PC Resolution-23-10-11-02PC RESOLUTION NO. 23-10-11-02
CONDITIONAL USE PERMIT (CUP) 23-005, TREE REMOVAL PERMIT (TRP) 23-022
AND ADMINISTRATIVE APPROVAL (AA) 23-004
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA APPROVING CONDITIONAL USE PERMIT (CUP) 23-
005, TREE REMOVAL PERMIT (TRP) 23-022 AND ADMINISTRATIVE APPROVAL
(AA) 23-004 REQUEST TO CONVERT AN EXISTING TWO-STORY OFFICE BUILDING
INTO A SEVEN-ROOM HOTEL AND MODIFICATIONS TO THE EXISTING PARKING
LOT TO ADD A HOTEL COURTYARD, NEW TRASH ENCLOSURE, AND ENTRY
GATES LOCATED AT 31631, 31661, AND 31681 CAMINO CAPISTRANO (APN 124-
181-01) AND FINDING THAT SAID ACTION 15 EXEMPT FROM CEQA PURSUANT TO
STATE CEQA GUIDELINES SECTION 15332 and 15301 (APPLICANT: STUDIO 6
ARCHITECTS, ROB WILLIAMS)
Whereas, Studio 6 Architects, 2753 Camino Capistrano, A-100, San
Clemente, CA 92672 (the "Applicant"), has requested approval of Conditional Use Permit
(CUP) 23-005, Tree Removal Permit (TRP) 23-022 and Administrative Approval (AA) 23-
004 to allow for the conversion of an existing two-story office building into a seven-room
hotel and modifications to the existing parking lot to add a hotel courtyard, new trash
enclosure, and entry gates located at 31631, 31661, and 31681 Camino Capistrano (APN
124-181-01) (the "Project"). The subject property, generally located west side of Camino
Capistrano, approximately 285 feet north of Old Mission Road, has a General Plan Land
Use Designation of General Commercial and a Zoning Designation of Town Center; and
Whereas, Shadow Investments LLC / Spurgeon DTOC LLC is the owner of
real property located at 31631, 31661, and 31681 Camino Capistrano (APN 124-181-01);
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 find that the entire Project is categorically
exempt from further review under Section 15332, In-Fill Development Project (Class 32)
as well as Section 15301, Existing Facilities (Class 1 ). The entire Project is exempt under
Section 15332 because the proposed hotel use and modification to the existing
commercial center meets all required conditions for the exemption, further, the Project is
exempt under 15301 because the Project would not result in an increase of more than
10,000 square feet; is located within an existing commercial center, where all public
services and facilities are available; and is not environmentally sensitive. Therefore, the
Project meets the criteria for the Class 32 and Class 1 categorical exemption; and
Whereas, the Planning Commission has considered the Environmental
Administrator's determination pursuant to Section 15051 of the California Environmental
PC Resolution 23-10-11-02 2 October 11 , 2023
Quality Act (CEQA) and has considered all Project environmental documentation; and
Whereas, the Planning Commission conducted a duly-noticed public
hearing on October 11, 2023, pursuant to Title 9, Land Use Code, Section 9-2.302 of the
San Juan Capistrano Municipal Code. The Planning Commission has considered all
public testimony on the proposed Project and all relevant public comments, and all
documents and evidence submitted, including but not limited to the staff report,
attachments, and materials submitted by the Applicant; and
Whereas, all other legal prerequisites to the adoption of this Resolution
have occurred.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of
the City of San Juan Capistrano does hereby find that the entire Project is Categorically
Exempt from further review under the California Environmental Quality Act per State
CEQA Guidelines Section 15332, In-Fill Development (Class 32). The entire project is
exempt per Section 15332 because the project meets the following required conditions
for Class 32: (1) project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and
regulations; the project is consistent with the General Plan designation of General
Commercial as it proposes a hotel use where it was determined the use could be
permitted with consideration of a Conditional Use Permit and includes related accessory
structures, including walls, walkway arches, and landscaping which is consistence with
the development requirements in Title 9 of the Municipal Code and the Town Center zone;
(2) The proposed development occurs within city limits on a project site of no more than
five acres substantially surrounded by urban uses; the project is located in the City of San
Juan Capistrano on a site that is less than five acres (1.03 acres) and is substantially
surrounded by urban uses, including the , other single-family residential homes, and a
community park; (3) The project site has no value, as habitat for endangered, rare or
threatened species; the site is substantially surrounded by developed lots with
commercial offices, restaurants, and the San Juan Capistrano Mission, it has previously
been improved with three commercial buildings which will be maintained with the
development and as it has previously been developed with a commercial center, including
ornamental landscape, including three sycamores, a Brazilian Pepper, a Eugenia, a
Queen Palm, and a Bracychiton, which has no value as habitat for endangered, rare or
threatened species, nor are identified as heritage trees which need to be preserved under
the City's Tree Removal Permit Code; (4) Approval of the project would not result in any
significant effects relating to traffic, noise, air quality, or water quality; the project proposes
converting an existing commercial office building into a seven unit hotel, related
accessory structures including replacing trash enclosures, walls, fences, decorative
pedestrian entries, and removal and replacement of the center's ornamental landscape;
the proposed use will reduce the parking demand for the site, and the reconfiguration of
the parking lot allows for the inclusion of area which will allow for vehicles to turn around
at the end of the parking lot, relieving the current configuration which requires vehicles to
reverse from the end of the parking lot when no parking is available; further, the courtyard
use has been conditioned to cease amenity use by 10:00 p.m. to ensure the hotel guests
PC Resolution 23-10-11-02 3 October 11 , 2023
do not create any disturbance to surrounding properties; (5) The site can be adequately
served by all required utilities and public services; the site is currently adequately served
by all required utilities and public services and the use or site improvements have been
reviewed by utility providers, and emergency services providers and have been
determined to not increase the demand for the service to the site. Further, none of the
exceptions to the categorical exemptions apply. More specifically, there is no reasonable
possibility that the activity will have a significant effect on the environment due to unusual
circumstances. The project is conditioned to ensure geotechnical control, hydrology
control, and erosion control.
The City's Environmental Administrator has further determined that the
project is additionally categorically exempt further environmental review under Section
15301, Existing Facilities (Class 1 ). The Class 1 exemption allows for "the operation ...
permitting, leasing, or minor alteration of existing ... facilities involving negligible or no
expansion of ... use." This exemption allows for "(e) Additions to existing structures
provided that the addition will not result in an increase of more than: (1) 50 percent of the
floor area of the structures before the addition, or 2,500 square feet, whichever is less; or
(2) 10,000 square feet if: (A) The project is in an area where all public services and
facilities are available to allow for maximum development permissible in the General Plan
and (8) The area in which the project is located is not environmentally sensitive" (Cal.
Code Regs. tit. 14 § 15301(e).)
As aforementioned, the project would permit a commercial hotel to operate
within an existing commercial office building. The hotel would not result in an increase in
commercial space of more than 10,000 square feet; is located within a commercial center
where all public services and facilities are available; and is not environmentally sensitive.
Therefore, the project meets the criteria for the Class 1 (e) categorical exemption.
The City has also considered whether the Project is subject to any of the six
(6) exceptions that would prohibit the use of a categorical exemption as set forth in State
CEQA Guidelines Section 15300.2, as follows:
a. Location exception only applies to Class 3, 4, 5, 6 and 11 exemptions,
none of which are being utilized here;
b. There is no possibility of a cumulative impact of the same type of project
in the same place over time. The project involves the establishment of a seven-room
commercial hotel within an existing and fully operational commercial center. The
likelihood of a successive project on this site is low and probability of a cumulative impact
is low;
c. The project is not marked by unusual circumstances. There is nothing
unusual about the establishment of a seven-room hotel within an existing commercial
facility. Further, a parking analysis ensures that the parking needs of the hotel in addition
to each of the existing land uses occupying the site will continue to be met.
d. The project would not damage scenic resources, including but not
limited to, trees, historic buildings, rock outcroppings, or similar resources, within a
highway officially designated as a state scenic highway since the operation would occur
PC Resolution 23-10-11-02 4 October 11 , 2023
on a previously developed commercial center which is not listed as a historic resource;
e. The project is not located on a site which is included on any list compiled
pursuant to Section 65962.5 of the Government Code; and
f. The project would not cause a substantial adverse change in the
significance of a historical resource.
The Planning Commission hereby directs staff to prepare and execute, for filing with the
Orange County Clerk, a Notice of Exemption within five (5) working days of Project's
approval and adoption of this Resolution.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby approve Conditional Use
Permit (CUP) 23-005, as conditioned by those conditions of approval established by
Exhibit A, attached hereto and incorporated herein by this reference (the "Conditions of
Approval"), based on the following findings for the proposed establishment of a seven
room-hotel use as established by Subsection (d) of Section 9-2.317, Conditional Use
Permit of Title 9, Land Use Code of the City of San Juan Capistrano:
(1) The proposed use and design are consistent with the maps and policies
of the General Plan, specifically the Community Design Element
because the proposed location of the hotel is within the Town Center
District, and because the hotel complies with the Architectural Style
Standards of the Town Center District requirements by not modifying
the existing Spanish Colonial design, and tying in all site improvements
with the existing architecture, which is specifically allowed under the
Mediterranean Revival style standards. The site walls and
improvements for the hotel include numerous design features that reflect
the desired level of architectural detail, including trellises, textured
stucco walls, and wrought-iron detail which are typical of the essential
building elements found on a Spanish Colonial structure. Furthermore,
the project will be consistent with the following policies and objectives of
the Community Design Element:
Community Design Goal 1 :
Policy 1.2: "Encourage high-quality and human scale design in
development to maintain the character of the City;" and,
The proposed Project has a well-balanced pedestrian orientation and
human scale as highlighted by the enhanced pedestrian pathways on
the north side of the project. Enhanced paving at the entrance and
landscaping along the perimeter of the project also provide visual
interest for pedestrians and guests alike. The Project provides
architectural features such trellises, wrought-iron fences and details,
and brick work that provide for architectural articulation that break-up the
building mass.
PC Resolution 23-10-11-02 5 October 11, 2023
Community Design Goal 2:
Policy 2.1: "Encourage development which complements the City's
traditional, historic character through site design, architecture, and
landscaping".
The proposed Project incorporates styles, colors, and materials from the
existing commercial center building. The textured stucco finish helps to
complement the use of exposed wood beam trellises and wrought iron
details. Landscaping is provided along the perimeter of the buildings
and along the interior courtyard;
(2) The proposed use and design are consistent with the purpose, intent,
and standards of the Land Use Code and the site is not located within
any applicable specific plan or comprehensive development plan. The
hotel is listed within the Town Center zone as a conditional use and is
subject to the standards of the code, namely that it meets certain
numeric standards in the code, including maximum fence heights,
setbacks, and parking standards. Staff has determined that the
proposed hotel meets these numeric standards;
(3) The site for the proposed use is adequate in size and shape to
accommodate all yards, open spaces, setbacks, walls and fences,
parking and loading areas, fire and building code considerations, trash
and recycling enclosures, and other features pertaining to the
application because the 1.03-acre site is adequate for the existing hotel
and restaurant buildings and the required 44 parking spaces (48
provided). Proposed improvements to the public right-of-way and
adjacent City-owned property include decorative pavers, enhanced
walls, landscape, and a fire accessible back-flow device. A fire master
plan and trash receptacle access and maneuvering plan have been
provided and reviewed by both Orange County Fire Authority and
CR&R, which required no changes to the preliminary plans. Trash
receptacle enclosures are to be placed in locations which are screened
from the public right-of-way and meet all necessary waste and water
quality requirements. Fences and walls have been scaled appropriately
and will not exceed the maximum heights or setbacks established by
zone;
( 4) The proposed use and the on-going operation of the use are compatible
with abutting properties and the permitted uses thereof, and will not
generate excessive light, noise, vibration, odors, visual blight, traffic, or
other disturbances, nuisances, or hazards, because as conditioned the
commercial seven-room hotel use within an existing commercial office
building and parking lot would create no new significant impacts to the
PC Resolution 23-10-11-02 6 October 11 , 2023
site. The proposed hotel and site improvement project represent a
reduction in the use from a commercial office building, which included
medical office, professional office, retail, and service uses. The hotel use
is not anticipated to generate excessive light, noise, vibration, odors,
visual blight, traffic, or other disturbances, nuisances, or hazards due to
the nature of its uses and due to the fact that the Town Center
anticipated the uses within the zoning district; and
(5) The site for the proposed use has adequate access and parking to
support the use because the parking requirement for the site has been
established by the San Juan Capistrano Municipal Code Section 9-
3.535 Parking, which requires a certain amount of parking based on the
intended use of the site. In this case, based on the total square footage
of the property and based the uses anticipated for the project, a total of
44 parking spaces are required, and 48 parking spaces have been
provided.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby approve Tree Removal
Permit (TRP) 23-022, as conditioned by the Conditions of Approval, based on the
following findings for the proposed removal of seven trees as established by Subsection
(e)(5) of Section 9-2.349, Tree Removal Permit of Title 9, Land Use Code of the City of
San Juan Capistrano:
(1) Replacement trees have been proposed to maintain the urban forest
canopy and the replacement trees are more appropriate to the site and
to the planting area. Specifically, thirty replacement trees have been
proposed to maintain the urban forest canopy and the replacement trees
are more appropriate to the site and to the planting area because the
proposed trees are all considered to be "California friendly" species
which are replacing the removed trees at a little over a 4:1 ratio.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby approve Administrative
Approval (AA) 23-004, as conditioned by the Conditions of Approval, based on:
(A). The following findings for the proposed modifications to the previously
approved commercial center and buildings as established by Subsection (a)(4) of Section
9-2.303, Administrative Approval of Title 9, Land Use Code of the City of San Juan
Capistrano:
(1) The proposed Project does not change the use, intensity, or density of
the existing commercial center because the addition of windows on a
commercial building, replacing existing trash enclosures with new
enclosures, and modifying the site plan's parking and fencing are
exterior modification within the grounds of an existing and approved site
PC Resolution 23-10-11-02 7 October 11 , 2023
and do not change of commercial use intensity, or density of the Project
building or property;
(2) The proposed Project does not result in new or additional environmental
impacts pursuant to CEQA because it is exempt from environmental
review per Section 15332, Class 32, In-Fill Development and per Section
15301, Class 1, Existing Facilities. Consequently, staff finds that no
additional environmental analysis is necessary to meet the requirements
of the CEQA;
(3) The Project does not deviate from applicable Code requirements
because the proposed modifications to the site are consistent with the
Land Use Code and comply with all necessary development standards
established by the Town Center (TC) District; and,
(4) The Project is consistent with the City's design guidelines and the
character of the existing development with respect to architectural style,
colors, materials, massing, scale, landscaping, lighting, and other
design features because the design of the proposed windows, walls, and
trash enclosures would complement the existing buildings within the
commercial center structure and other accessory structures which exist
onsite; and
(8). The following findings for the proposed site fencing as established by
Subsection (e) of Section 9-3.517, Fences, walls, and hedges and Town Center
standards within section 9-3.554(e)(5) of Title 9, Land Use Code of the City of San Juan
Capistrano:
(1) The proposed walls and fences are not located where the building
frontage is required and are placed to enhance site and existing walls
on the site. The fences and walls where proposed or increased in height
would not block the view of the existing buildings but would ensure
screening for hotel guests and mechanical equipment.
(2) Low 36" tall fences are proposed on the site to delineate between
restaurant uses and general public access ways.
(3) Screening including landscaping, fencing, and walls are proposed to
screen service areas, storage areas, mechanical areas, and garbage
areas from public rights-of-way.
(4) Solid walls up to 96" (8') in height are proposed for screening of the trash
enclosure and ground mounted mechanical equipment, and to provide
privacy from the adjacent properties' parking lots. Non-solid fencing
which exceeds 96" consists of 9' tall decorative wrought iron fencing
along the south boundary, a 14' 5" tall archway entrance, with wrought
PC Resolution 23-10-11-02 8 October 11 , 2023
iron gates, proposed for the courtyard, and two 9' -1 O" tall trellised
pedestrian entry ways.
(5) No chain link fencing is proposed with the Project.
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.
EFFECTIVE DATE & FINAL APPROVAL: These Project approvals shall
become effective following expiration of the fifteen (15) day appeal period without filing of
an appeal application. The appeal period shall expire at 5:30 pm, Thursday, October 26,
2023. These Project approvals shall be valid for a period of two years from the approval
date and shall expire if the conditional use is not established at the approved location,
unless a time extension request is submitted, and subsequently, granted by the Zoning
Administrator.
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.
SEVERABILITY: If any section, subsection, sentence, clause, phrase, or
portion of this Resolution is for any reason held to be invalid or unconstitutional by the
decision of any court of competent jurisdiction, such decision shall not affect the validity
of the remaining portions of this Resolution. The Planning Commission of the City of San
Juan Capistrano hereby declares that it would have adopted this Resolution and each
section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact
that any one or more sections, subsections, sentences, clauses, phrases, or portions be
declared invalid or unconstitutional.
PASSED, APPROVED AND ADOPTED this 11 th day of October 2023.
Joel
Plan
ent ervices Director and
..._._,_uretary
EXHIBIT A
PC RESOLUTION NO. 23-10-11-02
CONDITIONS OF APPROVAL
Project#: Conditional Use Permit (CUP) 23-003
Tree Removal Permit (TRP) 23-022
Administrative Approval (AA) 23-004
Project Name: Mission Hacienda Inn
These conditions of approval apply to the above-referenced project application. For the
purpose of these conditions, the term "applicant" shall also mean ·the developer, the
owner or any successor( s) in interest to the terms of this approval.
General Conditions:
1. The above referenced entitlement approvals are granted for the
conversion an existing two-story office building into a seven-room hotel
and modifications to the existing parking lot to add a hotel courtyard, new
trash enclosure, and entry gates located at 31631, 31661, and 31681
Camino Capistrano (APN 124-181-01). This approval is granted based on
the application materials submitted by Studio 6 Architects, including
development plans submitted on September 19, 2023. 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 project/plans and which do not intensify or
change the use or require any deviations from City Code, may be
approved by the Development Services Director. Major modifications to
this approval which are determined by the Development Services Director
to not be in substantial conformance with the approved plans, require
submittal of updated application materials and the required application
deposit. This Project approval shall become effective following expiration
of the fifteen (15) day appeal period without filing of an appeal application.
If not appealed, this project approval shall be valid for a period of 2 years
from the effective date of approval of this resolution, and shall expire on
October 27, 2024, unless a time extension request or Business License
related to this discretionary approval is issued by the City prior to that date
in accordance with the applicable provisions of the Land Use Code.
2. Approval of this application does not relieve the applicant from complying
with other applicable Federal, State, County, and City regulations or
requirements.
Resolution 23-10-11-02
Mission Hacienda Inn Page 2
Conditions of Approval
October 11, 2023
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. 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.
Resolution 23-10-11-02
Mission Hacienda Inn Page 3
Conditions of Approval
October 11, 2023
Construction activity is prohibited on Sundays and on any federal holiday
unless waived by the Building Official for extenuating reasons.
10. Sign Plan. At the time the above entitlements were conditionally approved,
the applicant had not prepared or submitted a sign plan for review and
approval. Prior to issuance of any sign permit or sign program, the
applicant shall submit to the Development Services Department final sign
plans to ensure the proposed signage is compatible with the City's
General Plan, Development Code, Architectural Design Guidelines, Form
Based Code and the vision established by the Historic Town Center
Master Plan. (DSD). The Planning Commission shall have the authority to
approve or deny the sign plans at a public hearing noticed pursuant to
Section 9-2.302(f). The Planning Director may forward the sign plans to
various City boards and commissions including without limitation a
Planning Commission Ad-hoc Committee for review and recommendation.
If other conditions of approval are found to be inconsistent, the conditions
of approval requiring Planning Commission approval shall prevail.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF
ANY BUILDING PERMIT(S):
Public Works:
11 . Street Improvement Plans. Prior to issuance of building permits, the
applicant shall submit to the Public Works Department for review and
obtain approval for Street Improvement Plans for all proposed street
frontage improvements proposed within Mission Street and Camino
Capistrano, including the following:
a. Wall and fence plans
b. Line of sight plan, including visibility triangle
c. Landscape
d. Decorative pavers
12. City Land Improvement Plans. Prior to issuance of building permits, the
applicant shall submit to the Public Works Department for review and
obtain approval for City Land Improvement Plans for all proposed
improvements City land APN 124-181-02:
a. Wall and fence plans
b. Landscape
c. Orange County Fire Authority Backflow Prevention Device
13. Submit electronic and hard copies of all applicable documents listed on
the "Plan Check Submittal Requirements" form located at the Building and
Resolution 23-10-11-02
Mission Hacienda Inn Page 4
Conditions of Approval
October 11, 2023
Planning Counter. This includes and is not limited to: Grading plans that
include cross sections to show all existing structures on and/or abutting
properties within twenty-five (25) feet of property lines or limit of work,
applicable utility plans, Final WQMP (Or WQMP Checklist), Hydrology and
Hydraulic analyses/report (Incorporate hydraulic analysis for any natural
drainage courses and/or stream embankments where applicable.
Applicant shall match peak runoff rates for the 25-year and 100-year
storm events.), 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.
14. Incorporate hydraulic analysis for any natural drainage courses and/or
stream embankments where applicable. Applicant shall match peak runoff
rates for the 25-year and 100-year storm events. Accommodate run-on
from adjacent areas when applicable.
15. Utilize City Standard sheet layout (including size) and Standard Notes, as
applicable.
16. Incorporate line of sight into traffic analysis at egress locations.
17. Dry Utilities (Electric, Telephone, Cable TV, Gas). Prior to permit
issuance, the applicant shall submit to the City Engineer for review, and
shall obtain approval of, Electrical, Gas, Telephone and Cable Television
installation plans to ensure compatibility with existing and proposed
improvements. All utility facilities 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
prior City Engineer review and approval.
18. Provide engineer cost estimate for grading, drainage, and
erosion/sediment control BMPs.
19. An Encroachment Permit is required for work and construction-related
activities in the public right-of-way. These include utility connections, truck
hauling, traffic control, site ingress and egress, hours of operation in the
right-of-way, street cleaning, etc.
20. 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.
Resolution 23-1 0-11-02
Mission Hacienda Inn Page 5
21 . Submit grading surety agreement and security.
Conditions of Approval
October 11, 2023
22 . Submit signed Mylars of plan set for City Engineer's signature. Five (5)
hard copies of the plans will be required after Mylars are signed.
23. If applicable, applicant shall obtain off-site easements from the affected
property owner(s) for all proposed off-site improvements (i.e. slopes,
street improvements, walls, drainage, etc.). The applicant shall bear all
costs for obtaining said easements. If said easements cannot be obtained,
the project shall be redesigned to incorporate these improvements entirely
within the project boundary as approved by the City. The City Engineer
shall have the right to withhold approval of the affected improvement plans
for failure to satisfy this condition.
24. Applicant shall pay all applicable fees including but not limited to building
permits, encroachment permit, grading permit, utility connections,
development impact fees, Capistrano Circulation Fee Program.
Building:
25. Conversion of office building to hotel building will require building review
as a new building construction.
26. Accessibility requirements for a new hotel building shall be clearly
identified throughout the plans.
Orange County Fire Au tho rity (OCFA):
27. Prior to the issuance of a building permit, the applicant shall satisfy all
OCFA requirements and submit approval from OCFA of architectural
plans.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF
ANY CERTIFICATE(S) OF OCCUPANCY:
28. A letter from the Landscape Architect shall be provided confirming that all
landscape has been installed in accordance with the approved plans.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED AT ALL TIMES:
29. Any activity outside the normal operational plan as described in the staff
report and applicant's letter of intent shall be subject to Section 9-3.547
Special activities requiring the applicant to submit an application at least
14 days prior to the scheduled activity.
Resolution 23-1 0-11-02
Mission Hacienda Inn Page 6
Conditions of Approval
October 11, 2023
30. The site shall not be rented, leased, subleased, or otherwise occupied for
purposes not specified by the applicant of this CUP application.
31. Any updates to the site or building which may be required by the Building
Code shall use materials consistent with the approved site plan.
32. The operators shall ensure that no illegal activity occurs on the premises.
33. The hotel room rentals shall be for minimum of 24-hour stays.
34. The hotel courtyard shall be closed to use before dusk and after 11 :00 PM
daily.