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19-1015_RIVER STREET SJC, LLC_Agenda Report_D1_Attachment_6_Part_2PC RESOLUTION NO. 19-05-14-02 ARCHITECTURAL CONTROL (AC) 16-029 GRADING PLAN MODIFICATION (GPM) 16-014 TREE REMOVAL PERMIT (TRP) 16-047 SIGN PROGRAM (SP) 16-007 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA APPROVING ARCHITECTURAL CONTROL (AC) 16- 029, GRADING PLAN MODIFICATION (GPM) 16-014, TREE REMOVAL PERMIT (TRP) 16-047, AND SIGN PROGRAM (SP) 16-007; RIVER STREET MARKETPLACE, A NEW 64,900 SQUARE FOOT COMMERCIAL AND OFFICE DEVELOPMENT PROJECT LOCATED AT THE SITE OF THE EXISTING ITO NURSERY PROPERTY AT 31825 LOS RIOS STREET {ASSESSOR PARCEL NUMBERS 121-160-22, 28, 49), WHICH CURRENTLY CONSISTS OF AN APPROXIMATELY 5.86 ACRE COMMERCIAL NURSERY {APPLICANT: DAN ALMQUIST, RIVER STREET SJC, LLC). Whereas, Dan Almquist, River Street SJC, LLC, 610 Newport Center Drive Suite 410, Newport Beach, CA 92660 has requested approval of Architectural Control (AC) 16-029, Grading Plan Modification (GPM) 16-014, Tree Removal Permit (TRP) 16-047, and Sign Program (SP) 16-007 to allow for a new 64,900 square foot commercial and office development project located at the site of the existing Ito Nursery Property (31825 Los Rios Street (Assessor Parcel Numbers 121-160-22, 28, 49), which currently consists of an approximately 5.86 acre commercial nursery; 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, the applicant proposes to develop the entire 5.86-acre site with commercial and office space that combines restaurant, office, and artisan retail space within five unique buildings totaling approximately 64,900 square feet, along with associated improvements ("the River Street Marketplace Project" or "project"); and, Whereas, the project is designed to reflect the City's agrarian history and includes metal/wood barn themed buildings, a courtyard designed and planted with California native plant landscaping, and amenities designed to be consistent with the early San Juan Capistrano aesthetic; and, Whereas, the project would provide indoor and outdoor dining, farm fresh produce, unique retail venues, and a grassy common with varied seating options and communal tables for outdoor dining; and, Whereas, the project also includes a parking area with an olive grove that would be accessed via Paseo Adelanto and Los Rios Street; and, Whereas, River Street, which bounds the project on PC Resolution 19-05-14-02 2 May 14. 2019 the north, is a paved private drive, and the project proposes to transition River Street from the existing paved street to a decomposed granite path with bollards east of its intersection with Paseo Adelanto to prohibit vehicular traffic and proposes to remove the existing property line dividing fence; and, Whereas, the Los Rios Historic District, which is listed on the IHCL, NRHP, and the California Register of Historic Resources (CRHR) is adjacent to the eastern boundary of the project site, and the portion of the Los Rios Historic District that includes River Street forms the north edge of the project site; and, Whereas, excepting overlap with River Street, the project will not take place within the Los Rios Historic District; and, Whereas, the proposed project is being processed pursuant to Section 9- 2.301, Development Review of the Land Use Code; and, Whereas, the Architectural Control, Grading Plan Modification, Tree Removal Permit, and Sign Program applications were filed concurrently, so the Planning Commission reviewed all applications, 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, a Draft Environmental Impact Report ("Draft EIR") was prepared for the proposed project and pursuant to State CEQA Guidelines section 15087(e), the Draft EIR was circulated for a 45-day review period from January 30, 2019 to March 18, 2019; and, Whereas, the City prepared responses to all comments received during the public review period, and made minor revisions to the Draft EIR, which are included in the Final Environmental Impact Report (Final EIR); and, 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, all potentially significant adverse environmental impacts were sufficiently analyzed in the EIR; and, Whereas, the Planning Commission has determined that EIR reflects the independent judgment of the City and is deemed adequate for purposes of making decisions on the merits of the proposed project; 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 and City Council Policy 5 to consider public testimony on the proposed project and has considered all relevant public comments; and, PC Resolution 19-05-14-02 3 May 14. 2019 Whereas, the Design Review Committee (DRC) Commission conducted a duly-noticed public meeting on February 23, 2017, February 8, 2018 and April 12, 2018 and recommended that the above item move forward to the Planning Commission. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Juan Capistrano has recommended that the City Council certify the FEIR and adopt the Mitigation Monitoring and Reporting Program prepared for the proposed project by way of PC Resolution No. 19-05-14-01. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.313 Architectural Control, of Title 9, Land Use Code of the City of San Juan Capistrano: 1. The proposed use and design of the project comply with all. applicable provisions of Title 9 of the San Juan Capistrano Municipal Code and any applicable specific plan or comprehensive development plan because the proposed Code Amendment to the Los Rios Specific Plan (SP 78-01) amends various sections of the Specific Plan and adds the Commercial Core Planning Area and adds Appendix A "River Street Marketplace Project, Amendment to the Los Rios Specific Plan." Furthermore, the proposed design is an Agrarian style which is consistent with the historic context of the Los Rios Street Historic District. 2. The proposed use and design of the project is consistent with the goals, policies and objectives of the General Plan, including the Community Design Element because the project is consistent with the following policies and objectives of the Community Design Element: Community Design Goal 1: Policy 1.2: "Encourage high-quality and human scale design in development to maintain the character of the City;" and, The proposed changes to River Street are enhancements, and include the removal of existing asphalt and returning the street to a more natural, pedestrian character. In addition, the project will remove the property line dividing fence and therefore re-establish the view corridor on the entire length of the street. Further, the project will install a Historic Depiction Program (HOP) adjacent to the street, designed with high-quality materials to complement the character of the Los Rios Street Historic District. The nearest proposed building adjacent to River Street is the Farmstead Building which has a height of 31 feet and has a setback of 8 feet from the edge of River Street and is designed to maintain the character of the Los Rios Street Historic District -with an Agrarian architectural style, cedar shake shingles and board and batten vertical siding. The landscape plan includes trees and shrubs along the entire length of River Street. The PC Resolution 19-05-14-02 4 May 14. 2019 proposed driveway on Los Rios Street is located in proximity to the existing Ito Nursery access driveway and will include a new sidewalk and landscaping. Further, the spatial relationship between the project site and the southern portion of the Los Rios Historic District will be protected through the installation of a restricted access drive at the east end of the property adjacent to the west lot lines of the dwellings in the historic district. The access drive will provide for a 20 foot to 31 foot buffer adjacent to a 5 foot setback at the east side of the drive. Thus, the project is designed at a human-scale, the only historic resource located on the project site will be enhanced, and none of the proposed buildings will dwarf any existing, adjacent uses. Community Design Goal 2 : Policy 2.1: "Encourage development which complements the City's traditional, historic character through site design , architecture, and landscaping." The proposed enhancements to River Street include the removal of asphalt and replacing with decomposed granite results in re-establishing a more natural character to the street and the removal of the property line dividing fence results in re-establishing the view corridor on the entire length of the street; and the establishment of native landscaping along the entire edge of the pathway will frame the edge of the street. The design of the buildings compliments the history and tradition of San Juan Capistrano because they will include board and batten vertical wood siding, corrugated metal, rustic reclaimed barn wood, standing seam, earth-tone colors , rustic cedar shake roofing and rustic wooden details that are reminiscent of agrarian architecture. The proposed low water use landscaping design provides a tree and shrub palette found locally and in the vicinity of Los Rios Street Historic District. The proposed Historical Depiction Program (HOP) will have an Agrarian theme. As discussed further below, the project conforms to the City's adopted Architectural Design Guidelines, which substantially implement the General Plan Community Design Element. Further, the project conforms to the Los Rios Specific Plan 78-01, Central Core Planning Area design standards, which intend for conformity with the City's Architectural Design Guidelines. 3. The site is adequate in size and shape to accommodate all yards, open spaces, setbacks, parking , access, and other features pertaining to the application, except as otherwise approved because the project has been designed to accommodate the required project building elements, as set forth in Los Rios Specific Plan 78-01,and because the development characteristics meet all of the PC Resolution 19-05-14-02 5 May 14, 2019 development standards established in the amendment to the Los Rios Specific Plan 78-01, including required building setbacks, building heights, open areas, massing, landscaping, parking and site access. 4. The character, scale and quality of the architecture, site design and landscaping are consistent with the adopted Architectural Design Guidelines of the City because as demonstrated within this staff report, the proposed project and use of materials and landscaping compliments the design elements of Agrarian style architecture, as required by the Los Rios Specific Plan 78-01, Commercial Core Planning Area. The enhanced paving details and landscaping conveys a sense of "richness of detail" and complements the building elevation design. Furthermore, the project will be consistent with the adopted Architectural Design Guidelines because the following design principles are applicable to the proposed project: Design Issue/ Principal 1: Human Scale . The proposed project has a well- balanced pedestrian orientation and human scale. The pedestrian circulation experience is enhanced along River Street with the use of decomposed granite and a Historic Depiction Program (HOP) that leads to the entrance of the commercial center with the mature trees and landscaping; and enhanced paving is located throughout the pedestrian pathways. Design Issue/ Principle 2: Eclectic Building Styles. The proposed project proposes the use of unique building materials, such as raw steel, wood siding, and corrugated metal, consistent with the Agrarian architectural style. Building pop-outs and offsets as well as variations in building heights, materials, and colors would be added to offset the buildings' massing, provide human scale, and provide relief to and variation in the building form and style. These details will allow the development to architecturally exist amongst the adjacent buildings that are located within the Los Rios Street Historic District. The modification includes enhanced paving and landscaping which will further enrichen the eclectic architectural style. Design Issue/ Principal 5: Heritage and Tradition. The proposed project reflects the history and tradition of San Juan Capistrano. The Commercial Core Planning Area contains development standards and guidelines that reinforce specific site planning, architectural design, and landscape design guidelines contained within the design guidelines. The design guidelines are intended to pay homage to the area's rich agrarian history, including the Los Rios Historic District, the Capistrano Train Depot, and the Mission of San Juan Capistrano. The design guidelines reflect agrarian themed buildings and an earth-toned color palette to assure that development within the Commercial Core Planning Area, including the proposed River Street Marketplace project, reflects the history of the surrounding area. PC Resolution 19-05-14-02 6 May 14 . 2019 Design Issue/Principle 6 : Richness of Details and Materials . The applicant proposes to incorporate enhanced paving which enhance the architectural details of the project and provide an enhanced overall pedestrian experience. The applicant also proposes to install landscaping along the perimeter of the parking area and at the two entry driveways, and along the perimeter of the parking lot which is consistent with the Architectural Design Guidelines, Principle 1, which provide, "The physical environment should be comfortable, friendly, accessible and approachable. Parking areas should be designed to minimize the impact of automobiles on pedestrian circulation and to be Jess visually intrusive." Design Issue/ Principle 8: Linkages and Connections. The proposed pedestrian circulation design allows for patrons to access the Los Rios Street Historic District and the downtown via an enhanced pedestrian pathway (River Street) from the commercial center to Los Rios Street. 5. The site plan provides functional and safe vehicular, bicycle and pedestrian access and circulation because the site development concept provides a continuous access drive through the parking lot via the two driveways. Pedestrian access to the site from Alipaz Street and Los Rios Street is provided via sidewalk connections to Del Obispo Street and pedestrian access is provided from Los Rios Street, through River Street and to the entry of the central gathering area. All surface parking is designed to include landscaping to visually buffer views from Del Obispo Street, Los Rios Street and Paseo Adelanto. 6. The proposed use . and design of the project are compatible with surrounding existing and proposed land uses and community character, including scale, intensity, massing, architectural design, landscape design, and other development characteristics because the proposed building will use colors and materials that are found through San Juan Capistrano, and are similar to the colors and materials of the buildings on adjacent parcels. The architectural design, landscape, and proposed parking lot features were reviewed by the Design Review Committee which recommended approval of the designs. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.323 Grading plan review and modification, of Title 9, Land Use Code of the City of San Juan Capistrano: 1. The proposed grading modifications are consistent with the General Plan, Land Use Code, Design Guidelines, and applicable specific plan or comprehensive development, including but not limited to requirements for ridgeline protection, natural landform grading, minimizing use and height of retaining walls, and effective use of landscaping for erosion control and aesthetics because the project allows for the development of a use which is permitted with approval of the amendment to the Los Rios Specific Plan which will ensure that all proposed PC Resolution 19-05-14-02 7 May 14, 2019 structures can be built which meets all required development standards established in the Commercial Core Planning Area . While the existing topography needs to be modified in order to facilitate development, the proposed fill maintains as much of the natural topography as possible. Additionally, the entire site is proposed to be fully landscaped. 2. The proposed grading modifications are generally consistent with the approved site plan, preliminary grading plan, landscape plan, grading standards, and design concepts of the original project as approved by the reviewing authority because the site is a vacant lot and will be graded to elevate pads out of the 100 year flood plain and will remain below the pad elevations of the adjacent residential units. 3. The proposed grading will remain consistent and compatible with immediately-adjacent lots or units, including but not limited to blending of slopes with adjacent property boundaries, rounding of slopes at both top and bottom to blend the grading into the existing terrain, and a design which harmonizes the design with the natural contours of the property and surrounding lots because the proposed grading will remain consistent and compatible with immediately-adjacent lots. Grading which takes place adjacent to property lines is proposed to tie in directly to the adjacent properties so that the new development does not impact the adjacent properties. 4. The proposed modified grading plan shows the location of any proposed building footprints which shall meet all required minimum setbacks for building as defined in the applicable zone district, and minimum setbacks from the tops and toes of slopes as defined by Section 9-4.313, Graded Slopes, of this title because the proposed project will comply with the development standards of the Commercial Core Planning Area. 5. The proposed modified grading will not cause adverse impacts to other properties, including but not limited to potential impacts on hydrology, water quality, views, trail easements, or other aspects of development because the changes are subject to Plan Check review by the City's Engineering Department to ensure that grading will not result in any negative impacts to hydrology, water quality as required by local and state laws. Prior to issuance of grading or building permit, the applicant must demonstrate to the satisfaction of the Public Works Director that the proposed grading will not result in any negative impacts to hydrology, and water quality as required by local and state laws. The grading modifications do not impact views or trail easements. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.349 Tree Removal Permits, of Title 9, Land Use Code of the City of San Juan Capistrano: 3. Removal of the trees will not have an adverse impact on adjacent properties or the general welfare in that the removal will not adversely impact views, public streetscapes, or other aesthetic considerations because the project proposes PC Resolution 19-05-14-02 8 May 14; 2019 to preserve 2 specimen trees-one Peruvian Torch Cactus and one Coast Live Oak- and a row of 5 Jacaranda on the south boundary of the site. The project includes the installation of 158 new trees, including 39 specimen trees (minimum 72-inch box), 83 olive trees (48-inch box minimum), 20 site trees (36-inch box minimum), and 16 citrus trees (24-inch box). The proposed landscaping improvements will be consistent with landscaping already existing on neighboring properties and throughout the Los Rios Street Historic District. 4 . Where appropriate, replacement trees have been proposed to maintain the urban forest canopy and the replacement trees are more appropriate to the site and the planting area because the installation of the proposed tree species - Oak, Sycamore, Olive, Torrey Pine , Desert Willow, Palo Verde, Manzanita, Cottonwood, and Citrus trees are appropriate to the site, as it will create cohesion and consistency within the new development as well as surrounding properties. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.343 Sign Program, of Title 9, Land Use Code of the City of San Juan Capistrano: 1. The sign program is consistent with the General Plan and Design Guidelines, and is complementary to the architecture and design of the development project because the sign program is consistent with the following General Plan Community Design Element policy and Design Guidelines: General Plan Community Design Element Policy 1. 2 Encourage high- quality and human scale design in development to maintain the character of the City. The signs are to be constructed from durable industry standard materials, and the size of the signs complies with the proposed Los Rios Specific Plan -Commercial Core Planning Area, which describes are signage for the commercial center. Architectural Design Guidelines, Chapter 8, Signs C. Gen eral Sign Desig n Guidelines 1. Colors . a. Restrained use of color is recommended, use of multiple colors is discouraged. c. Use of contrasting colors to achieve visually pleasing signs should be considered as part of the siQn desiQn process. 2. Materials a . The following materials are recommended for signs in San Juan Capistrano : • Wood -carved or sandblasted • Metal -formed, etched, cast or engraved PC Resolution 19-05-14-02 9 May 14, 2019 3. Sign Copy/Lettering Style/Spacing a. A limited number of lettering styles should be employed in sign design to increase legibility. The number of different lettering types should not exceed two for small signs and three for larger signs. b. Avoid using overly intricate typefaces as well as crowding of the sign text. 1 . Illumination a. The light source of indirect lighting fixtures should be adequately shielded to prevent glare. b. Use of individual, internally-illuminated, back-lit, or non-illuminated solid letters is encouraged. 5. Placement a. Signs should be placed in proximity to the main business entrance. b. Wall sign placement should be coordinated with architectural features . C. Wall and Building Signs a. Wall signs should not project away from the surface upon which they are attached by more than the minimum required distance for construction purposes and in no case by more than 12 inches. c. Wall signs painted directly on the structure are encouraged. d. Lettering should not occupy more than 75% of the background area. 2. Projecting (Blade) Signs c. Sign supports and brackets should be compatible with the design and scale of the sign. 2. The sign program conforms to all applicable requirements of this Code and a_ny applicable specific plan or comprehensive development plan because the amendment to the Los Rios Specific Plan includes Appendix A which includes a sign program with specific standards that require that signage design is architecturally compatible with the buildings. Through the sign program, the applicant has created a visually pleasing method of providing compatible and complementary signs to minimize visual clutter. 3. The sign program is generally compatible with the design character of adjacent properties and/or rights-of-way because the signs will not impact the right-of-way and will not create light or glare impacts to the adjacent properties. PC Resolution 19-05-14-02 10 May 14. 2019 NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby approves Architectural Control (AC) 16-029, Grading Plan Modification (GPM) 16-014, Tree Removal Permit (TRP) 16- 04 7, and Sign Program (SP) 16-007 subject to those conditions of approval established by Exhibit A, attached hereto and incorporated herein, including the provision that this approval is contingent upon the City Council approving the General Plan Amendment (GPA) 18-002, Code Amendment (CA) 16-003, Development Agreement (DA) 18-002 and Flood Plain Land Use Permit (FP) 16-003, and that if GPA 18-002, CA 16-003, or DA 18-002 are denied by the City Council, this approval is deemed null and void. CUSTODIAN OF RECORDS: The documents and materials associated with this Resolution that constitute the record of proceedings on which these findings are based are located at San Juan Capistrano City Hall, 32400 Paseo Adelanto, San Juan Capistrano, California 92675. The Development Services Director is the custodian of the record of proceedings. PROTEST OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS: Pursuant to Government Code Section 66020, the applicant may protest the imposition of fees, dedications, reservations or other exactions imposed on this development project by taking the necessary steps and following the procedures established by Sections 66020 through 66022 of the California Government Code. PASSED, APPROVED AND ADOPTED this 14th day of May, 2019. c-;r£;4~ Tami Wilhelm, Vice-Chair ~ Sergio Klotz, AICP, Assistant Development Services Director/Secretary