PC Resolution-22-09-28-02PC RESOLUTION NO. 22-09-28-02
CODE AMENDMENT (CA) 20-001
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF SAN JUAN CAPISTRANO APPROVE OF CODE AMENDMENT 20-001, FIND
THE PROJECT EXEMPT FROM CEQA REVIEW, AND APPROVE A REQUEST TO
AMEND THE MAMMOTH OFFICES PLANNED COMMUNITY COMPREHENSIVE
DEVELOPMENT PLAN 90-02 TO ADD CHURCH USES, WITH UP TO FIVE
ANCILLARY RESIDENCES FOR EMPLOYEES, WITH APPROVAL OF A
CONDITIONAL USE PERMIT LOCATED AT 29402 RANCHO VIEJO ROAD (APNS:
650-011-34 & 650-011-39) (APPLICANT: PRS GROUP)
WHEREAS, PRS Group, on behalf of Grace International, has requested
approval of CA 20-001 to add Church uses, with up to five ancillary residences for
employees, to the list of permitted uses with approval of a Conditional Use Permit within
Mammoth Offices Planned Community Comprehensive Development Plan (CDP) 90-02
29402 Rancho Viejo Road (APNs: 650-011-34 & 39). CDP 90-02, generally located on
the on the east side of Rancho Viejo Road north of Spotted Bull Lane, has a General Plan
Land Use Designation of Public & Institutional and a Zoning Designation of Planned
Community; and,
WHEREAS, Grace International is the owner of real property located at
29402 Rancho Viejo Road (APNs: 650-011-34 & 650-011-39); and,
WHEREAS, the proposed project has been processed pursuant to Section
9-2.301, Development Review of the Land Use Code; and,
WHEREAS, the City's Environmental Administrator has reviewed the
project and recommends that the Planning Commission recommend to the City Council
that the entire project is exempt from further review under State CEQA Guidelines, section
15060(b)(3). The project qualifies for the common sense exemption under State CEQA
Guidelines, section 15060(b )(3) because it can be seen with certainty that there is no
possibility that the activity in question may have a significant effect on the environment;
and,
WHEREAS, the Planning Commission has considered the Environmental
Administrator's determination pursuant to Section 1507 4 of the California Environmental
Quality Act (CEQA) and has considered all project environmental documentation; and,
WHEREAS, the Planning Commission conducted a duly-noticed public
hearing on September 14, 2022, pursuant to Title 9, Land Use Code, Section 9-2.302 to
consider public testimony on the proposed project and has considered all relevant public
comments and all documents and evidence submitted, including but not limited to the
staff report and attachments, and materials submitted by the applicant; and,
PC Resolution 22-09-28-02 2 September 28, 2022
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of
the City of San Juan Capistrano does hereby recommend that the City Council find that
the entire project is exempt from further review under State CEQA Guidelines, section
15060(b )(3). The project is determined to be exempt under State CEQA Guidelines,
section 15061 (b )(3) because the addition of a church use within the CDP, is consistent
with the uses permitted within the CDP, specifically it is similar to the public & semi-public
buildings, such as libraries, museums, art galleries, and governmental buildings permitted
by right within the CDP; makes the CDP more consistent with the General Plan, which
specifically identifies Public & Institutional zones as appropriate for churches, and the
City's base zoning code, which permits churches in every zone except Town Center and
Town Center Edge, with approval of Conditional Use Permit, and caretakers residences
as accessory uses in every zone except Town Center Edge; and, the proposed zone
change impacts vacant properties which, if development is pursued, project specific
CEQA analysis will occur to assess the required Conditional Use Permit, Architectural
Control, and Grading Plan Modification, which make it so that it can be seen with certainty
that there is no possibility that the activity in question may have a significant effect on the
environment. Therefore, the proposed project is exempt from CEQA review. The Planning
Commission recommends that the City Council direct staff to prepare, execute and file
with the Orange County Clerk a notice of exemption within five (5) working days of the
project's approval.
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, Subsection (e) of Section 9-2.309, Amendment of the Land Use Code
of Title 9, Land Use Code of the City of San Juan Capistrano:
(1) The proposed Land Use Code amendment conforms with General Plan Land Use
Goal 2, Control and direct future growth within the City to preserve the rural village-
like character of the community, because the amendment will diversify the land
use composition without diverting from the City's long range general plan for the
area to be developed by Public & Institutional uses, by adding church uses which
are compatible with the existing land uses and General Plan and ensuring each
proposed use remains compatible with the existing and future land uses and
character of the City, as well as ensuring adequate public facilities and services
through future Conditional Use Permits.
(2) The amendment is necessary to implement the General Plan and to provide public
convenience because the additional uses expands the allowed uses of the
Planned Community to be more consistent with the Public & Institutional Land Use
designation which "provides for schools, churches, fire stations, community
centers, utility substations and office complexes. Other uses that are determined
to be compatible with primary uses may also be allowed," and would provide for
public convenience by increasing the ability of the two properties to attract a new
use that could provide a convenience to the public while remaining compatible with
the surrounding uses through assessment of a future Conditional Use Permit.
PC Resolution 22-09-28-02 3 September 28, 2022
(3) The proposed Land Use Code amendment conforms with the intent of the
Development Code because the purpose of CDP90-002 is to: A. Provide
development concepts and permitted land uses for approximately 18 acres located
on the east side of Rancho Viejo Road south of Via Escolar in order to facilitate
implementation of the Land Use and other elements of the General Plan; and, B.
To provide for the utilization of innovative land planning and building design as a
means of achieving high quality, variety, flexibility and efficiency in design for the
designated property; and, C. To ensure high quality unobtrusive development
design at this gateway to the City. The properties in this CDP are highly visible
from both the 1-5 freeway and the San Joaquin toll road and are among the first
views drivers experience as they enter San Juan Capistrano. As such, projects
must be of high quality and designed to blend into the natural terrain and their
visual backdrops. The addition of church uses allow the properties to attract
additional uses similar to those currently allowed within CDP 90-02 and consistent
with the General Plan Land Use Designation and does not proposed to modify any
development or design standards of the zoning. Furthermore, the use and ultimate
development design will be reviewed and considered by the City through
entitlement reviews of a Conditional Use Permit, Architectural Control, and Grading
Plan Modification which will ensure that the use, site planning, and buildings
proposed for development meet the purpose and intent of CDP90-002.
(4) The proposed Land Use Code amendment is reasonable and beneficial at this time
because it encourages orderly development. Furthermore, the proposed addition
of church uses is reasonable in that they conform to the General Plan and to the
purpose and intent of CDP 90-02.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby recommends that the City Council
of the City of San Juan Capistrano adopt amendments to the Mammoth Offices Planned
Community Comprehensive Development Plan (CDP) 90-002, amending the use set forth
therein for properties at 29402 Rancho Viejo Road (APNs: 650-011-34/39), as more
specifically set forth in Exhibit A, attached hereto and incorporated herein.
CUSTODIAN OF RECORDS: The documents and materials associated
with this Resolution that constitute the record of proceedings on which these findings are
based are located at San Juan Capistrano City Hall, 32400 Paseo Adelanto, San Juan
Capistrano, California 92675. The Development Services Director is the custodian of
records for 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.
[Signatures on Following Page]
PC Resolution 22-09-28-02 4 September 28, 2022
PASSED, APPROVED AND ADOPTED this 28th day of September, 2022 .
~~/ilifa"°
Joel Services Director &
Planni
EXHIBIT A
MAMMOTH OFFICES PLANNED COMMUNITY
COMPREHENSIVE DEVELOPMENT PLAN 90-02
Adopted:
Amended:
August 7, 1991 (Ordinance #683)
May 20, 1997 (Ordinance #797)
May 11, 2004 (PC Resolution 04-5-11-1)
May 6, 2014 (Ordinance #1014)
City of San Juan Capistrano
Planning Department
32400 Paseo Adelanto
San Juan Capistrano 92675
I. PURPOSE AND INTENT
The purpose and intent of this Comprehensive Development Plan is to:
A. Provide development concepts and permitted land uses for approximately 18
acres located on the east side of Rancho Viejo Road south of Via Escolar in
order to facilitate implementation of the Land Use and other elements of the
General Plan; and
B. To provide for the utilization of innovative land planning and building design as a
means of achieving high quality, variety, flexibility and efficiency in design for the
designated property; and,
C. To ensure high quality unobtrusive development design at this gateway to the
City. The properties in this CDP are highly visible from both the 1-5 freeway and
the San Joaquin toll road and are among the first views drivers experience as
they enter San Juan Capistrano. As such , projects must be of high quality and
designed to blend into the natural terrain and their visual backdrops.
II. DESIGN STANDARDS
A. GOAL
To provide for well-designed, office-oriented development which is sensitive to existing
site topography and off-site views and which meets the standards of the PC (Planned
Community) District.
B. SITE DESIGN/GRADING
Site and grading design shall preserve the integrity of major landforms and minimize
visual impacts from off site. New manufactured slopes shall be designed to resemble
natural topography and shall be heavily landscaped.
1. Building pads shall be sited and designed to minimize grading.
2. Pedestrian walkways shall be provided between parking areas, from the
public street to all buildings, and between buildings.
3. Grades in parking and drive aisle areas shall be less than 7 percent.
C. ARCHITECTURE
Building architecture will be consistent with the City's Architectural Design Guidelines
and the following design objectives:
Comprehensive Development Plan 90-02
Mammoth Equities P. C. page 2
1. Rooftop design, colors and equipment screening shall consider views of
the site from residential properties located at a higher grade than the
project site.
2. Building colors shall be relatively dark earth tones.
3. Building materials shall incorporate stone treatment at the base and on
major architectural features such as columns and entrances.
4. Building facades should not have continuous bands of glazing; long or tall
window treatments should be broken up with other architectural features.
D. LANDSCAPING
Landscaping plant palettes shall be consistent with the building design and shall
demonstrate a consistent thematic treatment. Use of sycamore, poplar and oak
combined with native plant materials is encouraged.
Ill. PRINCIPAL USES PERMITTED
A. Permitted uses include:
a. General office uses such as business, professional and similar office uses.
b. Public and semi-public buildings, services and facilities including
governmental buildings, public utility offices and exchanges, but excluding
public schools, police stations, etc.
c. Architecture, engineering, design and consulting firms who provide a
service to other business firms.
d. Real estate brokerage, mortgage banking, insurance firms.
e. Large offices, such as corporate headquarters.
f. Offices of nonprofit and civic organizations.
g. Libraries, museums and art galleries.
h. Financial, insurance, legal and accounting services and travel agencies.
i. Small-scale personal services incidental to the above office uses,
including snack bars, delicatessens, business supplies and printing and
reproduction services, excluding newspaper and other publications. Such
uses shall be permitted only in conjunction with the principal permitted
office uses and shall not exceed a total of five percent of the total gross
square feet of the project.
B. Prohibited uses:
a. Banks, savings and loan and credit unions, retail banking outlets, except
for mortgage banking and general and corporate offices for banks, savings
and loans and credit unions.
b. Medical and dental offices.
Comprehensive Development Plan 90-02
Mammoth Equities P. C. page 3
c. Public and private schools except for general offices related to public and
private schools.
d. Retail and restaurant uses, except as allowed under "Permitted Uses",
preceding.
e. All non-specified uses are prohibited.
C. Conditional uses include:
a. Wireless Telecommunication Facilities.
b. Churches (with up to five ancillary residential units for church staff), on
parcels 650-011-34 and 650-011-39.
I~ DEVELOPMENTSTANDARDS
This project falls under the requirements of the Land Use Code's PC District (Section 9-
3.315), as well as its Supplementary District Regulations (Land Use Code Chapter 3,
Article 5), including, but not limited to, Parking and Signing. Development of the site
shall adhere to the following standards:
a. Building heights and the elevations of the building pads, as well as the overall
project design shall allow visual access to surrounding open space.
b. The integrity of hilly terrain and respect for views both of and from the hills shall
be maintained, and proposed development shall be integrated with the natural
topography.
c. There shall be no flat roofs.
d. There shall be no visible roof-mounted mechanical equipment, unless placed in
screened wells.
e. Summer shading, windbreaks and visual buffering shall be provided by a number
of evergreen trees. Vegetation shall consist of indigenous and domestic species
complimentary to the architecture of the project.
V. MODIFICATIONS TO DEVELOPMENT STANDARDS
Modification to this Comprehensive Development Plan shall be made in accordance
with Subsection 9-3.315(d) of the Land Use Code.
VI. PUBLIC NOTIFICATION
All property owners of Country Hills Estates and Spotted Bull Lane shall be included in
the notice list for any proposed land use entitlement or project changes subsequent to
the effective date of the approval of this Comprehensive Development Plan.
Comprehensive Development Plan 90-02
Mammoth Equities P. C. page 4
VII. SUPPLEMENTARY DISTRICT REGULATIONS
The Supplementary District Regulations of Chapter 3, Article 5 of the Land Use Code.
However, specific regulations adopted as part of this Comprehensive Development Plan
shall supersede said Supplementary District Regulations.
VIII. ISSUES NOT ADDRESSED
In cases where standard regulation or other issues are not addressed in this Specific
Development Plan, the appropriate provision of Title 9 of the Municipal Code shall
regulate.
IX. COMMON AREAS
A. Appropriate legal instruments, such as CC&Rs, management agencies and/or
owners' associations, shall provide means for the on-going maintenance of all
retaining walls, open spaces, private streets, parking lots, buildings and
landscaping. Said legal instruments shall be approved by the City and shall be
appropriately recorded prior to the issuance of building permits.
B. The CC&Rs or legal instruments shall incorporate provisions of the responsible
owners' association for maintenance of any commonly owned land should the
City determine, after reasonable and customary notice to the property owners'
association, that adequate maintenance is not being performed on such land.
C. In the case of owners' associations, no in-common holding may be sold or
otherwise transferred to the control of any other entity, except one conceived and
designed to fulfill the same basic purposes as the owners' association.
Comprehensive Development Plan 90-02
Mammoth Equities P. C. page 5
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Comprehensive Development Plan 90-02
Mammoth Equities P. C. page 6