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19-1015_RIVER STREET SJC, LLC_Agenda Report_D1_Attachment_7_Part_1PC RESOLUTION NO. 19-09-24-02 CODE AMENDMENT (CA) 16-003 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR THE RIVER STREET MARKETPLACE PROJECT (SCH#2018011019) AND ADOPT THE MITIGATION MONITORING AND REPORTING PROGRAM; APPROVE CODE AMENDMENT (CA) 16-003 FOR RIVER STREET MARKETPLACE, A NEW 59,067-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 ("Applicant") has requested approval of several entitlements, including CA 16-003, to allow for development of a new 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, as the project is currently proposed, the Applicant seeks to develop the entire 5 .86-acre site with commercial and office space that combines restaurant, office, and artisan retail space within seven unique buildings totaling approximately 59,067 square feet, along with associated improvements ("the River Street Marketplace Project" or the "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 a Sycamore grove that would be accessed via Paseo Adelanto and Los Rios Street; and, Whereas, River Street, which bounds the project on 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 PC Resolution 19-09-24-02 2 September 24, 2019 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, 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, on April 3, 2018, the City Council of the City of San Juan Capistrano 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 as a result of the proposed Los Rios Specific Plan Amendment; and, Whereas, the proposed project is being processed pursuant to Section 9- 2.307, General Plan Amendment 18-002, and Section 9-2.309, Code Amendment 16- 003, of Title 9, Land Use Code of the City of San Juan Capistrano to establish policies and zoning regulations for the project site, in form of the proposed River Street Marketplace; 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, as originally proposed, the project included a total of 64,900 square feet of commercial and office space in five buildings referred to as the Marketplace, Mercantile, Greenhouse, Red Barn, and Farmstead, and this is the project that was analyzed in the City's subsequent environmental review; and, Whereas, in accordance with State CEQA Guidelines section 15082, on January 12, 2018, the City sent to the Office of Planning and Research and each responsible and trustee agency a Notice of Preparation ("NOP") stating that an Environmental Impact Report (State Clearinghouse Number #2018011019) would be prepared; and Whereas, a Draft Environmental Impact Report ("Draft EIR") was prepared, incorporating comments received in response to the NOP; and Whereas, in accordance with State CEQA Guidelines section 15085, a Notice of Completion was prepared and filed with the Office of Planning and Research on January 30, 2019; and PC Resolution 19-09-24-02 3 September 24, 2019 Whereas, as required by State CEQA Guidelines section 15087(a), the City provided Notice of Availability of the Draft EIR to the public at the same time that the City sent Notice of Completion to the Office of Planning and Research; and Whereas, as disclosed in the Draft EIR, the proposed project could result in potentially significant and unavoidable temporary construction noise impacts, but all other impacts could be reduced to a level of less than significant through the incorporation of mitigation measures; and, Whereas, 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, during the 45-day public comment period, the City consulted with and requested comments from all responsible and trustee agencies, other regulatory agencies, and others pursuant to State CEQA Guidelines section 15086; and, Whereas, the City received 24 written comment letters during the public review period on the Draft EIR, including an acknowledgement from the State Clearinghouse that the City has complied with CEQA environmental review requirements, and after the close of the public review period, the City received one late comment letter; and, Whereas, the City has prepared responses to the comments received and made minor revisions to the Draft EIR, which are included in the Final Environmental Impact Report (Final EIR); and, Whereas, pursuant to Public Resources Code section 21092.5, the City provided copies of its responses to commenting public agencies at least ten (10) days prior to the City's consideration of the Final EIR on May 2, 2019; 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, after the preparation of the EIR, and in response to comments received by the City in response to the EIR, the Applicant subsequently modified the project from what was analyzed in the EIR; and Whereas, specifically, the Applicant proposes to revise the project to shift buildings further west, reduce building heights, and reduce overall square footage of the project by 5,833 square feet (from 64,900 to 59,067 square feet) (together, the "proposed modifications"); and Whereas, pursuant to State CEQA Guidelines section 15088.5, 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, but before the EIR is certified. The term "information" can include changes in the project as well as other information, but information is not "significant" unless it results in a new significant environmental impact, or a substantial increase in the severity of an PC Resolution 19-09-24-02 4 September 24 , 2019 environmental impact; and, Whereas, to determine whether the proposed modifications to the project would result in new significant impacts or substantially more severe impacts, the City undertook an analysis of the proposed modifications which determined, based on substantial evidence, that no new significant impacts would occur, and no recirculation of the EIR was required; and Whereas, all potentially significant adverse environmental impacts were sufficiently analyzed in the EIR; and, Whereas, the Planning Commission has considered all project environmental documentation including the Final EIR; and, Whereas, the 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, considered all relevant public comments and recommended approval of the project to the City Council. 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 and City Council Policy 5 to consider public testimony on the modified proposed project and has considered all relevant public comments . NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings with respect to the California Environmental Quality Act (CEQA) and the Environmental Impact Report (FEIR): 1. The Planning Commission has reviewed and considered the Final EIR and the public testimony regarding the environmental review of the Project, and the City 's additional environmental review of the proposed modifications; and, 2. The Planning Commission finds on the basis of the evidence presented and the whole record before it, including the EIR and the City's additional environmental review of the proposed modifications,, that there is no substantial evidence that the proposed project, as mitigated, would have a significant effect on the environment except with regard to the temporary construction noise impacts; and, 3. Whereas, the Planning Commission finds that the Mitigation Monitoring and Reporting Program, attached hereto as Exhibit A, should be adopted with all mitigation measures made enforceable as a regulatory requirement for the development of the River Street Marketplace project; and, PC Res olu t ion 19-09-2 4-02 5 Septem ber 24, 2019 4. Whereas, on the basis of the foregoing and the Planning Commission's review of the entire administrative record for the project, the Planning Commission hereby recommends that the City Council certify the Final EIR. The foregoing recommendation reflects the Planning Commission's independent judgment and analysis; and, 5. Whereas, the record of proceedings on which the Planning Commission's decision is based is located at City Hall for the City of San Juan Capistrano, located at 32400 Paseo Adelanto, San Juan Capistrano, California and the custodian of record of proceedings is the Development Services Department Administrative Specialist. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings pursuant to Title 9, Land Use Code of the City of San Juan Capistrano with respect to Code Amendment (CA 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 will allow for an amendment to the Los Rios Specific Plan to the Commercial Core Planning Area; and which would allow for the development of the proposed project; and because the project is compatible with the physical characteristics of the site and is served by public infrastructure . 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. 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. PURSUANT TO THE ABOVE FINDINGS, IT IS RESOLVED that the PC Resolution 19-09-24-02 6 September 24 . 2019 Planning Commission recommends that the City Council certify the EIR and adopt the Mitigation Monitoring and Reporting Program attached hereto in Exhibit A; and approve Code Amendment (CA 16-003) as provided in Exhibit B, attached hereto and incorporated herein. 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 24th day of September, 2019 . ~{(Jd)._{L Tum1Wilhelm, Vice-Chair Sergio Klo~Assistant Development Services Director/Secretary April 2019 | Mitigation Monitoring and Reporting Program RIVER STREET MARKETPLACE PROJECT for City of San Juan Capistrano Prepared for: City of San Juan Capistrano Contact: David Contreras, Senior Planner 32400 Paseo Adelanto San Juan Capistrano, California 92675 949.443.6331 Prepared by: PlaceWorks Contact: Nicole Morse, Esq., Associate Principal 3 MacArthur Place, Suite 1100 Santa Ana, California 92707 714.966.9220 info@placeworks.com www.placeworks.com RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO Table of Contents April 2019 Page i Section Page 1. INTRODUCTION .............................................................................................................................. 1 1.1 PURPOSE OF MITIGATION MONITORING PROGRAM .................................................................. 1 1.2 PROJECT LOCATION .................................................................................................................................... 2 1.3 PROJECT DESCRIPTION .............................................................................................................................. 2 1.4 ENVIRONMENTAL IMPACTS ..................................................................................................................... 3 2. MITIGATION MONITORING REQUIREMENTS .............................................................................. 5 2.1 MITIGATION MONITORING PROGRAM ORGANIZATION .......................................................... 5 List of Tables Table Page Table 1-1 Land Use Summary .............................................................................................................................. 3 Table 2-1 Mitigation Monitoring Requirements ................................................................................................ 7 RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO Table of Contents Page ii PlaceWorks This page intentionally left blank. April 2019 Page 1 1. Introduction 1.1 PURPOSE OF MITIGATION MONITORING PROGRAM This Mitigation Monitoring and Reporting Program (MMRP) has been developed to provide a vehicle by which to monitor mitigation measures outlined in the Draft Environmental Impact Report (DEIR) prepared for the River Street Marketplace Project (proposed project). The MMRP has been prepared in conformance with Section 21081.6 of the Public Resources Code and City of San Juan Capistrano Monitoring Requirements. Section 21081.6 states: (a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply: (1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program. (2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based. (b) A public agency shall provide that measures to mitigate or avoid significant effects on the environment are fully enforceable through permit conditions, agreements, or other measures. Conditions of project approval may be set forth in referenced documents which address required mitigation measures or, in the case of the adoption of a plan, policy, regulation, or other public project, by incorporating the mitigation measures into the plan, policy, regulation, or project design. (c) Prior to the close of the public review period for a draft environmental impact report or mitigated negative declaration, a responsible agency, or a public agency having jurisdiction over natural resources affected by the project, shall either submit to the lead agency complete and detailed performance objectives for mitigation measures which would address the significant effects on the environment identified by the responsible RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 1. Introduction Pa ge 2 PlaceWorks agency or agency having jurisdiction over natural resources affected by the project, or refer the lead agency to appropriate, readily available guidelines or reference documents. Any mitigation measures submitted to a lead agency by a responsible agency or an agency having jurisdiction over natural resources affected by the project shall be limited to measures which mitigate impacts to resources which are subject to the statutory authority of, and definitions applicable to, that agency. Compliance or noncompliance by a responsible agency or agency having jurisdiction over natural resources affected by a project with that requirement shall not limit the authority of the responsible agency or agency having jurisdiction over natural resources affected by a project, or the authority of the lead agency, to approve, condition, or deny projects as provided by this division or any other provision of law. This MMRP will serve to document compliance with adopted/certified mitigation measures that are formulated to minimize impacts associated with development activities that would be accommodated by the proposed project. 1.2 PROJECT LOCATION The 5.86-acre project site is at the southeast corner of Paseo Adelanto and River Street, just north of Del Obispo Street in the City of San Juan Capistrano, Orange County. The site is generally bounded by River Street on the north, Los Rios Street on the east, Del Obispo Street on the south, and Paseo Adelanto on the west. The project site lies within the southern portion of the 40-acre area of the Los Rios Specific Plan. The project site consists of the following Assessor Parcel Numbers (APNs): 121-160-28, 121-160-22, and 121- 160-49. 1.3 PROJECT DESCRIPTION Development of the proposed project includes demolition of the existing single-story sales office, sheds, and various hardscape improvements associated with Ito Nursery, a commercial nursery operating onsite. Project development also requires removal of several trees, shrubs, and other landscape improvements throughout the project site, as well the existing chain-link fence that runs along the entire project boundary. Upon clearing, the 5.86-acre project site would be developed with the River Street Marketplace Project, a neighborhood-scale commercial and office development that highlights the agrarian history of the area. The project site would be developed with just under 65,000 square feet of commercial and office space in five buildings: Marketplace, Mercantile, Greenhouse, Red Barn, and Farmstead. Table 1-1 provides a summary of the square footage of the proposed commercial and office uses that would occupy these buildings. 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. RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 1. Introduction April 2019 Page 3 Table 1-1 Land Use Summary Land Use Square Footage Marketplace 23,100 Mercantile 18,800 Greenhouse 10,900 Red Barn 7,500 Farmstead 4,600 Total 64,900 The Marketplace building is the largest of the proposed buildings with a 20,200-square-foot main floor and a 2,900-square-foot basement. The Marketplace would provide patrons with a variety of unique boutique retail shopping offerings. Tenants may include a juice bar, artisanal baked goods, farm fresh produce, gourmet cheeses, and specialty meats. Onsite dining options may include specialty deli and sandwich shops, specialty food stalls, and craft beer and wine. The two-story Mercantile building would provide retail, restaurant, and fitness offerings on the ground floor (10,800 square feet), and office space on the second floor (8,000 square feet). The single-story Greenhouse would house approximately 10,900 square feet of restaurant and retail uses along the eastern portion of the site. The single-story, 7,500-square-foot Red Barn would house restaurant and/or brewery/winery uses in the northeast corner of the site. Along River Street, the single- story, 4,600-square-foot Farmstead would house restaurant uses in the northern portion of the site. 1.4 ENVIRONMENTAL IMPACTS The DEIR identified adverse impacts that would be potentially significant without mitigation, and recommended mitigation that would eliminate these impacts or reduce them to a less than significant level. 1.4.1 Potentially Significant Adverse Impacts That Can Be Mitigated, Avoided, or Substantially Lessened Seven environmental have been identified as having potentially significant impacts if the proposed project is implemented. These topics are:  Air Quality  Biological Resources  Cultural Resources  Noise  Transportation and Traffic  Tribal Cultural Resources  Utilities and Service Systems However, the DEIR also found that these impacts would be reduced, avoided, or substantially lessened through the implementation of mitigation measures (see Table 2-1). RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 1. Introduction Pa ge 4 PlaceWorks 1.4.2 Unavoidable Significant Adverse Impacts This DEIR identifies that there is one temporary significant and unavoidable adverse impact, as defined by CEQA, that would result from implementation of the proposed project. Unavoidable adverse impacts may be considered significant on a project-specific basis, cumulatively significant, and/or potentially significant. Where there are unavoidable adverse impacts, the City must prepare a “statement of overriding considerations” before it can approve the project, attesting that the decision-making body has balanced the benefits of the proposed project against its unavoidable significant environmental effects and has determined that the benefits outweigh the adverse effects, and therefore the adverse effects are considered acceptable. The impact that was found in the DEIR to be significant and unavoidable is:  Construction-related noise April 2019 Page 5 2. Mitigation Monitoring Requirements 2.1 MITIGATION MONITORING PROGRAM ORGANIZATION CEQA requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code 21081.6). The mitigation monitoring and reporting program is designed to ensure compliance with adopted mitigation measures during project implementation. For each mitigation measure identified in the DEIR, specifications are made herein that identify the action required and the monitoring and reporting that must occur. In addition, a responsible agency is identified for verifying compliance with individual conditions of approval contained in the MMRP. To effectively track and document the status of mitigation measures, a mitigation matrix has been prepared (see Table 2-1). Numbering in the table is consistent with that found in the DEIR. Environmental topics for which no significant impacts were identified have been omitted. RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements Pa ge 6 PlaceWorks This page intentionally left blank. RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements April 2019 Page 7 Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor 5.2 AIR QUALITY AQ-1 The construction contractor shall implement the following measure to reduce construction exhaust emissions during soil hauling activities associated with rough grading: • Hauling of soil generated from rough grading activities shall be limited to a maximum of 125 trucks per day (250 one-way haul trips per day if 16-cubic-yard trucks are used) assuming a one- way haul distance of 20 miles. If the one-way truck haul distance for export of soil from site preparation activities is greater than 20 miles, as identified by the contractor(s), hauling shall be restricted to no more than 5,000 miles per day. These requirements shall be noted on all construction management plans and verified by the City of San Juan Capistrano prior to issuance of any construction permits and during the soil disturbing phases. Submit construction management plan prior to issuance of grading permit Project applicant and construction contractor Development Services Director or designee AQ-2 During building construction, the construction contractor shall, at minimum, use paints with a maximum volatile organic compound (VOC) content of 50 grams per liter or less for all interior architectural coatings. This requirement shall be noted on all construction management plans verified by the City of San Juan Capistrano prior to issuance of any construction permits and during interior coating activities. Submit construction management plan prior to issuance of grading permit Project applicant and construction contractor Development Services Director or designee AQ-3 The construction contractor shall implement the following measure to reduce onsite construction-related fugitive dust emissions during asphalt demolition debris hauling activities: • Hauling of asphalt demolition debris shall be limited to a maximum of 14 trucks per day (28 one-way haul trips per day) assuming 16-cubic-yard trucks are used. Overall, the amount of asphalt demolition debris material hauled off-site shall be restricted to no more than 283 tons per day. These requirements shall be noted on all construction management Submit construction management plan prior to issuance of grading permit Project applicant and construction contractor Development Services Director or designee RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements Page 8 PlaceWorks Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor plans and verified by the City of San Juan Capistrano prior to issuance of any construction permits and during the asphalt demolition hauling activities. 5.3 BIOLOGICAL RESOURCES BIO-1 Prior to issuance of permits for any construction activity, the project applicant shall demonstrate compliance with the federal MBTA and submit required nesting bird surveys to the City of San Juan Capistrano. If construction is proposed between January 15th to September 1st, a qualified biologist must conduct a nesting bird survey(s) no more than three days prior to initiation of construction activities to document the presence or absence of nesting birds in or adjacent to the project site. The preconstruction survey(s) will focus on identifying any raptors and/or passerines nests that may be directly or indirectly affected by construction activities. Construction outside the nesting season (between September 1st and January 14th) does not require pre-removal nesting bird surveys. Any nest permanently vacated for the season are not protected by the Migratory Bird Treaty Act. If active nests are documented, the following measures are required: • Species-specific measures, based upon the species found during the survey, shall be prepared by a qualified biologist and implemented to prevent abandonment of the active nest. At a minimum, grading in the vicinity of a nest shall be postponed until the young birds have fledged. A minimum exclusion buffer of 100 feet shall be maintained during construction, depending on the species and location. The perimeter of the nest setback zone shall be fenced or adequately demarcated with stakes and flagging at 20-foot intervals, and construction personnel and activities are restricted from the area. • A survey report by a qualified biologist verifying that no active nests are present, or that the young have fledged, shall be submitted to the City of San Juan Capistrano prior to initiation of grading in the nest-setback zone. The qualified biologist shall Submit bird survey prior to construction permits Project applicant Development Services Director RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements April 2019 Page 9 Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor serve as a biological monitor during those periods when construction activities occur near active nest areas to ensure that no inadvertent impacts on these nests, or any birds dwelling in such nests, shall occur. • A final report of the findings, prepared by a qualified biologist, shall be submitted to the City of San Juan Capistrano prior to construction-related activities that have the potential to disturb any active nests during the nesting season. 5.4 CULTURAL RESOURCES CUL-1 Prior to issuance of any permits allowing ground-disturbing activities for the River Street Marketplace project, the City of San Juan Capistrano shall ensure that an archeologist who meets the Secretary of the Interior’s Standards for professional archaeology has been retained for the project and will monitor all grading and other significant ground-disturbing activities. The Qualified Archaeologist shall ensure that the following measures are followed for the project: • Prior to any ground disturbance, the Qualified Archaeologist, or their designee, shall provide worker environmental awareness protection training to construction personnel regarding regulatory requirements for the protection of cultural (prehistoric and historic) resources. As part of this training, construction personnel shall be briefed on proper procedures to follow should unanticipated cultural resources be made during construction. Workers will be provided contact information and protocols to follow in the event that inadvertent discoveries are made. The training can be in the form of a video or PowerPoint presentation. Printed literature (handouts) can accompany the training and can also be given to new workers and contractors to avoid the necessity of continuous training over the course of the project. • Prior to any ground disturbance, the applicant shall submit a Submit Project Monitoring Plan prior to grading permits Project applicant Development Services Director RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements Page 10 PlaceWorks Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor written Project Monitoring Plan (PMP) to the City’s Development Services Director for review and approval. The monitoring plan shall include monitor contact information, specific procedures for field observation, diverting and grading to protect finds, and procedures to be followed in the event of significant finds. • During grading or trenching activities, a Native American monitor provided by the Juaneño Band of Mission Indians– Acjachemen Nation shall observe all grading and trenching activities below the original ground surface. The Native American monitor shall consult with the archaeological monitor regarding objects and remains encountered during grading or trenching activities that may be considered sacred or important. • In the event that unanticipated cultural material is encountered during any phase of project construction, all construction work within 50 feet (15 meters) of the find shall cease and the Qualified Archaeologist shall assess the find for importance. Construction activities may continue in other areas. If the discovery is determined to not be important by the Qualified Archaeologist and the Native American monitor, work will be permitted to continue in the area. • If a find is determined to be important, additional investigation may be warranted, or the find can be preserved in place and construction may be allowed to proceed. • Additional investigation work can include scientific recording and excavation of the important portion of the find. • If excavation of a find occurs, the Qualified Archaeologist shall draft a report within 60 days of conclusion of excavation that identifies the find and summarizes the analysis conducted. The completed report shall be approved by the City’s RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements April 2019 Page 11 Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor Development Services Director and filed with the County and with the South Central Coastal Information Center at California State University, Fullerton. • Excavated finds shall be curated at a repository determined by the Qualified Archaeologist in consultation with the Native American monitor and approved by the City. CUL-2 Prior to the issuance of any permits allowing ground-disturbing activities for the River Street Marketplace project, the City of San Juan Capistrano shall ensure that a paleontological monitor has been retained for the project. The paleontologist shall prepare a paleontological monitoring program. All grading and other significant ground-disturbing activities more than 3 feet below the ground surface will be monitored by a paleontological monitor. If any evidence of paleontological resources is discovered, the following measures shall be taken: • All below-grade work shall stop within a 50-foot radius of the discovery. Work shall not continue until the discovery has been evaluated by a qualified paleontologist. • A qualified paleontologist in coordination with the City shall assess the find(s) and determine if they are scientifically important. If the find(s) are of value then: • Scientifically important fossils shall be prepared by the paleontologist and/or his/her designee(s) to the point of identification, identified to the lowest taxonomic level possible, and curated in a museum repository with permanent, retrievable storage. • Significant paleontological resources found shall be preserved as determined necessary by the paleontological monitor. • Excavated finds shall be offered to the Los Angeles Submit Paleonto- logical Monitoring Plan prior to grading permits Project applicant Development Services Director RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements Page 12 PlaceWorks Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor County Museum of Natural History or its designee for curation on a first-refusal basis. After which, finds shall be offered to an accredited and permanent scientific institution for the benefit of current and future generations. • Within 60 days of completion of the end of earth- moving activities, the paleontologist shall draft a report summarizing the finds and shall include the inspection period, an analysis of any resources found, and the present repository of the items. • The paleontologist’s report shall be approved by the City. Any resulting reports shall also be filed with the permanent scientific institution where the resources are curated. 5.10 NOISE N-1 Prior to the issuance of demolition, grading, and/or building permits, a construction noise mitigation plan shall be prepared by the project applicant and reviewed and approved by the City of San Juan Capistrano Director of Development Services and shall be noted on plans. The project applicant shall be responsible for requiring contractors to implement the following measures to limit construction-related noise: • Construction activity is limited to the daytime hours between 7 AM and 6 PM (Monday through Friday) or between 8:30 AM and 4:30 PM (Saturdays) or at no time on Sundays or national holidays, as prescribed in the Municipal Code. • At least 30 days prior to commencement of demolition, notification of planned construction activities and scheduling shall be given to all residents or commercial entities adjacent to the project site. The notification shall include a brief description of the project, the activities that would occur, and the durations/hours of construction. The notification shall also Submit Construction Noise Mitigation Plan prior to issuance of demolition, grading, or building permits. Project applicant and construction contractor Director of Development Services RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements April 2019 Page 13 Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor include the phone number of the construction superintendent. If the superintendent receives a complaint, the superintendent shall investigate, take appropriate corrective action, and report the action to the reporting party and the City of San Juan Capistrano Director of Development Services. • A sign shall be posted on construction-zone fencing that is clearly visible to site passers-by and that includes a contact name and telephone number of the construction superintendent. If the superintendent receives a complaint, the superintendent shall investigate, take appropriate corrective action, and report the action to the reporting party and the City of San Juan Capistrano Director of Development Services. • Erect a temporary noise barrier/curtain between residential receptors that (a) share a boundary with the project site and any project construction zones within 100 feet of the shared boundary and (b) when such a nearby construction zone will use any equipment items rated at 60 dBA or above per FTA Manual Table 12-1. The sound barrier shall be free of gaps and holes and must achieve a Sound Transmission Class (STC) of 35 or greater. The barrier can be (a) a ¾-inch-thick plywood wall or (b) a hanging blanket/curtain with a surface density or at least 2 pounds per square foot. For either configuration, the construction side of the barrier shall have an exterior lining of sound absorption material with a Noise Reduction Coefficient (NRC) rating of at least 0.7. • All internal combustion engines on construction equipment and trucks are fitted with properly maintained mufflers, air intake silencers, and engine shrouds that are no less effective than as originally equipped by the manufacturer. • Stationary construction equipment and material delivery (loading/unloading) areas shall be located as far as practicable from the residences. • Material stockpiling, staging of equipment and construction RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements Page 14 PlaceWorks Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor trailers/offices shall be located as far as feasible from the residences. • Unnecessary engine idling shall be curtailed to no more than 10 minutes, to the extent feasible. • “Smart” back-up alarms, which automatically adjust the alarm level based on the background noise level, shall be employed on all trucks and construction vehicles or back-up alarms shall be disabled and replaced with human spotters. • The use of public address systems shall be limited to the extent feasible. • Grade-surface irregularities on the construction sites shall be minimized to the extent feasible. • Construction traffic shall be limited to the haul routes established by the City. 5.12 TRANSPORTATION/TRAFFIC TR-1 Prior to the issuance of grading permits, the project applicant shall prepare a Construction Traffic Management Plan in coordination with the City of San Juan Capistrano City Traffic Engineer. The Plan, at a minimum, shall include the following: • Ingress and egress for the construction traffic would be via Driveway 1 located along Paseo Adelanto with a flagman to provide ingress/egress from the project site to Del Obispo Street. • Restrict construction traffic on all local collector streets. • Traffic control for any street closure, detour or other disruption to traffic circulation. • Identify the routes that construction vehicles will utilize for the delivery of construction materials (i.e. lumber, tiles piping, windows, etc.), to access the site, traffic controls and detours and proposed construction phasing plan for the project. Submit Construction Traffic Management Plan prior to issuance of grading permits Project applicant City Traffic Engineer RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements April 2019 Page 15 Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor • Identify parking needs and parking areas for construction related equipment and workman support. • Specify the hours during which transport activities can occur and methods to mitigate construction-related impacts to adjacent streets. • Require the Applicant to keep all haul routes clean and free of debris including but not limited to gravel and dirt as a result of its operations. The Applicant shall clean adjacent streets, as directed by the City Engineer (or representative of the City Engineer) of any material which may have been spilled, tracked or blown onto adjacent streets or areas. • Hauling or transport of oversize loads will be allowed between the hours of 8:30 AM and 2:30 PM only, Monday through Friday, unless approved otherwise by the City Engineer. Hauling or transport may be permitted/required during nighttime hours, weekends or Federal holidays, at the discretion of the City Engineer. An approved Haul Route Permit will be required from the City. • Haul trucks entering or exiting public streets shall at all times yield to public traffic. • If hauling operations cause any damage to existing pavement, street, curb and/or gutter along the haul route, the applicant will be fully responsible for repairs. The repairs shall be completed to the satisfaction of the City Engineer. • All constructed-related parking and staging of vehicles will be kept out of the adjacent public roadways and parking lots and will occur on-site. • This Plan shall meet standards established in the current California Manual on Uniform Traffic Control Device (MUTCD) as well as City of San Juan Capistrano requirements. RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements Page 16 PlaceWorks Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor TR-2 Prior to the issuance of occupancy permits, the project applicant shall implement the following improvement to the Paseo Adelanto and Del Obispo Street intersection: • Restripe the southbound approach on Paseo Adelanto to provide a southbound (outbound) 18-foot shared left/through/right-turn lane and two (2) departure (inbound) lanes (one 12-foot lane and one 10-foot lane); and • Restripe the eastbound approach on Del Obispo Street to provide dual eastbound left-turn lanes with a minimum storage of 70-feet each lane and a 50-foot transition. In order to accommodate the recommended dual eastbound left- turn lanes on Del Obispo Street via the provision of two (departure) northbound receiving lanes on Paseo Adelanto, the one of two options shall be implemented: • Option 1: Eliminate the proposed on-street angled parking south of the proposed project driveway along Paseo Adelanto, and sign and stripe the curb lane as a right-turn lane into the project driveway. • Option 2: Widen the street along the west side of Paseo Adelanto, as necessary, and sign and stripe the curb lane as a right-turn lane into the project driveway to maintain the proposed on-street angled parking south of the proposed project driveway along Paseo Adelanto and/or existing lane configuration on the southbound approach of Paseo Adelanto at Del Obispo Street. Any additional right-of-way within the Orange County Flood Control parcel required to implement this improvement option, beyond that already proposed to construct a traffic circle at Paseo Adelanto and River Street, will require the project applicant to obtain approval from the Orange County Flood Control District. Re-striping of the Del Obispo Street at Paseo Adelanto intersection and improvements to Paseo Adelanto are subject to review and Construct improvements prior to issuance of occupancy permits Project applicant Public Works Department (Engineering Division) RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements April 2019 Page 17 Table 2-1 Mitigation Monitoring Requirements Mitigation Measure Method of Verification/ Timing Responsible Implementing Party Responsible Monitoring Party Document Location (Monitoring Record) Completion Date Responsible Monitoring Party Project Mitigation Monitor approval of the City of San Juan Capistrano Public Works/Engineering Department. 5.13 UTILITIES AND SERVICE SYSTEMS USS-1 Prior to issuance of building permits, the project applicant shall upsize pipe segment D15704 between manhole D10135 on Los Rios Street and manhole D11155 on Del Obispo, from 8 inch to 12 inch diameter pipe. Prior to upsizing the line, the project applicant and the City or applicable wastewater provider shall enter into a development reimbursement agreement for said improvements such that the applicant will be reimbursed for costs incurred in exceedance of its fair share contribution. Construct improvements prior to issuance of building permits Project applicant Public Works Department (Engineering Division) RIVER STREET MARKETPLACE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM CITY OF SAN JUAN CAPISTRANO 2. Mitigation Monitoring Requirements Page 18 PlaceWorks This page intentionally left blank. LOS RIOS 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 __________2019 Los Rios Specific Plan City of San Juan Capistrano 2 | P a g e 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 Ad-hoc Committee 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 Planning Commission Ed Johnson, Chairman Diane Bathgate Sheldon Cohen Michael Eggers Tim Neely William Pichler Bill Sonka City Staff 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 Los Rios Specific Plan City of San Juan Capistrano 3 | P a g e TABLE OF CONTENTS PART 1, 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 3. Phasing Plan: ................................................................................. 1415 4. Parking ............................................................................................ 1516 5. Pedestrian Linkages: ..................................................................... 1516 6. Bicycle Linkages ............................................................................ 1516 7. Equestrian Linkages ...................................................................... 1516 C. DESIGN ELEMENT ................................................................................... 1516 1. Design Goals .................................................................................. 1516 2. Design Policies .............................................................................. 1617 D. HOUSING ELEMENT ................................................................................ 1718 1. Housing Policies ............................................................................ 1718 2. Little Hollywood Neighborhood. ................................................... 1819 3. Community Redevelopment Agency ............................................ 1920 4. Financial Incentives. ...................................................................... 1920 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 ............................................................... 2122 5. Definitions ...................................................................................... 2122 B. BASE DISTRICT REGULATIONS ............................................................. 2122 1. Low Density Office (LDO) District. ............................................... 2221 2. Low Density Commercial (LDC) District ...................................... 2423 3. Park (P) District .............................................................................. 2524 4. Historic Commercial (HC) District ................................................ 2625 5. Historical Residential (HR) District. .............................................. 2726 6. Low Density Residential (LDR) District ........................................ 2928 7. Open Space (OS) District .............................................................. 3029 C. ARCHITECTURAL DESIGN GUIDELINES ............................................... 3029 1. Historically Significant Individual Structures .............................. 3130 2. Original Buildings with Authentic Finishes and Details ............. 3231 3. Significantly Altered Original Structures ..................................... 3231 4. New Construction .......................................................................... 3231 Los Rios Specific Plan City of San Juan Capistrano 4 | P a g e 5. Relocated Buildings ...................................................................... 3332 6. Fences and Walls ........................................................................... 3534 7. Accessory structures .................................................................... 3635 1. Landscape Design Goals & Standards. ....................................... 3635 2. Signs and Graphics Goals & Design Standards. ........................ 3837 3. Streetscape Design Elements ....................................................... 4039 PART 4, DEVELOPMENT REVIEW .......................................................................... 4140 PART 5, IMPLEMENTATION ................................................................................... 4241 FIGURES Figure 1, Park/Central AreaPlanning Areas .................................................................... 69 Figure 2, Circulation Plan ...................................................................................................................................... 141 1 Figure 3, Addition Standards ..................................................................................... 3534 APPENDIX A: River Street Marketplace Project, Amendment to the Los Rios Specific Plan Los Rios Specific Plan City of San Juan Capistrano 5 | P a g e 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 Core 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. Los Rios Specific Plan City of San Juan Capistrano 6 | P a g e 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 7 | P a g e 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 Montañez 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 Montañez 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 Los Rios Specific Plan City of San Juan Capistrano 8 | P a g e 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 three four planning areas which comprise the “heart” of the District including the “Central Area”, “Historic Core,” and the “Entry Plaza,” and “Commercial Core.” (see Figure 1, Park/Central AreaPlanning 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. b. 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. 4 Central Area Historic Area Entry Plaza Area Commercial Core 4 1 2 3 Figure 1: Planning Areas Los Rios Specific Plan City of San Juan Capistrano 10 | P a g e c. 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. c.d. Commercial 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 development 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. b. Historic Residential Area. This Historic Residential Area along Los Rios Street is intended to preserve the character of the Los Rios National Historic District and 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.). c. 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. Los Rios Specific Plan City of San Juan Capistrano 11 | P a g e e. Low Density Commercial. This area minimizes allows retail and commercial activity and that preserves highlights the rural character of the Los Rios area. The area permits uses that generate limited traffic and parking demand; complement the character of the area;These land uses are limited to the Commercial Core Planning Area. Permitted uses within the Low Density Commercial designation are detailed at Appendix A. and require minimal structures. Permitted uses should include nurseries, open markets, and arts and crafts workshops, display and retail. Conditional professional offices may be permitted fronting Del Obispo Street which conform to the existing residential character and scale of Los Rios Street and generate low levels of traffic and parking. 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 1. 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 District Historic Core Planning Area 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 Ito Commercial Core Planning Area properties will be Los Rios Specific Plan City of San Juan Capistrano 12 | P a g e provided via River Street and Paseo Adelanto, River Street, and Los Rios Street. The Los Rios/River Street intersection will only provide access to the O’Neill Museum if and when the museum would secure legal access to Paseo Adelanto via River Street, and will only provide pedestrian and emergency access to the Jones and Commercial Core Planning AreaIto 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 shall may be prohibited permitted in order to ensure safe traffic flow and provide joint use parking for the Specific Plan area. b. 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) path.River Street motor vehicle access to the Jones and Ito properties will be secured via Paseo Adelanto and not Los Rios Street, which will shift traffic from historic Los Rios Street onto Paseo Adelanto. The River Street/Los Rios Street connection will be gated to allow the connection to be retained for pedestrian access, the O’Neill Museum access, and for service and emergency purposes. c. Park Access: Paseo Adelanto will serve as direct access to the Commercial Core Planning Area and will provide the 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. Los Rios Specific Plan City of San Juan Capistrano 13 | P a g e 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. Los Rios Specific Plan City of San Juan Capistrano 14 | P a g e Los Rios Specific Plan City of San Juan Capistrano 15 | P a g e 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 visitor vehicular traffic to Paseo Adelanto, and direct visitors to park along Paseo Adelanto or in public lots in the downtown area. Install bollards or a gate to eliminate Ito and Jones property access fromvehicular traffic along River Street to Los Rios, but maintain O’Neill Museum access to Los Rios until such time the museum secures permanent, legal access to Paseo Adelanto, via River Street. At such time the O’Neill Museum secures legal access via Paseo Adelanto and River Street, their access to Los Rios Street will be terminated. 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 Los Rios Specific Plan City of San Juan Capistrano 16 | P a g e objectives). One year after installing the final phase of improvements, the City will assess those improvements. 4. Parking: On-street parking is prohibited along most of Los Rios Street because of its narrow width and historic character. On-street parking is effectively limited on other local streets within the area for the same reasons. In addition, the City has approved Paseo Adelanto’s geometric design to preclude on-street parking. Because of these on-street parking limitations, off street parking is especially important in the Los Rios area.On-street parking is limited throughout the Specific Plan area due to roadway width and historic character. Due to its designation as the primary 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 other or 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 Los Rios Specific Plan City of San Juan Capistrano 17 | P a g e 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. Los Rios Specific Plan City of San Juan Capistrano 18 | P a g e Design Policy #6. The City will encourage pedestrian-scaled architectural features including overhanging eaves, and arcades. Design Policy #7. 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. Los Rios Specific Plan City of San Juan Capistrano 19 | P a g e 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 20 | P a g e 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. b. 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 21 | P a g e 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.1 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.1 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. 1 This section is not applicable to the Commercial Core Planning Area; See Appendix A. Los Rios Specific Plan City of San Juan Capistrano 22 | P a g e 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.1 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 23 | P a g e 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: 1. Minimum lot size: 15,000 square feet. 2. Minimum frontage: 60 feet 3. Minimum frontyard setback: (one-story): 8 feet (two-story): 15 feet 4. Minimum sideyard setback: 8 ft. one side & 18 ft. total. 5. Minimum rearyard setback: 10 feet 6. Maximum building height: 25 feet 7. Maximum building area: 40% floor area ratio 8. Minimum open area: n.a. e. Access and Parking: 1. 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. f. Development Processing: 1. 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 24 | P a g e 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 and will not alter the existing topography. Such uses will require minimal, permanent structures, low lighting intensities, and will generate minimum traffic and parking demand. Please refer to Appendix A for permitted uses, development standards, and design guidelines applicable within the LDC District. b. Principal uses permitted: 1. 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 stands; arts and crafts display and sales; outdoor ceramics. 2. Non-retail uses such as greenhouse, crop and tree farming, wholesale nursery. 3. Park and recreational uses that are passive in nature such as picnicking, arts and crafts workshops, cultural performances, etc. c. Conditional uses permitted: 1. 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 the site. d. 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 and comply with the following: 1. Minimum lot size: 30,000 square feet Minimum frontage: 60 feet Minimum frontyard setback: (one-story): 8 feet (two-story): 15 feet 2. Minimum sideyard setback: 8 ft. one side & 18 ft. total. Minimum rearyard setback: 25 feet 3. Maximum building height: 22 feet; or 30 feet with 1 ft. additional height for each 3 ft. additional setback. 4. Maximum building area: n.a. Minimum open area: 90% Los Rios Specific Plan City of San Juan Capistrano 25 | P a g e e. Access and Parking: 1. All access to the property will be either from Paseo Adelanto, or River Street as depicted on the Circulation Plan of the Los Rios Specific Plan. 2. Parking shall comply with Section 9-3.602, Off-street Parking of the Municipal Code. f. Development Processing: 1. Development shall be master planned and designed 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. 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. 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: 1. 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. Los Rios Specific Plan City of San Juan Capistrano 26 | P a g e 4. Historic Commercial (HC) District. a. Purpose and Intent: To provide for low intensity commercial uses that reinforce the rural and historic character of the Los Rios area. b. 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. c. 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 27 | P a g e 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. f. 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. 2. 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 28 | P a g e 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: 1. 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. f. 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: 7,500 square feet 2. Minimum frontage: 50 feet 3. Minimum frontyard setback: (one-story): 10 feet (two-story): 15 feet 4. Minimum sideyard setback: 8 ft. one side & 18 ft. total 5. Minimum rearyard setback: 15 feet 6. Maximum building height: 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 29 | P a g e 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. i. 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: 20 feet 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 Rios Specific Plan City of San Juan Capistrano 30 | P a g e 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 Specific Plan City of San Juan Capistrano 31 | P a g e  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 32 | P a g e 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: I. No additions to building front. ii. 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 Los Rios Specific Plan City of San Juan Capistrano 33 | P a g e 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: i. 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). ii. 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 Specific Plan City of San Juan Capistrano 34 | P a g e Los Rios Specific Plan City of San Juan Capistrano 35 | P a g e 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: i. 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. ii. 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 guidelines for buildings located within the Commercial Core Planning Area shall be as set forth within Appendix A. 6.7. 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). Los Rios Specific Plan City of San Juan Capistrano 36 | P a g e 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 Los Rios Specific Plan City of San Juan Capistrano 37 | P a g e 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: I. Between the Little Hollywood neighborhood and the Capistrano Villas, an intensive residential area of completely different scale and character. ii. Between park and residential uses along Los Rios Street and the residential development in Little Hollywood. iii. 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. I. Entry Plaza: The landscape theme should serve to reinforce the connection between Mission San Juan Capistrano and the Los Rios area. ii. 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 Los Rios Specific Plan City of San Juan Capistrano 38 | P a g e 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. f. 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 signage within 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 the district. 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 applicable to the Commercial Core Planning Area are set forth within Appendix A; Sign regulations for all other planning areas are as follows: Los Rios Specific Plan City of San Juan Capistrano 39 | P a g e a. Commercial Signs. I. 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. ii. 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 I. 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 Rios Specific Plan City of San Juan Capistrano 40 | P a g e ii. 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: I. Create different levels of light intensity to accent or highlight important structures, spaces or landscape elements (trees, fountains, sculpture, etc.). ii. 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. c. 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. Los Rios Specific Plan City of San Juan Capistrano 41 | P a g e 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 projects 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 requirements of the SPA (Appendix A to this Specific Plan). Los Rios Specific Plan City of San Juan Capistrano 42 | P a g e 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. 1. 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.” b. 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 solely through Appendix A. Appendix A River Street Marketplace Project: Amendment to the Los Rios Specific Plan River Street Marketplace Project: Amendment to the Los Rios Specific Plan September 2019 Los Rios Specific Plan Table of Contents 2019 Amendment Page 1 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 2 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 4.8 Landscape Design ....................................................................................................... 4-13 SECTION 5 – CONSISTENCY ANALYSIS 5.1 Introduction ................................................................................................................... 5-1 LIST OF EXHIBITS 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 3 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 Section 1 SPA Overview Los Rios Specific Plan SPA Overview 2019 Amendment Page 1-1 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. Figure 1.1-1 Location Within the Los Rios Specific Plan Area Source: Los Rios Specific Plan; Google Earth; Applied Planning, Inc. NOT TO SCALE Los Rios Specific Plan Boundary SPA Area Boundary Del Obispo Street Camino CapistranoRamos Street Trabuco C reek Channe l © 2019 Applied Planning, Inc. Los Rios Specific Plan SPA Overview 2019 Amendment Page 1-3 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 Type 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 (storage, 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. Figure 1.3-2 Land Use Configuration NOT TO SCALE Source: Bickel Group Architecture © 2019 Applied Planning, Inc. Los Rios Specific Plan SPA Overview 2019 Amendment Page 1-5 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. Section 2 Development Plan Los Rios Specific Plan Development Plan 2019 Amendment Page 2-1 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. Figure 2.2-1 Grading Plan NOT TO SCALE Source: Valley Civil Design Group © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-3 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 © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-4 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. Figure 2.2-2 Site Plan Concept NOT TO SCALE Source: Bickel Group Architecture Figure 2.2-3 Mercantile Elevations Source: Bickel Group Architecture Figure 2.2-4 Marketplace Elevations Source: Bickel Group Architecture Figure 2.2-5 Red Barn Elevations Source: Bickel Group Architecture Figure 2.2-6 Greenhouse Elevations Source: Bickel Group Architecture Figure 2.2-7 Farmstead Elevations Source: Bickel Group Architecture Figure 2.2-8 Workshop Elevations Source: Bickel Group Architecture Figure 2.2-9 Hay Loft Elevations Source: Bickel Group Architecture © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-13 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. Figure 2.2-10 Lighting Plan NOT TO SCALE Source: Studio K1 Figure Forthcoming © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-15 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. Figure 2.2-11 Sign Locations NOT TO SCALE Source: Frontier Investments © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-17 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. Figure 2.2-12 Fencing Plan Source: SWA Landscape Architect NOT TO SCALE Figure 2.2-13 Conceptual Mailbox Design Source: Bickel Group Architecture Figure 2.2-14 Trash Enclosures Source: Bickel Group Architecture Figure 2.2-15 Water Plan NOT TO SCALE Source: Valley Civil Design Group Figure 2.2-16 Sewer Plan NOT TO SCALE Source: Valley Civil Design Group © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-23 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. Figure 2.2-17 Drainage Plan NOT TO SCALE Source: Valley Civil Design Group © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-25 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. © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-26 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. © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-27 • 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).1 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. © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-28 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). © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-29 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. © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Plan 2019 Amendment Page 2-30 • 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. Section 3 Development Regulations Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-1 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. © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-2 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 © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-3 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. © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-4 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 stands; arts and crafts display and sales; outdoor ceramics. Permitted Non-retail uses such as greenhouse, crop and tree farming, wholesale nursery. Permitted Passive park and recreational uses, such as picnicking, arts and crafts workshops, and cultural performances. Permitted Eating and drinking establishments. Permitted Food and beverage production, retail sales and tasting (such as brewpub, distillery, wine making, olive oil, and coffee roasting for on- and off-site consumption). Permitted Marketplace (such as small scale grocery, produce, meats, cheese, bread, pasta, oils, flowers, food-to- go, wine, beer, craft alcohol, and other similar grocery uses within an enclosed building). Permitted General office uses (such as business professional, real estate, travel agencies, banks, savings and loan, credit unions, and similar types). Permitted Recreation and leisure uses, including but not limited to fitness centers, individual or class fitness training, yoga, pilates. Permitted Kiosks for sales of specialty retail, food, and service items. Permitted © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-5 Table 3.6-1 Permitted Land Uses Within the Commercial Core Planning Area of the Los Rios Specific Plan Land Use Status Live Music (amplified and unamplified, within an enclosed building until 10 PM) Permitted 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’ © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-6 Table 3.6-2 Commercial Core Planning Area Development Standards Western 10’ Minimum Landscape Coverage 13 percent Maximum Building Height 35’ Perimeter Walls and Fences Maximum six (6) feet in height Screening Loading areas shall be screened from adjacent 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. Lighting Exterior lighting shall be shielded and directed 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 © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-7 surrounding area. 3. Installation of landscaping and automatic irrigation will be provided by the 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. 8. 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 © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-8 experience. 3.7.3 Landscape Standards 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. © 2019 Applied Planning, Inc. Los Rios Specific Plan Development Regulations 2019 Amendment Page 3-9 3.12 MAILBOXES Mailboxes shall be clustered and installed in locations convenient to the tenants, consistent with Figures 2.2-2 and 2.2-13. Section 4 Design Guidelines Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-1 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 © 2019 Applied Planning, Inc. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-2 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. © 2019 Applied Planning, Inc. Los Rios Specific Plan Design Guidelines 2019 Amendment Page 4-3 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.