19-1015_RIVER STREET SJC, LLC_Agenda Report_D1City of San Juan Capistrano
Agenda Report
TO: Honorable Mayor and Members of the City Council
."*lFROM: .-fÉenjamin Siegel, City Manager
SUBMITTED BY: Joel Rojas, Development Services Directo ,Ù'Y
PREPARED BY: David Contreras, Principal Planner ÞÙ
DATE: October 15,2019
10t15t2019
D1
Proposed River Street Marketplace Project, Located at 31825 Los
Rios Street, lncluding: Resolution Certifying the Final Environmental
lmpact Report, Adopting the Mitigation Monitoring Reporting
Program, Approving General Plan Amendment (GPA) 18-002 and
Approving Flood Plain Land Use Perm¡t (FP) 16-003; lntroduction of
an Ordinance Approving Code Amendment (CA) 16-003; and
lntroduction of an Ordinance Approving Development Agreement
(DA) 18-002 (Assessor Parcel Numbers 121-160-22,28, 49) (Dan
Almquist, River Street SJC, LLC).
SUBJECT
RECOMMENDATION
Open the public hearing, receive public testimony, close the public hearing; and
1. Approve a resolution adopting environmental findings pursuant to the California
Environmental Quality Act, certifying a Final Environmental lmpact Report (SCH
#2018011019), adopting a Mitigation Monitoring Reporting Program, and
approving General Plan Amendment 18-002 and Flood Plain Land Use Permit 16-
003;
2. Approve the introduction and first reading of an ordinance approving Code
Amendment 16-003 to amend the Los Rios Specific Plan for the River Street
Marketplace Project; and,
3. Approve the introduction and first reading of an ordinance approving Development
Agreement 18-002.
EXECUTIVE SUMMARY
River Street SJC, LLC (the "Applicant") is proposing the River Street Marketplace Project,
an approximately 5.86-acre mixed use project to be located at 31825 Los Rios Street
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October 15,2019
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(Attachment 1). To develop the proposed project, the Applicant requires City approval of
a General Plan Amendment, a Code Amendment, an Architectural Control, a Grading
Plan Modification, a Flood Plain Land Use Permit, a Tree Removal Permit, and Sign
Program. ln addition, the Applicant is seeking approval of a Development Agreement with
the City. The City prepared an Environmental lmpact Report (ElR) that analyzed the
proposed project's environmental impacts in compliance with the provisions of the
California Environmental Quality Act (CEOA). The EIR determined that the proposed
project could result in potentially significant and unavoidable temporary noise impacts as
a result of construction, but determined that all other environmental impacts could be
reduced to a level of less than significant through the incorporation of mitigation
measures.
The Planning Commission reviewed the project applications on May 14 and September
24,2019, and conditionally approved the requested Architectural Control, Grading Plan
Modification, Tree Removal Permit and Sign Program applications, and recommended
that the City Council certify the project's EIR and approve the General Plan Amendment,
Code Amendment, Flood Plain Land Use Permit and Development Agreement. The
project's Final Environmental lmpact Report (FEIR) and proposed General Plan
Amendment, Code Amendment, Flood Plain Land Use Permit and Development
Agreement are now before the City Council for consideration. Staff and the Planning
Commission have analyzed the Applicant's request and believe that all of the findings of
fact for certification of the EIR and approval of the General Plan Amendment, Code
Amendment, Flood Plain Use Permit and Development Agreement can be made. As a
result, staff is recommending that the City Council: 1) approve a Resolution (Attachment
2) adopting findings pursuant to the California Environmental Quality Act, certifying a Final
Environmental lmpact Report, adopting a Mitigation Monitoring Reporting Program,
approving a General Plan Amendment and approving a Flood Plain Land Use Permit; 2)
introduce an Ordinance (Attachment 3) approving a proposed Code Amendment; and 3)
introduce an Ordinance (Attachment 4) approving a Development Agreement.
DISCUSSIO ANALYSIS
On May 14, 2019, the Planning Commission considered the proposed River Street
Marketplace Project. The Planning Commission conditionally approved the requested
Architectural Control, Grading Plan Modification, Tree Removal Permit and Sign Program
applications, and recommended that the City Council certify the project's EIR and approve
the General Plan Amendment, Code Amendment, Flood Plain Land Use Permit and
Development Agreement. The Planning Commission also recommended that six
conditions be considered by the City Council for the project. These conditions are
discussed in more detail later in this staff report.
A public hearing for the City Council to consider the project's EIR and proposed General
Plan Amendment, Code Amendment, Flood Plain Land Use Permit and Development
Agreement was set for the July 2, 2019, City Council meeting. On June 28,2019, the
City received a letter from attorney Cory Briggs on behalf of his client, Jeff Vasquez,
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October 15,2019
Page 3 of 13
raising several concerns with the proposed project. ln order to thoroughly review and
respond to the letter, at the Applicant's request the City Council continued the public
hearing to August 6, 2019. At the Applicant's request, the public hearing was
subsequently continued to August 20,2019.
Following publication of the August 20,2019, agenda, the Applicant submitted a letter
requesting a continuance to allow City staff and consultants an opportunity to evaluate a
revised site plan that would address concerns raised in Mr. Briggs' letter. On August 20,
2019, the City Council continued the public hearing on the project to the City Council
meeting of October 15,2019.
On September 16, 2019, the Applicant submitted revised plans to the City for
consideration. The revised plans required a modification to several entitlement
applications previously evaluated and approved by the Planning Commission. On
September 24,2019, the Planning Commission considered the modified project plans
and adopted a Resolution recommending that the City Council certify the Final
Environmental lmpact Report and adopt the Mitigation Monitoring Reporting Program.
The Planning Commission also adopted a Resolution approving revised Architectural
Control, Grading Plan Modification, and Sign Program applications.
Proposed Modified Proiect
The Applicant's proposed project ("Modified Project") shifts buildings further west,
reduces building heights, and reduces the overall square footage by 5,833 square feet,
as compared to the original project that was reviewed and approved by the Planning
Commission ("Original Project"). The table below provides a comparison of the original
project and the proposed modified project.
The Modified Project proposes 59,067 square feet of commercial and office space in
seven "agrarian themed" buildings: Marketplace, Mercantile, Greenhouse, Red Barn,
Farmstead, Hay LofURestrooms, and Workshop. The table on the following page provides
a summary of the square footage of each building in comparison to the Original Project.
Number of
Buildinqs
Square
Feet
Lot
Coverage
Landscape
Area
Parking
Area
Parking
Spaces
Approved Project 5 64,900 21o/o
(53,717\13.79%2.31
acres 291
Modified Project 7 59,067 19To
(49,374\20%1.87
acres 242
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October 15,2019
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Land Use Approved Project
Square Footage
Modified Project
Square Footage
Marketplace 23,100 9,100
Mercantile 18,800 22,443
Greenhouse 10,900 7.040
Red Barn 7,500 8,080
Farmstead 4,600 4,500
Hay LofV
Restrooms*N/A 3,904
Workshop*N/A 4,000
Total 64,900 59,067
*New buildings proposed as part of the Modified Project
The overall design concept for the project remains a pedestrian-oriented development,
with outdoor seating and dining areas that incorporate a low water use landscape palette.
A grassy common setting continues to provide varied seating options and communal
tables for outdoor dining. The project would replace the existing asphalt on River Street
with decomposed granite to enhance the pedestrian path. The project's parking area
would still include a Sycamore grove that would be accessed via Paseo Adelanto and Los
Rios Street.
The Modified Project proposes to maintain an agrarian architecturalstyle that reflects the
City's agrarian history and includes Craftsman Bungalow and California Vernacular
themed buildings. The articulation and details in the architectural style are consistent with
San Juan Capistrano history, character and "sense of place"; and, specifically with the
Los Rios Street Historic District.
As a result of the reduced square footage, the Modified Project now requires a minimum
of 239 parking spaces, whereas 242 parking spaces (including 7 ADA spaces) are
proposed. A revised common parking lot is now proposed around the southern periphery
of the buildings and the common green area. Main access to the parking lot would
continue to be provided via Paseo Adelanto, with the entrance driveway located about 60
feet closer to Del Obispo Street. Depending on the ultimate design of off-site circulation
improvements, the project could include up to 20 angled on-street parking spaces
adjacent to the project site along Paseo Adelanto.
The Modified Project would remove 31 trees and install 299 new trees. The sign program
has been amended to reflect the changes in the design and layout of the buildings. The
hardscape and fence details will remain consistent with the original project's agrarian
theme.
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Proiect Applications
ln order to develop the proposed River Street Marketplace Project, City approval of the
following applications is required:
1) General Plan Amendment (GPA) 18-002 to ensure consistency of the proposed
Amendments to the Los Rios Specific Plan with the City's General Plan;
2) Code Amendment (GA) 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";
3) Development Agreement (DA) 18-002 between the project applicant and the City
of San Juan Capistrano;
4) Flood Plain Land Use Perm¡t (FP) 16-003 for the review and evaluation of
potential flood impacts due to nearby Trabuco Creek;
5) Architectural Control (AC) f 6-029 for the review of the architectural design of the
structures, lighting, site amenities and landscape;
6) Grading Plan Modification (GPM) 16-014 for the review of onsite grading and
elevations to create building pads, a parking lot and pedestrian access;
7) Tree Removal Permit (TRP) 16-047 for the removal of 31 existing trees on the
property which will be replaced with 299 new trees;
8) Sign Program (SP) f 6-037 to establish sign regulations for the development;
9) Site Plan Review (SPR) 16-007 for review of enhancements to River Street and
Los Rios Street.
On May 14,2019, the Cultural Heritage Commission approved Application 9. On May 14,
2019 (Original Project) and September 24, 2019 (Modified Project), the Planning
Commission conditionally approved Applications 5-8, contingent on the City Council
approving applications 1-4. Applications 1-4 are now before the City Council for
consideration.
Plannino Comm n Proiect Review
On May 14,2019, the Planning Commission held a duly noticed public hearing to consider
the Original Project Applications. As described in the attached May 14, 2019, Planning
Commission staff report (Attachment 5), staff conducted a thorough analysis of the
proposed project Applications. ln addition, the project's potential environmental impacts
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were analyzed through the preparation of an Environmental lmpact Report pursuant to
CEQA. As a result of this thorough analysis, staff concluded that all necessary findings
for approval of the requested entitlement requests could be made and, therefore,
recommended approval of the project applications. The Planning Commission supported
staff's recommendation and adopted the attached resolutions (Attachment 6) approving
the subject applications, and recommending that the City Council approve the applicant's
requested General Plan Amendment, Code Amendment, and Development Agreement.
On September 24, 2019, the Planning Commission held a duly noticed public hearing to
consider the Modified Project applications. As described in the attached Planning
Commission Resolutions (Attachment 7), the Planning Commission concluded that all
necessary findings for approval of the modified entitlement requests could be made and,
therefore, recommended approval of the Modified Project applications.
As part of the Planning Commission's May 14, 2019, review of the Original Project
applications, the Planning Commission recommended that the City Council consider
imposing six additional conditions on the project. As part of the Planning Commission's
September 24,2019, review of the Modified Project, the Planning Commission is now
recommending that the City Council consider only two additional conditions. These two
additional conditions are not incorporated in the proposed Specific Plan attached to this
staff report. Should the City Council wish to include the Planning Commission's two
recommended conditions in the Specific Plan, staff has prepared draft language for
consideration which is provided as Attachment 8.
The Planning Commission's two recommended conditions and staff's analysis of each
are summarized below:
1) Prohibit outdoor amplified live music on the property
The Applicant's proposed Specific Plan amendments allow non-amplified live
outdoor music on the property until 9:30 p.m., and allow outdoor amplified live
music on the property with approval of a Conditional Use Permit or a Special Use
Permit. The Planning Commission recommends prohibiting outdoor amplified live
music.
2) Prohibit smoking on the property
The Applicant's proposed Specific Plan amendments do not prohibit smoking on
the property. The Planning Commission recommends prohibiting smoking on the
property.
lf the City Council wishes to include any of the Planning Commission's recommended
additional conditions into the Specific Plan, it is recommended that the City Council direct
staff to incorporate the draft language provided in Attachment 8 into the Specific Plan.
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October 15,2019
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Proposed General Plan AmendmenVCode Amendment
The subject site has a General Plan land use designation and zoning designation of
Specific Plan/Precise Plan and is regulated by the Los Rios Specific Plan. The proposed
project requires an amendment to the Los Rios Specific Plan, which in turn requires an
amendment to the General Plan to ensure consistency between both documents. On
October 4,2016, the City Council initiated a study of a proposed amendment to the Los
Rios Specific Plan. On April 3,2018, the City Council initiated a General Plan Amendment
to conduct an appropriate study to update the description of the Los Rios Specific Plan
contained in the General Plan. The proposed General Plan Amendment and Code
Amendment are discussed below.
General Plan Amendment (GPA) 18-002
The development of the proposed project would not result in a conflict with the General
Plan's Land Use Designation for the property. The proposed GPA (Attachment 9) is being
processed solely to ensure consistency between the General Plan text and the proposed
amendments to the Los Rios Specific Plan. The proposed General Plan text amendments
include:
Cleaning up references to the Los Rios Specific Plan and the proposed
Commercial Core Planning Area.
Revising Table LU-4, Development Capacity, to include the 5.86-acre Commercial
Core Planning Area, with a Floor Area Ratio (FAR) of 0.23 and capacity of 59,067
square feet.
Adding policies to General Plan Circulation Goal 4 to allow on-street parking along
Paseo Adelanto and to transition River Street from an existing asphalt street to a
decomposed granite pedestrian-access only throughway.
The City's Land Use Code, specifically Section 9-2.307, requires City Council approval of
a GPA. lf the Council finds that the request is appropriate and consistent with applicable
goals and policies of the General Plan, then it is appropriate to approve the GPA
application. Conversely, the inability to make this determination would result in a denial.
!n analyzing the GPA request, staff and the Planning Commission believe that all of the
findings of fact can be made to warrant approval of the GPA. The basis for supporting
each finding is enumerated within the proposed City Council resolution (Attachment 2).
Code Amendment (CA) 16-003
The City's Land Use Code (Title 9 of the City's Municipal Code) is the primary
implementation tool for the General Plan's Land Use Element. Together, the City's Land
Use Code and zoning map identify specific types of land use, intensity of uses, and
a
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o
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development and performance standards applicable to specific areas and parcels of land
within the city. Per the City's zoning map, the zoning district of the project site is Specific
Plan/Precise Plan. As described below, the project site is located within the boundaries
of, and is governed by, the Los Rios Specific Plan, which outlines the zoning regulations
(e.9., permitted land uses, development standards, design guidelines) applicable to
development within the Specific Plan area.
The project site is located within the southern portion of the 4O-acre area governed by the
Los Rios Specific Plan ("Specific Plan"). The Specific Plan, which encompasses the Los
Rios Street Historic District and surrounding area, was originally adopted by the City
Council in 1978 and has been amended several times since. Perthe Specific Plan, the
project site is currently designated as Low Density Commercial (LDC), which allows land
uses such as nurseries, open markets, arts and crafts workshops, display and retail.
The Applicant proposes 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." The proposed Specific Plan Amendment is
located in Exhibit A of Attachment 3.
Section 9-2.309 of the San Juan Capistrano Municipal Code sets forth the following
findings required to approve an Amendment to the Land Use Code:
1. The proposed Land Use Code amendment conforms with the goals and policies of
the General Plan;2. The proposed Land Use Code amendment is necessa4r to implement the General
Plan and to provide for public safety, convenience and/or general welfare;
3. The proposed Land Use Code amendment conforms with the intent of the
Development Code and is consisfent with all other related provisions thereof;4. The proposed Land Use Code amendmenf is reaso nable and beneficial at this time.
lf these findings can be made, then it is appropriate to grant the Land Use Code
Amendment. Conversely, the inability to make even one of these findings would result in
a denial. Staff's analysis for making these findings, which forms the basis for the
recommendation contained in this report, is provided in the proposed City Council
Ordinance (Attachment 3).
Floodolain Land Use Permit IFP) 16-003
Because of the subject property's proximity to Trabuco Creek, it is located within a special
flood hazard area. ln orderto raise the project site's existing grade above the 1OO-year
floodplain elevation, the project proposes to fill the center portion of the site with
approximately 2-5 feet of imported soil, which equates to approximately 19,628 cubic
yards of imported soil. The proposed project includes a Water Quality Management Plan
specifying that buildings would be elevated above flood depths anticipated for site
development.
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Section 9-2.321 of the Land Use Code applies to all lands situated within special flood
hazard areas as delineated by the Federal Emergency Management Agency's Flood
lnsurance Rate Maps (FIRM) for the City of San Juan Capistrano. The Planning
Commission is charged with review of any application for a Floodplain Land Use Permit
at a noticed public hearing, pursuant to Section 9-2.302(f), and shall forward a
recommendation to the City Council for final action. The following findings are required
for approval of a Floodplain Land Use Permit:
1. The application complies with all of the location and land use standards for uses or
structures as sef forth in Secfion 9-3.405 of this Code.
2. Approval of the application will not result in a discernible net increase in water surface
elevation, will not create or exacerbate erosive velocities withín special flood hazard
areas, and will not contribute to flooding of other properties not previously inundated
by the 11)-year storm event.
3. Development and use of the property as proposed are consistent with General Plan
policíes regarding flood control, public safety, aesfhefics, and resource protection.
4. The proposed use and development of the property are consistent with all other
applicable requirements of the Municipal Code and of the Federal Emergency
Management Agency, California Fish and Game Department, United Sfafes Army
Corps of Engineers, and RegionalWater Quality Control Board requirements in effect
at the time the application was deemed complete.
lf these findings can be made, then it is appropriate to grant the Floodplain Land Use
Permit. Conversely, the inability to make even one of these findings would result in a
denial. Staff's analysis for making these findings, which forms the basis for the
recommendation contained in this report, is provided in the proposed City Council
Resolution (Attachment 2).
Development Aqreement
As part of the entitlement package, the Applicant has requested that the City enter into a
Development Agreement pursuant to Government Code Section 65864 et. seq. A
Development Agreement is a negotiated contract between a developer and a city which
serves to "freeze" the City's applicable rules, regulations, and policies that are in place at
the time of the agreement's execution. This gives the developer a "vested right" to develop
a project by setting certain parameters on the project, such as use, density, height, etc.
without concern for future zoning or General Plan amendments, which could interfere with
the development of a planned project.
The proposed Development Agreement would vest the developer's rights under the
agreement for a 5-year period and provides for the redevelopment of an underutilized and
closed nursery site that had previously been deemed to be blighted by the City's former
redevelopment plans. The project would also provide on-site infrastructure upgrades and
generate additional sales tax revenue to the City. ln addition, the project is expected to
stimulate adjacent areas in the downtown by introducing unique shopping, dining and
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October 15,2019
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entertainment experiences. Lastly, the project would implement numerous planning and
economic development policies which benefit the health and fiscal welfare of the City and
its residents.
When
made:
1.
approving a Development Agreement there are four primary findings that must be
2
The Development Agreement is consistent with the General Plan, any applicable
specific plan, and the City's zoning ordinance.
The Development Agreement is in the best interests of the City and good land use
practices.
The Development Agreement will promote the public convenience, health, interest,
safety, or welfare of the city, and will not adversely affect the orderly development
of property or the preservation of property values.
The Development Agreement is in compliance with the conditions, requirements,
restrictions, and terms of the Municipal Code, in that it includes all mandatory
provisions required by Government Code S 65865.2 and does not include any
provisions that are not authorized by the Development Agreement Act.
Based upon the information provided in this staff report, staff believes that all of the
findings can be made for approval of the Development Agreement as contained in the
attached Ordinance (Attachment 4).
FISCAL IMPACT:
There is no fiscal impact to the City by this action. The processing of the project
applications, along with the environmental review, has been solely funded by the project
Applicant. Once built and operational, the proposed project would generate additional
property tax and sales tax revenue for the City.
ENVIRONMENTAL IMPACT
The City prepared a Draft Environmental lmpact Report (DEIR) that analyzed the
proposed project's environmental impacts in compliance with the provisions of the
California Environmental Quality Act (CEOA). The DEIR was made available to the public
for review and comment for 45 days between January 30,2019, and March 18,2019.
During and following the close of the public review period, the City received numerous
comment letters and e-mails on the project. For those letters and e-mails that raised
CEQA-related issues, the City prepared Responses to Comments as required by CEQA,
which are included in the Final EIR (Attachment 10).
The EIR determined that the proposed project could result in potentially significant and
unavoidable temporary noise impacts as a result of construction, but determined that all
other environmental impacts could be reduced to a level of less than significant through
the incorporation of mitigation measures.
3
4
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The Draft EIR and Final EIR for the project are available on the City's website at
http:/isaniuancapistrano.orq/Departments/Development-Services/Planninq-
Zon i noi E nviron menta l-Docu mentsi River-Street-M arketplace
ln regards to the applicant's modifications to the proposed site plan, CEQA Guidelines
Section 1 5088.5(a) states,
A lead agency is required to recirculate an EIR when significant new
information is added to the EIR after public notice is given of the availability
of the draft EIR for public review under Section 15087 but before
certification. As used in this section, the term "information" can include
changes in the project or environmental setting as well as additional data or
other information. New information added to an EIR is not "significant"
unless the EIR is changed in a way that deprives the public of a meaningful
opportunity to comment upon a substantial adverse environmental effect of
the project or a feasible way to mitigate or avoid such an effect (including a
feasible project alternative) that the project's proponents have declined to
implement...
To determine whether the changes proposed by the Modified Project trigger the need to
recirculate all or a portion the Draft ElR, the City prepared a "Technical Memorandum:
Environmental Compliance of the Project Modification to the River Street Marketplace
ElR," dated September 13,2019 (Attachment 11). The memorandum concludes, and is
supported with substantial evidence, that the Modified Project would not require major
revisions to the River Street Marketplace Project EIR and none of the conditions identified
in CEQA Guidelines Section 15088.5 requiring recirculation of the EIR would occur.
PRIOR CITY COUNC¡L REVIEW
On Augusl20,2019, the City Council conducted a public hearing to accept public
comments and, at the request of the Applicant, continued consideration of the
project to the October 15,2019, City Council meeting.
On August 6,2019, the City Council conducted a public hearing to accept public
comments and, at the request of the Applicant, continued consideration of the
project to the August 20,2019, City Council meeting.
a
o
a On July 2, 2019, the City Council conducted a public hearing to accept public
comments and, at the request of the Applicant, continued consideration of the
project to the August 6,2019, City Council meeting.
On April 3,2018, the City Council initiated a General Plan Amendment to conduct
an appropriate study to update the description of the Los Rios Specific Plan
contained in the General Plan.
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On October 4,2016, the City Council initiated a study of a proposed amendment
to the Los Rios Specific Plan.
COM M I S S I O N/COM M ITTE E/BOARD REVIEW AND RECOMMENDATIONS
On September 24, 2019, the Planning Commission considered the modified
project plans and adopted two Resolutions recommending that the City Council
certify the Final Environmental lmpact Report (FEIR), adopt the Mitigation
Monitoring Reporting Program, a code amendment, and approve an Architectural
Control, Grading Plan Modification, and Sign Program.
a
a
a
o
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On May 14, 2019, the Planning Commission reviewed the project and
recommended certification of the EIR and approval of the Project to the City
Council with six proposed conditions for Council consideration.
On May 14,2019, the Cultural Heritage Commission approved Site Plan Review
(SPR 16-007), found the project consistent with City Council Policy 603 with regard
to compatibility with adjacent listed historic structures and found the Cultural
Resources and Land Use and Planning analysis contained in Chapters 5.4 and 5.9
of the Environmental lmpact Report as adequate.
On April 12, 2018, the Design Review Committee reviewed the revised
development design plans and forwarded the project to the Planning Commission
for consideration.
On February 8, 2018, the Design Review Committee reviewed the proposed
development design plans and provided comments to the Applicant, and
recommended . revisions.
On February 28,2017, the Cultural Heritage Commission received a presentation
and provided the Applicant with comments regarding the proposed project.
On February 23,2017, the Design Review Committee conducted a work session
to review the conceptual development design plans.
NOTIFICATION:
Pursuant to Title 9, Land Use Code, Section 9-2.302(f), Notification Procedures, prior to
the July 2, 2019, City Council meeting, a public hearing notice was placed in the
Capistrano Valley News at leastten (10) days priorto the hearing, posted on the City's
website, and posted at the San Juan Capistrano City Hall, Community Center, and
Library. ln addition, pursuantto City Council Resolution 10-08-17-03, a notice was mailed
to all property owners within the city. The City Council opened the public hearing and
continued the public hearing on July 2, August 6, and August 20,2019, thereby satisfying
a
a
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October 15,2019
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the required public notification requirement. ln addition, a courtesy notification of this
agenda item has also been provided to the following individuals:
Dan Almquist
Property Owners within the Los Rios Specific Plan
lnterested Parties Notification List
ATTACHMENT(S)
Attachment 1 - Project Site Map
Attachment2 - Draft Resolution approving ElR, GPA and FP
Attachment 3 - Draft Ordinance approving CA
Attachment 4 - Draft Ordinance approving DA
Attachment 5 - PC Staff Report May 14, 2019
Attachment 6 - PC Resolutionsl9-05-14-01 and 19-05-14-02
AttachmentT - PC Resolutionsl9-09-24-02 and 19-09-24-03
Attachment 8 - Two PC recommended conditions/staff proposed language
Attachment 9 - General Plan Amendment
Attachment 10 - Final EIR (also available on the City's website)
Attachment 11 - CEQA Technical Memorandum
ENCLOSURES
Enclosure 1 - Development Plans (Bickel Group Architecture), September 16, 2019