to manage the property permitted use within the or should solicit a non-profit housing group to retain Commercial Core Planning Area. ownership and/or stewardship of the Little The site is not located within the Holl wood area. Little Hollywood area. Policy 4 The City will limit the total number of affordable Not Applicable; Housing is not a residences in the Little Hollywood area to fourteen permitted use within the (14). The City will retain the ability to construct ten Commercial Core Planning Area. (10) new affordable housing units in the Little The site is not located within the Hollywood neighborhood for a total of twenty-four Little Hollywood area. (24) residences with a combination of detached and duplex structures with a gross density of four dwelling units per acre. However, prior to proceeding with the development of any additional dwelling units, the City must exhaust all available opportunities to develop such housing outside the Specific Plan District. Policy 5 The Agency will limit new affordable home Not Applicable; Housing is not a construction within the Los Rios Specific Plan area permitted use within the to the Little Hollywood neighborhood. Commercial Core Planning Area. The site is not located within the Little Hollywood neighborhood. Policy 6 New home construction in the Little Hollywood Not Applicable; Housing is not a area may include a combination of three bedroom, permitted use within the single-family detached homes no larger than one- Commercial Core Planning Area. thousand (1000) square feet, and two bedroom The site is not located within the duplexes no larger than seven- hundred and fifty Little Hollywood area. (750) square feet, fifteen -hundred (1,500) square feet combined, consistent with the development Los Rios Specific Plan 2019 Amendment Consistency Analysis Page 5-51 © 2019 Applied Planning, Inc. Table 5.1-2 Los Rios Specific Plan ConsistencyAnal sis Goals and Policies Project Consistency standards of the "LDR" (Low Density Residential) District. Los Rios Specific Plan Consistency Analysis 2019 Amendment Page 5-52 Attachment A Master Sign Program RIVER STRE ET M A R K E T P L A C E SA\ I( kN CA P Is I I" I.' S,r. MpS-rER S%GIN PROGRAM d ori Tenant signage is expected to enhance and extend the spirit of the architectural character of River Street Marketplace, expressing clearly the retail tenant name and function, while also serving as an expression of the high quality of the commercial and dining environments within. River Street Marketplace's architectural style is that of San Juan Capistrano agrarian, with rustic references, intimate pedestrian spaces and an emphasis on landscape and graphic details. River Street Marketplace embodies the unique blend of the eclectic aesthetic and relaxed style that reflects the community around it Graphic design shall be imaginative, simple and clear. Creative and expressive signage soluwns using a variety of materials afe strongly encouraged as a means of enhancing visitor experience. Signage shall be limited to the logo andlorname of the Tenant Additional iconrKnagery will be cm+sidetLd, at the sole discreow of the Landlord, provided it contributes to the overall identity and design of the store. Tenants shall retain the sewlces of a Professionally tralned graphic designer to create their identity and sign program. The design of signs shall be harmonious with the materials, color, texture, size, scale, shape, height, placement and design of Tenant premises and the Landlord buildings. Strict adherence to these sign design criteria shall insure that the character of River Street Marketplace is maintained and that a lively and evocative environment is created. iAug2ose of TenantSigrtage ae W CdtftdA This Signage Design Criteria is provided to guide designers, architects, and tenants in the development of tenant identity signs at River Street Marketplace. A. The objectives are: 1. To generate varied and creative tenant signage through application of imaginative design treatments and distinctive logos and type styles. 2. To establish signage as a design element that contributes to the unique environment of River Street Marketplace. 3. To provide standards of acceptability for signs in order to facilitate the review and approval process. B. A map of designated areas is located on the Tenant Signage Area Plan. Tenants and their designers are to refer to that map and select a combination of at least two sign types, and no more than four, from the designated area assigned to their store. C. Any signs fabricated and installed without prior approval in writing from the Landlord will be removed by the Landlord. All costs for removal, including but not limited to patch and repair of the building, will be at the tenant's expense. D. The Tenant Signage Design Criteria is part of the Tenant's Lease and the Tenant is required to comply with these requirements. Tenant Signage Within River Street Warice4zlig The tenant signage for River Street Marketplace is divided into distinct "areas" to assist the tenant in choosing the appropriate signage type, location, and quantity for their identity. All stores/restaurants and their corresponding elevations fit within a particular area, Please refer to the included map for the location. These areas are defined by the character and/or site orientation,. River Street Marketplace is divided into the following signage areas THE MARKETPLACE OFFICE / RETAIL RETAIL / RESTAURANT �_ __j Tfirra t SWaQe_Allowed W1thfrt Earn Zane The tenants in each area must have the required sign types, as indicated below. In addition to these two signs, tenants are allowed to have signs, selected from the "op tiond" slgnage. A maxlmum selection aF three (3) signs are allowed per tenant, as noted in each area. Variations from these designated areas require approval from the Landlord prior to submittal to the City for permits Thu mwdenum allowable square footage area (max- imum sign area and dimensions) of each sign is determined based on she lineal frontage of the store front, its location in River Street Marketplace, and the City of San Juan Capistrano signage ordinances. The.overall quantity of tha brand or trademark identities used per tenant, through the primary, secondary and optional signage, will be taken under consideration on a case-by-case basis per landlord's discretion. Note: Prior to fabrication, applicant shall receive approval of a separate sign permit from the City of San Juan Capistrano. Tenant i n The primaryviewing of ilia tenant signage will be from both the pedestrian areas and streets. As surlt, tenant signage should respond to the appropriate scare to both the vehicular and pedestrian views. Tenant logos will be encouraged and are recommended. To ensure variety in the Pedestrian Ferused area, adjacent tenants will be required to use different sign types, materials, and colors. The Pedestrian Signage Area, falls under the Pedestrian Focused Tenant Signage, and will follow all require- ments of this area with the exception that tenants will be required to suspend all blade signs from the canopy. Allowable sign Types: Primary sign types vary per area of the project that fit within the limitations and conditions. The sign types in which the tenant is limited to can be chosen from the fol- lowing; 1. Primary Signage: a. Facade Mounted Sign - Limited to reverse pan channel halo lit individual dimensional letters or dimensional letters, externally illuminated with exwrrW fixtures b. Wall Mounted Plaques - Mounted on the wall nearest the primary entry doors. 2. Secondary Signage: a. Blade Sign - External illumination of blades will be considered on a case-by-case basis per landlord's discretion. 3, Alternate Signage: (see size matrix for allowances) a. Applied Window Graphics b. Painted Wall Mural Sion Area Calculation: The maximum sign area for each tenant shall be 1 square foot (aggregate total of all sign faces) for each lineal foot of each store frontage, but signage is limited by the maxi- mum sizes as noted on the sign matrix. A. Address Signage: The suite number shall be applied to the exterior glass facade as determined by the Landlord. The suite number must be visible to the walkway and be applied as vinyl on glass. 1. Numbers to be cut vinyl or hand painted on inside face of storefront. 2. Numbers to be 2" high; in white opaque vinyl and must be in project font; Gotham Bold. 3. No numbers above door unless matching the architectural character and approved by landlord. 4. Number to be placed on window adjacent to door on right side. To be placed in lower left corner of glass panel. 5 Unit Address signs are required for each Tenant and not included in sign area calculations or not counted towards the maximum number of signs. B. Applied Window Graphics (excluding "Operational Signs"): 1. Only trade name or graphic logo may be used. Store description, advertisements, or tag lines not allowed. 2. Gold, white, or black vinyl graphics are to be used. 3. All applied graphics to be adhered to interior side of glass. 4 Applied window graphics not to exceed 20% of the window area. 5. Applied window graphics are to be submitted to the Landlord and approved in writing prior to installation. C. Storefront Signs - Primary Signs 1. Individual letters — Reverse channel — halo illumination a. Reverse channel letters are to be fabricated out of aluminum with a minimum metal thickness of .060 with a painted finish. b. All seams are to be welded and ground smooth. c. Channel depth to be no more than 4". d. Letter channels ars to be stud mounted 2" maximum from face of wall. e. Stud mounts are to be threaded anchor bolts with round sleeves and are to be painted the color of the fascia. f. Size will be limited based on the height of the available facade area to 75% max. of the vertical height of the available area and may not exceed 50% max. of the width of the available area. Not to exceed one (1) square foot per linear foot of frontage. 2. Individual letters - External Illumination a. External illumination to be provided by a separate light fixture(s) of a design that is complimentary to the overall sign design concept and the building architecture. b. Fixtures with arm extensions or gooseneck extensions are encouraged, c. "Light -bars' are prohibited. d. Pre -manufactured square or rectangle light boxes are not allowed. e. Individual letters to be at least 1/2" thick metal. Letter thickness is subject to Landlord approval and based on thickness -to -height proportion. f. If stud -mounted, the individual letters are to be stud mounted minimum 1 1/2" from face of wall, g.its All light fixture designs are to be submitted to the Landlord for approval prior to purchase, submittal to the City of San Juan Capistrano permits and installation. h. Size will be limited based on the height of the available facade area to 80% max. of the vertical height of the available area and may not exceed 50% max, of the width of the available area. Not to exceed one (1) square foot per linear foot of frontage. D. Tenants Located in Multiple Sign Areas When a tenant's facade is located in multiple signage "areas", each particular facade is dictated by the regulations for that area. E. Wall Mounted Plaque 1, Wall mounted plaques shall have concealed fasteners. Exposed fasteners designed as a feature treatment require approval by Landlord. 2. Allowable materials are cast metal, glass, or durable hard surface material. 3. No plastics, acrylics or PVC materials, 4. Non -illuminated or externally illuminated only. 5. Size of plaque is subject to Landlord approval, per the sign matrix due to irregular project configurations. 6. Location to be adjacent to entry doors. 7. No taglines, slogans, service or product descriptions allowed in text. F. Blade Signs A double -sided sign mountad perpendkuler to the building facado and suspended on a decorative metal bracket. Usually placed near the storefront entrances. 1. Each tenant is allowed to here one double • faced hanging sign per building entrance. 2. The cmaxive use of logo and shape is encouraged in rhe design of the !,lade sign, 3. Tenants are encouraged to utilize a variety of colors and graphic elements along with type style to create an energetic signing solution. Painted flat forms layered to give a 3-dimensional effect are encouraged. 4. Applied acrylic lettering or shapes not allowed. 5. Signs are to be wall mounted from a metal bracket, or suspended from the trellis with metal supports. 6. Placement to be reviewed with consideration of all adjacent signs. 7. Trade name or logo only, no taglines,slogans, or advertising allowed. A. The following sign types and finishes shall be prohibited at River Street Marketplace: 1. Illuminated sign boxes (can signs). 2. Signs with tag lines, slogans, phone numbers, service description, or advertising of products. 3. Monument style signage. 4. Temporary signage / coming soon signs— other than barriride or window graphics. 5. Signs located on the rear elevation. (except those signs required for delivery) 6, Signs with exposed raceways, conduit, junction boxes, transformers visible lamps, tubing, or neon crossovers of any type. 7. Rotating, animated and flashing signs. B. Pole signs and other signs with exposed structural supports not intended as a design element, except for code -required signs. 9. Pennants, banners, or flags identifying individual tenants. 10. Vehicle signs, except for the identification of a business enterprise or advertisement upon a vehicle used primarily for business purposes, provided the identification is affixed in a permanent manner. 11. Signs attached, painted on, or otherwise affixed to trees, other living vegetation, landscaping or natural materials. 12. Any sign designed to be moved from place to place. 13. Signs attached, painted or otherwise affixed to awnings (other than those indicated in criteria), tents or umbrellas, however, such signs may be permitted in conjunction with special design review by the Landlord. 14. Balloons and inflatable signs. 15. Any signs, including freestanding signs, advertising the availability of employment opportunities. 16. Signs which emit sound, odor or visible matter, or which bear or contain statements, words or pictures of an obscene, pornographic or immoral character. 17. Back plates behind signage are typically prohibited, but maybe considered on a case-by-case basis. Not to exceed 20% larger than overall max sign dimension and must be an integral part of the sign design. Calcula tine-Sionage Area:_ Copy area shall be computed by surrounding each graphic element with a rectangle or square, calculating the area contained within the square, and then comput- ing the sum of the areas. Elements such as swashes, simple lines, back plates or other decorative touches must be included within limits of the geometric shape shall be included as part of the copy area. Area shall include the entire name, not individual letters or words. Letter height shall be determined by measuring the tallest letter of a tenant's identity, inclusive of swashes, ascenders, and descenders. `_01"1LLif'f! M • e'' •! CMF A. Design Objective 1. The primary objective of the sign design criteria is to generate high quality, creative tenant signage. Tenants are encouraged to combine a variety of materials, Ilghting methods, calors, typestyles, and graphic elements forunique storefront signage at River Street Mvketplace. 2. Primary and soconcinry signs shall be Iocatod above or adjacent to entries or storefronts only; exceptions will be considered for corner tenants. 3. All sign concepts are to be generated from "camera-ready" logo artwork prepared by a professional graphic designer, and submitted to the Landlord forapproval prior to concept development of any :Ign. 4. Signs that Incorporate creative logos or graphic elements along with the business identity are encouraged. S. Tenant signs io consist of "Trade Name' andlar logo only. Tag ram, bylines, mem-handlse or service descriptions are not alle md- 6. Signs, copy and graphic elements shall fn comfortably rmo sign area, leawng sufficient margins and negative space on all sides. Wall.signs shall appear balanced and In scale within the context of the sign space and the building as a whole. Thickness, height, and cola of sign lettering shall be visually balanced and In pmponlon to other signs on tho building. In all cases, the copy area shall maintain a margin at least 6" from any edge of the sign face area. 7. Dimensional letters and plaques shall be affixed without visible means of attachment, unless attachments make an intentional design statement and are approved by the Landlord. B. Any special conditions or deviations from the guidelines in the sign criteria are to be approved in writing after submittal to the Landlord. B. Typestyles Tenants may adapt established typestyles, logos and/or images that are in use on similar buildings operated by them, provided that said images are architecturally compatible and approved by the Landlord. Type may be arranged in multiple lines of copy and may consist of upper and/or lcwef rase letters. C. Lighting The use of creative signage lighting is expected and encouraged with the following criteria: 1. Where signs are internally illuminated, light -transmitting surfaces shall be non -gloss, matte materials. 2. Only letters and logos shall transmit light while the back plate or background remains solid opaque. No illuminated backgrounds or boxes are allowed. 3. Lighting for all tenant signs shall be turned off after closing or reduced between the hours to be determined by Landlord. 4. Exposed fixtures, shades, or other elements are to contribute to the design of the sign 5.Exposed raceways (unless design elements), conduit, junction boxes, transformers, lamps, tubing, or neon crossovers of any type are prohibited. MASTER SIGN PROGRAM D. Colors 1. Signs should be limited to a maximum of two colors per sign, but will be reviewed by the Landlord for approval on a case by case basis. 2. The color of the letter face and letter return shall be the same and no multi -colored letter faces allowed. 3. Color of letter face and returns are to contrast with building colors for good daytime readability. 4. The interior of open channel letters is to be painted dark when against light backgrounds. 5. All sign colors are subject to review and approval by the Landlord as part of the tenant signage submittal. Variations from these standards must be approved by the Landlord. E. Materials 1. Acceptable sign material treatments are: a. Dimensional geometric shapes in metal coated or burnished for variety in color and texture b. Painted metal c. Wood d. Screens, grids, or mesh e. Etched or brushed metal f. Cut, abraded, or fabricated steel or aluminum g. Dimensional letter forms with seamless edge treatments h. Glass 2 The following materials are prohibited on all signs: a. Sintra b. Cardboard c. Color ad plastics or acrylics d. Simulated materials, i.e. wood -grained plastic laminate and wall covering e. Trim cap retainers r. I , .crrmrr. A. General 1. All signs shall be designed, installed, illuminated, located, and maintained in accordance with the provisions set forth in these regulations and all other applicable codes and ordinances. 2. All signs must meet all standards set forth by River Street Marketplace Tenant Sign Criteria and must be approved by the Landlord before permit submittal. 3. Tho tenant must submit one set of plans, with Landlord approval signamm, to City for approval prior to receiving permits for fabrication. 4. The Landlord docs not accept the responsibility of checKrig for compliance with my codes having jurisdiction over River Street Marketplace nor for the safety of any sign, but only for aesthetic compliance with this sign criteria and its intent. B. Fabrication Requirements 1. All sign fabrication work shall be of exce€tent quality and Identical of Class A wwkmamhip. All logo images and typestylos shall be accurately reproduced. Lettering that approximates typestyles shall net be acceptable. The Landlord reserves the right to -reject any fabrication wont deemed! to be below standard. 2. Signs must be made of durable rust -inhibiting materials that are appropriate and complementary to the design of River Street Marketplace. 3. All formed metal, such as letterforms, shall be fabricated Laing full -weld construction with all joints ground smooth. 4. All ferrous and non•lerrous metals shall be separated with non-conductive gaskets to prevent electrolysis. In addition to gaskets, stainless steel fasteners shall be used to secure ferrous to non•farrous metals. 5. Threaded rods or anchor bolts shall be used to mount sign letters, which are spaced out from background panel and must be finished to blend with the adjacent surface- Angle Slips will not be permitted. & Paint colors and fintshes must be reviewed and approved by the Landlord Color coatings shall exactly match the colors specified on the approved plan€ 7. Surfaces with color mixes and hues prone to fading (e.g., pastels, complex mixtures, intense reds, yellows and purples) shall be coated with ultraviolet -inhibiting clor coat in a matte or semi -glass finish. 8. Joining of materials (e.g., seams) shall be finished in such a way as to be unnoticeable. Visible welds shall be continuous and ground smooth. Rivets, screws, and other fasteners that extend to visible surfaces shall be flush, filled, and finished so as to be unnoticeable. 9. Finished surfaces of metal shall be free from canning and warping. All sign finishes shall be free of dust, orange peel, drips. and runs and shell have a uniform surface conforming to the highest standards of the industry. 10. All lighting must match the aired specificatlons of the appmvkd working drawings. 11. Surfoce brightness of all illuminated msteriols.shail be consistent in all letters and components of the sign. Light leaks will not he permitted. 12. All conduit, raceways, crossovers, wiring, ballast boxes, transformers, and other equipment necessary for sign connection shall be concealed. MASTER UGM-PROISF M All bolts, fastenings and clips shall consist of enameling iron with porcelain enamel finish; stainless steel, anodized aluminum, brass or bronze; or carbon -bearing steel with painted finish. No black iron material will be allowed. 13. Underwrite$ laboratory. approved labels shall be affixed to all electrical fixtures Fabrication and installation of electrical signs shall comply with UBC, NEC, and local building and electrical codes, 14. Penetrations into building walls, where required, shall be made waterproof by the tenant's sign contractor. 15. Location of all openings for conduit sleeves and support in sign panels and building walls shall be indicated by the sign contractor on the above shop drawings submitted to the Landlord. Sign contractor shall install same in accordance with the approved drawings. 16. In no case shall any manufacturer's label be visible from the street or From nomw{ viewing angles. 17 Signs illuminated with neon shall use 30 m.a. transformers. The ballast for fluorescent lighting shall be 430 m.a. Fluorescent lamps will be single pin (slimline) with 12" center -to -center lamp separation maximum. �S A. Artwork Submittals 1. All sign concepts are to be generated from "camera-ready" logo artwork prepared by a professional graphic designer, and submitted to the Landlord for approval prior to development of any signage. B. Preliminary Drawing Submittal 1 Prior to shop drawings and sign fabrication, tenant shall submit for Landlord approval three sets of Preliminary drawings reflecting the design of all sign types. 2. Sign preliminary drawing shall show sign and building colors. 3. Sign preliminary drawings are to be submitted concurrently with storefront design and awning design. Partial submittals will not be accepted. C. Shop Drawing Submittal 1, Upon approval of concept plans in writing from Landlord, three complete sets of shop drawings are to be submitted for Landlord approval, including: a. Fully -dimensioned and scaled shop drawings ®1/2"=1'-0" specifying exact dimensions, copy layout, typestyles, materials, colors, means of attachment, electrical specifications, and all other details of construction. b. Elevations of storefront ® 1/2"=1'-0" showing design, location, size and layout of sign drawn to scale indicating dimensions, attachment devices and construction detail. c. Sample board showing colors and materials including building fascia, letter faces, returns, and other details as requested by the Land lord. d. Section through letter and/or sign panel ® 1/2"=V-0" showing the dimensioned projection of the face of the letter and/or sign panel and the illumination. e. Cut -sheets of any external light fixtures, including color. f. Full-size line diagram of letters and logo may be requested for approval if deemed necessary by the Landlord. g. Colored elevations showing representation of actual signage Cafomas.well as actual building colors. Color call outs to be provided. 2. All Tenant sign shop drawing submittals shall be reviewed by the Landlord for conformance with the sign criteria and with the concept design as approved by the Landlord. 3. Within ten V0) wodong days akar reosipt of Ternanty working sign drawings, Landlord shpt either approve the submittal con dngent upon any required modifications or disapprava TananiY sign submittal, which approval or disapproval shall mmain the Sole fight and discretion of she Land lord. The Tenant must continua to resubmit revised plans unI4 approval is nbtamned. A full set of final shop drawings must he approved and stamped by the Landlord prior to permit applications or sign fabrication. n. Requests to establish Signs that vary from the provisions of this sign criteria shall be submitted to the Landlord for approval. The Landlord may approve signs that depart From the speclftc provisions and constraints of this Sign Plan in order to a. Encourage exceptional sign design and creativity. b. Accommodate imaginative, unique, and otherwise tasteful signage that Is deemed to be within the splrit and intent of the sign criteria. 5. Following Landlords approval of sign shop drawings and with a wetsignatum approval attached, Tenant ar his agent shall submit to the City of San Juan Capistrano sign plans s4med by she Landlord and applications for all permits for Fabrication and installalion by Sign Contractor Tenant shall furnish the Laurdlord with a copy of said approved permits Armor to instalimion of Tenants sign. 6. Signs shell be Inspected upon Installation to assure conformance. Any wank unacceptable shall be corrected or modified at the Tenon is e"nse ay required by rho LandLord. SIGN TYPE Fascia Sign Sign and Letter Max Size Sign Logo Max Height Max sign height, if letters stacked Blade Sign (if space permits) Wall Mounted Plaque Window Graphics Sign Max Area Max. Sign Area Calculation (Sign Area / Linear Store Front) Illumination Allowances (Internal or External Illumination) THE MARKETPLACE OFFICE SPACE RETAIL/RESTAURANT r 30" 24" 36" 24" 18" 30" 30" 24" 36" 4sgft 2sgft 4sgft 3sgft 2sgft 3sgft 20% of storefont glazing 20% of storefont glazing 20% of storefont glazing sq 11 1 1 linear it (50 s ft maxi ---- 7—sq-77 I linear TT 50 s ft maxi 1 sq 11 11 linear Tr— 50 s ft max Sizes noted above are maximums for each sign type or letters Internal Halo or External External Only Internal Halo or External Illumination type noted above are suggested per each zone landlord approval required per submitted. THE MARKETPLACE OFFICE/RETAIL RETAIL/ RESTAURANT Q va, Fascia Sign Wall Mounted Plaque RED BARN BUILDING Blade Sign Wall Mural Fascia Sign Wall Mounted Plaque MERCANTILE BUILDING (S/W) Blade Sign Wall Mural Fascia Sign Wall Mounted Plaque MERCANTILE BUILDING (N/E) Blade Sign Wall Mural l ■ Fascia Sign ■ Wall Mounted Plaque FARMSTEAD BUILDING ■ Blade Sign tri Wall Mural Fascia Sign Wall Mounted Plaque WORKSHOP BUILDING M Blade Sign Wall Mural m a -i Fascia Sign Wall Mounted Plaque GREENHOUSE BUILDING Blade Sign Wall Mural +T IIr�ii i ti �j Fascia Sign Wall Mounted Plaque HAY LOFT BUILDING Blade Sign j Wall Mural Ir-. 1ir .MEMO=.. T? - ■ Fascia Sign Wall Mounted Plaque MARKETPLACE BUILDING (SM) Blade Sign Wall Mural Fascia Sign Wall Mounted Plaque MARKETPLACE BUILDING (N/E) Blade Sign Wall Mural a IV - I Id Eg IYIII-k + tio'ney 77177 'All a HODSOLt: GRACE A I —JA. 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