PC Resolution-22-08-24-02EXHIBIT A
Existing Land Use
Proposed Land Use
SP/PP
August 2022
Public Review Draft
SP 22-01
EXHIBIT B
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ACKNOWLEDGMENTS
Mayor and City Council
John Taylor, Mayor
Derek Reeve, Mayor Pro Tem
Troy Bourne, City Councilmember
Sergio Farias, City Councilmember
Howard Hart, City Councilmember
Planning Commission
Tami Wilhelm, Chair
Matt Gaffney, Vice-Chair
Stan Braden, Commission Member
Darren Fancher, Commission Member
Anna Dickinson, Commission Member
Planning and Zoning
Joel Rojas, Director of Development Services
David Contreras, Principal Planner
Developers
26874 Ortega Highway, LLC
Camino Capistrano OZ, LLC
Frontier Real Estate Investments
Consultants
Bickel Architecture Group
Blue Peak Engineering Inc.
Land Concern Landscape Architecture
RRM Design Group
Urban Advisory & Building Group, LLC
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TABLE OF CONTENTS
1. Introduction
Purpose and Specific Plan Scope
General Plan Consistency
City Adoption Process
Property Background
Overview
Planning Area Character
Project Vision and Objectives
Specific Plan Format
2. Land Use and Development Standards/Regulations
General Provisions
Zone Districts Established
Use Regulations
Development Standards
3. Circulation and Infrastructure
Circulation and Parking
Water and Wastewater Service
Stormwater Management Plan
Grading Plan
Utility Services
Easements
Phasing
4. Public Facilities
Police and Fire Protection Services
Schools, Parks, and Other Public Services
Energy Efficiency/Sustainability
5. Administration and Implementation
Administration
Implementation
Environmental Review
Appendices
A. Design Guidelines
B. General Plan Consistency Analysis
C. Development Plans
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Figure List
Figure I-1: Regional Map
Figure I-2: Specific Plan Boundary Map
Figure I-3: Existing Land Uses Map
Figure II-1: Zone District Map
Figure II-2: Site Plan Concept
Figure II-3: Building Height
Figure III-1: Circulation
Figure III-2: Parking
Figure III-3: Water Plan
Figure III-4: Wastewater Plan
Figure III-5 Stormwater Management Plan
Figure III-6: Project Areas
Table List
Table 1.1: ECSP Land Use Type Summary
Table 2.1: Use Table
Table 2.2: Development Standards
Table 2.3: Parking Requirements
Table 2.4: Fencing Requirements
TABLE OF CONTENTS
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INTRODUCTION
1chapter
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Purpose and Specific Plan Scope
The El Camino Specific Plan (ECSP) provides a vision for and guides development of
the project area by defining land uses and
development standards, circulation, and
infrastructure.
The intent of this Specific Plan is to provide
a comprehensive framework in which
development can occur in a planned, logical
fashion rather than a piecemeal approach. This comprehensive approach will help to create a unified development for San Juan Capistrano
residents and visitors to enjoy.
The ECSP is a stand-alone planning document that focuses on the unique characteristics of the Specific Plan Area and customizes the
planning standards, review procedures and
that defers to other standards in the City’s
Municipal Code, to reflect the City vision for this area of downtown.
Under California Law (Governmental Code
Section 65450-65457) a specific plan is a
planning tool that allows a city/community to articulate a vision for a defined area and apply guidelines and regulations to
implement that vision. Section 65451 of the
California Government Code specifies content
requirements for Specific Plans as follows:
a. The specific plan shall include text and a
diagram or diagrams which specify all of the
following in detail:
1. The distribution, location, and extent of
the uses of land, including open space,
within the area covered by the plan.
2. The proposed distribution, location, and
extent and intensity of major components
of public and private transportation,
sewage, water, drainage, solid waste
disposal, energy, and other essential
facilities proposed to be located within the
area covered by the plan and needed to
support the land uses described in the plan.
3. Standards and criteria by which
development will proceed, and standards
for the conservation, development, and
utilization of natural resources, where
applicable.
4. A program of implementation measures
including regulations, programs, public
works projects, and financing measures
necessary to carry out paragraphs (1), (2),
and (3).
5. The specific plan shall include a
statement of the relationship of the
specific plan to the general plan.
The ECSP has been prepared based on the
Specific Plan content requirements of Section
65451 of the California Government Code.
General Plan Consistency
A detailed analysis demonstrating the
relationship of the ECSP to the General Plan is included within Appendix B. The analysis discusses how the ECSP is consistent with
the goals and policies of the City of San Juan
Capistrano’s General Plan and its respective 12
elements.
City Adoption Process
A specific plan is adopted by the City Council
after review and recommendation by the Planning Commission. Both the Planning
Commission, in its advisory role, and the City
Council, in its approval role, may approve,
deny, or modify a specific plan. Upon approval,
a specific plan implements the project site’s General Plan land use designation(s).
Introduction
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Property Background
The ECSP area is located within the historic
downtown central business district in the City
of San Juan Capistrano and was previously
governed by the Historic Town Center Master Plan. In 2021, the City Council repealed the Historic Town Center Master Plan, reverting the
General Plan and Zoning District designations
relevant to the properties contained within
this project to their previous designations. This specific plan was prepared to guide the development of the properties included within
the ECSP area.
Overview
In total, the approximately 1.68 acre ECSP
would allow the development of up to
approximately 14,977 square feet of Retail/
Restaurant, approximately 12,480 square feet of Office, and, approximately 112,000 square
feet (197 spaces) of Parking Structure and 19
surface parking spaces, as shown in Table 1.1.
Land Use Size (Square Footage)
Retail/Restaurant 14,977
Office 12,480
Parking Structure 112,000 (197 spaces)
Surface Parking 19 spaces
Table 1.1: Land Use Type Summary
Downtown Central Business District
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Figure I-1: Regional Map
Planning Area Character
The ECSP project is located in the City of
San Juan Capistrano, CA (see Figure 1-1). The
project encompasses approximately 1.68 acres
of land and is generally located between
Ortega Highway to the north, the Blas Aguilar Adobe to the south, a number of properties
that front onto Del Obispo Street the east, and
El Camino Real to the west.
In total, the ECSP includes the following
Assessor’s Parcel Numbers:
Assessor’s Parcel Numbers (APNs)124-160-55, 124-160-57, 124-160-63, and 124-160-
27.
The project site currently contains the Camino Real Playhouse and associated surface parking lot. The ECSP boundaries are shown in Figure
1-2.
NTS
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Figure I-2: Specific Plan Boundary Map
LEGEND
Specific Plan
Boundary
NTS
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Project Vision and Objectives
The vision for the ECSP is guided by the historic downtown San Juan Capistrano location and
context and is intended to capture the mixed-use village character of the area.
The project proposes a comprehensively designed development with varying architectural
themes that build upon and seamlessly blend into the downtown environment.
New employment opportunities provide local jobs as well as enhanced access to day-to-day
goods and services for the community.
Objectives
The primary goal of the ECSP is the redevelopment of the project area with a complementary mix
of commercial, restaurant, and office uses in support of the greater downtown area. The following objectives have guided the design, layout, and configuration of the ECSP:
1. Establish an appropriate land use and zoning district designation that optimizes the project
area potential and facilitates achievement of project objectives;
2. Create a mixed-use environment that is complementary of the existing adjoining downtown
uses, with a positive fiscal impact on the City;
3. Enhance the visual quality of the project area and the greater downtown;
4. Implement employment-generating land uses that would create new jobs in the City;
5. Meet the Building Code requirements for energy efficiencies and water savings; and
6. Provide a stand-alone regulatory instrument that will entitle the project entirely without
the need for future hearings and entitlements.
Conceptual imagery of development within the ECSP (Mixed-Use Building along Ortega Highway at left; Parking Structure with Ground Level Commercial/Office Use along El Camino Real at right).
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Specific Plan Format
The ECSP is organized into five sections and two appendices. The following describes each section:
Section 1: Introduction
This section provides an introduction and overview to the ECSP project and defines the legal
authority provided under Governmental Code Section 65450-65457. It also outlines the project vision and objectives.
Section 2: Land Use and Development Standards/Regulations
This section contains the allowable land uses and development standards applicable to the ECSP.
Section 3: Circulation and InfrastructureThis section focuses on the circulation and infrastructure systems that will support the future
development.
Section 4: Public ServicesThis section outlines the public services that will serve future development.
Section 5: Administration and Implementation
This section describes the ECSP authority, development review process, and administrative
procedures controlling ECSP adjustments and amendments. It also discusses implementation of the ECSP.
Appendices
Appendix A: Design Guidelines
Appendix A provides design guidance for future development to ensure it is consistent with the vision and objectives of the ECSP.
Appendix B: General Plan Consistency
Appendix B provides a detailed analysis demonstrating the relationship of the ECSP and
how it relates to the goals and policies of the City’s General Plan.
Appendix C: Development Plans
Appendix C includes development plans for the ECSP.
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LAND USE AND DEVELOPMENT STANDARDS/ REGULATIONS
2chapter
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Land Use and Development Standards/
Regulations
The purpose of this chapter is to define permitted uses, development standards, and other zoning regulations applicable to the ECSP.
Zone Districts Established
The following zone district is hereby established for regulating development and land uses
(see Figure II-1 and II-2):
Mixed-Use Office/Commercial
(MU O/C)
The Mixed-Use Office/Commercial zone district is intended to provide flexibility for the development of commercial, restaurant,
and office development with accompanying
private and public parking facilities. The mix of
office and commercial uses would allow for a range of professional offices, retail, restaurant, and service commercial uses. The permitted
maximum floor area ratio is 2.0.
Figure II-1: Zone District Map
LEGEND
Specific Plan
Boundary
NTS
Mixed-Use Office/
Commercial
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Figure II-2: Site Plan Concept
LEGEND
Specific Plan
Boundary
NTS
2
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Table 2-1: Use Table
Use Regulations
Table 2.1 identifies the uses that are permitted. The Director of Development Services shall have the authority to permit proposed land uses that are not listed in Table 2.1 if the unlisted use:
• Is compatible with the purpose and intent of the subject land use district; and,
• Is of a nature that is comparable and/or accessory to the principal, temporary or conditional uses
permitted in the subject land use district; and,
• Will not be detrimental to property in the vicinity of the proposed use.
Use MU O/C Notes
Brewpubs, Microbreweries, Distilleries,
Wineries, and Wine Tasting P
Convenience Services P
Such as dry cleaners, laundromats, barber shops, beauty shops,
manicure shops, mail services, home appliance repairs, copy
centers, computer repair, bicycle repair, tailor shops, photography
studios, ticket agencies, watch repair, locksmiths, pet grooming,
repair of leather, luggage and shoes, and similar uses.
Eating and Drinking Establishments P Eating and drinking with or without alcohol, and restaurant
without drive-through.
Financial Services Uses P Includes banks, savings and loan associations, and credit unions.
Office Uses P
Includes business, professional, real estate, travel agencies,
publishing, interior design, vehicle leasing and/or rental, and
similar office uses.
Parking Lot/Structure
(private and public)P
Recreation and Leisure Uses
(without outdoor facilities)P Includes bowling lanes, ice and roller skating rinks, skate
parks, athletic/health clubs, and recreation centers.
Retail Sales
(general)P
Including sale of apparel, fabric, dry goods, ornamental
plants, flowers, candy, baked goods, hobby supplies, art and
craft supplies, copy center, photo shop, photography supplies,
stationery, newspapers, leather and wood products, magazines,
paints, and similar items which require small-scale retail outlets
which are consistent with a pedestrian shopping environment.
Retail Sales
(small scale)P
Includes, but is not limited to, antique sales; art gallery
studio; bakery (can include on-premises baking); books;
clothing/apparel; candy; fabric and crafts; flowers; furniture;
furnishing and appliances; jewelry; musical instruments;
office supplies and equipment; equestrian supplies and tack.
Retail Sales (small-scale accessory)A Includes office cafeterias, delicatessens, snack bars, newsstands,
mail services, and other small-scale accessory retail uses.
Storage and Display (outside)A Subject to SJCMC Section 9-3.549 Storage and Display
Notes:- = Not PermittedP = Principal use permitted by rightA = Accessory use permitted by rightC = Conditional Use Permit required
Prohibited Uses: Junkyard, Adult Entertainment, Adult Movie Theater, Adult Bookstore, Massage Parlor, Pawn Shop, Dollar Store, Check Cashing Center (the foregoing shall in no event prohibit banking facilities within a grocery store or a walk up ATM), payday loan or other similar businesses, laundromat (not including full service dry cleaners), marijuana dispensary, tattoo parlor or fortuneteller, or for the sale of narcotics paraphernalia, or for the long term treatment, storage, or disposal of Hazardous Materials.
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Table 2.2: Development Standards
MU O/C
Maximum Lot Coverage 50%
Maximum FAR 2.0
Maximum Height 42 ft 1
Minimum Setbacks 2
Front 4 ft
Side 2 ft
Rear 18 ft
Minimum Landscape 10%
Notes:1 Chimneys, finials, tower elements, steeples, roof elements, and other architectural projections/features, may project beyond the maximum height up to 10-feet.2 Architectural projections may extend into required setbacks no more than 40% of the applicable district requirement, or more than 3 feet whichever is greater. - = Not Applicable
Development Standards
Table 2.2 contains development standards that shall apply to all development within the ECSP.
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. These areas currently contain
existing public parking in both surface lots and at the downtown parking structure located at the terminus of Verdugo Street. The ECSP also benefits from the adjacent San Juan Capistrano Train
Station, with daily service provided by both Amtrak and Metrolink.
Recognizing the ECSP adjacency to these locations, the project will be developed with the parking
ratios detailed in Table 2.3.
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Land Uses Minimum Parking Ratio
Brewpubs, Microbreweries, Distilleries,
Wineries, and Wine Tasting1 1 space/100 sf of dining or drinking area
Convenience 1 space/300 sf
Eating and Drinking Establishments1 1 space/100 sf of dining or drinking area
Financial 1 space/300 sf
Office 1 space/400 sf of leasable area
Retail Sales 1 space/400 sf of leasable floor area
Notes:1 Consistent with the City’s Park Once, minimum parking ratio requirements do not include kitchens, prep areas, and storage. No additional parking spaces are required for outdoor dining or drinking areas that are accessory to a principal use.
Table 2.3: Parking Requirements
In addition to the above parking requirement, a 216-space parking structure is proposed as part of the project, 121 parking spaces of the parking structure total are above and beyond the requirements necessary to serve the project uses. Existing on-street parking is also available
along portions of the project frontages at Ortega Highway and El Camino Real. The on- and off-
street parking spaces provided, with the additional public parking in the vicinity, are more than
adequate to support the proposed uses within the ECSP area.
Fencing and WallsThe following section outlines fencing and walls standards which apply to the ECSP as noted in
Table 2.4 below. This includes fencing and wall standards related to location and height. Refer to
Appendix A – Design Guidelines for additional information on fencing design.
Mixed-Use Office/Commercial Zone District
Location and Height
1. Low fencing and walls up to 3’-6” are permitted along the front and side yard property lines and within the setback areas on Ortega Highway and El Camino Real.
2. Fencing and walls are permitted up to 6’-0” at the side yard at the eastern portion of the property line.
3. Fencing or walls may be permitted along the southern property line.
Table 2.4: Fencing Requirements
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CIRCULATION AND INFRASTRUCTURE
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This chapter focuses on the street and infrastructure systems within the ECSP area. The intent
is to provide an efficient and highly functional circulation network for pedestrians, bicycles, and
automobiles.
Circulation and Parking
Vehicular CirculationRegional access to the ECSP area is provided via the San Diego Freeway (I-5), which bisects the City of San Juan Capistrano in a north/south direction. Ortega Highway or State Route 74 (SR-74)
is located directly north of the ECSP area and extends in an east/west direction. Local access to
the ECSP area is provided via El Camino Real. See Figure III-1: Circulation.
The ECSP area includes one vehicular entrance/exit point to existing local roads. Adjacent to Ortega Highway, primary vehicular access is provided along El Camino Real, south of the Ortega
Highway intersection.
Pedestrian Circulation
The ECSP area is envisioned as a pedestrian-oriented development, with an integrated on-site and off-site pedestrian circulation system. Off-site pedestrian walkways are provided along Ortega
Highway and El Camino Real (see Figure III-1). On-site pedestrian walkways provide connections
between buildings, parking areas, and common open space areas.
Americans with Disabilities Act (ADA)-compliant access pathways both on and off-site will be provided throughout the ECSP area.
Circulation and Infrastructure
Integrated pedestrian circulation enhances connectivity in the area
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Figure III-1: Circulation
LEGEND
Specific Plan
Boundary
NTS
Class 1 Bike Lane
Class 2 Bike Lane
Class 3 Bike Lane
Pedestrian Connections
San Juan Capistrano
Amtrak Station
Bus Stops
Amtrak/Metrolink Rail Line
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Bicycle Circulation
The ECSP area is located nearby existing bicycle facilities along Camino Capistrano, as shown in
Figure III-1. Class III bike lanes are existing along Camino Capistrano between Ortega Highway
and Del Obispo Street, while Class bike II lanes are existing along Camino Capistrano north of Ortega Highway and south of Del Obispo Street. Camino Capistrano connects to the San Juan
Creek Class I multi-purpose path located south of the ECSP area, which parallels the San Juan
Creek corridor and travels to Dana Point and Doheny State Beach. In addition, a Class I multi-
purpose trail parallels Trabuco Creek to the west of the project site and connects with the San
Juan Creek corridor to the south.
TransitThe ECSP is situated directly adjacent to major public transportation facilities, including the San
Juan Capistrano Train Station and many Orange County Transit Authority (OCTA) bus stop facilities.
The San Juan Capistrano Train Station is serviced by Amtrak’s Pacific Surfliner, which provides
trips between San Diego and San Luis Obispo counties on a daily basis as well as Metrolink, which
provides service to Los Angeles Union Station on a daily basis. OCTA provides a network of bus routes across the County. Adjacent to the ECSP area, local Route 91 provides service north/south
from San Clemente to the Laguna Hills Transportation Center, a regional bus transfer facility.
Numerous local Route 91 bus stops are located along Camino Capistrano within a quarter mile or
5-minute walk of the project site (see Figure III-1).
Parking
There are several existing public surface parking lots and parking structures located within a
quarter mile radius or 5-minute walk of the ECSP area. As part of the ECSP, a publicly accessible parking structure is proposed (see Figure III-2). The parking structure will serve the commercial/
retail and office uses, while also providing additional publicly accessible parking spaces for the
downtown, including Historic Town Center Park users. Surface parking is also proposed to service
the commercial/retail and office uses.
Downtown public parking structure
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Figure III-2: Parking
LEGENDSpecific Plan
Boundary
NTS
Public Surface Parking
Public Structure Parking
ECSP Public Structure Parking
P1
P2
P
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Water and Wastewater Service
The ECSP area will be serviced by the Santa
Margarita Water District (SMWD) for both water
and wastewater services. Water and wastewater
service extensions from the ECSP area will connect
to existing facilities, as shown on Figure III-3 and III-
4.
Treatment of wastewater from the ECSP area
will be conveyed to the Jay B. Latham Regional
Treatment Plant located in the City of Dana Point.
The ECSP area is in close proximity to several
pressure zones, which supply ample water
for domestic and fire water service. To fulfill
capacity requirements, an extension of the
higher-pressure zone water main will be constructed along Ortega Highway and El
Camino Real. The water demands for the
ECSP area will be supplied via the water main
extension along with existing water lines in
the vicinity. The development applicant will coordinate with both Santa Margarita Water
District and Orange County Fire Authority to
ensure appropriate water system design.
Similarly, the ECSP area will be served
by new sewer improvements that will be interconnected to the existing system. This
will include a new gravity sewer service lateral
with a monitoring manhole at the property line,
one or two manholes on-site, and cleanouts.
These improvements will be designed to meet appropriate Santa Margarita Water District
standards.
To meet the water and wastewater requirements
of the regulating agencies, infrastructure
improvements may be required to extend beyond the boundaries of the Specific Plan.
Stormwater Management Plan
The ECSP will include a comprehensive storm water management system containing drainage improvements and facilities and
programs which act to control and treat storm
water pollutants. Storm water management
system concepts will direct storm water runoff from the ECSP area to treatment areas.
Treated storm water will then be released in
a controlled manner to existing storm drains.
See Figure III-5.
A Storm Water Pollution Prevention Plan (SWPPP) will be implemented, consistent with
the requirements of the National Pollutant
Discharge Elimination System Permit (NPDES)
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-
specific SWPPP, Water Quality Management
Plan (WQMP) and compliance with NPDES Permit and RWQCB requirements will act to protect City and regional water quality by
preventing or minimizing potential storm water
pollutant discharges to the local watershed.
Grading Plan
Grading of the ECSP area will occur in one
phase. Grading will first remove any existing
facilities, then be cleared of any remaining
surface features, graded, and prepared for construction, consistent with the City
approved grading permit connected with the
project. The proposed grading maintains the
existing grades as there are minimal changes
in grades across the ECSP area.
The owner, project team, contractors, and/or
Qualified SWPPP Practitioner (QSP) for the
project area will determine the frequency and
location of any necessary temporary measures
for erosion control. Grading-associated components will be temporary in nature and
would be maintained until the permanent
improvements are constructed. Typical SWPPP
measures will be required for the project
within the ECSP area. Modular Wetlands Systems (MWS) are proposed for the project as
permanent Best Management Practices (BMP)
for water quality. No stormwater detention is
proposed as historic flows are maintained.
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P/L
PROPOSED WATER MAIN(HIGH PRESSURE SYSTEM)
PR. WATER/FIRE SERVICE
P/L
PROPOSED WATER MAINEXTENSION(HIGH PRESSURE SYSTEM)
EX. 6" WATER MAIN TOREMAIN IN PLACE
EX. 12" WATERMAIN TO REMAININ PLACE (HIGHPRESSURESYSTEM)
EX. 8" WATER MAIN TOREMAIN IN PLACE
P/L
EX. 6" WATER MAIN TOREMAIN IN PLACE
PR. WATER SERVICES P/L
P/L
Figure III-3: Water Plan
LEGENDExisting Water Line NTS
Proposed Water Line
Existing Fire Hydrant
Proposed Fire Hydrant
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Figure III-4: Wastewater Management Plan
LEGENDExisting Sewer Line NTS
Proposed Sewer Line
Existing Sewer Manhole
Proposed Sewer Manhole
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Figure III-5: Stormwater Management Plan
PROPOSED STORMWATER PUMP
EX. V-GUTTER
EX. STORM DRAINLINE
EX. STORM DRAINLINE
PROPOSEDDRAINAGECULVERTS
LEGENDExisting Storm Drain NTS
Proposed Storm Drain
Existing Storm Manhole
Proposed Storm Manhole
Proposed BMP
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Utility Services
Electricity
San Diego Gas & Electric (SDG&E) will provide
electrical service to the ECSP area. Any new
lines required to service the project will be
placed underground. Alignment of service lines and connection to existing points of
service will be provided as required by SDG&E.
Any required surface-mounted equipment will
be according to building setback requirements
per the relevant service provider.
Natural GasGas service within the ECSP area will be
serviced by SDG&E. Existing service lines will
be extended to connect to proposed facilities
per SDG&E requirements.
Communications
Communication services, including wired and wireless telephone and internet services
are available through numerous private
providers within the City and will be extended
to the ECSP on an as-needed basis. New
telecommunication lines within the ECSP area will be installed underground. Any required
surface-mounted equipment will conform
to building setback requirements per the
relevant service provider.
Solid Waste, Recycling, and Green
Waste
Solid waste, recycling, and green waste
generated by development within the ECSP area will be serviced by CR&R Environmental
Services (CR&R). CR&R is a private waste
hauler, contracted by the City of San Juan
Capistrano, to collect and dispose of solid
waste generated in the City. Solid waste generated by development within the ECSP
area will be conveyed by service providers
to the appropriate Orange County landfills.
The landfill nearest the ECSP is the Prima
Deshecha Landfill, located at 32250 La Pata Avenue, San Juan Capistrano, approximately
+/-3 miles east of the ECSP.
The various uses planned within the ECSP area
will comply with relevant State organics and
recycling requirements, as applicable. Trash enclosures with separate bins/containers for trash/solid waste, recycling, and green waste
will be provided in ECSP area.
Easements
The SMWD will require easements to facilitate
the buildout of the ECSP area.
Phasing
The ECSP area will be constructed in one
phase. As illustrated in Figure III-6, the one
phase represents a reasonable approach to connecting to services and infrastructure within the ECSP area.
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Figure III-6: Project Areas
LEGEND
Specific Plan
Boundary
NTS
Project Area
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PUBLIC FACILITIES
4chapter
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The ECSP is served by several public services
including police and fire protection services,
schools, parks, postal service, library, and other public services, as discussed in more detail below.
Police and Fire Protection
Services
Police Protection Services
The City of San Juan Capistrano contracts
with the Orange County Sheriff’s Department (OCSD) to provide services within the City.
OCSD police protection services include
patrol, investigations, traffic enforcement,
community support, drug education, parking
control, and crime prevention. The San Juan Capistrano Police station, located at 32506
Paso Adelanto, San Juan Capistrano, is
approximately 0.8 miles south of the ECSP.
Development impact fees will be paid to OCSD to accommodate new demand for police
protection services to the ECSP area. Other
agencies responsible for project approval will
be individually collecting their appropriate fees.
Fire Protection Services
The City of San Juan Capistrano contracts with the Orange County Fire Authority (OCFA) to
provide services within the City. OCFA provides
fire prevention, fire investigation, rescue,
hazardous materials response, and public
information/education services. In addition,
OCFA also provides paramedic and ambulance
transport services within the City. The nearest Orange County Fire Station, located at 31865 Del Obispo Street, San Juan Capistrano, is
approximately 0.3 miles south of the ECSP.
Development impact fees will be paid to OCFA to accommodate new demand for fire protection services to the ECSP area. Other
agencies responsible for project approval will
be individually collecting their appropriate fees.
Schools, Parks, and Other Public
Services
Schools
Public education for the ECSP will be provided
by the Capistrano Unified School District (CUSD),
which includes elementary, middle, high school,
charter school, and various types of kindergarten. The ECSP falls within the boundary area for
Kinoshita Elementary School, Marco Forster
Middle School, and San Juan Hills High School.
There are also a number of private schools located within the vicinity of the ECSP area. These
include St. Margaret Episcopal School, JSerra
Catholic High School, Fairmont Schools, South
Coast Christian, Capistrano Valley Christian, and
Heart Christian Academy, among others.
Orange County Fire Station No.7 Capistrano Unified School District
Public Facilities
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Blas Aguilar Adobe
Parks and Open Space
The existing Historic Town Center Park is located to the south of the ECSP area. The
Historic Town Center Park, south of the historic
Blas Aguilar Adobe, offers a permanent stage,
restrooms, turfed area, and walking pathways.
Common open space amenities are proposed
within the ECSP area, including a publicly accessible but privately maintained pocket
plaza and paseo.
Cultural Facilities
The Blas Aguilar Adobe is recognized by the
National Register of Historic Places (NRHP),
California Register of Historical Place (CRHP),
and the City’s Inventory of Historical and Cultural Landmark (IHCL). As a museum open
to the public, it showcases historical elements
from the Acjachemen people and from the
California Mission era. The Blas Aguilar Adobe
is not included within the ECSP area and is not intended to change.
Mission San Juan Capistrano, was established
in 1776 and is listed on the NRHP, CRHP,
and the City’s IHCL. The Mission San Juan Capistrano represents not only an important
cultural resource within the City, but also is
one of the most visually and aesthetically
prominent features in San Juan Capistrano.
Located approximately 0.2 miles from Historic
Town Center Park, the Mission provides expansive gardens, cultural relics, and
historical information accessible to the public.
Postal Service
Postal Service for the ECSP area will be provided
by the United States Postal Service (USPS)
from their location at 32124 Paseo Adelanto Suite 1, San Juan Capistrano. The location and
type of mailbox required within the ECSP will
be based upon and adhere to requirements
outlined in the USPS National Delivery
Planning Standards: A Guide for Builders and Developers and the Delivery Growth
Management Program, including USPS
requirements for both USPS and customers
related access, locks, safety, accessibility,
placement, and specific Americans with Disability (ADA) requirements.
LibraryLibrary services for the ECSP area will be
provided by the existing San Juan Capistrano
Library, located at 31495 El Camino Real, San
Juan Capistrano. The library features a variety
of book titles such as children, adult and teen collections, as well as an e-library which offers
electronic and digital material. There are
several internet stations and free public WIFI
internet access in the library.
Mission San Juan Capistrano
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Other Public ServicesAs the Project is located within the City of San Juan Capistrano, the ECSP area will be serviced
by the City’s government services, which
includes, but is not limited to administration,
planning, building, parks and recreation, public works, and utilities.
Energy Efficiency/Sustainability
All development within the ECSP area will
meet the Building Code requirements for energy efficiencies and water savings at the
time of development.
Development within the ECSP will also meet
the waste and recycling requirements of CR&R,
the waste provider for the project, to ensure waste diversion is minimized.
City of San Juan Capistrano Public Services
San Juan Capistrano Library
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5
ADMINISTRATION
AND
IMPLEMENTATION
chapter
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Administration
Application
Upon adoption, this specific plan document will serve as the planning and zoning implementation tool for the ECSP area.
The Land Use & Development Standards/
Regulations identified in Chapter 2 address
general provisions, permitted uses, and development standards. Additional design direction related to site planning,
architectural design, and landscape design
guidelines are contained in Appendix B
– Design Guidelines. Application of these regulations are intended to encourage the most appropriate use of the land, ensure
the highest quality of development, and
protection of the community 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, the provisions of the ECSP
shall take precedence. Where the ECSP is silent on an issue, the City of San Juan Capistrano Municipal Code shall apply.
AdjustmentsDuring the implementation of the ECSP,
the need may arise to make revisions and/
or modifications to the development project
that is approved and adopted as a part of the ECSP document in order to respond to market conditions and ensure consistency in design
within the Specific Plan area. The Director
of Development Services will determine the
level of review required based on the extent of the modification requested, as well as its conformance with the overall intent of the
ECSP and the City of San Juan Capistrano
General Plan. The level of review includes
administrative review/approval or formal review/approval by the City Council.
Amendments
California Government Code Section 65453
et. Se. provides that a specific plan “may be
amended as often as deemed necessary by the legislative body”. Amendments to the ECSP
may be initiated by a developer, any individual
property owner within the ECSP, or by the City,
in accordance with City procedures governing
the adoption and amendment of the Specific Plan.
Applications for amendments to the adopted
ECSP shall be submitted to the City’s
Development Services Department and shall be processed in the same manner provided
for an Amendment of the Land Use Code as
specified in Section 9-2.309 of the Municipal
Code. Specific Plan amendments must
conform with the City’s General Plan and will be evaluated for potential environmental
impacts.
Implementation
This document represents the ECSP project in
its entirety. Approval of the ECSP represents
approval of the project and no further
discretionary approvals will be required. Approved project development plans for the ECSP are included in Appendix C.
Approval of the ECSP will preempt and
replace all standards, criteria, and procedures
for review including, without limitation, other requirements of Title 9 of the Municipal Code. The ECSP provides the applicable
zoning regulations for the project and is to be
interpreted liberally to effectuate its purpose
and intent.
The Development Services Department shall review development plans and maps, grading,
landscape, signage, infrastructure plans and/or
parcel and tentative/parcel maps for substantial
conformance with the requirements of the ECSP. Upon approval of this specific plan and any associated maps and plans, all subsequent
reviews may be ministerial and conducted
using a Substantial Conformance Review
Procedures, as described herein.
Administration and Implementation
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Substantial Conformance Review
Procedures
The purpose of the Substantial Conformance
Review process is to provide an administrative review/approval process to allow minor
modifications to the individual project
applications within the ECSP without the need
to prepare an amendment to the El Camino
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 El Camino Specific Plan
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 1.1 of the ECSP 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 ECSP requirements and is
consistent with the “goals and vision” of this
specific plan. The Director of Development
Services will also attest that the request does
not create additional impacts that would require further environmental analysis.
The Development Services Director
Substantial Conformance Review findings
may be provided to the requester of the
review, however no public review or noticing is required. 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, unless the Planning Commission
determination is appealed to the City Council.
Financing
Financing associated with the development of the ECSP will be obtained by the landowners.
No public financing is associated with the project.
Environmental ReviewThe ECSP addresses land uses, development
standards, and types of development
proposed, as well as infrastructure anticipated
to serve the area. It provides a detailed
description of the project that was evaluated and determined not to have potential effects
on the environment under Section 15332
Categorical Exemption - In-Fill Development
Projects (Class 32) under the California
Environmental Quality Act (CEQA).
All development in the ECSP area will be
subject to review pursuant to the California
Environmental Quality Act.
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APPENDICES
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DESIGN GUIDELINES
Introduction and Applicability
The purpose of these design guidelines is to ensure future development is consistent with the
vision and objectives of the El Camino Specific Plan (ECSP) project. They are intended to provide City staff and review bodies with design direction for project evaluation. The guidelines promote
design creativity while fostering quality site planning, architecture, landscape, and signage design
that will enhance the Historic Town Center.
While the City has existing Design Guidelines (dated September 1, 2003) that include design direction for a range of land use types, the ECSP proposes its own custom set of design guidelines
that will be utilized for future development projects within the ECSP area. Should a conflict between
the City’s Design Guidelines disagree with the design guidelines included in this document, the
guidelines provided herein shall prevail.
Design Objectives
The design of all development projects within the ECSP should:
»Reinforce and enhance the City’s downtown as one of the primary focal points of the community.
»Contribute to the existing pedestrian-oriented environment.
»Establish attractive, inviting, imaginative and functional site arrangement of buildings and
parking areas, and a high quality architectural and landscape design which provides proper
access, visibility and identity. »Provide stylistically diverse and creative architectural design solutions which convey a sense of
timelessness and elegance.
»Preserve and incorporate structures which are distinctive due to their age, cultural significance,
or unique architectural style into the project.
1. Site Planning
Integrated site planning creates pedestrian-friendly developments that arranges buildings, parking, and open space areas in a functionally and aesthetically pleasing manner that complements
the surrounding built environment.
a. Site Design »Cluster buildings to achieve a “village” character that creates a pedestrian-friendly environment and
opportunities for plazas and open spaces.
»Site buildings close to and oriented towards adjacent
streets.
»Provide on-site pedestrian pathways that connect to off-site sidewalks. Pathway materials may include concrete, decorative pavers, and/or decomposed
granite.
»Consider sun orientation when locating common
open space and plaza areas.
b. Parking and Loading Facilities
»Provide clearly identifiable vehicular entry and exit
points to direct vehicles in and out of parking areas.
»Include adequate vehicular access for maintenance and emergency services.
Open space area complemented by sun orientation
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»Minimize views of surface parking and loading areas by
internalizing behind buildings and away from street
frontages to the extent practical. Where impractical, filter views of street adjacent surface parking and loading areas with landscaping and/or low walls.
»Primary elevators and stairs should be located along
the perimeter of parking structures.
»Shops, offices, or other commercial spaces or uses should be incorporated at ground level when a parking structure is directly adjacent to a street.
»Landscaping should be provided adjacent to wall
surfaces of a parking structure.
c. Open Space »Publicly accessible open space areas are encouraged
and may include, but are not limited to plazas,
paseos, outdoor dining, and/or usable landscape
areas. »Publicly accessible common open spaces should include seating, trash cans, bicycle racks, and/or
other pedestrian amenities.
»Decorative pots should be natural materials such as
terra cotta and metal, complement the architectural style, and be appropriately scaled for the space.
d. Walls and Fencing
»Walls and fencing should be complementary to a
buildings architectural theming. »Utilize attractive and durable wall and fencing materials, such as stone, brick, block, stucco, and/or
metal.
»Where existing walls or fencing are to remain,
they should be finished to complement adjacent proposed walls and fencing. »Integrate low theme walls to accentuate the
streetscape character along Ortega Highway.
»Integrate landscaping to soften long, monotonous
walls and fencing.
e. Lighting
»Avoid direct glare and spillover of site and building
lighting onto adjacent properties.
»Utilize decorative light fixtures that are compatible with the site and architectural theming of the project.
»Ensure pedestrian paths feature adequate lighting
for safety and security.
Open space featuring outdoor seating
Low stone wall complementary to the architectural style of the building
Decorative light fixture is compatible with the site and architectural theme
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f. Utilitarian and Accessory Structures
»Any outdoor mechanical equipment, whether on a
roof, side of a structure, or ground mounted should be appropriately screened from view. Method of screening should be architecturally integrated with
the structure on which it is attached to or adjacent
structure in terms of materials, color, shape, and size.
»All roof-mounted mechanical or utility equipment should be screened from view. »Utility service areas should be placed within
enclosures that are architecturally integrated into
the building design.
»Ensure architectural compatibility of accessory structures, such as trash enclosures, with the associated primary structure in terms of style,
materials, and colors.
2. Architecture
Quality, creative architectural design provides a sense of
individuality in individual buildings that complement the
eclectic mix of architectural styles of the Historic Town Center.
a. Architecture Style »Architectural styles should be influenced by the
Historic Town Center, Spanish Mission and/or the
agrarian history of the City. However, designers
may utilize modern interpretations of these styles in order to accommodate the equipment and functional requirements and current construction
methodologies of today’s buildings.
b. Historic CompatibilityThe Historic Blas Aguilar Adobe is located adjacent to the ECSP area. The following design guidelines relate to any
future structure(s) located within 25 feet of the Historic Blas
Aguilar Adobe:
»Step down the massing at street fronting portions of the building to maintain a similar sense of scale. Where stepped down massing is not practical,
provide screening with trees or other vertical
landscaping elements.
»Provide architectural details and features that are complementary to but do not mimic the historic structure.
»Avoid false or superficial historic architectural
elements and features.
c. Building Form and Mass
»Massing design should include variation in wall planes (projection and recess), variation in wall heights, and rooflines at different heights.
»Avoid unarticulated, boxy, and/or monotonous wall
planes.
Light fixture is evocative of agrarian history of San Juan Capistrano
Architectural style influenced by Spanish Mission style
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»Vertical elements such as towers should be used to
accent horizontal massing and provide visual interest.
»Architectural elements that add visual interest, scale, and character, such as recessed or projecting balconies or verandas should face the street and be
included within building designs.
»At a minimum, side and rear elevations should
include architecturally authentic materials, window and door trim, and appropriate terminations or transitions for material changes at inside corners.
»Pedestrian scale should be created through the use
of awnings, arches, walls, trellises, arbors, pergolas,
and/or other architectural elements. These elements should be integrated into the building design to avoid the look of “tacked on” architectural features.
»Storefront windows, displays, and other elements
that provide visual interest to facades should be
incorporated into the design. »Details such as wall surfaces constructed with patterns, changes in materials, building pop-outs, columns,
and/or recessed areas should be used to create
shadow patterns and depth on the wall surfaces.
»Trellis or vines should be placed on large expanses of walls at the rear or sides of buildings to soften the appearance and create visual interest.
d. Roofs
»A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated to increase the visual quality and character of a
building, while reducing its bulk and size.
»Parapets should have sufficient articulation of detail
to convey a sense of permanence. »High-quality roof materials, complementary and appropriate to the proposed architectural theme
should be utilized.
»Roof penetrations for vents should be consolidated
and located on the rear side of roof ridges, whenever practical. Vents and all other mechanical equipment should be painted to match the roof color.
»Roof-mounted mechanical and utility equipment
should be concealed by architectural integration
within the building design.
e. Windows and Doors
»Windows and doors visible from the street should
incorporate architectural detailing and coloring that
is consistent with the overall architectural theme of the building. »Windows should be articulated with accent trim, sills,
shutters, window flower boxes, awnings, trellises,
and/or other elements authentic to the architectural
theme of the building.
High-quality Spanish roof tile is complementary to architectural theme
Pedestrian scale and visual interest is created through use of pergola and vines
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f. Primary Entries
»Consider the overall scale, style, and proportion of
buildings in the design and placement of primary entries. »Use distinctive architectural elements, materials/
colors, and/or signage to emphasize primary entries.
»Provide projecting elements or features at primary
entries to provide shelter and shade. »Where multiple tenant spaces are proposed within a building, separate entries should be provided for
each tenant.
g. Colors and Materials »Select project colors and materials that are complementary to the overall project architectural
theme
»Ensure colors and materials are consistently applied
to avoid a piecemeal and overwhelming aesthetic. »Select colors that complement the surrounding context. Limit accent colors to windows, doors, or
other special architectural features.
»Use contextually appropriate materials such as
brick, stone, board and batten siding, wood, metal, tile, and stucco. »Materials should be high-quality, durable and have
an authentic appearance.
»Implement color or material change at interior
corners and changes in horizontal and vertical wall planes to avoid a faux appearance. »Avoid materials that create unnecessary glare, such
as polished architectural elements and reflective
mirror or tinted glass.
3. Landscape
A common landscape design theme creates a cohesive,
integrated aesthetic that enhances building architecture and
that of the surrounding character of an area.
a. Landscaping
»Landscape should have a cohesive appearance that is
compatible with a project’s selected architectural theme.
»Low water-use and climate-appropriate plant varieties are encouraged and should be integrated into the project to the extent practical.
»Selected landscaping palette should be appropriate
to the local climatic zone and be consistent with
applicable MWELO requirements for water efficiency. »The landscape irrigation system intends to meet all aspects of the City of San Juan Capistrano
water efficiency landscape ordinance (MWELO).
Muted color hues and contextually appropriate materials
Windows incorporate complementary coloring and overall architectural theme of building
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An automatic irrigation system shall irrigate all
landscape areas; all the trees to be irrigated via
separate, dedicated bubbler circuits all other landscape areas shall be irrigated via a drip irrigation system. The entire irrigation system shall be on
an automatically controlled system with separate
programs capable of irrigating each hydrozone
independently. »Utilize landscaping to frame, soften, and enhance building lines with shadows and patterns.
»Provide landscaping to buffer and screen undesirable
views.
»Locate canopy trees in surface parking and common open space areas to provide shade relief, to the extent practical.
»Utilize accent trees at project focal points, such as
plazas, roundabouts, and common open space
areas. »Incorporate decorative paving materials at pedestrian walkways and public/private common
open space areas to enhance visual character.
»Incorporate adequate protection of hardscape
surfaces when located adjacent to planting areas through use of root barriers or similar buffering material.
4. Signage
An integrated signage program aides in creating a sense of place through architectural integration and enhanced visual
interest.
a. Signage »Signage should be consistent with the Master Sign Program developed for the project.
»Signage should convey an individualized
character that enhances architectural theme and
complements the building finishes. »Signs that conflict with aesthetics of the surrounding area should be avoided.
»Design of all signage should be durable, low
maintenance, energy efficient, and vandal resistant.
Decorative paving materials enhance pedestrian walkways
Low water-use plant varieties are appropriate to the local climate zone
Signage provides individualized character and enhances building finish
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GENERAL PLAN CONSISTENCY ANALYSIS
This Appendix to the El Camino Specific Plan (ECSP or Project) discusses how the project relates
to the goals and policies contained in the various elements of the City of San Juan Capistrano’s General Plan.
The City of San Juan Capistrano General Plan includes the following elements with provisions
related to the El Camino Specific Plan project:
»Land Use Element
»Housing Element
»Circulation Element
»Safety Element
»Conservation/Open Space Element »Noise Element
LAND USE ELEMENT
Land Use Goal 1:
Develop a balanced land use pattern to ensure that revenue generation matches the City’s responsibility for provision and maintenance of public services and facilities.
Policies:
1.1: Encourage a land use composition in San Juan Capistrano that provides a balance or surplus
between the generation of public revenues and the cost of providing public facilities and services. 1.2: Encourage commercial, tourist-oriented, and industrial development that is compatible
with existing land uses within the City to improve the generation of sales tax, property tax,
and hotel occupancy tax.
1.3: Encourage mixed commercial and residential use projects in the Mission District downtown area to conserve land and provide additional housing opportunities and population to support commercial services and retail sales.
Consistency Discussion:
The ECSP will allow for a mixed-use project that contains commercial/retail, restaurant, and offices uses located in the downtown area. The project will support commercial/retail, restaurant, and retail uses, thereby increasing the City’s property tax and city sales tax receipts.
Land Use Goal 2:
Control and direct future growth within the City to preserve the rural village-like character of the community.
Policies:
2.1: Continue controlling growth through the implementation of the City’s residential growth
management program.2.2: Assure that new development is consistent and compatible with the existing character of the City.
2.3: Ensure that development corresponds to the provision of public facilities and services.
Consistency Discussion:
Projects within the ECSP will be connected to existing public facilities and services within the immediate vicinity. Design of the project has been directed in a manner that is consistent and compatible with the existing character of the City and that of the downtown and contains
design guidelines that will ensure contextually appropriate and quality development.
»Cultural Resources Element
»Community Design Element
»Growth Management Element
»Parks and Recreation Element
»Public Services and Utilities Element »Floodplain Management Element
»Environmental Justice Element
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Land Use Goal 3:
Distribute additional population within the City based on risk factors.
Policies: 3.1: Confine higher density land uses to the valley areas outside of the flood plain.
3.2: Limit density of development in the hillside, floodplains, and other high-risk areas.
Consistency Discussion:
The ECSP is situated within the downtown area and is not located within a 100-year flood zone, on a hillside, or on other high-risk areas. Future development will comply with local, state, and federal guidelines regarding development within areas of flood hazard.
Land Use Goal 4:
Preserve major areas of open space and natural features.
Policies:
4.1: Preserve areas of natural hazards, such as landslides and floodplains, which would jeopardize
the public health and safety.
4.2: Implement land and open space rights acquisition programs to allow for the long-term preservation of open space resources. 4.3: Preserve designated ridgelines and the immediate adjacent area to maintain the open
space character of the community.
Consistency Discussion: The project is located within the downtown area and is not a major area of open space nor does it contain major natural features.
Land Use Goal 5:
Encourage commercial development which serves community needs and is located in the existing central business district.
Policies:
5.1: Encourage the location and retention of businesses within the downtown Mission District.
Consistency Discussion: The ECSP is located within the downtown area (central business district) and will include new
opportunities for commercial/retail, restaurants, office, and other businesses to locate within
this area.
Land Use Goal 6: Enhance or redevelop underperforming commercial centers.
Policies:
6.1: Allow for the transitioning of the oversupply of commercial land use to other economically viable revenue producing land uses.
Consistency Discussion:
The ECSP will allow for the transitioning of commercially designated land to a complementary,
economically viable mix of land uses that will provide new revenue streams for the City. The ECSP allows for a variety of land uses including commercial/retail, restaurant, office, among others that will enhance the surrounding downtown area by generating new business activity
attractive to both residents and visitors.
Land Use Goal 7: Enhance and maintain the character of neighborhoods.
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Policies:
7.1: Preserve and enhance the quality of San Juan Capistrano neighborhoods by avoiding or
abating the intrusion of non-conforming buildings and uses. 7.2: Ensure that new development is compatible with the physical characteristics of its site, surrounding land uses, and available public infrastructure.
7.3: Utilize programs for rehabilitation of physical development, infrastructure and
undergrounding of utilities within the City to improve community neighborhoods.
7.4: Protect the existing population and social character of older areas subject to rehabilitation and redevelopment.
Consistency Discussion:
The ECSP contains development standards/regulations and design guidelines that will guide
future development to ensure compatibility with the physical characteristics, surrounding land uses, and public infrastructure within the downtown area. No development is proposed within existing City neighborhoods.
HOUSING ELEMENT
Housing Goal 1:
Provide a broad range of housing opportunities with emphasis on providing housing that meets the special needs of the community.
Policies:
1.1: Consistent with the Land Use Element, provide a range of different housing types and unit
sizes for varying income ranges and lifestyles.1.3: Encourage both the private and public sectors to produce or assist in the production
of housing with particular emphasis on housing affordable to persons with disabilities,
elderly, large families, female-headed households with children, veterans, and homeless
persons.
Consistency Discussion:
The project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office. No residential uses are included as part of the project.
Housing Element Goal 2: To the maximum extent feasible, encourage and provide housing opportunities for persons of
lower and moderate incomes.
Policies:
2.1: Encourage the development of affordable housing.2.2: Facilitate housing development that is affordable to extremely low-, lower-, and moderate-
income households by providing technical assistance, regulatory incentives and
concessions, expedited development review, and financial resources as funding permits.
2.3: Continue to utilize federal and State subsidies, as well as City housing in-lieu fees in a cost-
efficient manner and to the fullest extent to meet the needs of lower-income residents, including extremely low-income residents.
2.4: Implement affordability agreements for all housing projects that receive financial assistance
from the City.
2.5: Encourage mixed-use development on a case-by-case basis to allow for increased housing
opportunities.2.6: Target City-owned sites available for housing production for lower income households and
working families.
2.7: Encourage energy-efficient design in new and rehabilitated development and in existing
housing units to lower housing costs.
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2.8: Encourage collaborative partnerships to maximize resources available for the provision of
affordable housing to lower-income households.
2.9: Continue the use of the inclusionary housing ordinance to facilitate the development of below market-rate units.
Consistency Discussion:
The project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office. No residential uses are included as part of the project.
Housing Element Goal 3:
Reduce or remove governmental constraints to the development, improvement, and maintenance
of housing where feasible and legally permissible.
Policies: 3.1: Periodically review City regulations, ordinances, permitting processes, and residential fees to
ensure that they do not constrain housing development and are consistent with State law.
3.2: Continue cooperative agreements, as appropriate, with State, County and other agencies,
so that community housing needs are met to the greatest degree possible.3.3: Offer financial and/or regulatory incentives, where feasible, to offset or reduce the costs of developing quality housing affordable to a wide range of households.
3.4: Accommodate housing needs for extremely low-income households and special needs
persons in the City’s development regulations.
Consistency Discussion: The project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office. No residential uses are included as part of the project.
Housing Goal 4: Create and maintain decent housing and a suitable living environment for all households in the community.
Policies:
4.1: Encourage all households to maintain and rehabilitate all housing to prevent deterioration.4.2: Preserve all housing and neighborhoods throughout the City to maintain a safe environment to live, work and play.
4.3: Encourage the rehabilitation of deteriorating houses where feasible and provide assistance
when necessary for households who cannot afford the costs of such improvements.
4.4: Provide and maintain an adequate level of services and facilities in all areas of the City.
Consistency Discussion:
The project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office. No residential uses are included as part of the project.
Housing Goal 5: Promote housing opportunity and mobility for all residents to reside in housing of their choice.
Policies:
5.1. Support enforcement of State and Federal fair housing laws.5.2: Continue efforts to facilitate the unimpeded access to housing without consideration of arbitrary distinctions.
5.3: Accommodate persons with disabilities who seek reasonable waiver or modification of
land use controls and/or development standards pursuant to procedures and criteria set
forth in the zoning code. 5.4: Continue adopted procedures whereby the City refers apparent violations of the law to enforcement agencies for consideration of remedial actions.
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Consistency Discussion:
The project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office. No residential uses are included as part of the project.
CIRCULATION ELEMENT
Circulation Goal 1:
Provide a system of roadways that meets the needs of the community.
Policies: 1.1: Provide and maintain a City circulation system that is in balance with the land uses in San
Juan Capistrano.
1.2: Implement the City’s Master Plan of Streets and Highways.
1.3: Coordinate improvements to the City circulation system with other major transportation
improvement programs.1.4: Improve the San Juan Capistrano circulation system roadways in concert with land
development to ensure sufficient levels of service.
1.5: Improve existing arterial system that serves regional circulation patterns in order to reduce
local congestion (Ortega Highway at I-5).
1.6: Reduce the congestion along local arterial roadways in commercial areas by driveway access consolidation, parking area interconnections and similar actions.
Consistency Discussion:
The project includes improvements to adjacent roadways to provide safe and efficient
vehicular access to the ECSP area, including driveways and parking areas.
Circulation Goal 2: Promote an advanced public transportation network.
Policies:
2.1: Encourage the increased use and expansion of public transportation opportunities. 2.2: Promote new employment-producing development in areas where public transit is
convenient and desirable.
2.3: Encourage the provision of additional regional public transportation services and support
facilities, such as park-and-ride lots.
Consistency Discussion:
The ECSP area is situated near existing public transportation facilities, including the San
Juan Capistrano train station, which is serviced daily by Amtrak Surfliner and Metrolink, and
Orange County Transportation Authority (OCTA) Route 91. The adjacency to these existing
public transportation facilities will allow for increased use of these facilities.
Circulation Goal 3:
Provide an extensive public bicycle, pedestrian, and equestrian trails network.
Policies: 3.1: Provide and maintain an extensive trails network that supports bicycles, pedestrians, and
horses and is coordinated with those networks of adjacent jurisdictions.
Consistency Discussion:
Not Applicable – Implementation of the ECSP will not impede the City’s efforts towards the
provision of an extensive trails network. Public, on-street bicycle facilities located within the vicinity of the project will be maintained and continued forward. The ECSP will benefit from
proximity to existing bicycle facilities along the San Juan and Trabuco creeks located to the
south and west of the project area.
Public Review Draft August 2022El Camino Specific Plan51
B
Circulation Goal 4:
Minimize the conflict between the automobile, commercial vehicles, pedestrians, horses, and bicycles.
Policies: 4.1: Provide sufficient right-of-way widths along roadways to incorporate features that buffer
pedestrians, horses, and bicycles from vehicular traffic.
4.2: Provide traffic management improvements within areas where through traffic creates
public safety problems. 4.3: Install additional street improvements within areas where necessary to improve vehicular and non-vehicular safety.
4.4: Apply creative traffic management approaches to address congestion in areas with unique
problems, such as schools, businesses with drive-through access, and other special
situations.4.5: Improve Paseo Adelanto north of Del Obispo Street and South of River Street as a 28-foot wide (curb to curb) roadway with a sidewalk on the east side of the street and with on-
street parking permitted along the east side of Paseo Adelanto.
4.6: Transition River Street from an existing asphalt street to a decomposed granite (or similar
material) pedestrian path. Prohibit vehicular access along River Street through the placement of bollards - placed at the intersection with Los Rios Street, and gates placed at the intersection with Paseo Adelanto.
Consistency Discussion:
The ECSP area provides a comprehensively designed circulation system that accommodates the safe movement of automobiles, commercial vehicles, and pedestrians. Street improvements are proposed along portions of Ortega Highway and El Camino Real that will improve vehicular
and non-vehicular safety.
Circulation Goal 5: Achieve the development of regional transportation facilities.
Policies:
5.1: Support the implementation of the Orange County Master Plan of Arterial Highways and
the south Foothill Tollway Segment (Segment CP).
5.2: Work closely with adjacent jurisdictions and transportation agencies to ensure that development projects outside San Juan Capistrano do not adversely impact the City or other providers of public transportation service within the City.
5.3: Monitor alternative transportation programs, such as rail and bus systems providing service
to the City.
Consistency Discussion: Not Applicable - Implementation of the ECSP will not impede the City’s efforts towards the
development of regional transportation facilities.
SAFETY ELEMENT
Safety Goal 1:
Reduce the risk to the community from hazards related to geologic conditions, seismic activity, wildfires, flooding, and climate change.
Seismicity Policies:
1.1: Reduce the risk of impacts from geologic and seismic hazards by applying proper
development engineering, building construction, and retrofitting requirements.1.2: Explore funding sources to create an inventory of hazardous or substandard structures in the City that may collapse in the event of an earthquake and prepare a program to work
with the property owners to seismically retrofit, rehabilitate or, if necessary, removal or
replacement of unsafe structures.
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B
1.3. Explore the possibility of creating a Geologic Hazard Abatement District (GHAD) to finance
the prevention, mitigation, abatement, or control of a geologic hazard.
1.5. Continue the Soils subsidence remediation program that establishes specific measures to provide financial resources and programs to assist in the correction of damages arising from slope displacement.
Flooding Policies:
1.1: Protect the community from flooding hazards by providing and maintaining flood control facilities and limiting development within the floodplain.1.2: Coordinate and cooperate with the Orange County Flood Control District (OCFD) in
maintaining and improving the regional drainage system and levee certification program.
1.3: Explore funding sources for Storm Drain/flood control facility improvement and increased
maintenance.
Wildfire Policies:
1.1: Ensure that the City standards for fire protection for new development in Very High Fire
Hazard Severity Zones meet or exceed the statewide minimums.
1.2: Minimize the approval of new residential subdivision developments in Very High Fire Hazard Severity Zones when feasible.1.3: Continue to enforce and, as needed, increase the weed abatement and Arundo removal
program on an annual basis.
1.4: Require property owners to incorporate fire-safe and erosion-safe design during new
development or major renovations (development over a two-year period of more than 33% of existing square footage or 2,000 s.f. resulting in the building exceeding 5,000 square feet.) and receive contracted emergency service agency’s approval prior to permit issuance.
1.5: Coordinate with local contracted fire emergency service agency to evaluate the required
fire safe design to be incorporated during rebuilding effort after a major disaster.
1.6: Reduce the risk of wildfire hazards by requiring fuel modification for landscaping and defensible space for development located in areas of high wildfire risk.1.7: Cooperate and coordinate with the Orange County Fire Authority and California Water
Service to ensure that fire hydrant placement, water pressure, and availability of fire
suppression equipment are adequate for firefighting purposes.
1.8: Cooperate with the California Water Service to make sure that present and future water supply needs are met adequately.1.9: Reduce the risk of erosion and mudslides following wildfires by developing a revegetation/
erosion control strategy.
1.10: Coordinate with Caltrans, Orange County, local contracted emergency service agency’s,
and City Public Works to maintain defensible space along public and private roads.1.11: Coordinate with Cal Fire, and local contracted fire emergency service agency to maintain and create fuel breaks in and around the City.
1.12: Continue to coordinate with the local contracted fire emergency service agency to
determine future emergency needs and required training.
Climate Change Policies: 1.1: Designate weather-control shelters and develop strategies to protect residents from
extreme weather conditions and power outages.
1.2: Include extreme weather as an integral part of the Emergency Operations Plan upon its
next update.1.3: Explore funding sources to incorporate capital improvement projects that promote alternative transportation methods to offset greenhouse gas emissions from automobiles.
Public Review Draft August 2022El Camino Specific Plan53
B
Consistency Discussion:
Development within the ECSP will adhere to applicable building code requirements related
to geologic and seismic hazards to ensure proper development engineering and building construction.. The ECSP area is not located within the 100-year flood zone. Future development will comply with local, state, and federal guidelines regarding development within areas of
flood hazard. Future development within the ECSP comply with Orange County Fire Authority
(OCFA) requirements to ensure an adequate level of fire protection services can be provided.
Safety Goal 2: Protect the community from hazards related to air pollution, nuclear power production, hazardous
materials, ground transportation, and health crises.
Policies: 2.1: Continue to coordinate with Southern California Edison and maintain radiological emergency preparedness planning during the decommissioning and dismantling of the
San Onofre Nuclear Generating Station (SONGS) until all potentially hazardous materials
have been removed.
2.2: Work with the Orange County Sheriff’s Department to ensure that no hazardous materials are dumped in any area of the City and increasing surveillance to enable enforcement on illegal dumping.
2.3: Cooperate with responsible federal, state, and County agencies to minimize the risk to the
community from the use and transportation of hazardous materials through the City.
2.4: Reduce the per capita production of household hazardous waste in San Juan Capistrano in concert with the County of Orange plans for reducing hazardous waste. 2.5: Coordinate with respective agencies to reduce the risk from ground transportation hazards,
such as rail and roadway systems.
2.6: Coordinate with the appropriate agency (i.e., Caltrans, Orange County Transit Authority,
Southern California Regional Rail Authority - Metrolink, or the City Public Works Department) to take corrective measures when safety problems are identified in the ground transportation system.
2.7: Include public health crises including vector borne diseases as an integral part of the
Emergency Operations Plan upon its next update.
2.8: Cooperate with Orange County Mosquito and Vector Control District in implementing their Response Plans.2.9: Strive to keep the essential City services operational and timely to the extent possible in
the event of public health crisis scenarios.
2.10: Ensure that City employees have access to appropriate protective equipment as well as
telecommuting infrastructure so they may continue to provide essential services in the event of a public health emergency to the extent available.
Consistency Discussion:
Implementation of the ECSP will not impede the City’s efforts to protect the community from
hazards related to air pollution, nuclear power production, hazardous materials, ground transportation and/or health crises.
Safety Goal 3: Protect citizens and businesses from criminal activity.
Policies: 3.1: Coordinate with the Orange County Sheriff’s Department to reduce the risk of criminal activity and to increase surveillance.
3.2: Explore the possibility of applying appropriate design techniques and standards aimed
at reducing criminal activity, such as Crime Prevention Through Environmental Design
(CPTED) principles, to new development and redevelopment.
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B
3.3: Promote after school programs, volunteer programs and Neighborhood Watch programs
to reduce the risk of criminal activity.
3.4: Improve public awareness of both the responsiveness of the Orange County Sheriff’s Department and ways to reduce criminal activity within the City.
Consistency Discussion:
The ECSP will infuse new activity within the downtown area by allowing for development that
introduces new visitors and businesses within the downtown, providing additional ‘eyes on the street’ and greater pedestrian activity within the project vicinity.
Safety Goal 4:
Improve the ability of the City to be prepared for and respond effectively to natural and human-
caused emergencies.
Policies:
4.1: Support the development of local preparedness plans and multi-jurisdictional cooperation
and communication for emergency situations consistent with the Standardized Emergency
Management System (SEMS). 4.2: Maintain and update the Emergency Operations Plan and Local Hazard Mitigation Plan.4.3: Maintain an adequate stock of emergency preparedness equipment and supplies.
4.4: Educate residents and businesses regarding appropriate actions to safeguard life and
property during and immediately after emergencies and encourage them to sign up for
an emergency notification system per City’s Emergency Preparedness Program.4.5: Educate City officials periodically on the process and protocols to be followed in times of disaster.
4.6: Continue to seek volunteers for current emergency preparedness and response programs
as well as increasing awareness regarding homeless assistance programs.
4.7: Identify rights-of-way that do not provide adequate clearance for emergency vehicles and develop a contingency plan, to reach people in need of evacuation.4.8: Ensure that all new residential projects provide secondary access to the project site per
Orange County Fire Authority Requirements. The secondary access may be designated as
emergency access only.
4.9: Develop a program for residents and visitors to easily and quickly report issues related to safety.4.10: Create an expedited process for permit approval following a major disaster to bolster reconstruction efforts.
Consistency Discussion:
Implementation of the ECSP will not impede the City’s efforts to be prepared for and respond to natural and human-caused emergencies.
CONSERVATION/OPEN SPACE ELEMENT
Conservation/Open Space Goal 1:
Preserve and enhance open space resources.
Policies: 1.1: Identify remaining areas which should be preserved and enhanced as open space resources.1.2: Continue to implement land and open space-rights acquisition of appropriate properties
to allow for the long-term preservation of open space resources.
1.3: Identify and implement funding programs to maintain open space lands.
Consistency Discussion: The project is located within the downtown area and is not considered an area of open space
resources.
Public Review Draft August 2022El Camino Specific Plan55
B
Conservation/Open Space Goal 2:
Protect and preserve important ecological and biological resources.
Policies: 2.1: Use proper land use planning to reduce the impact of urban development on important
ecological and biological resources.
2.2: Preserve important ecological and biological resources as open space.
2.3: Develop open space uses in an ecologically sensitive manner. 2.4: Continue to designate the City as a bird sanctuary to preserve and protect the populations of all migratory birds which serve as a prime resource to the character and history of the
community.
Consistency Discussion:The ECSP area does not contain important ecological and/or biological resources and implementation of the ECSP will not impede the City’s efforts to protect and preserve its
ecological and biological resources.
Conservation/Open Space Goal 3: Preserve existing agricultural activity.
Policies:
3.1: Implement economic programs that promote the long-term viability of designated
agricultural parcels within the City. 3.2: Reduce the negative impacts resulting from urban uses and neighboring agricultural uses in close proximity.
Consistency Discussion:
Not Applicable – The project is not located next to existing agricultural uses and implementation of the ECSP will not impede the City’s efforts to preserve existing agricultural activity.
Conservation/Open Space Goal 4:
Prevent incompatible development in areas that should be preserved for scenic, historic,
conservation, or public safety purposes.
Policies:
4.1: Assure incompatible development is avoided in those areas that are designated to be
preserved for scenic, historic, conservation, or public safety purposes.
Consistency Discussion:The ECSP contains development standards/regulations as well as design guidelines that
will guide future development and ensure high-quality design that is compatible with the
downtown area. The ECSP area does not contain areas designated by the City for preservation
for scenic, conservation, or public safety purposes.
Conservation/Open Space Goal 5:
Shape and guide development in order to achieve efficient growth and maintain community
scale and identity.
Policies: 5.1: Encourage high-quality design in new development and redevelopment to maintain the
low-density character of the City.
5.2: Ensure that new development integrates and preserves areas designated for scenic,
historic, conservation, or public safety reasons. 5.3: Ensure that no buildings will encroach upon any ridgeline designated for preservation.
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B
Consistency Discussion:
The ECSP contains development standards/regulations as well as design guidelines that will guide future development and ensure high-quality design that is compatible with the
downtown area. The ECSP area does not contain ridgelines or areas designated by the City for
preservation for scenic, conservation, or public safety purposes.
Conservation/Open Space Goal 6: Improve air quality.
Policies:
6.1: Cooperate with the South Coast Air Quality Management District and Southern California
Association of Governments in their efforts to implement the regional Air Quality Management Plan.
6.2: Cooperate and participate in regional air quality, management planning, programs, and
enforcement measures.
6.3: Implement City-wide traffic flow improvements.
6.4: Achieve a greater balance between jobs and housing in San Juan Capistrano. 6.5: Integrate air quality planning with land use and transportation planning.
6.6: Promote energy conservation and recycling by the public and private sectors.
Consistency Discussion:
Implementation of the ECSP will not impede the City’s efforts to participate in regional air quality, management planning, programs, and enforcement measures. The ECSP will allow
for a mixed-use development within the downtown area, providing new business opportunities
within the City.
Conservation/Open Space Goal 7: Protect water quality.
Policies:
7.1: Coordinate water quality and supply programs with the responsible water agencies.
7.2: Encourage the production and use of recycled water. 7.3: Conserve and protect watershed areas.
Consistency Discussion:
Development within the ECSP area will adhere to applicable local, state, and federal
requirements related to water quality and on-site storm drain systems will be designed to minimize any potential impact on existing facilities.
Conservation/Open Space Goal 8:
Encourage active citizen involvement to establish and achieve community goals.
Policies:
8.1: Solicit citizen participation during the early stages of major public and regulatory programs.
8.2: Develop appropriate vehicles, such as newsletters, information brochures, cable television
programming and announcements, and other methods, to communicate important
information to the population of San Juan Capistrano.
Consistency Discussion:
Not Applicable - Implementation of the ECSP will not impede the City’s efforts to encourage
active citizen involvement to establish and achieve community goals.
Public Review Draft August 2022El Camino Specific Plan57
B
NOISE ELEMENT
Noise Goal 1: Minimize the effects of noise through proper land use planning.
Policies:
1.1: Utilize noise/land use compatibility standards as a guide for future planning and development decisions. 1.2: Provide noise control measures and sound attenuating construction in areas of new
construction or rehabilitation.
Consistency Discussion: Noise-sensitive land uses have been sited to adhere to future noise level conditions of the ECSP area.
Noise Goal 2:
Minimize transportation-related noise impacts.
Policies:
2.1: Reduce transportation-related noise impacts to sensitive land uses through the use of
noise control measures.
2.2: Control truck traffic routing to reduce transportation-related noise impacts to sensitive land uses. 2.3: Incorporate sound-reduction design in development projects impacted by transportation-
related noise.
2.4: Oppose airport operations that result in excessive noise from overflights.
Consistency Discussion:Noise-sensitive land uses have been sited to adhere to future noise level conditions of the
ECSP area.
Noise Goal 3: Minimize non-transportation-related noise impacts.
Policies:
3.1: Reduce the impacts of noise-producing land uses and activities on noise-sensitive land uses.
3.2: Incorporate sound-reduction design in new construction or rehabilitation projects impacted by non-transportation-related noise.
Consistency Discussion:
Noise-sensitive land uses have been sited to adhere to future noise level conditions of the
ECSP area.
CULTURAL RESOURCES ELEMENT
Cultural Resources Goal 1:
Preserve and protect historical, archaeological, and paleontological resources.
Policies:
1.1: Balance the benefits of development with the project’s potential impacts to existing cultural resources.
1.2: Identify, designate, and protect buildings and sites of historic importance.
1.3: Identify funding programs to assist private property owners in the preservation of buildings
and sites of historic importance.
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B
Consistency Discussion:
Development within the ECSP area will not impede existing access to nearby public facilities
for residents and visitors and will support nearby existing cultural resources, including Mission San Juan Capistrano and the Blas Aguilar Adobe. The ECSP will adhere to conditions of approval governing development activities should cultural resources be discovered.
COMMUNITY DESIGN ELEMENT
Community Design Goal 1: Encourage and preserve a sense of place.
Policies:
1.1: Preserve significant amounts of land and important natural features for open space.
1.2: Encourage high-quality and human scale design in development to maintain the character of the City.
1.3: Encourage the participation by all members of the community in activities which promote
the City and create local pride
Consistency Discussion:The design guidelines within the ECSP further the unique character of San Juan Capistrano
through site planning, architecture, and landscaping, all of which will ensure contextually
appropriate, high-quality, and human scaled design in future development.
Community Design Goal 2: Preserve the historic character of the community.
Policies:
2.1: Encourage development which complements the City’s traditional, historic character
through site design, architecture, and landscaping.
Consistency Discussion:
The design guidelines within the ECSP further the historic character of San Juan Capistrano
through site planning, architecture, and landscaping, all of which will ensure contextually
appropriate, high-quality, and human scaled design in future development.
Community Design Goal 3:
Preserve and enhance natural features.
Policies: 3.1: Limit development of important natural characteristics such as ridgelines, unique hillside
features and creeks.
3.2: Encourage the recreational use of natural features, such as hillsides and creeks.
3.3: Preserve and enhance scenic transportation corridors, including Interstate 5 and the
railroad. 3.4: Preserve important view sheds.
Consistency Discussion:
The ECSP area does not contain important natural characteristics, hillsides or creeks, is not
located directly adjacent to a scenic transportation corridor, and does not contain important view sheds.
Public Review Draft August 2022El Camino Specific Plan59
B
GROWTH MANAGEMENT ELEMENT
Growth Management Goal 1: Coordinate rational and orderly growth that assures the economic and efficient provision of public
services and infrastructure to new development.
Policies: 1.1: Continue to implement service standards for public services and infrastructure which provide sufficient services to community residents and businesses.
1.2: Approve only those development proposals for which there is sufficient funding through
the developer, City or other agency to provide a level of public service and infrastructure
which meet the established goals. 1.3: Monitor growth to ensure that service standards are achieved.
Consistency Discussion:
The ECSP provides tailored development standards and allowable land uses that will allow
for the orderly growth of project area. The ECSP also identifies and includes necessary infrastructure improvements to serve the project while maintaining adequate public services through the contribution of relevant project fees.
Growth Management Goal 2:
Provide sufficient regional transportation facilities.
Policies: 2.1: Work closely with the OCTA, Caltrans, surrounding jurisdictions, and other transportation
agencies to obtain needed transportation funding and facilities.
2.2: Encourage the expansion of alternative means of regional public transportation.
Consistency Discussion:The ECSP area is situated adjacent to major public transportation facilities including the San
Juan Capistrano train station, serviced on a daily basis by both the Amtrak Surfliner and the
Metrolink, as well as Orange County Transportation Authority (OCTA) Route 91.
Growth Management Goal 3: Provide for a balance of jobs and housing through land use planning.
Policies:
3.1: Consider jobs/housing balance in the City and region as a factor in land use decision-making.
Consistency Discussion:
The ECSP allows for the provision of new job creating land uses to complement existing
residential uses located elsewhere in the City. As proposed, the project will provide a variety
of commercial/retail, restaurant, and office job opportunities within the downtown area. New commercial/retail spaces are anticipated to strengthen the existing downtown business environment by providing space for new businesses that provide for a greater variety of retail
and services to the community.
Growth Management Goal 4: Coordinate and cooperate with other public agencies to address regional issues and opportunities.
Policies:
4.1: Participate with other public agencies in cooperative efforts to address important regional
issues. 4.2: Monitor major new developments proposed in adjacent communities to ensure that impacts on San Juan Capistrano are mitigated.
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B
Consistency Discussion:
Not Applicable - Implementation of the ECSP will not impede the City’s ongoing efforts to
address important regional issues.
PARKS AND RECREATION ELEMENT
Parks and Recreation Goal 1:
Provide, develop, and maintain ample park and recreation facilities that provide a diversity of
recreational activities.
Policies:
1.1: Coordinate with local groups to identify and meet the community’s recreational needs.
1.2: Work with the County and other agencies’ planning for the development of regional parks
and regional linkages which will be accessible to City residents.
1.3: Identify and implement funding programs to maintain and expand park and recreational facilities.
1.4: Develop and maintain a balanced system of public and private recreational lands, facilities
and programs to meet the needs of the community.
1.5: Operate and maintain public park and recreational facilities in a manner that ensures safe
and convenient access for all members of the community. 1.6: Increase the accessibility of existing open space areas for recreational activities.
1. 7: Provide parkland improvements and facilities that are durable and economical to maintain.
1.8: Publicize park and recreation opportunities in San Juan Capistrano to the community.
1.9: Utilize existing public utility easements for recreation and open space.
Consistency Discussion:
Implementation of the ECSP will not impede the City’s ongoing efforts to provide, develop,
and maintain ample park and recreation facilities. The existing Historic Town Center Park is
located adjacent to the ECSP area and will continue to be publicly accessible parkland, with
future development within the ECSP creating new “eyes on the park” to enhance safety.
Parks and Recreation Goal 2:
Develop and expand the existing bicycle, hiking, and equestrian trail system and facilities.
Policies:
2.1: Develop and expand the existing trails network that supports bicycles, pedestrians, and horses, and coordinate linkages with those networks of adjacent jurisdictions.
2.2: Preserve the equestrian lifestyle by designating land for the preservation or provision of
new equestrian facilities.
2.3: Encourage the affordable provision of equestrian facilities within the City.
Consistency Discussion:
Not Applicable – there are no trail systems or facilities directly adjacent to the ECSP area.
However, the ECSP will benefit from proximity to existing bicycle facilities along the San Juan
and Trabuco creeks located to the south and west of the project area.
PUBLIC SERVICES AND UTILITIES ELEMENT
Public Services and Utilities Goal 1:
Work with the Orange County Sheriff’s Department to provide a sufficient level of law enforcement.
Policies: 1.1: Work closely with the Orange County Sheriff’s Department in determining and meeting
community needs for law enforcement services.
Public Review Draft August 2022El Camino Specific Plan61
B
1.2: Periodically evaluate the level of law enforcement services to ensure that San Juan
Capistrano has appropriate levels of law enforcement services.
Consistency Discussion:Future development within the ECSP will provide relevant development impact fees to the
Orange County Sheriff’s Department as may be required. Other agencies responsible for
project approval will be individually collecting their appropriate fees.
Public Services and Utilities Goal 2: Work with the Orange County Fire Authority to provide a sufficient level of fire protection.
Policies:
2.1: Work closely with the Orange County Fire Authority in determining and meeting community needs for fire protection services and facilities. 2.2: Periodically evaluate the level of fire protection service to ensure that San Juan Capistrano
has appropriate levels of fire protection services.
Consistency Discussion:Future development within the ECSP will coordinate with the Orange County Fire Authority (OCFA) to ensure an adequate level of fire protection services are provided, consistent with
OCFA requirements. Future development within the ECSP will provide relevant development
impact fees to the OCFA as may be required. Other agencies responsible for project approval
will be individually collecting their appropriate fees.
Public Services and Utilities Goal 3:
Work effectively with the Capistrano Unified School District to provide a sufficient level of public
education.
Policies: 3.1: Work closely with Capistrano Unified School District in determining and meeting
community needs for public education and related activities.
3.2: Work with Capistrano Unified School District in investigating potential locations and
funding sources for new schools, including a future high school. Consistency Discussion:Future development within the ECSP will provide relevant development impact fees to the
Capistrano Unified School District (CUSD) as may be required.
Public Services and Utilities Goal 4: Provide sufficient community facilities.
Policies:
4.1: Work closely with community groups in providing community facilities which meet the
needs of the community.
Consistency Discussion:
Future development within the ECSP will include publicly accessible but privately maintained
exterior gathering spaces which are part of neighborhood serving businesses occupying the
project.
Public Services and Utilities Goal 5:
Work closely with the Orange County Public Library to provide a sufficient level of library facilities
and services.
Policies: 5.1: Work closely with the Orange County Public Library in determining and meeting
community needs for library facilities and services, including hours of operation.
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B
Consistency Discussion:
Not Applicable – Implementation of the ECSP will not impede the City’s ongoing efforts to
work with the Orange County Public Library.
Public Services and Utilities Goal 6: Provide sufficient levels of water and sewer service.
Policies:
6.1: Provide sufficient levels of water and sewer service to meet the needs of the community.
Consistency Discussion:
Future development within the ECSP will adhere to Santa Margarita Water District
requirements to ensure sufficient level of water and sewer services are provided to service the
new development.
Public Services and Utilities Goal 7:
Work effectively with providers of natural gas, electricity, telephone, cable television and solid
waste disposal to provide sufficient levels of these services.
Policies: 7.1: Work closely with providers of energy, communications and solid waste disposal in
determining and meeting the needs of the community for energy, communications and
solid waste disposal.
7.2: Encourage energy efficient development. 7.3: Encourage the expansion of telecommunications capabilities to promote economic development of the community.
7.4: Reduce the per capita production of solid waste in San Juan Capistrano in concert with the
City’s Source Reduction and Recycling Element.
Consistency Discussion:Future development within the ECSP will coordinate closely with applicable utility providers
to ensure provisions of adequate facilities and services to serve new development. All future
development will meet the CalGreen water and energy efficiency requirements of the Building
Code.
FLOODPLAIN MANAGEMENT ELEMENT
Floodplain Management Goal 1:
Protect life and property from floodwaters.
Policies: 1.1: Limit development within the floodplain to minimize risks to life and property and satisfy
the flood insurance and other requirements of the Federal Emergency Management
Agency (FEMA).
1.2: Prevent the placement of unauthorized fill material in creeks and floodplains in order to
avoid alteration of flow characteristics and bridge scour. 1.3: Construct new flood protection improvements where determined necessary by the City,
County and Army Corps of Engineers.
1.4: Improve existing bridges to improve the flow of the associated streams.
Consistency Discussion:The ECSP area is not located within the 100-year flood zone. Future development will comply
with local, state, and federal guidelines regarding development within areas of flood hazard.
Floodplain Management Goal 2:
Preserve and enhance the natural character of the creeks and their floodplains.
Public Review Draft August 2022El Camino Specific Plan63
B
Policies:
2.1: Use environmentally sensitive treatments where creek improvements are necessary to
preserve wetlands. 2.2: Enhance and/or restore the creeks and their floodplains as part of private development projects and public works projects.
2.3: Flood protection improvements for stream banks are encouraged to use linings such as soil,
cement, “armorflex”, earth covered rip rap, or other environmentally sensitive treatments
that provide effective and durable flood protection.
Consistency Discussion:
Not Applicable - The ECSP area is not located directly adjacent to a creek.
Floodplain Management Goal 3: Preserve and enhance recreational opportunities and amenities provided by the creeks and their floodplains.
Policies:
3.1: Preserve existing park and recreational land uses adjacent to all creeks.3.2: Construct bicycle and equestrian trails along all of the creeks, and include underpasses for the trails beneath bridges, as well as safe trails on bridges.
Consistency Discussion:
Not Applicable - The ECSP area is not located directly adjacent to a creek.
ENVIRONMENTAL JUSTICE ELEMENT
Environmental Justice Goal 1:
Promote land use and development patterns that reduce air pollution exposure and improve
respiratory health for residents of the Community of Focus.
Policies:
1.1: Partner with the South Coast Air Quality Management District to monitor local air quality
and identify main pollution sources.
1.2: Encourage the California Department of Transportation to regularly monitor air emissions from freeway traffic and develop mitigation measures to reduce air quality impacts in
neighborhoods adjacent to the freeway in the Community of Focus.
1.3: Encourage any new construction of mechanically ventilated homes, schools, childcare
facilities, and elder care facilities within 500 feet of the freeway to install MERV-13 grade air
filters or equivalent measures to prevent air pollution exposure among residents.1.4: Encourage project proponents to prepare health risk assessments in accordance
with California Air Resources Board and South Coast Air Quality Management District
recommended procedures if new construction is proposed within 500 feet of the freeway.
1.5: Review the effectiveness of existing quiet zones within the Community of Focus and
provide information to area residents on how to report any train horn violations to the Federal Railroad Administration.
1.6: Work with equestrian facilities in the Community of Focus to ensure best practices and
measures are being implemented to address dust.
1.7: Seek partnerships to increase public transit service and electric carshare and bikeshare
programs for all residents to utilize.
Consistency Discussion:
The ECSP is located within the downtown area and is considered infill-type development that
promotes walking and bicycling as well as a park once approach to vehicle management.
El Camino Specific PlanPublic Review Draft August 2022 64
B
Environmental Justice Goal 2:
Proactively take actions to address potential negative impacts of climate change on the most
vulnerable residents and adopt strategies to mitigate impacts and promote adaptation and resiliency for residents in the Community of Focus.
Policies:
2.1: Incorporate climate change and climate variability into planning, health, and emergency
preparedness plans and guidance to increase preparedness for natural hazards exacerbated by climate change, especially among vulnerable populations. 2.2: Work with federal, state, and county governments to identify opportunities and investments
to create jobs that are safe and sustainable and promote clean energy solutions.
Consistency Discussion: Not Applicable - Future development within the ECSP is considered infill development and implementation of the ECSP will not impede the City’s ongoing efforts to address potential
negative impacts of climate change or adopt strategies to mitigate impacts and promote
adaptation and resiliency for residents in the Community of Focus.
Environmental Justice Goal 3: Equitably distribute and maintain public infrastructure, facilities, and services.
Policies:
3.1: Engage with the community and partner with community-based organizations to plan and implement public facility improvements.3.2: Ensure public services are delivered to the Community of Focus in an efficient and
equitable manner.
3.3: Maintain and improve existing facilities and infrastructure located within the Community
of Focus.3.4: When siting new public facilities in the city requested by the community, consider locating said new facilities in the Community of Focus or as close to the Community of Focus as
possible.
3.5: Study potential remedies to address lack of parking for residents of Capistrano Villas,
including potential overnight use of city parking lots next to the City’s Library or in the Los Rios Historic District and strategies to promote alternative modes of transportation.3.6: In collaboration with community-based organizations active in the Community of Focus,
identify public facility construction and maintenance needs in the Community of Focus.
Consistency Discussion: The ECSP identifies infrastructure improvements necessary to serve the project while maintaining adequate public infrastructure located elsewhere in the City. Implementation of
the ECSP will not impede the City’s ongoing efforts to equitably distribute and maintain other
public infrastructure, facilities, and services.
Environmental Justice Goal 4: Promote safe and equitable access to public facilities.
Policies:
4.1: When necessary, promptly replace and install new streetlights, restripe crosswalks and bike lanes, and implement leading pedestrian intervals at traffic signals with high pedestrian traffic to increase visibility and reduce collisions between automobiles, pedestrian, and
cyclists.
4.2: Provide traffic safety information to the public by providing information on the city’s
website or by conducting workshops in the community.4.3: Develop and implement a bicycle master plan to prioritize bicycle-related improvements throughout the city.
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4.4: Where feasible and if funding is available, implement traffic-calming measures, such
as speedbumps, roundabouts, and narrower lanes to prevent speeding and increase
pedestrian and cyclist safety and comfort.4.5: Where feasible and if funding is available, implement Class IV physically protected bikeways on major streets with Class II bike lanes, particularly those with more than one lane in each
direction and/or speed limits above 30 miles per hour.
4.6: Promote a pleasant walking and biking environment by planting drought-tolerant plants
and improving stormwater management as part of any street redesign.4.7: Collaborate with state and local leaders to reform statewide speed limit laws, including the 85th Percentile Rule, which generally sets a road segment’s speed limit as the speed that
15 percent of drivers exceed, so lowering speed limits in the Community of Focus may be
considered.
4.8: Collaborate with community leaders and neighboring jurisdictions to expand the service and route of the summer trolley, including offering service year-round and into additional jurisdictions.
4.9: In collaboration with community-based organizations, work to identify public facility needs
in the Community of Focus.
Consistency Discussion: Not Applicable - Implementation of the ECSP will not impede the City’s ongoing efforts to
promote safe and equitable access to public facilities.
Environmental Justice Goal 5: Promote safe routes to schools and related facilities.
Policies:
5.1: Prioritize traffic improvements around schools, libraries, and childcare facilities.
5.2: Prioritize areas near schools for crosswalk, bike lane, and traffic-calming improvements.5.3: Collaborate with school leaders to initiate a safe routes to school program, a walking school bus program, and/or similar programs to enhance and promote safer streets near schools.
5.4: In collaboration with community-based organizations, identify street safety needs and
interventions near campuses, libraries, and childcare facilities in the Community of Focus.
Consistency Discussion: Implementation of the ECSP will not impede the City’s ongoing efforts to promote safe routes
to schools and related facilities.
Environmental Justice Goal 6: Ensure all residents of the Community of Focus have healthy and safe living conditions.
Policies:
6.1: Identify funding programs on the city’s website that could assist landlords to address
substandard conditions and preserve affordability of housing occupied by lower-income households in the Community of Focus.6.2: Identify resources on the city’s website to assist tenants with mold and lead abatement.
6.3: Work with homeowner associations and property management companies that manage
multifamily condominiums located within the Community of Focus to assist them in
developing a proactive plan that addresses substandard housing conditions and promotes maintenance of green spaces while not penalizing renters.6.4: Reduce potential exposure to asbestos materials during rehabilitation of older units
by providing building permit applicants information on the South Coast Air Quality
Management District requirements to mitigate for potential asbestos exposure in units
built prior to 1980.
El Camino Specific PlanPublic Review Draft August 2022 66
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Consistency Discussion:
Implementation of the ECSP will not impede the City’s ongoing efforts to ensure all residents in
the Community of Focus area to have health and safe living conditions.
Environmental Justice Goal 7:
Ensure all residents have access to a diverse mix to affordable housing options available to
households of all sizes, including younger workers, senior citizens, and families, to reduce
overcrowding and cost burden.
Policies:
7.1: Prioritize the development of affordable housing for different income levels throughout
the City of San Juan Capistrano and in proximity to community amenities.
7.2: Study potential adjustments to the City’s current Inclusionary Zoning Ordinance to increase funding for affordable projects in the City of San Juan Capistrano.
7.3: Partner with affordable housing developers to secure housing funding from state programs
such as the Affordable Housing and Sustainable Communities program.
7.4: Work with community-based organizations and social service agencies focused on
homelessness issues to provide housing and support services for unhoused residents.
Consistency Discussion:
The project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office. No residential uses are included as part of the project.
Environmental Justice Goal 8:
Preserve the sense of community and social cohesion in the Community of Focus through policies
to prevent the displacement of long-term residents.
Policies: 8.1: To the extent allowed by state or federal laws, establish a Local Preference Policy that
prioritizes applicants who live and/or work in the City for new affordable housing units.
8.2: Partner with the Orange County Fair Housing Council and other community-based
organizations to conduct outreach on tenants’ rights and host educational workshops in
Spanish and English for residents of the Community of Focus.
Consistency Discussion:
The project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office. No residential uses are included as part of the project and residents
will be displaced.
Environmental Justice Goal 9:
Increase access to locally available fresh, affordable, and healthy food for residents by increasing
the amount of grocery stores, local markets, farmers markets, mobile food vendors, and community
gardens, and continue to support local agricultural producers.
Policies:
9.1: Promote policies that increase access to healthy, affordable, and culturally appropriate
food retailers within close proximity to the Community of Focus.
9.2: Facilitate opportunities to increase access to healthy food supplies within the Community of Focus through support of mobile food vendors.
9.3: Support and expand accessibility of farmers markets and community-supported agriculture.
Explore establishing a new farmers market at Stonefield Park.
9.4: Promote statewide efforts to expand the usage of food assistance benefits (e.g., CalFresh,
WIC, and Market Match) at farmers markets, farm stands, and community-supported agriculture sources to increase the purchasing power of the community.
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9.5: Partner with local community-based organizations to conduct educational campaigns to
promote healthy eating and physical activity.
9.6: Continue to support local agriculture and food production by reducing barriers to sustainable growers such as access to land.
9.7: Partner with local community-based organizations, food banks, local farms, and pantries
to consider continuing the emergency distribution services that were established during
the COVID-19 pandemic.
9.8: Partner with the local community-based organizations and farms to promote educational programs and planting of edible gardens to provide residents with access to fresh produce
and learn about healthy eating habits.
9.9: Continue to support local agricultural producers and partner with them to increase local
distribution of their produce, particularly through programs like The Ecology Center’s
Nourishing Neighbors program.
Consistency Discussion:
The project is comprised of a complementary mix of non-residential uses including commercial/
retail and restaurant. These uses provide opportunities to introduce new food options for
residents and visitors.
Environmental Justice Goal 10:
Ensure an equitable distribution of and access to parks, trails, open space, and related programs.
Policies: 10.1: Collaborate with local organizations to create and improve culturally competent health
and recreation programs for youths and adults, which would include programs offered in
both English and Spanish that are geared directly to the Community of Focus.
10.2: Study the possible conversion of vacant lots, underutilized lots, and public right-of-way
into parks, community gardens, and open spaces, particularly in the Community of Focus.10.3: Encourage San Diego Gas & Electric and other utility providers to convert public utility
easements like utility corridors into parks and trails.
10.4: Host farmers markets, musical performances, and open streets events in the public right-
of-way in the Community of Focus to encourage and publicize walking and biking.
10.5: Provide year-round park, sports, and pool access wherever possible for all Community of Focus residents with online and in-person reservation systems, as well as public records
of who has reserved park space, to promote equitable access for residents with limited
internet access.
10.6: Work with the Community Services Department to ensure its reservation system for parks,
sports fields and other public facilities is available in English and Spanish to provide equal access to members of the public.
10.7: Continuously review maintenance and expansion opportunities for parks and park
amenities, including exercise facilities and sports equipment.
10.8: Identify tree planting opportunities throughout the Community of Focus.
10.9: In collaboration with community-based organizations, develop an inventory of park maintenance needs, and vacant and underutilized spaces.
Consistency Discussion:
Implementation of the ECSP will not impede the City’s ongoing efforts to provide an
equitable distribution of an access to parks, trails, open space, and related programs. The existing Historic Town Center Park is located adjacent to the ECSP area and will continue
to be publicly accessible parkland, with future development within the ECSP creating new
“eyes on the park” to enhance safety.
Environmental Justice Goal 11: Improve the pedestrian and bicycle network.
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B
Policies:
11.1: Where feasible and if funding exists, improve lighting, restripe and enhance crosswalks,
and implement leading pedestrian intervals at traffic signals for safer crossings.11.2: Where feasible and if funding exists, remove gaps and barriers in the walking and biking network and construct new and/or wider sidewalks where necessary.
11.3: Promote bicycle parking and storage to enhance the utility of bikes as a transportation
mode.
11.4: Encourage pedestrian and bicycle accessibility between the Capistrano Villas and nearby commercial areas and public trails.
Consistency Discussion:
The ECSP proposes to enhance pedestrian circulation at the project frontage and within the
project site. Bicycle amenities will also be included as part of future development, consistent with City requirements.
Environmental Justice Goal 12:
Establish safe routes to parks.
Policies: 12.1: In addition to schools, prioritize traffic calming and other improvements around parks and
open space.
12.2: Where feasible and if funding exists, improve recreational facilities with better lighting,
improved wayfinding, and expanded hours.12.3: Examine the maintenance of non-City operated parks through public-private partnerships.12.4: Provide notices and onsite warnings to protect visitors of parks and recreation areas from
safety hazards, including rattlesnakes and other dangerous wildlife.
12.5: Develop and implement a parks master plan to prioritize park improvements, particularly
in the Community of Focus.12.6: Explore opportunities and develop programs for expanding nature access for Community of Focus residents, including city recreational programs that involve visits to the Cleveland
National Forest, east of the San Juan Capistrano boundary.
12.7: Develop an inventory of lighting, wayfinding, safety, maintenance, and access needs in
and around City-operated parks.
Consistency Discussion:
Implementation of the ECSP will not impede the City’s ongoing efforts to establish safe
routes to parks. The existing Historic Town Center Park is located adjacent to the ECSP area
and will continue to be publicly accessible parkland, with future development within the ECSP providing new lighting and creating new “eyes on the park” to enhance safety.
Environmental Justice Goal 13:
Promote land use, development patterns, and complete neighborhoods that increase physical
activity.
Policies:
13.1: Enhance public spaces to promote walking to and through public corridors.
13.2: In exchange for affordable housing commitments, allow higher density.
13.3: Develop and implement a plan to encourage the production of accessible and affordable housing close to transit opportunities.13.4: Consider reducing or eliminating minimum parking requirements for new developments
that include a significant number of affordable housing units.
13.5: Continue to review the City’s zoning code to identify areas which can accommodate higher
density housing and reduced parking requirements.
Public Review Draft August 2022El Camino Specific Plan69
B
Consistency Discussion:
The ECSP proposes to enhance pedestrian circulation at the project frontage and within the
project site. Bicycle amenities will also be included as part of future development, consistent with City requirements. Both of these amenities are anticipated to promote an increase in physical activity. No residential uses are included as part of the project.
Environmental Justice Goal 14:
Provide opportunities for residents from the Community of Focus, regardless of racial/ethnic background, national origin, age, education, and income, to meaningfully participate in local decision-making processes.
Policies:
14.1: Partner with community-based organizations that have established relationships and trust with residents in the Community of Focus to conduct outreach on proposed City public improvement projects or private land use projects within the Community of Focus.
14.2: Make language interpretation services available at all City Council meetings to promote
participation of residents of the Community of Focus. Ensure the City’s website and key
meeting documents and announcements are translated. This includes printed and online materials, meetings and workshops, and other announcements and notices.14.3: If public meetings or workshops are conducted in the Community of Focus, ensure that
such meetings are conducted at accessible locations and times with considerations
for childcare, food options, ADA accommodations, technology access, and language
interpretation.14.4: Work with community-based organizations to co-sponsor community events with resources on health, wellness, and other topics of interest to the community.
14.5: Identify and invite residents from the Community of Focus to serve on City boards,
commissions, and task force members as openings occur.
Consistency Discussion: Implementation of the ECSP will not impede the City’s ongoing efforts to provide residents
from the Community Focus with opportunities to meaningfully participate in local decision-
making process. As part of the ECSP process, opportunities for public input were provided and
public meetings were conducted, consistent with City requirements.
Environmental Justice Goal 15:
Prioritize improvements and programs that address the needs of the Community of Focus.
Policies: 15.1: Review City policies and procedures to ensure that spending of general funds for recreation, air quality and other environmental improvements, community programming, and public
infrastructure improvements includes the Community of Focus.
15.2: Seek partnerships with public, private, and philanthropic entities that promote
implementation of policies in the EJ Element and promote social and economic development activities within the Community of Focus.15.3: Ensure that future public improvements in the Community of Focus will not produce
negative impacts on existing residents, such as increase in pollution exposure, net loss of
affordable housing, or displacement of residents.
15.4: Promote equitable distribution of public amenities and services to improve the quality of life in the Community of Focus.
Consistency Discussion:
Future development within the ECSP will provide economic development opportunities within
the Community of Focus through the provision of new commercial/retail, restaurant, and office land uses.
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C
DEVELOPMENT PLANS
Development Plans for the El Camino Specific Plan area are included in Appendix C.
EXHIBIT C
Existing Zoning
Proposed Zoning
SP/PP
(22-01)
ATTACHMENT 2
PC RESOLUTION NO. 22-08-24-XX ARCHITECTURAL CONTROL (AC) 22-004
TREE REMOVAL PERMIT (TRP) 22-010 SIGN PROGRAM (SP) 22-010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA CONDITIONALLY APPROVING ARCHITECTURAL
CONTROL (AC) 22-004, TREE REMOVAL PERMIT (TRP) 22-010, AND SIGN PROGRAM (SP) 22-010; FOR A NEW COMMERCIAL PROJECT WITHIN THE EL CAMINO SPECIFIC PLAN (SP 22-01), WHICH CONSISTS OF TWO, 2-STORY BUILDINGS WITH APPROXIMATELY 27,457 SQUARE FEET OF RETAIL, RESTAURANT AND OFFICE USES, AND A 4-STORY PARKING STRUCTURE WITH
A 2,607 SQUARE FOOT RETAIL SPACE ON A 1.68-ACRE CITY-OWNED PROPERTY CURRENTLY DEVELOPED WITH THE CAMINO REAL PLAYHOUSE AND A PUBLIC PARKING LOT, LOCATED AT 31776 EL CAMINO REAL (APN #124-160-27, 124-160-55, 124-160-57, 124-160-63)(APPLICANT: JESSICA STEINER, BICKEL GROUP ARCHITECTURE ).
Whereas, Jessica Steiner, Bickel Group Architecture, 3600 Birch Street,
Suite 120,Newport Beach, CA 92660 has requested approval of Architectural Control (AC) 22-004, Tree Removal Permit (TRP) 22-010, and Sign Program (SP) 22-010 for approval of a Specific Plan to facilitate the development of a new commercial project
consisting of two, 2-story buildings with approximately 27,457 square feet of retail, restaurant and office uses, and a 4-story parking structure with a 2,607 square foot retail space on a 1.68-acre City-owned property currently developed with the Camino Real Playhouse and a public parking lot, located at 31776 El Camino Real (APN #124-160-27, 124-160-55, 124-160-57, 124-160-63); and,
Whereas, the City of San Juan Capistrano is the owner of the real property located at 31776 El Camino Real (APN #124-160-27, 124-160-55, 124-160-57, 124-160-63); and,
Whereas, the applicant proposes to develop the entire 1.68-acre site with commercial and office space that combines restaurant, office, and retail space within 2 unique buildings totaling approximately 27,457 square feet, a 4-story parking structure with a 2,607 square foot retail space, along with associated improvements (“the El Camino Specific Plan” or “project”); and,
Whereas, the project is designed to be complementary to the Mediterranean, Monterey, Agrarian and eclectic architecture found throughout the City and planted with low water-use landscaping, and amenities designed to be consistent with the early San Juan Capistrano aesthetic; and,
Whereas, the project would provide indoor and outdoor dining, unique retail venues, and an outdoor plaza with varied seating options and communal tables for outdoor dining; and,
Whereas, the project also includes a parking structure with a retail space that would be accessed via El Camino Real; and,
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Whereas, the proposed project is being processed pursuant to Section 9-2.301, Development Review of the Land Use Code; and,
Whereas, the Architectural Control, Tree Removal Permit, and Sign
Program applications were filed concurrently with the General Plan Amendment, El Camino Specific Plan, Code Amendment and Zone Change, so the Planning Commission reviewed all applications together as one package, and,
Whereas, the City's Environmental Administrator has reviewed the Project
and recommends that the City find the project categorically exempt from further review under the State CEQA Guidelines, Section 15332, In-Fill Development Projects (Class 32).
Whereas, the Planning Commission conducted a duly-noticed public
hearing on August 24, 2022 pursuant to Title 9, Land Use Code, Section 9-2.302 and City Council Policy 5 to consider public testimony on the proposed project and has considered all relevant public comments; and,
Whereas, the Design Review Committee (DRC) Commission conducted a
duly-noticed public meeting on December 9, 2021, and recommended that the above
item move forward to the Planning Commission.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby recommend that the City Council find the project exempt from CEQA pursuant to Class 32 categorical exemption. The entire
Project is exempt per Section 15332 because the Project meets the required conditions for Class 32. The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations outlined in the El Camino Specific Plan; in all respects where the El Camino Specific Plan does not specify a development standard, the Project is consistent with
the San Juan Capistrano General Plan and Title 9 of the Municipal Code, Land Use. The project occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. Specifically, the Project is located at 31776 El Camino Real in the City of San Juan Capistrano, consists of 1.68 acres, and is surrounded by Town Center (commercial), Community Park (public), and Town Center
Edge (commercial) to the north, south, and east, respectively, and Town Center (commercial) to the west. The project site has no value, as a habitat for endangered, rare, or threatened species because a portion of the Project site has already been developed and is currently improved with a commercial building and parking lot on the
parcels. Therefore, the site is not habitat for endangered, rare, or threatened species.
Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; analysis has been conducted to ensure the Project does not result in any significant effects relating to traffic and water quality,
including the following: a Traffic Sensitivity Analysis accepted by the City Traffic
Engineer and the Preliminary Water Quality Management Plan approved by the Public Works Department. Further, there is no evidence that the project would result in significant effects relating to air quality or noise. The site can be adequately served by all required utilities and public services; the Project site is currently serviced by all
required utilities, including but not limited to electricity, gas, garbage, water, and sewer
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and therefore would remain adequately serviced. Further, none of the exemption exceptions identified in CEQA Guidelines Section 15300.2 apply. Based on the performed studies and the conclusions, there is no reasonable possibility that the
Project would have a significant effect on the environment due to unusual
circumstances; the site is already developed with a commercially operating playhouse, the Project’s Traffic Sensitivity Analysis concluded that the Project would not result in a significant increase of inbound and outbound traffic, would provide adequate access, and would provide adequate off-street parking. Further, the Project will not result in
damage to scenic resources within a highway officially designated as a state scenic
highway; the closest officially designated state scenic highway is located from Route 55 to East CIL of Anaheim near Anaheim and therefore the Project will not result in damage to scenic resources within or near such highway. Further, the Project is not located on a site which is included on any list compiled pursuant to Government Section
65962.5; the Project site has not been designated as a hazardous waste site. Further,
the Project will not cause a substantial adverse change in the significance of a historic resource; specifically, there would be no substantial adverse change in the significance of the Blas Aguilar Adobe.
Should the City Council approve the proposed Project, the Planning Commission recommends that the City Council direct staff to prepare, execute and file a Notice of Exemption with the Orange County Clerk’s Office within 5 working days of such approval. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.313 Architectural Control, of Title 9, Land Use Code of the City of San Juan Capistrano:
1. The proposed use and design of the project comply with all applicable provisions of Title 9 of the San Juan Capistrano Municipal Code and any applicable specific plan or comprehensive development plan because the proposed Code Amendment to create the El Camino Specific Plan (SP 22-01) will provide
development standards for the proposed development project. “Furthermore, the
proposed design is a Mediterranean, Monterey, Agrarian architectural style which is consistent with the historic context of the downtown area.
2. The proposed use and design of the project is consistent with the goals, policies and objectives of the General Plan, including the Community Design Element because the project is consistent with the following policies and objectives of the Community Design Element:
Community Design Goal 1:
Policy 1.2: “Encourage high-quality and human scale design in
development to maintain the character of the City;” and,
The Project is consistent with this policy because the proposed building,
outdoor areas, and low water-use landscaping would feature high
quality materials and architectural detailing. Additionally, the site
PC Resolution 22-08-24-XX 4 August 24, 2022
improvements incorporate a human scale design by providing a
desirable environment for patrons as there would be adequate parking,
new landscaping, lighting, and signage. Lastly, the Project is designed
to be compatible with the surrounding properties. Thus, the project is
designed at a human-scale, the only historic resource located on the
project site will be enhanced, and none of the proposed buildings will
dwarf any existing, adjacent uses.
Community Design Goal 2:
Policy 2.1: “Encourage development which complements the City’s
traditional, historic character through site design, architecture, and
landscaping.”
The Project is consistent with this policy as the proposed architectural
style is eclectic and includes Mediterranean, Monterey, Agrarian
architectural styles which complements the traditional and historic
character of the City of San Juan Capistrano which consists of a mix of
styles including Mediterranean, Spanish Colonial, Monterey, Mission
Revival, Rural Agrarian, Modern, Western and Early California. The use
of smooth stucco walls, earth tone colors, brick, wood siding and
standing seam metal roof material is consistent with the eclectic styles
that exist in the downtown. The proposed low water-use landscaping
design provides a tree and shrub palette found locally and in the
downtown area.
As discussed further below, the project conforms to the City’s adopted
Architectural Design Guidelines, which substantially implement the
General Plan Community Design Element. Further, the project conforms
to the El Camino Specific Plan design standards, which intend for
conformity with the City’s Architectural Design Guidelines.
3. The site is adequate in size and shape to accommodate all yards, open spaces, setbacks, parking, access, and other features pertaining to the application, except as otherwise approved because the project has been designed to accommodate the required project building elements, as set forth in the El Camino Specific Plan, and because the development characteristics meet all of the
development standards established in the Specific Plan, including required building setbacks, building heights, open areas, massing, landscaping, parking and site access. 4. The character, scale and quality of the architecture, site design and
landscaping are consistent with the adopted Architectural Design Guidelines of the City because as demonstrated within this staff report, the proposed project and use of materials and landscaping compliments the design elements of Mediterranean, Monterey, Agrarian architectural style architecture, as provided by the El Camino Specific Plan. The enhanced paving details and landscaping conveys a sense of
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“richness of detail” and complements the building elevation design. Furthermore, the project will be consistent with the adopted Architectural Design Guidelines because the following design principles are applicable to the proposed project:
Design Issue/ Principal 1: Human Scale. The proposed project has a well-balanced pedestrian orientation and human scale. The pedestrian circulation experience is enhanced along Ortega Highway and El Camino Real with the use of enhanced paving throughout the pedestrian pathways and a Historic
Depiction Program (HDP) located in the rustic plaza.
Design Issue/ Principle 2: Eclectic Building Styles. The proposed project proposes the use of unique building materials, such as wood siding, smooth stucco, brick and standing seam metal, consistent with Mediterranean,
Monterey, Agrarian architectural style. Building pop-outs and offsets as well
as variations in building heights, materials, and colors would be added to offset the buildings’ massing, provide human scale, and provide relief to and variation in the building form and style. These details will allow the development to architecturally exist amongst the adjacent buildings that are
located within the downtown. The enhanced paving and landscaping which will further enrichen the eclectic architectural style. Design Issue/ Principal 5: Heritage and Tradition. The proposed project
reflects the history and tradition of San Juan Capistrano. The El Camino
Specific Plan contains development standards and guidelines that reinforce specific site planning, architectural design, and landscape design. The design guidelines are intended to pay homage to the area’s rich history, including the Capistrano Train Depot, and the Mission of San Juan Capistrano. The design
guidelines reflect themed buildings and an earth-toned color palette to assure
that development within the El Camino Specific Plan Area reflects the history of the surrounding area.
Design Issue/Principle 6: Richness of Details and Materials. The applicant
proposes to incorporate enhanced paving which would enhance the
architectural details of the project and provide an enhanced overall pedestrian experience. The applicant also proposes to install landscaping along the perimeter of the project area and at the entry driveway, and along the perimeter of the parking structure which is consistent with the Architectural
Design Guidelines, Principle 1, which provide, “The physical environment
should be comfortable, friendly, accessible and approachable. Parking areas
should be designed to minimize the impact of automobiles on pedestrian
circulation and to be less visually intrusive.”
Design Issue/ Principle 8: Linkages and Connections. The proposed
pedestrian circulation design allows for patrons to the project site and the downtown via an enhanced pedestrian walkways. 5. The site plan provides functional and safe vehicular, bicycle and
pedestrian access and circulation because the site development concept provides a
driveway at El Camino Real to access the two buildings and the parking structure. Enhanced paving for pedestrian walkways provides a clear distinction from the
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vehicular access driveway. The perimeter of the surface parking areas will include landscaping to visually buffer the building.
6. The proposed use and design of the project are compatible with
surrounding existing and proposed land uses and community character, including scale, intensity, massing, architectural design, landscape design, and other development characteristics because the proposed building will use colors and materials that are found through San Juan Capistrano, and are similar to the colors
and materials of the buildings in the downtown. The architectural design, landscape,
and proposed parking lot features were reviewed by the Design Review Committee which recommended approval of the designs. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby make the following
findings as established by Section 9-2.349 Tree Removal Permits, of Title 9, Land Use Code of the City of San Juan Capistrano: 3. Removal of the trees will not have an adverse impact on adjacent
properties or the general welfare in that the removal will not adversely impact views,
public streetscapes, or other aesthetic considerations because the project includes the installation of 33 new trees (minimum 24-inch box). The proposed landscaping improvements will be consistent with landscaping already existing within the downtown area. Any temporary impact on views, public streetscapes, or aesthetics
caused by the removal of such trees will be mitigated by such trees’ replacement
with 33 healthy trees, conditioned to be a minimum of 24” box size each. Lastly, it should be noted that one of the trees proposed for removal meet the Municipal Code definition of a Heritage Tree. 4. Where appropriate, replacement trees have been proposed to maintain the urban forest canopy and the replacement trees are more appropriate to the site and the planting area because the installation of the proposed tree species –
Strawberry, Citrus, Dragon, Olive, Mesquite, London Plane, Carpe Myrtle, Oak,
California Pepper, and Brisbane Box trees are appropriate to the site, as it will create cohesion and consistency within the new development as well as surrounding properties.
Furthermore, Municipal Code Section 9‐2.349 notes that “heritage trees shall not be
removed without Planning Commission review and approval of a heritage tree removal
permit, based on an affirmative finding that one or more of the following criteria are met
as substantiated by evidence in the record.” The following finding of fact warrant approval of the tree removal permit for a heritage tree: 3. In approving a heritage tree removal permit, the Planning Commission
may add conditions of approval to ensure conformance with applicable provisions of
this Code because the removal of one heritage Olive tree will be mitigated with a condition of approval that requires the submittal of a final landscape plan. Said plan shall include 33 new trees (minimum 24-inch box to 96-inch maximum) for a variety of tree types, including but not be limited to Strawberry trees, Citrus trees, Dragon
tree, Olive, London Plane trees, Pepper trees, and Oak trees.
PC Resolution 22-08-24-XX 7 August 24, 2022
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.343 Sign Program, of Title 9, Land Use Code of
the City of San Juan Capistrano:
1. The sign program is consistent with the General Plan and Design Guidelines, and is complementary to the architecture and design of the development project because the sign program is consistent with the following General Plan
Community Design Element policy and Design Guidelines:
General Plan Community Design Element Policy 1.2 Encourage high-
quality and human scale design in development to maintain the character of the City. The signs are to be constructed from durable high quality
industry standard materials, and the size of the signs complies with the
sign program standards and criteria that is included in the proposed El Camino Specific Plan. The Sign Program complies with the El Camino Specific Plan Design Guidelines, Section 4, Signs because “An integrated signage program aides in creating a sense of place through architectural
integration and enhanced visual interest.” Furthermore, the Program complies with the following signage criteria:
Design Guidelines, Appendix A, Signs
a. Signage » Signage should be consistent with the Master Sign
Program developed for the project. » Signage should convey an individualized character that enhances architectural theme and complements the building finishes. » Signs that conflict with aesthetics of the surrounding
area should be avoided. » Design of all signage should be durable, low maintenance, energy efficient, and vandal resistant.
2. The sign program conforms to all applicable requirements set forth in the El Camino Specific Plan. Appendix C to the El Camino Specific Plan is a sign program with specific standards that require that signage design to be architecturally
compatible with the buildings. The proposed sign conforms to the standards outlined
in Appendix C to the El Camino Specific Plan. Thus, through the sign program, the applicant has created a visually pleasing method of providing compatible and complementary signs to minimize visual clutter.
3. The sign program is generally compatible with the design character of
adjacent properties and/or rights-of-way because the signs are wall mounted and will not impact the right-of-way and will not create light or glare impacts to the adjacent properties.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby approves Architectural Control
(AC) 22-004, Tree Removal Permit (TRP) 22-010, and Sign Program (SP) 22-010
PC Resolution 22-08-24-XX 8 August 24, 2022
subject to those conditions of approval established by Exhibit A, attached hereto and
incorporated herein, including the provision that this approval is fully contingent upon
the City Council making a CEQA exemption determination, approving the General Plan
Amendment (GPA) 22-001, adopting the El Camino Specific Plan (SP 22-01), adopting
Code Amendment (CA) 22-002, and adopting Rezone 22-001. If the City Council does
not make a CEQA exemption determination or if GPA 22-001, SP 22-01, CA 22-002, or
RZ 22-001 are denied by the City Council, this approval is deemed null and void.
CUSTODIAN OF RECORDS: The documents and materials associated
with this Resolution that constitute the record of proceedings on which these findings
are based are located at San Juan Capistrano City Hall, 32400 Paseo Adelanto, San
Juan Capistrano, California 92675. The Development Services Director is the custodian
of the record of proceedings.
PROTEST OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS: Pursuant to Government Code Section 66020, the applicant may protest
the imposition of fees, dedications, reservations or other exactions imposed on this
development project by taking the necessary steps and following the procedures
established by Sections 66020 through 66022 of the California Government Code.
PASSED, APPROVED AND ADOPTED this 24th day of August 2022.
______________________________________ Tami Wilhelm, Chair ______________________________________
Joel Rojas, Development Services Director/Secretary
RESOLUTION #: 22-08-24-XX
EXHIBIT A
CONDITIONS OF APPROVAL
Project #: General Plan Amendment (GPA) 22-001, Code
Amendment (CA) 22-002, Rezone (RZ) 22-001, Architectural Control (AC) 22-004, Tree Removal Permit (TRP) 22-010, and Sign Program (SP) 22-010. Project Name: El Camino Specific Plan
APPROVAL DATE: August 24, 2022
These conditions of approval apply to General Plan Amendment (GPA) 22-001, Code Amendment (CA) 22-002, Rezone (RZ) 22-001, Architectural Control (AC) 22-004, Tree
Removal Permit (TRP) 22-010, and Sign Program (SP) 22-010, a request for approval of a Specific Plan to facilitate the development of a new commercial project consisting of two, 2-story buildings with approximately 27,457 square feet of retail, restaurant and office uses, and a 4-story parking structure with a 2,607 square foot retail space on a
1.68-acre City-owned property currently developed with the Camino Real Playhouse
and a public parking lot, located at 31776 El Camino Real (APN #124-160-27, 124-160-55, 124-160-57, 124-160-63). General Conditions:
1. ___ The above referenced entitlement approvals are granted for a commercial development. This approval is granted based on the application materials submitted by Bickel Group Architecture, including the architecture,
grading, utilities, landscape, lighting, and sign program dated August 16,
2022. These plans and the proposed use of the site are approved as
submitted and conditioned herein and shall not be further altered unless reviewed and approved by the affected city departments. Minor modifications to this approval which are determined by the Development Services Director to be in substantial conformance with the approved site
plan, and which do not intensify or change the use or require any
deviations from City Code may be approved by the Development Services Director upon submittal of an application and the required fee. If not appealed, this approval shall become effective on the first business day following the fifteenth (15th) day after the date of the Planning
Commission’s approval.
2. ___ Approval of this application does not relieve the applicant from complying with other applicable Federal, State, County, and City regulations or requirements.
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3. ___ All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs shall be prepared, signed, and stamped (when required) only by those individuals legally authorized to do so.
4. ___ The applicant shall defend, indemnify, and hold harmless the City of San
Juan Capistrano and its officers, employees, and agents from and against any claim, action, or proceeding against the City of San Juan Capistrano, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of San Juan Capistrano concerning this project, including but not limited to any approval or
condition of approval of the City Council, Planning Commission, or City Planner. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and
agents in the defense of the matter.
5. ___ The applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with these conditions of approval and all pertinent requirements in the San Juan
Capistrano Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City.
6. ___ In the event that exhibits and written conditions are inconsistent, the written conditions shall prevail. If there are any disparities between these conditions and the plans or final revised plans that are approved for any
subsequent phase, then the conditions and/or plans as stipulated in the later approval shall prevail.
7. ___ The use shall meet the standards and shall be developed within the limits established by the Municipal Code as related to emissions of noise, odor, dust, vibration, wastes, fumes, or any public nuisances arising or occurring
incidental to the establishment or operation.
8. ___ The applicant shall pay all fees at the time fees are determined payable and comply with all requirements of the applicable federal, state, and local agencies. The duty of inquiry as to such requirements shall be upon the applicant.
9. ___ All applicable approvals with an exception of approvals of water and sewer improvements, and clearance from other departments and agencies shall
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be on file with the Building and Safety Department prior to issuance of any permits, final inspections, utility releases or release of securities, as specified in these conditions. Approval of water and sewer improvements and inspections shall be on file with the Utilities Department or other water
and sewer utility purveyor.
10. ___ Pursuant to Section 8-1.03 of the Land Use Code, the project shall ensure that all construction activities, which includes the delivery or recovery of materials, supplies or construction equipment, shall be conducted in accordance with the prescribed hours of operation as follows:
Monday through Friday 7:00 a.m. to 6:00 p.m. Saturday 8:30 a.m. to 4:30 p.m.
11. ___ Construction activity is prohibited on Sundays and on any federal holiday unless waived by the Building Official for extenuating reasons.
12. ___ The applicant shall comply with all requirements from the Building & Safety Division and all other City Departments.
13. ___ The applicant shall request approval from the City for any deviation from
the approved plans.
The following conditions of approval shall be met prior to issuance of grading permits for the project.
14. ___ Water Quality Management Program.
a. Prior to issuance of a grading permit, the applicant/subdivider shall
submit concurrently with the grading plans, erosion control plans, and drainage plans a Final Water Quality Management Program (WQMP), as prepared by a California State Registered Civil Engineer, to the City Engineer for review and approval. All erosion and sediment control
measures as specified in said approved WQMP shall be implemented
during the grading operation to the satisfaction of the City Engineer. (PW)
b. Provisions for maintenance by the Owner or Property Manager for the water quality best management practices identified in the WQMP, of all
private drainage facilities, including retention/detention basins that are
made a part of the National Pollutant Discharge Elimination System
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(NPDES) permit issued by the City, and for inspection of open channels and catch basins annually.
c. A provision that gives the City the right to assume inspection and maintenance of any NPDES facilities, if the City determines that the
Owner or Property Manager has not inspected and maintained said facilities in accordance with the permit requirements, and that, in such event, the Owner shall be financially responsible to pay City for the costs the City incurs in such inspection and maintenance role. (PW & UD)
d. A statement indicating that by October first of every year, annual fiscal year reports will be furnished to the City in compliance with the reporting requirements of codes and ordinances adopted by the City with respect to the NPDES program. (PW)
15. ___ Pay Fees and Post Sureties. Prior to issuance of grading permit, the
applicant shall fulfill all applicable development impact and engineering fee requirements in accordance with the City Municipal Code fee schedule, as last revised, and post bonds/securities for 100 percent of each estimated improvement cost associated with grading, drainage, and erosion control within the private property as well as any improvement
within the public right of way to ensure satisfactory performance of proposed improvements, as prepared by a Registered Civil Engineer and approved by the City Engineer for improvements including, but not limited to, street improvements, signing, signalization, striping and street lights; storm drains, private slopes, open space, on-site and off-site grading,
drainage, landscape and irrigation, erosion and sediment control, sewer, water, street, and all appurtenant improvements. (PW)
16. ___ Storm Runoff, Hydraulic/Hydrology Calculations. Prior to approval, the applicant shall submit to the City Engineer for review, and shall obtain approval of, a Drainage Report and Water Quality Management Plan
prepared by a Registered Civil Engineer. The applicant shall show existing
and proposed facilities, provide for acceptance of historic drainage from adjacent upstream properties, show hydraulic and hydrology studies and calculations and the methods of draining on-site and tributary areas without exceeding the capacity of any impacted street or facility and
without affecting existing downstream drainage system. Said study shall be consistent with all applicable City regulations and Orange County design criteria, and standards. Development shall be designed to match or reduce existing runoff flow rates for the 10, 25, and 100-year storm events. Detention/retention basins shall be designed to accommodate the
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100-year storm flow with engineered secondary overflow devices. An engineered secondary overflow shall also be provided for storm drain systems designed with sump conditions to preclude flooding of private properties. All drainage must be conveyed to the on-site street or a City
approved drainage facility. If an existing downstream drainage facility, whether it is a storm drain pipe, an open drainage channel, or an inlet basin, is inadequate or does not meet current City standards or, in the opinion of the City Engineer, is unsafe to properly carry the existing discharge and the proposed discharge generated by this project, the
applicant/subdivider shall then, at applicant/subdivider cost, design and implement alternative methods of improvement for properly conveying such discharge, free of debris, in a manner acceptable to the City Engineer. Any deviation from these requirements shall be subject to City Engineer review and approval. Every proposed drainage system shall be
placed within its proper easement and appropriately dedicated. (PW)
17. ___ Construction Cost Estimate. The applicant shall submit to the City Engineer for review, and obtain approval for, an estimate of quantity and construction costs prepared by a Registered Civil Engineer. Said estimate shall include costs for construction of all public improvements associated
with the project including but not limited to, applicable street improvements, signing and striping, streetlights, traffic signals, storm drains, water, recycled water, sewer, landscape, irrigation systems, setting of survey monuments and centerline ties. Construction cost estimates of facilities that will be dedicated to the City for operation and maintenance
shall comply with the California Labor Code with respect to prevailing wages. Any exception to or deviation from this shall be subject to review and approval by the City Engineer. (PW)
18. ___ Soils/Geotechnical Report. Prior to issuance of grading permits, the applicant shall submit to the City Engineer, and Building Official for their
review, and shall obtain approval for, a Final Soils/Geotechnical Report,
prepared by a Registered Geotechnical Engineer to determine the seismic safety and soils stability of all proposed grading and development improvements including but not limited to pavement sections and substructure bedding/backfill recommendations and any other
improvements within the project as well as any affected adjacent property.
The Soils Report/Geotechnical Report shall be subject to review by a third-party geotechnical consultant retained by the City, at applicant cost, to ensure geotechnical stability to the satisfaction of the City Engineer. (PW)
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19. ___ Grading Plans. Prior to issuance of grading improvement permits, the applicant shall submit a Final Grading Plan to the City Engineer and Building Official for their review and shall obtain approval for Grading Plans prepared by a Registered Civil Engineer. These plans shall show,
at minimum, the limits of grading, easements, drainage, sewer, water,
parkways, streets, driveways and all appurtenant improvements. The extent of the topography shall be extended enough to determine the geological and drainage impacts to adjacent properties. Aerial topography of adjacent private property is sufficient. Surveying of private property
outside of the project area is not required. The elevations shall correspond
with the Orange County benchmark datum. Unless determined otherwise by the City Engineer, runoff must be filtered with Best Management Practices (BMP’s) methods then conveyed to the street or a City approved drainage facility. All grading plans shall be subject to review by a third-
party geotechnical consultant retained by the City at applicant cost, to
ensure geotechnical stability to the satisfaction of the City Engineer. (DSD & PW)
20. ___ Erosion and Sediment Control Plans (ESCP). Prior to issuance of grading improvement permits, the applicant shall submit to the City Engineer and
Building Official for review and shall obtain approval for Final Erosion and
Sediment Control Plans and programs prepared by a Registered Civil Engineer. These plans shall show all temporary and permanent erosion control devices, effective planting of graded slopes, practical accessibility for maintenance purposes and proper precautions and fences to prevent
public trespass onto certain areas where impounded water may create a
hazardous condition. In order to control pollutant run-off, the applicant shall demonstrate to the satisfaction of the City Engineer that all water quality best management practices incorporated into the project, shall be designed in accordance with the National Pollutant Discharge Elimination
System (NPDES) standards, the requirements of the California Regional
Water Quality Control Board (San Diego Region) Order No. R9-2002-0001 and City guidelines and regulations, and shall show evidence satisfactory to the City Engineer that a permit has been obtained. (PW)
21. ___ Drainage Improvement Plans. Prior to approval of a grading permit, the
applicant shall submit to the City Engineer for review and shall obtain approval of Drainage Improvement Plans specific to the project, which reflect consistency with all applicable City regulations and Orange County design criteria, and standards. These plans shall show locations of all existing and proposed facilities.
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Detention/retention basins (if applicable) shall be designed to accommodate the 100-year storm flow with engineered secondary overflow devices. A secondary overflow as provided in the preliminary plans and hydrology report shall be provided for storm drain systems designed with sump
conditions to preclude flooding of private properties. All proposed street catch basins shall be stenciled to include language that prohibits illegal dumping into the storm drains and lined with curb inlet filters or equal devices which meet the National Pollutant Discharge Elimination System (NPDES) requirements and the City Engineer. Storm drain junction
structures and catch basins shall be provided with access manholes as deemed necessary by the City Engineer. All drainage must be conveyed to the street or a City approved drainage facility. (PW)
22. ___ Connection to Public Drains must be Documented and Filed. Prior to approval of plans, the applicant shall demonstrate to the satisfaction of the City
Engineer that any proposed connections to existing public drainage system,
from on-site drains, must have appropriate encroachment permits and be approved by the City Engineer and all applicable Orange County Flood Control (OCFCD) permits and requirements. (PW)
23. ___ Dry Utilities (Electric, Telephone, Cable TV, Gas). Prior to issuance of a
grading permit, the applicant shall submit to the City Engineer for review, and shall obtain approval of a composite utility plan including but not limited to Electrical, Gas, Telephone and Cable Television installation plans to ensure compatibility with existing and proposed improvements. All utility facilities within the public right of way shall be underground. Vaults, transformers,
juncture boxes, or any similar devices shall not be permitted above ground. Any deviation from these requirements shall be subject to City Engineer’s review and approval. (PW)
24. ___ Traffic Improvement Plans. Prior to approval of the plans, the applicant shall submit to the City Engineer for review, and shall obtain approval of, traffic
improvement plans for all streets prepared by a Registered Traffic Engineer.
These plans shall show the striping, signage, traffic signal equipment, signalization, lighting, and all related appurtenances. The plans, at a minimum, shall include:
a. Developer shall provide a grind and overlay of El Camino Real along
frontage of project as well as a sidewalk connection with the Blas
Aguilar Adobe. At a minimum, provide a grind and overlay on El Camino Real along the project frontage to the centerline of El Camino Real.
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b. Install streetlights with Mission Bell luminaries along the project frontage of Ortega Highway and El Camino Real.
c. Provide new sidewalk along project frontage along El Camino Real and Ortega Highway.
d. Accompanying Traffic Control Plans shall be required prior to commencement of any street improvement work. Any exception or deviation to the above requirements shall be subject to review and approval by the City Engineer. (PW)
25. ___ Traffic Management Plans. 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 Engineer. The Plan, at a minimum, shall include the following:
a. Ingress and egress for the construction traffic would be via the driveway located El Camino Real with a flagman to provide
ingress/egress from the project site to Ortega Highway.
b. Restrict construction traffic on all local collector streets.
c. Traffic control for any street closure, detour or other disruption to traffic circulation.
d. 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.
e. Identify parking needs and parking areas for construction related equipment and workman support.
f. Specify the hours during which transport activities can occur and methods to mitigate construction-related impacts to adjacent streets.
g. 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 (if caused by construction by Applicant).
h. 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
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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.
i. Haul trucks entering or exiting public streets shall at all times yield to pedestrian and public traffic.
j. If hauling operations cause any damage to existing pavement, street, curb or gutter along the haul route, then the applicant will be fully responsible for repairs. The repairs shall be completed to the satisfaction of the City Engineer.
k. With exception to temporary parking for contractor and employee vehicles, 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.
l. This Plan shall meet standards established in the latest edition of
California Manual on Uniform Traffic Control Device (MUTCD) as well as City of San Juan Capistrano requirements.
26. ___ On-Site Improvement Plans. Conduct on-site circulation analysis and
show the dimensions and demonstrate through a turning template, vehicles, as well as trash, delivery trucks, and fire trucks have the sufficient turning radii throughout the site and within the parking structure. Include turnaround or hammerhead(s) as needed. Incorporate line of sight into traffic analysis.
27. ___ Encroachment Permit Right-of-Way. An Encroachment Permit is required for any work and construction-related activities in the public right-of-way. These include truck hauling, traffic control, site ingress and egress, hours of operation in the right-of-way (hauling hours may be limited due to school hours/traffic), street cleaning, etc. (PW)
28. ___ Encroachment Permit Haul Route. An Encroachment Permit is required for a Haul Route for any import/export of earth material in excess of fifty (50) cubic yards to or from the site. Submit the Haul Route for review and approval by the City Engineer. (PW)
29. ___ Bird Survey. Prior to any permit issuance for grubbing, grading, tree
trimming/removal or prior to engaging in such activities that would occur between the breeding season for native birds (February 15 through July 31), the project applicant shall retain the services of a qualified ornithologist to conduct an ornithological survey of the construction zone. The City will require the developer to submit a copy of the executed
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contract for such services prior to the issuance of any grading permits. The ornithological survey shall occur not more than seven days prior to the initiation of those grading/construction activities. If the ornithologist detects any occupied nests of native birds within, or in close proximity to,
the construction zone, then they shall be mapped on construction plans and the project applicant will fence off the area(s) supporting bird nests with temporary construction fencing, providing a minimum buffer of 200 feet between the nest and limits of construction. (This buffer zone shall be at least 500 feet for raptors until the young have fledged, are no longer
being fed by the parents, have left the nest, and will no longer be impacted by the project.) The construction crew will be instructed to avoid any activities in the zone until the bird nest(s) is/are no longer occupied, per a subsequent survey by the qualified ornithologist. Alternatively, the project applicant will consult as appropriate with the USFWS to discuss the
potential loss of nests of native birds covered by the MBTA to obtain the appropriate permit from the USFWS. (DSD)
30. ___ Property Owner's Association -Maintained Improvements. Prior to approval of plans, the applicant shall indicate on the plans that all improvements, including but not limited to streets, drainage, water, sewer,
street lights, street signage, striping improvements, the water quality best management practices (BMPs) identified in the Water Quality Management Plan (WQMP), parks, graded slopes, landscaping and irrigation facilities within the interior of the property designated as private, shall be maintained by a Property Owner's Association, recorded
Conditions, Covenants and Restrictions (“CC&R’s”) or such other entity approved by the City. (PW)
31. ___ Maintenance Plan. Prior to approval, the applicant shall submit a Maintenance Plan indicating maintenance responsibility for all portions of the site. Developer shall enter an agreement with the City to maintain
proposed improvements such as railing, landscaping, trees, utilities, and
irrigation system back of curb and gutter or sidewalk as applicable. (PW)
32. ___ Permits Required. Prior to the commencement of any grading or construction activity, a permit shall be required. All improvement work, whether performed on-site or off-site, shall require a permit to ensure the
integrity and safety of all existing and proposed improvements affected by
construction activities. (PW)
33. ___ Recycling/Reduce Debris Act of 1989 (CIWMA). Prior to issuance of grading and right-of-way improvement permits, the applicant shall submit to the City Engineer for review, and shall obtain approval of, a program
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complying with the requirements of the California Integrated Waste Management Act of 1989 to reduce construction and demolition debris through recycling. (PW)
34. ___ Grading Access and Haul Route Plan. Prior to issuance of grading and
right-of-way improvement permits, the applicant shall submit to the City Engineer for review, and shall obtain approval of: (PW)
a. An on-site plan showing location of the access point, for the earth moving and grading equipment and for workers vehicles entering and exiting the site.
b. An off-site haul route plan for soil importation/exportation circulation
and for heavy construction related deliveries. The haul route plan shall specify the dates and times and headways for hauling activities in compliance with all applicable City standards. The City Engineer may require a security deposit in conjunction with approval of the haul
route plan.
35. ___ Standard Sheets. Utilize City Standard sheet layout and Standard Notes, as applicable. (PW)
36. ___ Profile at Driveways. Incorporate profiles to show adequate vehicle clearance at driveway(s) location(s). (PW)
37. ___ ADA Path of Travel. Provide ADA path of travel from the public right of
way to the building. Include signing, striping, and other necessary design features for ADA compliance. (PW)
38. ___ Electronic Submittal. Submit electronic and hard copies of all documents listed on the “Plan Check Submittal Requirements” form located at the
Building and Planning Counter. This includes and is not limited to: a
Geotechnical report with wet ink signatures (report or addendum letter cannot be over one (1) year old), Hydrology and Hydraulic analyses/report, retaining wall calculations, a Storm Water Pollution Prevention Plan (SWPPP) to mitigate erosion and sediment form leaving
the site during construction activities, Erosion and Sediment Control
Plans (ESCP) including backup calculations and data, and an engineer’s cost estimate for grading activities (including retaining walls), erosion/sediment control BMPs, and any off-site improvements. (PW)
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The following conditions of approval shall be met prior to issuance of building permits for the project.
42. ___ OCFA Approval. Prior to the issuance of a building permit, the applicant shall satisfy all OCFA requirement and submit approval from OCFA of
architectural plans. (DSD)
44. ___ SMWD Approval. Prior to the issuance of a building permit, the applicant shall satisfy all SMWD requirements and submit approval from SMWD of water utility plans. (DSD)
45. ___ Public Facility Easements. Public Facility Easements to be in Lettered Lots
Maintained by Owner or Property Manager (if applicable). Prior to issuance of building permits, the applicant/sub-divider shall demonstrate to the satisfaction of the City Engineer that public facilities, such as drainage, sewer, and water, are designed to be located within the right-of-way and/or include easements as applicable. Any deviation shall require prior
authorization from the City Engineer. If facilities are proposed in easements, said easements shall be placed in lettered lots and their surfaces shall be maintained by the Owner. Any exception shall be subject to review and approval by the City Engineer. (PW)
46. ___ Trash Facilities. Trash facilities shall be designed in accordance with the
Municipal Code Title 9, Chapter 3, Article 5 as well as the applicable sections of CalGreen organics and recycling standards as set forth by SB1383. Trash enclosures shall be covered, located within a secured area, include a connection to the sewer system (if feasible), and be designed to eliminate run-on and run-off from the enclosure area. Coordinate with
Noreen Swiontek in the Public Works Department for any additional questions. (PW)
47. ___ Historic Depiction Program. Prior to issuance of a building permit, the applicant/developer shall submit a proposed Historic Depiction Program (HDP) to the Development Services Department. The HDP shall require
review and approval by the Cultural Heritage Commission (CHC) pursuant
to City Council Policy 606. The HDP shall be integrated into the design of the project. The applicant shall have obtained CHC approval of the HDP prior to issuance of any certificate of occupancy. (DSD)
48. ___ SWPPP & NOI. The project applicant shall submit a Notice of Intent (NOI)
and a Storm Water Pollution Prevention Plan (SWPPP) to the RWQCB in
accordance with the NPDES General Construction Permit requirements.
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The SWPPP shall be designed to control pollutant discharges utilizing Best Management Practices (BMPs) and technology to reduce erosion and sediments. BMPs may consist of a wide variety of measures taken to reduce pollutants in stormwater runoff from the project site. Measures shall
include temporary erosion control measures (such as silt fences, staked straw bales/wattles, silt/sediment basins and traps, check dams, geofabric, sandbag dikes, and temporary revegetation or other ground cover) that will be employed to control erosion from disturbed areas. Final selection of BMPs will be subject to approval by the City of San Juan Capistrano and the
RWQCB. The SWPPP will be kept on site during construction activity and will be made available upon request to representatives of the RWQCB and City. (PW)
49. ___ Hazardous Materials. If any hazardous materials are to be used or stored on site, prior to the issuance of a building permit, the applicant shall complete
and submit to the Fire Chief a copy of a "Hazardous Materials Disclosure
Chemical Inventory and Business Emergency Plan" packet. (Fire)
50. ___ Capistrano Circulation Fee Program (CCFP). The applicant shall pay CCFP fees, as required by the CCFP at issuance of building permits. (PW)
51. ___ Final Landscape Plans. The applicant shall submit the final landscape plans
to the Development Services Department for review and approval. Said plans shall include adequate screening of the parking structure for views from the Blas Aguilar Adobe and shall include 24-inch box to 96-inch box sizes for a variety of tree types, including but not be limited to Strawberry trees, Citrus trees, Dragon tree, Olive, London Plane trees, Pepper trees,
and Oak trees. (DSD)
52. ___ Final Photometric Plans. The applicant shall submit the final photometric plans to the Development Services Department for review and approval. Shielding shall be required so that light measured 5 feet outside the property boundary shall not exceed 0.1 footcandle. (DSD)
The following conditions and requirements shall be met during construction, from the beginning of the first ground-disturbing activity until the use has been released for occupancy.
53. ___ Compliance with approved plans. At all times during construction, the applicant shall ensure compliance with all approved plans and permits,
including: (PW, DSD)
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a. Approved Erosion and Sediment Control Plan. b. Approved L.I.D. (Low Impact Development) Plans/Features. c. All grading shall take place on the subject property. d. Approved Water and Sewer Improvement Plans
54. ___ Construction hours. Construction hours shall be limited to 7:00 a.m. to 6:00 p.m., Monday through Friday and between 8:30 a.m. and 4:30 p.m. on Saturday. Construction activity shall not be permitted on Sundays or any Federal holiday. (DSD)
55. ___ Archaeologist. A qualified archaeologist (defined as an archaeologist on the
List of Certified Archaeologists for Orange County) shall be retained by the project applicant and shall be present at pre-construction meetings to advise construction contractors about the sensitive nature of cultural resources located on or in the vicinity of the project site, as well as monitoring
requirements. A qualified monitor (defined as an individual with a bachelors
degree in anthropology with archaeological monitoring experience), supervised by the qualified archaeologist, shall observe on- and off-site construction activities that result in grading, or excavating on or below the original ground surface (including during project-related off-site utility
[natural gas, electricity, sewer, water, drainage, communications, etc.] and
roadway improvements). Should nonhuman cultural resources be discovered, the monitor shall have the power to temporarily halt or divert construction activities until the qualified archaeologist can determine if the resources are significant and, if significant, until recovered by the
archaeologist. In the event that human remains are discovered,
construction activities shall be halted or diverted until the provisions of §7050.5 of the Health and Safety Code and §5097.98 of the Public Resources Code have been implemented. (DSD)
56. ___ Native American Monitor. During construction/grading activities, a Native
American monitor shall observe construction/grading activities that result in grading, excavating, or trenching on or below the original ground surface (including during project-related off-site utility [e.g., natural gas, electricity, sewer, water, drainage, communications, etc.] and roadway improvements). The Native American monitor shall consult with the archaeological monitor
regarding objects and remains encountered during grading that may be considered sacred or important. In the event that evidence of human remains is discovered, the Native American monitor shall verify that the archaeologist has notified the Coroner. (DSD)
57. ___ Final Geotechnical Evaluation. Prior to earthmoving activities for the project,
a registered civil engineer, geotechnical engineer, or equivalent, shall be
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retained to perform a final geotechnical evaluation of the soils at a design-level as required by the requirements of the California Building Code Title 24, Part 2, Chapter 18, Section 1803.1.1.2 related to expansive soils and other soil conditions. The evaluation shall be prepared in accordance with
the standards and requirements outlined in California Building Code, Title 24, Part 2, Chapter 16, Chapter 17, and Chapter 18, which addresses structural design, tests and inspections, and soils and foundation standards. The final geotechnical evaluation shall include design recommendations to ensure that soil conditions do not pose a threat to the health and safety of
people or structures and infrastructures, including threats from landslides, unstable soils, expansive soils, or post-construction settlement. The grading and improvement plans shall be designed in accordance with the recommendations provided in the final geotechnical evaluation. (PW)
58. ___ MS4 Structural BMP Inspection. During construction the project applicant
shall have a registered civil engineer oversee the construction of all structural BMPs on the site to ensure that the final construction is consistent with the approved plans. The civil engineer must prepare and submit a signed and stamped report that confirms the BMP has been constructed per the plans, WQMP, and MS4 Permit requirements. The report shall
document the construction of the BMP(s) and confirm that it is functioning properly prior to issuing occupancy permits. The report shall be approved by the City Engineer prior to issuing occupancy permits. All costs for this work shall be borne by the contractor/developer. (PW)
59. ___ SWPPP & NOI. The project applicant shall enforce the Storm Water
Pollution Prevention Plan (SWPPP) and maintain the site as well as provide all required reports and submittals to the RWQCB in accordance with the NPDES General Construction Permit requirements. The SWPPP shall be designed to control pollutant discharges utilizing Best Management Practices (BMPs) and technology to reduce erosion and sediments. BMPs
may consist of a wide variety of measures taken to reduce pollutants in stormwater runoff from the project site. Measures shall include temporary erosion control measures (such as silt fences, staked straw bales/wattles, silt/sediment basins and traps, check dams, geofabric, sandbag dikes, and temporary revegetation or other ground cover) that will be employed to
control erosion from disturbed areas. Final selection of BMPs will be subject to approval by the City of San Juan Capistrano and the RWQCB. The SWPPP will be kept on site during construction activity and will be made available upon request to representatives of the RWQCB and City. (ENG)
Prior to release of utilities or a certificate of occupancy, complete the following:
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60. ___ Complete all Improvements to the City’s Satisfaction. Prior to issuance of certificate of occupancy or prior to acceptance of improvements and release of performance securities, whichever occurs first, the applicant shall complete, to the satisfaction of the City Engineer, Building Official, or other
utility provider, all facility improvements required and necessary to serve the
development in accordance with the approved plan and approved exceptions. In the case of a phased project, the provisions of this condition shall be applied to each phase. (PW)
61. ___ Final Planning Inspection. A minimum of one week prior to final inspection
by the Building and Safety Division, the applicant shall schedule a final inspection by the Planning/Building Division, and shall pay any outstanding balance in the Developer Deposit Account assigned to this application, and shall submit a copy of the project LID features/BMP structures or devices in a GIS format so that they can be included in the City’s stormwater
Treatment Control BMP (TCBMP) database. (DSD)
62. ___ Plan Compliance. The project shall be constructed per the approved plans (architecture, grading, landscape, etc.). Any variations shall be submitted to the Development Services Department for review and approval. (DSD)
63. ___ Completion of All Improvements to the City's Satisfaction. Prior to issuance
of a certificate of occupancy, the applicant shall complete, to the satisfaction of the City Engineer all facility improvements required of this development and necessary to serve the development, in accordance with the City approved plan and exceptions. (PW)
The following conditions shall be met prior to acceptance of improvements,
release of bonds and/or surety and final utility clearances:
64. ___ Complete all Improvements to the City’s Satisfaction. Prior to issuance of certificate of occupancy or prior to acceptance of improvements and release of performance securities, whichever occurs first, the applicant shall
complete, to the satisfaction of the City Engineer all facility improvements
required and necessary to serve the development in accordance with the approved plan and approved exceptions. In the case of a phased project, the provisions of this condition shall be applied to each phase. (PW)
65. ___ Provide Record Mylars/Digital Format. Prior to acceptance of improvements
and release of performance securities, the applicant shall submit to the City
Engineer for review and obtain approval for the reproducible “As Built” Duplicate Mylar Plans of all on-site and off-site improvement works
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completed and accepted. Said plan shall be prepared by a Registered Civil Engineer. Additionally, the applicant shall submit digital copies of all “As Built” plans, at no cost to the City, in accordance with the latest edition of the City of San Juan Capistrano Digital Submission Standards. Applicant
shall provide all digital data in AutoCAD, or other format approved by City, using NAD 83, Zone 6. Data to be submitted shall include all utilities, dry and wet, building footprints and treatment control BMP’s. (PW)
66. ___ Curb and Gutter Repair. Prior to acceptance of improvements and release of performance securities, any existing sections of curb and gutter damaged
during construction may require to be repaired or replaced by the applicant,
depending on the condition of these improvements prior to and after construction. (PW)
67. ___ Installation of Landscaping. Prior to approval of final inspection (of each phase) the developer shall install all landscaping and irrigation. The
developer shall provide a certification, from a licensed Landscape Architect,
stating that the landscape materials and irrigation system (tested for full coverage) have been planted and installed in compliance with the approved landscape plans. Additionally, all bicycle racks, pedestrian walkways, seating, fencing, gates and other improvements shown on the Final
Landscape Plan shall be installed to the satisfaction of the Development
Services Department. (DSD)
68. ___ Final Cultural Resource Reports. Prior to final inspection by the Development Services Department, the applicant shall submit evidence that final reports for any historical, cultural, archaeological or paleontological
resources recovered from the project site during grading or construction have been filed with the appropriate information repository. Reports shall include information on disposition of resources. (DSD)
69. ___ Monumentation and Corner Records. Prior to acceptance of improvements and release of performance securities, the applicant's surveyor shall set all
required monumentation and re-establish any damaged or destroyed
monumentation during construction. Monumentation, street centerline ties and appropriate corner records shall be submitted to the City Engineer and filed with the County Surveyor in compliance with AB 1414 and Sec. 8771 of the Business and Professions Code. (PW)
Responsible Department/Agencies:
B&S = Building and Safety SMWD = Santa Margarita Water District
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DSD = Development Services PW = Public Works Engineering OCFA = Orange County Fire Authority
Applicant Acceptance of Conditions of Approval:
By: ________________________________ ____________________
Property Owner/Applicant Date
CITY OF SAN JUAN CAPISTRANO
COUNCIL POLICY
Subject: Effective Policy
Page Date Number
HISTORIC DEPICTION PROGRAM
1 of 3 11/19/96 606
It is a policy of the City Council, in accordance with the General Plan, to protect and
preserve the City's unique cultural, historical, political, architectural and economic heritage.
New development projects are required to provide artistic interpretations of the City's
heritage in the form of historic depiction programs, which portray quality design and
materials, relevant representations and are accessible to the general public. These
historical depiction programs shall contain the following elements:
1. Applicability - The HDP program shall apply to all commercial, industrial,
office, institutional, recreational, or other non-residential projects.
2. Media - Applicable development projects shall incorporate representations of
the City's heritage – especially relating to its social, cultural, architectural,
political and economic history. Media used to portray this heritage may
include sculpture, mosaic, murals, exhibits, preservation of historic resources,
or similar forms. A narrative plaque shall be used only to explain the on-site
historic feature or other forms of depiction. The media to be used shall be of
a size and concept that encourages a greater degree of viewer interaction.
3. Examples - Existing examples of desirable types of historic depiction
programs are the mural at the Home Furnishings Center in Plaza Del Obispo,
the mosaic in the courtyard of Mercado Capistrano, and the archaeological
viewing well at Franciscan Plaza. Assistance relating to significant historical
figures or events which might be depicted may be requested from the
Cultural Heritage Commission or the San Juan Capistrano Historical Society.
Reference sources such as Two Hundred Years in San Juan Capistrano are
available at the San Juan Capistrano Library.
4. Cost and Appropriateness - There is no requirement regarding the cost of the
representation. Proposed works shall be reviewed, not on the basis of cost,
but on historical accuracy, appropriateness to San Juan Capistrano's cultural
heritage, and overall quality.
5. Location - The representation shall be placed in a prominent location within
the project and should be oriented primarily to pedestrian (as opposed to
motorist) viewing. Site design and location of the work should allow for
unobstructed viewing from as many angles as possible. Landscaping and
lighting design should complement the work. Consideration should be given
to handicap accessibility.
ATTACHMENT 3
CITY OF SAN JUAN CAPISTRANO
COUNCIL POLICY
Subject: Effective Policy
Page Date Number
HISTORIC DEPICTION PROGRAM
2 of 3 11/19/96 606
a. Option to HDP - As an alternative to constructing an historic depiction
program, a project may pay a one time fee equal to 1¼% of building
construction valuation (defined as the total construction value of the
building as determined by the Building Official according to the
International Council of Building Official standards). Said fee shall be
used to promote, enhance, and/or support the City’s history and
heritage in areas that remain visible and open to the public. Said
fees shall be collected by the City and maintained in a special fund for
these City sponsored projects.
Use of In-lieu fees: Shall involve either the permanent installation or
rehabilitation of historic depictions, historic structures, signs serving
historic structures, and any additions of features or amenities that
permanently entertain or educate the public about the City of San
Juan Capistrano’s unique history.
Staff Reports: Staff will be required to address the issue of the HDP
requirement and discuss the project proponent’s preference and
provide a recommendation on which option should be pursued (to be
addressed in agenda items before final decision making body for the
project). The decision-making body for the project shall have final
approval regarding HDP requirements and the final option to be used.
Process for In-Lieu Fee Funded Projects: Projects to be funded shall
be proposed by staff, or members of the public, for consideration and
approval by the City Council, subsequent to receiving a
recommendation by the Cultural Heritage Commission. There shall be
a “cap” of $25,000 maximum fee for projects valued at $2 million
dollars or more.
6. Review Procedures for Proposed HDPs - The following review sequence
shall be used to conduct historic depiction program review:
a. Under the Architectural Control application submitted to the
Department of Planning Services, the Planning Commission shall
review the site plan showing the depiction's general location and
description. The Commission shall receive a recommendation of
approval of the depiction by the Cultural Heritage Commission.
CITY OF SAN JUAN CAPISTRANO
COUNCIL POLICY
Subject: Effective Policy
Page Date Number
HISTORIC DEPICTION PROGRAM
3 of 3 11/19/96 606
b. The Cultural Heritage Commission, shall review and approve the
historic depiction program which shall include the following
information:
(1) Site, landscape and lighting plans,
(2) Depiction materials and color board,
(3) For three dimensional depictions, a model is preferable. Also
acceptable will be renderings that show the back, both sides
and front of the proposal,
(4) Artist's statement of intent,
(5) Depictions that contain a narrative shall include the proposed
verbiage,
(6) Any other drawings or additional information necessary to
determine compliance with this section as required by the
Planning Director. In making a motion to approve, the
Cultural Heritage Commission shall make the following
findings:
- The historic depiction program integrates San Juan
Capistrano's history into the planning and
development of the City, and
- The historic depiction program incorporates quality,
relevant and accessible representations of the City's
cultural, architectural, economic, historical and
political heritage into the community's everyday life.
Decisions of the Cultural Heritage Commission may be appealed to
the City Council in accordance with Section 9-2.316 of the
Municipal Code.
c. The City Council shall be provided a staff report at their next regular
meeting which provides a summary of the historic depiction
program approved by the Cultural Heritage Commission.
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