PC Resolution-21-01-26-03
PC RESOLUTION NO. 21-01-26-03
ARCHITECTURAL CONTROL (AC) 20-014
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, APPROVING ARCHITECTURAL CONTROL (AC) 20- 014; THE FARM, FOR A MODIFICATION TO THE APPROVED ARCHITECTURAL ELEVATIONS AND FLOOR PLANS, AS APPROVED BY ARCHITECTURAL CONTROL (AC) 19-020 FOR A NEW 169-UNIT SINGLE-FAMILY DETACHED, RESIDENTIAL HOME SUBDIVISION ON 35 ACRES THAT COMPRISE TENTATIVE TRACT MAP (TTM) 19063 LOCATED AT 32382 DEL OBISPO STREET (ASSESSOR’S PARCEL NUMBERS 121-182-17, 121-182-63) (APPLICANT: BRETT HAMARA,
LENNAR) (THE FARM), AND DETERMINING THAT NO FURTHER CEQA REVIEW IS REQUIRED Whereas, Brett Hamara of Lennar Homes of California, Inc., 15131 Alton Parkway, Suite 365, Irvine, CA 92618 (the “Applicant”), has requested approval of
Architectural Control (AC) 20-014 for a modification to the approved architectural
elevations and floor plans, as approved by Architectural Control (AC) 19-020 for a new 169-unit single-family detached, residential home subdivision on 35 acres that comprise Tentative Tract Map (TTM) 19063, The Farm located at 32382 Del Obispo Street, which is General Plan- designated Specific Plan/Precise Plan (SP/PP) and classified as Specific
Plan/Precise Plan (SP/PP) on the Official Zoning Map and regulated by The Farm Specific
Plan (SP 2018-001) (the “Project”); and,
Whereas, Lennar Homes of California, Inc located at 15131 Alton Parkway
Suite 365, Irvine, CA 92618, are the owners of real property located at Assessor’s
Parcel Numbers 121-182-17 and 121-182-63; and,
Whereas, on June 11, 2018, the City Council approved a General Plan Amendment to the land use designation (GPA 16-001), Code Amendment (CA) 18-004 and approved The Farm Specific Plan (SP 18-001), and a Development Agreement; and,
Whereas, on July 7, 2020, the City Council adopted a resolution approving
an Addendum to the Mitigated Negative Declaration for The Farm project and approving Tentative Tract Map 19063 for a gated 169-lot single-family detached, residential home subdivision on 35 acres; and,
Whereas, on October 20, 2020, the City Council approved the initiation of an Amendment to The Farm Specific Plan (Code Amendment 20-004), thereby directing
staff to conduct an appropriate study of proposed amendments; and,
Whereas, as the project is currently proposed, the Applicant seeks approval to amend The Farm Specific Plan (SP 2018-001) to modify certain development standards that would change the architectural elevations, floor plans, and setbacks applicable to the approved 169-unit single-family detached, residential home subdivision,
as approved by Code Amendment (CA) 20-004 (“The Farm” or “Project”); 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, pursuant to Section 21067 of the Public Resources Code, and, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), the City of San Juan Capistrano is the lead agency for the proposed Project; and,
Whereas, the Design Review Committee (DRC) reviewed the development
plans on December 10, 2020 and recommended that the item move forward to the Planning Commission; and, Whereas, on January 26, 2021, the Planning Commission approved a
resolution recommending City Council approval of Code Amendment (CA) 20-004 to
amend The Farm Specific Plan (SP 2018-001); and, Whereas, the Planning Commission conducted a duly-noticed public hearing on January 26, 2021, 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. NOW, THEREFORE, BE IT RESOLVED, pursuant to the California
Environmental Quality Act (“CEQA”) (Cal. Pub. Res. Code § 21000 et seq.) and the State
Guidelines (the “Guidelines”) (14 Cal. Code Regs. § 15000 et seq.), City staff has
considered the potential environmental impacts of the proposed Code Amendment (CA)
20-004 and Architectural Control (AC) 20-014 (the “Project”). City staff has also reviewed
the Mitigated Negative Declaration (“MND)” and Addendum to the MND prepared for The
Farm Specific Plan project (SCH# 2018031031) adopted by the City Council on May 15,
2018, and July 7, 2020, respectively, including the impacts and mitigation measures
identified therein and the Mitigation Monitoring and Reporting Program (MMRP) adopted
by the City Council. Based on that review, City staff has determined that the Project and
the circumstances under which the Project is undertaken do not involve substantial
changes which will result in new significant environmental effects, and that the Project
does not involve new information of substantial importance which shows that the Project
will have significant effects not discussed in the prior MND and Addendum to the MND.
All potential environmental impacts associated with Code Amendment (CA) 20-004 and
Architectural Control (AC) 20-014 are adequately addressed by the prior MND, the
Addendum to the MND, and the mitigation measures contained in the prior MND,
Addendum to the MND, and MMRP will reduce those impacts to a level that is less than
significant. The Planning Commission of the City of San Juan Capistrano, based upon
the whole record before it, and its independent review and judgment, finds that that the
Project is not subject to further environmental review pursuant to the Guidelines because:
1. The Project and the circumstances under which the Project is undertaken do not involve substantial changes which will result in new significant environmental effects, and that the Project does not involve new information of substantial importance which
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shows that the Project will have significant effects not discussed in the prior MND or Addendum to the MND; and
2. All potential environmental impacts associated with Code Amendment (CA) 20-004 and Architectural Control (AC) 20-014 are adequately addressed by the prior MND, the Addendum to the MND, and the mitigation measures contained in the prior MND, Addendum to the MND, and MMRP will reduce those impacts to a level that is less
than significant.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.313 Architectural Control, of Title 9, Land Use Code of the
City of San Juan Capistrano:
1. The proposed use and design of the project comply with all applicable provisions of Title 9 of the San Juan Capistrano Municipal Code and any applicable specific plan or comprehensive development plan because on
June 9, 2020, the Planning Commission determined that AC 19-020 was
consistent with The Farm Specific Plan and approved AC 19-020 and related entitlements for The Farm residential subdivision. The approval of AC 19-020 included three elevation styles: Contemporary Farmhouse, San Juan Farmhouse, and Farmhouse. The proposed Plan 4 unit provides 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. In addition, the applicant is proposing to widen the porch from 4 feet to 7 feet to create more usable area; and which will create a more diverse street scene with varied
setbacks. The final design and architectural style of the buildings were
reviewed by the City’s Design Review Committee on December 10, 2020. Furthermore, the proposed project maintains consistency with and implements the following Specific Plan Design Guidelines, General Design Objectives:
• Provide stylistically authentic and creative architectural design solutions that
convey a sense of timelessness and elegance;
• Create visual interest by utilizing architectural and landscape concepts that
maintain a sense of harmony and proportion along street frontages and other
areas of the project exposed to public view;
• Utilize high quality details and materials;
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
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development to maintain the character of the City;” and,
The proposed Plan 4 is designed with a Contemporary Farmhouse
architectural style which provides high-quality materials. The modified Plan 4 provides a wider covered front-entry porch that provides a high-quality appearance to the building elevation.
Community Design Goal 2:
Policy 2.1: “Encourage development which complements the City’s
traditional, historic character through site design, architecture, and
landscaping.”
Acknowledging San Juan Capistrano’s rich farming history, the proposed
Contemporary Farmhouse architectural theme complements the City’s architectural and historic character. The proposed Plan 4 will be built with the approved unique elevation styles: Contemporary Farmhouse, San Juan Farmhouse, and Farmhouse. The Plan 4 will include a wide covered front- entry porch which will complement the Farmhouse style. 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 Farm Specific Plan design standards, which are in conformance 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 amended Specific Plan, and because the development characteristics meet all of the development standards established in the amended Specific Plan, including required building setbacks, building heights, open areas, massing, landscaping, parking and site access. Further, the proposed Plan 4 is a two-story unit with a side setback of 7 feet on one side and
5 feet on the other side which complies with the amended Specific Plan. The Plan 4 will include a wide covered front-entry porch which complies with the amended Specific Plan. 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 Plan 4 has been designed to be built with the approved Farmhouse style architecture elevations. The Plan 4 will include a wide covered front-entry porch which complies with the amended Specific Plan. 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 proposed Plan 4 is
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designed to comply with the approved architectural styles. The Plan 4 will include a wide covered front-entry porch which complies with the amended
Specific Plan.
Design Issue/ Principal 5: Heritage and Tradition. The proposed project reflects the history and tradition of San Juan Capistrano. The Farmhouse architectural style complies with The Farm Specific Plan which contains development
standards and design guidelines that reinforce specific site planning,
architectural design, lighting and landscape design. 5. The site plan provides functional and safe vehicular, bicycle and pedestrian access and circulation because the approved Tentative Tract Map provides a spine road that
connects both community entrances and connects to the community private streets.
The approved multi-use trail provides pedestrian circulation access from Del Obispo Street to Via Positiva; and which provides a connection to Heritage Park. Further,
Architectural Control (AC) 19-020 has been reviewed and determined the site plan provides functional and safe vehicular, bicycle and pedestrian access and circulation as prescribed in The Farm Specific Plan.
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 buildings will use colors and materials that are found
throughout San Juan Capistrano. The architectural design, landscape, and project design features were reviewed by the Design Review Committee and approved by the Planning Commission for consistency with The Farm Specific Plan and which
recommended approval of the project. Further, Architectural Control (AC) 19-020 has been reviewed and determined to be consistent with the requirements set forth in The Farm Specific Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby approves Architectural Control (AC) 20-014, subject to those conditions of approval associated with AC 19-020 and contained in Planning Commission Resolution No. 20-06-09-05, including the provision
that this approval is contingent upon the City Council approving Code Amendment (CA) 20-004, and that if CA 20-004 is denied by the City Council, this Resolution and these approvals are 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