Ordinance Number 11291
ORDINANCE NO. 1129
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA, APPROVING CODE AMENDMENT (CA)
23-001 TO AMEND THE EL CAMINO SPECIFIC PLAN AND REZONE
(RZ) 23-001 TO CHANGE THE ZONING DESIGNATION OF THREE
PRIVATELY-OWNED AND FIVE CITY-OWNED PARCELS THAT ARE
PROPOSED TO BE ADDED TO THE SPECIFIC PLAN TO SPECIFIC
PLAN/PRECISE PLAN (ASSESSOR PARCEL NUMBERS 124-160-08,
-09, -10, -11, -12, -37, -51, -52) (APPLICANT: DAN ALMQUIST, CAMINO
CAPISTRANO OZ, LLC)
Whereas, Dan Almquist of Camino Capistrano OZ, LLC, 31791 Los Rios
Street, San Juan Capistrano, CA 92675 (the “Applicant”), has requested approval of
Architectural Control (AC) 23-003, Code Amendment (CA) 23-001, General Plan
Amendment (GPA) 23-002, Grading Plan Modification (GPM) 23-013, Rezone (RZ) 23-
001, Sign Program (SP) 23-006, Tentative Tract Map (TTM) 23-001, and Tree Removal
Permit (TRP) 23-012, for the El Camino Specific Plan Amendment, a Request to Amend
the 1.68-Acre El Camino Specific Plan (SP 22-01) to include an adjacent 5.61-acre area
comprised of privately-owned and City-owned parcels located between 31806 El Camino
Real and 31882 Camino Capistrano (APNs 124-160-08, -09, -10, -11, -12, -37, -51, and
-52); and the Forster & El Camino Mixed Use Project, a mixed-use project consisting of
95 apartment units and related amenities, a 3,865 sq. ft. restaurant, and a 3,100 sq. ft.
fitness center at 31878 Camino Capistrano (Assessor Parcel Numbers: 124-160-37, -51,
& -52); and
Whereas, SJC Performing Arts Center, 31791 Los Rios Street, San Juan
Capistrano, CA 92675 (the “Applicant”), has requested approval of Architectural Control
(AC) 23-004, Grading Plan Modification (GPM) 23-012, Historical & Cultural Landmark
Site Plan Review (SPR) 23-002, and Tree Removal Permit (TRP) 23-015, for the
Performing Arts Center Project, to construct a Performing Arts Center that would be
approximately 48,235 sq. ft., with a total of 450 seats, 350 seats in a main theater and
100 seats in a studio theater, which would be located on the eastern portion of the City-
owned Historic Town Center (HTC) Park addressed as 31872 and 31882 El Camino Real
(Assessor Parcel Numbers: 124-160-11, & -12). The Performing Arts Center would also
include a box office, restrooms, offices, storage area, and dressing rooms; and
Whereas, Camino Capistrano OZ, LLC, 31791 Los Rios Street, San Juan
Capistrano, CA 92675, are the owners of the real property located at Assessor Parcel
Numbers 124-160-37, -51, & -52; and,
Whereas, the City of San Juan Capistrano (“City”) is the owner of real
property located at Assessor Parcel Numbers 124-160-08, -09, -10, -11 -& 12 ; 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 is the lead agency for the proposed Project and has certified an EIR for the project
(see CC Resolution No. 25-09-16-01); and
2
Whereas, on August 27, 2025, the Planning Commission recommended
that the City Council certify the EIR, adopt the CEQA Findings of Fact, adopt the
Statement of Overriding Considerations, adopt the MMRP, and approve the above
entitlement applications; and
Whereas, on September 16, 2025, the City Council conducted a duly-
noticed public hearing on the EIR and Project, at which all persons wishing to testify were
heard; and
Whereas, the City Council continued consideration of the following
entitlement applications for the Performing Arts Center to a date uncertain: Architectural
Control (AC) 23-004, Grading Plan Modification (GPM) 23-012, Historical & Cultural
Landmark Site Plan Review (SPR) 23-002, and Tree Removal Permit (TRP) 23-015.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO DOES ORDAIN AS FOLLOWS:
SECTION 1. Recitals. The City Council hereby specifically finds that all of
the facts set forth in the Recitals of this Ordinance are correct and are incorporated herein
as if fully set forth.
SECTION 2. Findings – Code Amendment. Based on the entire record
before the City Council and all written and oral evidence presented, the City Council finds
that adoption of this Ordinance confirms with the General Plan and that Code Amendment
(CA) 23-001 shall be approved based upon the following findings pursuant to Municipal
Code Section 9-2.309 of Title 9, Land Use Code of the City of San Juan Capistrano:
1. The proposed Land Use Code Amendment conforms with the goals and
policies of the General Plan because it provides for the fulfilment of the
General Plan’s goals and policies, including, Land Use Goal 7, which
provides, “Enhance and maintain the character of neighborhoods,” and Land
Use Policy 7.2, which provides, “Ensure that new development is compatible
with the physical characteristics of its site, surrounding land uses, and
available public infrastructure.” The proposed code amendment would allow
for the amendment of the El Camino Specific Plan, which in turn would allow
for the development of the proposed project. Because the project is
compatible with the physical characteristics of the site and is served by public
infrastructure, the project would further enhance and maintain the character
of the existing neighborhood.
2. The proposed Land Use Code amendment is necessary to implement the
General Plan and to provide for public safety, convenience and/or general
welfare because the proposed amendment achieves the goals and policies
of the General Plan for the reasons listed above. Moreover, the proposed
Land Use Code Amendment provides for the public safety, convenience, and
general welfare because, among other things, it would provide for additional
commercial uses that can serve the adjacent and surrounding community;
and is located in proximity to the San Juan Capistrano train station.
3
3. The proposed Land Use Code amendment conforms with the intent of the
Development Code and is consistent with all other related provisions thereof
because it provides, specifically, that the project must conform to the project
established development standards and conforms with the amended El
Camino Specific Plan.
4. The proposed Land Use Code amendment is reasonable and beneficial at
this time because the City has received an application to create an amended
Specific Plan that allows for commercial and residential uses on underutilized
sites and would serve community needs, subject to approval of all required
entitlements.
SECTION 3. Findings – Rezone. Based on the entire record before the
City Council and all written and oral evidence presented, the City Council further finds
that adoption of this Ordinance confirms with the General Plan and that Rezone (RZ) 23-
001 shall be approved based upon the following findings pursuant to Municipal Code
Section 9-2.315(e) of Title 9, Land Use Code of the City of San Juan Capistrano:
1. The proposed zone change is consistent with the General Plan land use map
and applicable goals and policies because the proposed project consists of
an amendment to the Official Zoning Map to establish a "SP/PP" (Specific
Plan/Precise Plan) Zone District. As explained within the staff report, the
proposed project is consistent with goals and policies of the General Plan,
including the Land Use Element and Cultural Resources Element, and the
proposed Specific Plan would implement those goals and policies.
2. The proposed zone change is consistent with the corresponding General Plan
Land Use designations, as shown in Municipal Code Section 9-2.105, Table
2-1, Zoning Consistency Matrix, because Specific Plan/Precise Plan zoning
is consistent with the Specific Plan/Precise Plan and Specialty Park General
Plan Land Use designations.
3. The site of the proposed zone change is suitable for any of the land uses
permitted within the proposed zone district because the proposed land uses
comply with the land uses outlined in the amended Specific Plan. Future
development in the project area would be required to comply with the
amended Specific Plan.
4. The uses allowed by the proposed zone change are compatible with existing
and planned uses on surrounding properties and the community in general
because the proposed land uses would be compatible with the land uses
outlined in the amended Specific Plan.
5. The proposed zone change is reasonable and beneficial at this time because
the amended Specific Plan would allow for commercial development on
underutilized sites and would serve community needs. Further, the amended
Specific Plan discusses architectural design and site development standards
that would ensure quality development and compatibility with the city.
4
SECTION 4. AMENDMENTS TO THE EL CAMINO SPECIFIC PLAN 22-
01: The proposed amendment to the El Camino Specific Plan, and bearing the file number
as follows:
Code Amendment (CA) 23-001
is hereby approved, and hereby adopted by the City Council and incorporated as part of
this Ordinance as Exhibit A.
SECTION 5. CUSTODIAN OF RECORDS: The documents and materials
associated with this Ordinance 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.
SECTION 6. 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.
SECTION 7. SEVERABILITY: If any provision of this Ordinance or its
application to any person or circumstance is held to be invalid by a court of competent
jurisdiction, such invalidity has no effect on the other provisions or applications of the
Ordinance that can be given effect without the invalid provision or application, and to this
extent, the provisions of this Ordinance are severable. The City Council declares that it
would have adopted this Ordinance irrespective of the invalidity of any portion thereof.
SECTION 8. CERTIFICATION; PUBLICATION. The City Clerk shall
certify as to the adoption of this Ordinance and shall cause a summary thereof to be
published within fifteen (15) days of the adoption and shall post a Certified copy of this
Ordinance, including the vote for and against the same, in the Office of the City Clerk, in
accordance with Government Code Section 36933.
SECTION 8. EFFECTIVE DATE: This Ordinance shall take effect thirty (30)
days after its adoption.
PASSED, APPROVED AND ADOPTED this 7th day of October, 2025.
_____________________________________
TROY A. BOURNE, MAYOR
ATTEST:
_________________________
CHRISTY JAKL, CITY CLERK
5
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF SAN JUAN CAPISTRANO )
I, CHRISTY JAKL, City Clerk of the City of San Juan Capistrano, do hereby certify that
the foregoing is a true and correct copy of Ordinance No. 1129 which was regularly
introduced and placed upon its first reading at the Regular Meeting of the City Council on
the 16th day of September 2025 and that thereafter, said Ordinance was duly adopted
and passed at the Regular Meeting of the City Council on the 7th day of October 2025 by
the following vote, to wit:
AYES: COUNCIL MEMBERS: Farias, Hart, Campbell and Mayor Bourne
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
RECUSED: COUNCIL MEMBERS: Taylor
_____________________________________
CHRISTY JAKL, CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss AFFIDAVIT OF POSTING
CITY OF SAN JUAN CAPISTRANO )
I, CHRISTY JAKL, declare as follows:
That I am the duly appointed and qualified City Clerk of the City of San Juan Capistrano;
That in compliance with State laws, Government Code section 36933(1) of the State of
California, on the 18th day of September 2025, at least 5 days prior to the adoption of the
ordinance, I caused to be posted a certified copy of the proposed ordinance entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA, APPROVING CODE AMENDMENT (CA)
23-001 TO AMEND THE EL CAMINO SPECIFIC PLAN AND REZONE
(RZ) 23-001 TO CHANGE THE ZONING DESIGNATION OF THREE
PRIVATELY-OWNED AND FIVE CITY-OWNED PARCELS THAT ARE
PROPOSED TO BE ADDED TO THE SPECIFIC PLAN TO SPECIFIC
PLAN/PRECISE PLAN (ASSESSOR PARCEL NUMBERS 124-160-08,
-09, -10, -11, -12, -37, -51, -52) (APPLICANT: DAN ALMQUIST,
CAMINO CAPISTRANO OZ, LLC)
This document was posted in the Office of the City Clerk
________________________________
CHRISTY JAKL, CITY CLERK
San Juan Capistrano, California
6
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss AFFIDAVIT OF POSTING
CITY OF SAN JUAN CAPISTRANO )
I, CHRISTY JAKL, declare as follows:
That I am the duly appointed and qualified City Clerk of the City of San Juan Capistrano;
that in compliance with State laws, Government Code section 36933(1) of the State of
California.
On the 9th of October 2025, I caused to be posted a certified copy of Ordinance No. 1129,
adopted by the City Council on October 7, 2025, entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA, APPROVING CODE AMENDMENT (CA)
23-001 TO AMEND THE EL CAMINO SPECIFIC PLAN AND REZONE
(RZ) 23-001 TO CHANGE THE ZONING DESIGNATION OF THREE
PRIVATELY-OWNED AND FIVE CITY-OWNED PARCELS THAT ARE
PROPOSED TO BE ADDED TO THE SPECIFIC PLAN TO SPECIFIC
PLAN/PRECISE PLAN (ASSESSOR PARCEL NUMBERS 124-160-08,
-09, -10, -11, -12, -37, -51, -52) (APPLICANT: DAN ALMQUIST,
CAMINO CAPISTRANO OZ, LLC)
This document was posted in the Office of the City Clerk
________________________________
CHRISTY JAKL, CITY CLERK
San Juan Capistrano, California
7
EXHIBIT A
AMENDED EL CAMINO SPECIFIC PLAN
Amendment #1 Adopted October 7, 2025
Originally Adopted August 2022
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ACKNOWLEDGMENTS
Mayor and City Council
Troy Bourne, Mayor
John Campbell, Mayor Pro Tem
Sergio Farias, City Councilmember
Howard Hart, City Councilmember
John Taylor, City Councilmember
Planning Commission
Darren Fancher, Chair
Jeff Moore, Vice-Chair
Stan Braden, Commission Member
Tami Wilhem, Commission Member
Ted Rosenfeldt, Commission Member
Planning and Zoning
Joel Rojas, Development Services Director
Paul Garcia, Principal Analyst
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
Inclusionary Housing Requirement
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 - Originally Adopted August 2022
D. Development Plans - Amendment #1
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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
1
chapter
1 Adopted October 2025El Camino Specific Plan
1
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 for the future residential,
commercial, restaurant, office, and park uses.
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.
The ECSP was originally adopted in August
2022. Amendment #1 encapsulates an
expanded area as described further herein
with the intent to guide development of these
additional properties contiguous to the area
originally covered in the previously adopted
Specific Plan (Refer to Exhibit I-2: Specific Plan
Boundary Map).
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 13
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
2El Camino Specific PlanAdopted October 2025
1
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 7.1 acre ECSP would
allow the development of up to approximately
19,271 square feet of Retail/Restaurant,
approximately 12,480 square feet of Office,
approximately 112,000 square feet of Parking
Structure, approximately 4,294 square feet of
Quality Restaurant, approximately 3,100 square
feet of Fitness, approximately 107,499 square
feet (95 units) of residential, approximately
3,271 square feet of residential clubhouse/
leasing, and approximately 48,235 square feet
of Theater/Performing Arts as shown in Table
1.1. below.
Land Use Size (Square Footage)
Retail/Restaurant 19,271
Office 12,480
Parking Structure 112,000
Fitness 3,100
Residential 107,499 (95 units)
Theater/Performing Arts Center 48,235
Table 1.1: Land Use Type Summary
Downtown Central Business District
3 Adopted October 2025El Camino Specific Plan
1
Planning Area Character
The ECSP project is located in the City of
San Juan Capistrano, CA (see Figure 1-1). The
project encompasses approximately 7.1 acres
of land and is generally located between Old
Mission Road to the north, the Mercado Village
property to the south, a number of properties
that front onto Del Obispo Street the east, and
El Camino Real and Camino Capistrano to the
west.
In total, the ECSP includes the following
Assessor’s Parcel Numbers:
Privately Owned
APNs 124-160-55, a portion of 124-160-57, 124-
160-62, 124-160-63, 124-160-37, 124-160-51, and
124-160-52.
Publicly Owned
APNs 124-160-08, 124-160-09, 124-160-10, 124-
160-27, 124-160-11 and 124-160-12.
The project site currently contains the Camino
Real Playhouse and associated surface parking
lot, the Historic Town Center Park, and vacant,
previously developed land. The Camino Real
Playhouse is located on the northern portion
of the Project site, at Old Mission Road and El
Camino Real. The Historic Town Center Park is
located south of the Camino Real Playhouse
and the Blas Aguilar Adobe, in the central
portion of the Project Site. South of the Historic
Town Center Park is vacant but previously
developed site, which borders the Mercado
Village property and Egan House further to
the west. The ECSP boundaries are shown in
Figure 1-2.
Figure I-1: Regional Map
NTS
4El Camino Specific PlanAdopted October 2025
1
Figure I-2: Specific Plan Boundary Map
LEGEND
Specific Plan
Boundary
NTS
LEGEND
Specific Plan
Boundary
Originally Adopted
Specific Plan Area
Amendment #1
Area
NTS
5 Adopted October 2025El Camino Specific Plan
1
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 an individual yet comprehensively designed development with varying
architectural themes that build upon and seamlessly blend into the downtown environment.
New employment opportunities are provided to allow for downtown living, while 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 residential, commercial, restaurant, office uses, and specialty park facilities 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;
6. Provide a stand-alone regulatory instrument that will entitle the project entirely without
the need for future hearings and entitlements.;
7. Deliver new housing opportunities to allow for downtown living; and
8. Build upon the City’s culture by providing a new theatre in support of performing arts and
entertainment.
Conceptual imagery of development within the ECSP
6El Camino Specific PlanAdopted October 2025
1
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 Infrastructure
This section focuses on the circulation and infrastructure systems that will support the future
development.
Section 4: Public Services
This 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 - Originally Adopted August 2022
Appendix C includes development plans from the original approval for the ECSP from
August 2022.
Appendix D: Development Plans - Amendment #1
Appendix D includes development plans for Amendment #1 for the ECSP.
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LAND USE AND DEVELOPMENT STANDARDS/ REGULATIONS
2
chapter
2
9 Adopted October 2025El Camino Specific Plan
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.
Mixed-Use Residential/Commercial
(MU R/C)
The Mixed-Use Residential/Commercial zone
district is intended to provide flexibility for the
development of commercial and residential
development with accompanying parking
facilities. The mix of uses is allowed in either a
horizontal or vertical mixed-use configuration
at a density of up to 40 dwelling units per acre.
Non-residential uses would allow for fitness,
office, and other types of complementary uses.
The non-residential portion of the mixed-use
development is permitted at a maximum floor
area ratio of 1.0.
2
10El Camino Specific PlanAdopted October 2025
Camino Commercial (CC)
The Camino Commercial zone district is
intended to provide for a variety of retail and
service-oriented business activities serving
a community-wide area and population, as
well as broader market area. The maximum
intensity of the development is a floor area
ratio of 0.5.
Specialty Park (SP)
The Specialty Park zone district captures the
Historic Town Center Park and the Blas Aguilar
Adobe, which is intended to provide informal
recreation, maintenance/support facilities, a
performing arts center, and cultural uses. It
is envisioned to serve as an expansion of the
cultural heart of the community and provide
focus on indoor and outdoor arts-related
uses, complementing nearby downtown
restaurants, employment, and other cultural
uses, including a performing arts center. The
maximum intensity of the development is a
floor area ratio of 1.1.
2
11 Adopted October 2025El Camino Specific Plan
Figure II-1: Zone District Map
LEGEND
Specific Plan
Boundary
NTS
Mixed-Use Office/
Commercial
Specialty Park District
Mixed-Use Residential/
Commercial
Camino Commercial
District
LEGEND
Specific Plan
Boundary
NTS
Mixed-Use Office/
Commercial
Specialty Park District
Mixed-Use Residential/
Commercial
Camino Commercial
District
2
12El Camino Specific PlanAdopted October 2025
LEGEND
Specific Plan
Boundary
NTS
Figure II-2: Site Plan Concept
LEGEND
Specific Plan Boundary
NTS
Ortega Hwy & El Camino Real Mixed Use Project
Historic Town Center Park
Blas Aguilar Adobe
Forster & El Camino Mixed Use Project
San Juan Performing Arts Center
2
13 Adopted October 2025El Camino Specific Plan
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
MU
R/C CC SP Notes
Accessory Uses and Structures
Incidental to the Operation of a
Permitted Use
-A -P
Brewpubs, Microbreweries,
Distilleries, Wineries, and Wine
Tasting
P P P P
Convenience Services P P 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 P P P Eating and drinking with or without alcohol,
and restaurant without drive-through.
Financial Services Uses P P P -Includes banks, savings and loan
associations, and credit unions.
Home Businesses -A --Subject to SJCMC Section 9-3.523, Home
Business.
Office Uses P P --
Includes business, professional, real estate,
travel agencies, publishing, interior design,
vehicle leasing and/or rental, and similar
office uses.
Outdoor Amphitheater ---P
Parking Lot/Structure
(private and public)P P --
Parks (public)---P
Passive Recreational Facilities ---P
Includes museums, private clubs and lodges,
libraries, and performing arts theaters
(except drive-ins).
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14El Camino Specific PlanAdopted October 2025
Use MU
O/C
MU
R/C CC SP Notes
Recreation and Leisure Uses
(without outdoor facilities)P P --
Includes bowling lanes, ice and roller skating
rinks, skate parks, athletic/health clubs, and
recreation centers.
Residential Dwelling Units
(multiple-family, townhouses,
condos)
C P --May be in horizontal or mixed-use
configuration.
Retail Sales
(general)P P 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 P 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 A A A
Includes office cafeterias, delicatessens,
snack bars, newsstands, mail services, and
other small-scale accessory retail uses.
Storage and Display (outside)A A A A Subject to SJCMC Section 9-3.549 Storage
and Display.
Clubhouse, Tennis/Sport Courts,
Swimming Pools, and Similar
Improvements
-A -P
Notes:
- = Not Permitted
P = Principal use permitted by right
A = Accessory use permitted by right
C = 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.
Table 2.1: Use Table (Cont.)
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15 Adopted October 2025El Camino Specific Plan
Table 2.2: Development Standards
Development Standards
Table 2.2 contains development standards by zone district that shall apply to all development within the ECSP.
MU O/C MU R/C CC SP 4
Maximum Lot Coverage 50%35%30%100%
Maximum FAR 2.0 1.0 0.5 1.1
Maximum Density -40 du/ac --
Maximum Height 1, 3 42 ft 53 ft 32 ft 65 ft
Minimum Setbacks 2, 5
Front 4 ft 40 ft 30 ft 0 ft
Side 2 ft 20 ft 10 ft
5 ft; 0 ft when
adjacent to parking
or street
Rear 18 ft 50 ft 0 ft
5 ft; 0 ft when
adjacent to parking
or street
Minimum Private Open Space -60 sf/du --
Minimum Common Open Space -225 sf/du --
Minimum Landscape 10%5%10%0%
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.
3 Building height is the vertical distance from finished grade adjacent to the structure to the highest point of the structure above.
Chimneys, finials, tower elements, steeples, roof elements, and other architectural projections/features (rooftop or otherwise) are
not included in determining building height. When a basement, subterranean area, or subterranean garage is proposed, building
height is measured from finished grade above the basement, subterranean area, or subterranean garage to the highest point of
the structure above, excluding architectural projections.
4 Any future improvements proposed at the Blas Aguilar Adobe properties (APN 124-160-08 and 124-160-08) are required to adhere to
the Community Park (CP) District zoning requirements of Municipal Code Title 9, Chapter 3, Article 3, Section 9-3.309.
5 Setbacks are measured from buildings/structures from adjacent property lines, and not surface easements (i.e. Forster Street).
- = Not Applicable
ROOF/
ATTICBUILDING
HEIGHT 3,4
STORY
HIGHEST
FINISHED
GRADE
BASEMENT/
SUBTERRANEAN GARAGE/
SUBTERRANEAN AREA
FORSTER ST
Figure II-3: Building Height
2
16El Camino Specific PlanAdopted October 2025
Land Uses Minimum Parking Ratio
Brewpubs, Microbreweries, Distilleries,
Wineries, and Wine Tasting 1 1 space/100 sf of dining or drinking area
Convenience 1 space/300 sf
Eating and Drinking Establishments 1 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
Passive Recreational Facilities 2 No parking required
Residential Dwelling Units 3, 4 1.48 spaces/unit (includes guest)
Service Use (incl. Fitness uses) 5 1 space/300 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.
2 Parking for the performing arts center will be provided at the parking structure to be constructed as part of the ECSP as well
as at existing downtown public parking facilities within the vicinity. Performing arts center parking demand will be higher in the
evening, complementing the daytime parking use of the commercial and office uses.
3 A minimum of 50% of required residential parking shall be covered. Up to 50% of required residential parking may be in covered
tandem configurations.
4 Where a Clubhouse is proposed as an accessory use to a residential use, no parking is required.
5 Minimum parking ratio requirements may be reduced up to 50% where the intended use will serve both the public and adjacent
residential uses.
Table 2.3: Parking Requirements
In addition to the above parking requirements, a shared 205-space parking structure is proposed
as part of the project located at Old Mission Road and El Camino Real. The parking structure
will provide the majority of parking for the performing arts center. Following the City’s Park
Once strategy, it is also anticipated that City residents and visitors may park at various locations
throughout the downtown. Parking demand for the performing arts center is expected to be
reduced from what ordinarily might be required due to proximity to transit facilities and the use
of ridesharing.
In addition, existing on-street parking is also available along portions of the project frontages at
Old Mission Road, El Camino Real, and Camino Capistrano; and the project is proposing twelve
(12) additional angled spaces along the Forster Street extension. 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.
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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17 Adopted October 2025El Camino Specific Plan
Fencing and Walls
The following section outlines fencing and walls standards which apply to the individual zone
districts of 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.
Table 2.4: Fencing Requirements
Mixed-Use Office/Commercial 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 Old Mission Road and El Camino Real.
2. Fencing and walls with 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.
Mixed-Use Residential/Commercial District
Location and Height
1. Fencing and walls with pilasters are permitted up to 6’-0” along the Mixed-Use Residential/ Commercial District perimeter, except for adjacencies to the Specialty Park District.
2. Fencing and walls up to 6’-0” internal to the property are permitted for the purposes of providing safety and security of access and common areas.
3. Retaining walls internal to the property necessary to support the proposed develop are permitted.
Camino Commercial District
Location and Height
1. Low fencing and walls up to 3’-6” are permitted along the front (Camino Capistrano) and side (Forster Street) yard property lines and within the setback areas on Camino Capistrano and Forster Street.
2. Fencing and walls with pilasters are permitted up to 6’-0” along the side yard located at the southern proportion of the District, except that the existing Egan House wall located along Camino Capistrano may remain.
Specialty Park District
Location and Height
1. Fencing and walls are permitted up to 6’-0” along the side yard at the northern property line and the rear yard at the eastern property line.
2. Retaining walls, fencing or accent/feature walls, monument walls, and architectural features, such as an entry arbor, integrated into fencing and accent/feature walls internal to the property necessary to support the proposed development are permitted.
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18El Camino Specific PlanAdopted October 2025
Inclusionary Housing Requirement
Residential development within the ECSP is required to include 15% of the housing units as
affordable to Very Low Income (VLI), Low Income (LI), and Moderate Income (MI) households.
Any fractional number of inclusionary housing units shall be rounded up. The recordation of
covenants will require all the affordable units to be affordable for 30 years. All affordable units
shall be distributed in accordance with the City’s 6th cycle RHNA as follows:
43% ‐ VLI Households, as identified in California Health and Safety Code Section (CHSCS) 50105
28% ‐ LI Households, as identified in CHSCS 50079.5
29% ‐ MI Households, as identified in CHSCS 50093
Priority for the affordable units shall be governed by a household’s income and a preference for
households and individuals which reside or work within the City of San Juan Capistrano.
This affordable housing requirement is in place to increase the availability of housing units that
are affordable to VLI, LI or MI households in the City. Furthermore, this requirement fosters and
encourages the private sector to join the City and nonprofit sectors to further the goals of the
City’s Housing Element.
During the review process for a proposed residential or mixed-use development project, the City
Council and developer may negotiate the provisions of the final Inclusionary housing requirement
both in terms of actual units constructed versus the payment of in-lieu fees and any deviation
from the household income distributions identified above. State requirements, and equitable
distribution of constructed RHNA units in the city will be considered as part of the negotiation.
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CIRCULATION AND INFRASTRUCTURE
3
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Adopted October 2025El Camino Specific Plan
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21
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 Circulation
Regional 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. Old Mission Road 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 two vehicular
entrance/exit points to existing local roads.
For the ECSP area closest to Old Mission Road,
primary vehicular access is provided along El
Camino Real, south of the Old Mission Road
intersection. For the ECSP area closest to the
El Camino Real and Forster Street intersection,
primary vehicular access is provided via
Camino Capistrano and Del Obispo Street.
As part of the ECSP, an east-west extension of
Forster Street is proposed to connect between
the existing intersection of El Camino Real/
Forster Street and Del Obispo Street in
order to enhance vehicular and pedestrian
Circulation and Infrastructure
connectivity within the ECSP area and provide
access for the performing arts center. The
Forster Street extension right-of-way will be
26-feet wide and include one vehicular travel
lane in each direction, will include a sidewalk
connection, and will include up to twelve (12)
angled parking spaces. Easements for public
pedestrian access and utilities will also be
provided at the Forster Street extension.
Pedestrian Circulation
The ECSP area is envisioned as a pedestrian-oriented
development, with an integrated on-site and off-
site pedestrian circulation system that enhances
connectivity. On-site pedestrian walkways provide
connections between buildings, parking areas,
and common open space areas. Sidewalks at the
Forster Street extension will connect to existing
sidewalks on Camino Capistrano and Del Obispo
Street. Off-site pedestrian walkways are provided
along Old Mission Road and El Camino Real (see
Figure III-1).
Americans with Disabilities Act (ADA)-
compliant access pathways both on and off-
site will be provided throughout the ECSP area.
Integrated pedestrian circulation enhances connectivity in the area
El Camino Specific PlanAdopted October 2025
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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
Adopted October 2025El Camino Specific Plan
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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 Old Mission Road
and Del Obispo Street, while Class bike II lanes
are existing along Camino Capistrano north of
Old Mission Road 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.
Transit
The 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).
Downtown public parking structure
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 during the daytime and performing
arts center in the evening, while also providing
additional publicly accessible parking spaces for
the downtown, including Historic Town Center Park
and the performing arts center users. Following
the City’s Park Once strategy, it is anticipated that
visitors may park at various locations throughout
the downtown. Parking demand for the performing
arts center is expected to be reduced from what
ordinarily might be required due to proximity to
transit facilities and the use of ridesharing. Surface
parking is also proposed to service the commercial/
retail and office uses.
To support the Camino Commercial and Mixed-
Use Residential/Commercial Districts, surface
parking is provided which wraps the perimeter of
these districts. Parking configurations include tuck
under, tandem, parallel, and perpendicular space
configurations. Parking for the residential units will
be specifically marked and designated. Additionally,
the twelve (12) angled parking spaces incorporated
along the Forster Street extension are intended
to satisfy project parking requirements and serve
as short-term parking for the fitness center,
restaurant, and residential uses. The angled parking
spaces along Forster Street and drop-off area at the
performing arts center are conceptual in nature and
subject to final City Engineer review and approval.
El Camino Specific PlanAdopted October 2025
3
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Figure III-2: Parking
LEGEND
Specific Plan
Boundary
NTS
Public Surface Parking
Public Structure Parking
ECSP Public Structure Parking
P1
P2
P
Adopted October 2025El Camino Specific Plan
3
25
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 new and 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 water demands will be supplied
via a network of new and existing water lines.
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 Old Mission Road and El Camino Real.
Additional upgrades and improvements to
fulfill capacity requirements will be made in
Camino Capistrano and Del Obispo Street.
The water demands for the ECSP area will be
supplied via the water main extension along
with existing water lines in the vicinity. As each
project is designed, the development applicant
will coordinate with both Santa Margarita Water
District and Orange County Fire Authority to
ensure appropriate water system design.
Similarly, the properties within the ECSP area will
be served by new sewer improvements that will be
interconnected to the existing system. This will include
a series of new gravity lines, with manholes and
cleanouts, and monitoring manholes where sewer
lines transition from private to public infrastructure.
Additional 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 on-site detention/
retention and 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) for each project within the ECSP 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 several
phases. 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 each development 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
projects within the ECSP area. Modular Wetlands
Systems (MWS) are proposed for the projects as
permanent Best Management Practices (BMP)
for water quality. A stormwater detention system
is also included in the Mixed-Use Residential/
Community zone district due to capacity issues
of the first downstream storm pipe that conveys
runoff from the property to the City’s storm drain
main line. It is also anticipated that the Specialty
Park zone district would warrant a stormwater
detention system. No stormwater detention is
proposed in the Camino Commercial and Mixed-
Use Office/Commercial zone districts, as historic
flows are maintained.
El Camino Specific PlanAdopted October 2025
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Figure III-3: Water Plan
P/L
P/L
P/L
PROPOSEDWATER MAIN(HIGH PRESSURESYSTEM)
PROPOSED WATER MAIN(HIGH PRESSURE SYSTEM)
PR. WATER/FIRE SERVICE
PR. WATER/FIRESERVICE
PR. WATER/FIRESERVICE
PR. WATERSERVICE
PR. FIRESERV.
P/L
PR. WATERSERVICE
PROPOSEDPRS
PROPOSED WATER MAIN(HIGH PRESSURE SYSTEM)
EX. 8" WATER MAIN TOREMAIN IN PLACE
EX. 8" WATER MAIN TOREMAIN IN PLACE
EX. 6" WATER MAIN TOREMAIN IN PLACE
EX. FH TO BE CONNECTEDTO PROPOSED WATER MAIN
8/14/2025
LEGEND
Existing Water Line
NTS
Proposed Water LineExisting Fire Hydrant
Proposed Fire Hydrant
Adopted October 2025El Camino Specific Plan
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Figure III-4: Wastewater Management Plan
8/14/2025
LEGEND
Existing Water Line
NTS
Proposed Water LineExisting Fire Hydrant
Proposed Fire Hydrant
El Camino Specific PlanAdopted October 2025
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LEGEND
Existing Storm Drain
NTS
Proposed Storm DrainExisting Storm Manhole
Proposed Storm Manhole
Figure III-5: Stormwater Management Plan
8/14/2025
Proposed BMP
Adopted October 2025El Camino Specific Plan
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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 Gas
Gas 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. The ECSP includes
improvements at the El Camino Real and
Forster Street intersection and an easement for
public access and utilities at the Forster Street
extension to Del Obispo Street. The Forster
Street extension to Del Obispo will be 26-feet
wide and will include the aforementioned
utility easement, which includes a water line
to service the adjacent Mixed-Use Residential/
Commercial zone district. Additionally, the
SMWD will require easements to facilitate the
buildout of the ECSP area.
Phasing
Due to individual ownerships, the ECSP area
will be constructed in phases. As illustrated in
Figure III-6, the phased approach represents a
reasonable approach to connecting to services
and infrastructure within the ECSP area. In
some cases, a property owner may wish to
develop the identified phase concurrently or in
a different order than anticipated. This will be
permitted, provided all public improvements
needed to support the proposed development
are completed and that required circulation is
provided for secondary access.
El Camino Specific PlanAdopted October 2025
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Figure III-6: Project Areas
LEGEND
Specific Plan
Boundary
NTS
Project Area
LEGEND
Specific Plan
Boundary
NTS
Project Area 1
Project Area 3
Project Area 2
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PUBLIC FACILITIES
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Adopted October 2025El Camino Specific Plan33
4
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
El Camino Specific PlanAdopted October 2025
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Blas Aguilar Adobe
Parks and Open Space
The existing Historic Town Center Park is
incorporated within the central portion 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. The Historic Town Center
Park and Blas Aguilar Adobe will continue
to be publicly accessible and existing park
uses will be continued forward. The Historic
Town Center Park acts as the heart of the
downtown area and the proposed residential
and commercial uses will provide additional
eyes on the park, adding to park safety. No
development plans are proposed for the Blas
Aguilar Adobe parcel. Historic Town Center Park
will provide pedestrian connections between
the two bookend development projects along
El Camino Real.
A variety of common open space amenities
are proposed within the ECSP area, as well as
a variety of publicly accessible but privately
maintained pocket plaza and paseo.
A proposed performing arts center will allow
improvement of land within the Historic Town
Center Park to enhance opportunities for
community culture and interaction through
events and performances available to the
public.
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 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.
Mission San Juan Capistrano
Adopted October 2025El Camino Specific Plan35
4
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.
Library
Library 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.
Other Public Services
As 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
El Camino Specific PlanAdopted October 2025
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5
ADMINISTRATION
AND
IMPLEMENTATION
chapter
Adopted October 2025El Camino Specific Plan39
5
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.
Adjustments
During the implementation of the ECSP,
the need may arise to make revisions and/or
modifications to the development projects
that are 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.
See Appendix C for approved ECSP project
development plans originally adopted in
August 2022. See Appendix D for approved
ECSP project development plans - Amendment
#1 adopted in October 2025.
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
El Camino Specific PlanAdopted October 2025 40
5
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 Review
The ECSP addresses land uses, development
standards, and types of development proposed,
as well as streets and infrastructure anticipated to
serve the area. The original Specific Plan adopted
in October 2022 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).
As part of El Camino Specific Plan Amendment
#1, a detailed description of the project was
evaluated in a Final Environmental Impact
Report (FEIR) for the ECSP. Under the California
Environmental Quality Act (CEQA), the FEIR
has assessed the potential direct and indirect
environmental effects associated with the land
use program described in the ECSP.
Although the EIR is a separate document, the
environmental review process has been an integral
component of the planning process to ensure that
the ECSP minimizes environmental impacts. This
approach enables the City to comprehensively
evaluate the cumulative impacts of the ECSP and
consider alternatives and mitigation measures
prior to the adoption of the ECSP.
Development within the ECSP area shall comply
with all conditions of approval and mitigation
measures identified in the certified Specific
Plan EIR (EIR SCH No. 2023100025) and any
subsequent CEQA document (e.g., Addendum,
Mitigated Negative Declaration, Subsequent EIR,
or Supplemental EIR). The ECSP EIR is intended
to expedite the processing of future projects that
are consistent with the ECSP. If, when considering
subsequent development proposals, the City
determines that the proposed development will
not result in new effects or require additional
mitigation, the City can approve the project
without additional environmental review
(California Government Code Section 65457 and
CEQA Guidelines Section 15182). However, if there
are significant modifications to the approved
ECSP that the City concludes may result in new
impacts, any additional environmental review
need focus only on those specific areas or topics
affected by the modification.
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APPENDICES
Adopted October 2025El Camino Specific Plan43
A
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 as future developments come
forward. 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
El Camino Specific PlanAdopted October 2025 44
A
»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.
»Private open space may include recreational
facilities, such as pools and outdoor kitchens.
»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 Old Mission Road and
Camino Capistrano.
»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
Adopted October 2025El Camino Specific Plan45
A
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 for Mixed-Use and Camino
Commercial zone districts 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 for the Mixed-Use and Camino
Commercial zone districts 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.
»Architectural styles in the Specialty Park zone district
should be creative and unique in order to emphasize
special use in the Historic Town Center. This may
be accomplished through using a modern style
while acknowledging the juxtaposition between
the Historic Blas Aguilar Adobe and surrounding
Historic Town Center architecture.
b. Historic Compatibility
The Historic Blas Aguilar Adobe is located within the ECSP
area and no changes are proposed to this structure. 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.
Light fixture is evocative of agrarian
history of San Juan Capistrano
Architectural style influenced by Spanish
Mission style
El Camino Specific PlanAdopted October 2025 46
A
»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.
»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, verandas, and or porches 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.
»Trellises 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.
High-quality Spanish roof tile is
complementary to architectural theme
Pedestrian scale and visual interest is
created through use of pergola and vines
Adopted October 2025El Camino Specific Plan47
A
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.
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.
Muted color hues and contextually
appropriate materials
Windows incorporate complementary
coloring and overall architectural theme
of building
El Camino Specific PlanAdopted October 2025 48
A
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).
An automatic irrigation system shall irrigate all
landscape areas; all the trees to be irrigated via
separate, dedicated bubbler circuits, and 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, and common open space areas.
»Incorporate decorative paving materials at public
pedestrian walkways and public/private common
open space areas to enhance visual character. Where
adjacent to the Blas Aguilar Adobe along El Camino
Real, decomposed granite or other similar material is
appropriate for the public pedestrian walkways. The
decomposed granite pedestrian path will meander
along the front of the Historic Town Center park to
be organic in nature and not adjacent to El Camino
Real Road.
»Incorporate adequate protection of hardscape
surfaces when located adjacent to planting areas
through use of root barriers or similar buffering
material.
Decorative paving materials enhance
pedestrian walkways
Low water-use plant varieties are
appropriate to the local climate zone
Adopted October 2025El Camino Specific Plan49
A
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 within
the ECSP.
»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.
Signage provides individualized
character and enhances building finish
El Camino Specific PlanAdopted October 2025 50
A
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Adopted October 2025El Camino Specific Plan51
B
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 provide additional housing
opportunities, which will increase the customer base and in turn support commercial/retail,
restaurant, and retail uses, thereby increasing the City’s property tax and city sales tax receipts.
The addition of the performing arts center within the ECSP area will attract both members
of the community and individuals from outside the community that will also improve the
generation of sales tax, property tax, and hotel occupancy tax in the City.
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.
»Cultural Resources Element
»Community Design Element
»Growth Management Element
»Parks and Recreation Element
»Public Services and Utilities Element
»Floodplain Management Element
»Environmental Justice Element
El Camino Specific PlanAdopted October 2025 52
B
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.
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. The existing Historic Town Center Park is located within
the ECSP area and will continue to be maintained as publicly accessible open space.
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. The addition of the performing arts center within the ECSP area will serve
community needs and encourage the retention and expansion of business in the downtown.
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.
Adopted October 2025El Camino Specific Plan53
B
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.
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 ECSP allows for multi-family development in a mixed-use configuration that will provide
new housing opportunities within the downtown area. A range of unit types and sizes are
provided that will create a variety of price points for future residents. The project also includes
a complementary mix of non-residential uses including commercial/retail, restaurant, and
office.
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.
El Camino Specific PlanAdopted October 2025 54
B
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.
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 ECSP allows for multi-family development in a mixed-use configuration that will provide
new housing opportunities within the downtown area and is located near existing transit
facilities. A range of unit types and sizes are provided that will create a variety of price points
for future residents. The project also includes a complementary mix of non-residential uses
including commercial/retail, restaurant, and office.
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. Implementation of the ECSP will remove governmental constraints
to allow for the development of new housing within the City, which includes a range of units
and price points to meet community housing needs.
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.
Adopted October 2025El Camino Specific Plan55
B
4.4: Provide and maintain an adequate level of services and facilities in all areas of the City.
Consistency Discussion:
The ECSP allows for multi-family development in a mixed-use configuration that will provide
new housing opportunities within the downtown area and is located near existing transit
facilities. Future development within the ECSP area will be professionally managed and
maintain a high-quality environment for residents and visitors to live, work, and play. The
project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office.
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.
Consistency Discussion:
The project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office. New residential development within the ECSP will comply with
local, state, and federal laws related to equal opportunity and prohibition of discrimination of
housing.
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 (Old Mission Road 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. As part of the
project, Forster Street will be extended to the east to connect to Del Obispo Street, thereby
enhancing the circulation system within the downtown area. As part of the EIR, the project
will be evaluated on potential level of service issues and adhere to any applicable mitigation
measures governing development activities.
El Camino Specific PlanAdopted October 2025 56
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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.
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 Old Mission Road (Ortega Highway) and El Camino Real that
will improve vehicular and non-vehicular safety.
Adopted October 2025El Camino Specific Plan57
B
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.
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.
El Camino Specific PlanAdopted October 2025 58
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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.
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.
Adopted October 2025El Camino Specific Plan59
B
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. As part of the EIR process, the project will be evaluated
on potential air quality and other relevant issues and adhere to any applicable construction
mitigation measures governing development activities.
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.
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.
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B
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. The existing Historic Town Center Park is located within the ECSP area and will
continue to be maintained as publicly accessible open space.
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. As part of the project EIR, ecological and biological
resources will be analyzed to determine if the project will create any potential impacts.
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.
Adopted October 2025El Camino Specific Plan61
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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. The Blas Aguilar Adobe is located within
the ECSP area and no development plans or modifications are proposed; therefore it will be
protected in-place.
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.
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. The Blas Aguilar Adobe
is located within the ECSP area and no development plans or modifications are proposed;
therefore it will be protected in-place.
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.
El Camino Specific PlanAdopted October 2025 62
B
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. As part of the EIR process, the project will be evaluated on potential air quality
issues and adhere to any applicable construction mitigation measures governing development
activities.
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.
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. As part of the EIR process, the project will be evaluated on potential noise issues
and adhere to any applicable construction mitigation measures governing development
activities.
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.
Adopted October 2025El Camino Specific Plan63
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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. As part of the EIR process, the project will be evaluated on potential noise issues
and adhere to any applicable construction mitigation measures governing development
activities.
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.
Consistency Discussion:
The ECSP area contains the Historic Town Center Park and the Blas Aguilar Adobe. Development
within the ECSP area will maintain access to these public facilities for residents and visitors
and will support nearby existing cultural resources, including Mission San Juan Capistrano.
Development within the ECSP area will maintain access to public facilities by visitors and
will support nearby existing cultural resources, including Mission San Juan Capistrano.
Development impact fees will be paid to accommodate new demand for parks by development
within the ECSP area. The ECSP will adhere to construction mitigation measures governing
development activities as identified by the EIR should cultural or paleontological resources be
discovered. No development plans or modifications are proposed for the historic Blas Aguilar
Adobe; and will therefore be protected in-place.
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.
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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.
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.
Adopted October 2025El Camino Specific Plan65
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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 within the ECSP and 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.
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.
El Camino Specific PlanAdopted October 2025 66
B
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 within the central portion of 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. The ECSP will also allow for a future performing arts center to be constructed
at the eastern edge of the Historic Town Center Park. The performing arts center will provide
opportunities for community events and performances accessible to the public.
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.
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.
Adopted October 2025El Camino Specific Plan67
B
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. The ECSP also includes provisions for community facilities for residents and visitors of
the area including recreational facilities and retail establishments.
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.
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 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.
El Camino Specific PlanAdopted October 2025 68
B
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.
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.
Adopted October 2025El Camino Specific Plan69
B
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.
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.
El Camino Specific PlanAdopted October 2025 70
B
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.
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.
Adopted October 2025El Camino Specific Plan71
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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.
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.
El Camino Specific PlanAdopted October 2025 72
B
Consistency Discussion:
The project is comprised of a complementary mix of non-residential uses including commercial/
retail, restaurant, and office. The ECSP allows for multi-family development in a mixed-use
configuration that will provide new housing opportunities within the downtown area. A range
of unit types and sizes are provided that will create a variety of price points for future residents.
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. The ECSP allows for multi-family development in a mixed-use
configuration that will provide new housing opportunities within the downtown area. A range
of unit types and sizes are provided that will create a variety of price points for future residents.
No long-term residents will be displaced within the ECSP area as no residential uses currently
exist.
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.
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.
Adopted October 2025El Camino Specific Plan73
B
Consistency Discussion:
The project includes 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 within 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.
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.
El Camino Specific PlanAdopted October 2025 74
B
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 within 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.
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. The ECSP allows for multi-family development in a mixed-use configuration that will
promote walking by providing commercial/retail, restaurant, office, and other business uses.
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.
Adopted October 2025El Camino Specific Plan75
B
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.
El Camino Specific PlanAdopted October 2025 76
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Adopted October 2025El Camino Specific Plan77
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DEVELOPMENT PLANS
Development Plans for the El Camino Specific Plan area are included in Appendix C - Originally
Adopted August 2022.
Adopted October 2025El Camino Specific Plan
D
DEVELOPMENT PLANS
Development Plans for the El Camino Specific Plan area are included in Appendix D - Development
Plans - Amendment #1.
08/08/25ENTITLEMENT PACKAGEFORSTER & EL CAMINOSAN JUAN CAPISTRANO, CALIFORNIACamino Capistrano OZ, LLC
SHEET INDEX:1.COVER SHEET2.SHEET INDEXLANDSCAPE PLANS3.MASTER OVERALL SITE PLAN4.OVERALL CONCEPTUAL LANDSCAPE PLAN5.OVERALL FENCE & WALL PLAN6.ACCESSIBILITY PLAN7.EXISTING TREE PLAN8.ARRIVAL CIRCLE AND RESTAURANT9.FORSTER RESTAURANT ELEVATIONS10. FORSTER RESTAURANT FLOOR PLAN11. FORSTER RESTAURANT EGRESS PLAN12. FORSTER RESTAURANT RENDERINGS13. FORSTER RESTAURANT PLANT CHARACTER14. FORSTER STREET & RENDERINGS15. FORSTER STREET PLANT CHARACTER16. REC CENTER & RENDERINGS17. REC CENTER RENDERINGS18. REC CENTER PLANT CHARACTER19. LANDSCAPE MATERIALS BOARDARCHITECTURAL PLANS20. CONCEPTUAL ARCHITECTURE SITE PLAN21. FIRE LADDER EXHIBIT22. CONCEPTUAL UNIT PLANS23. BUILDING B - BUILDING D 24. BUILDING C - 4 STORY RESIDENTIAL25. BUILDING C - BASEMENT PARKING26. BUILDING B - EXTERIOR ELEVATIONS27. BUILDING C - EXTERIOR ELEVATIONS28. BUILDING C - EXTERIOR ELEVATIONS29. BUILDING C - EXTERIOR ELEVATIONS30. BUILDING D - EXTERIOR ELEVATIONS31. BUILDING B - COLOR BOARDS 32. BUILDING C - COLOR BOARDS33. BUILDING C - COLOR BOARDS34. SITE SECTIONS35. SITE SECTIONS36. CONCEPTUAL ARCHITECTURE RENDERINGSPROJECT DESCRIPTION: CONCEPTUAL PACKAGEFORSTER & EL CAMINOSAN JUAN CAPISTRANO, CALIFORNIALIGHTING PLANS37. PRELIMINARY PHOTOMETRIC PLAN DRY UTILITY PLANS38. PRELIMINARY PHOTOMETRIC PLANCIVIL PLANS 1.TITLE SHEET 2.EXISTING IMPROVEMENTS3.PRELIMINARY GRADING PLAN4.PRELIMINARY GRADING PLAN5.PRELIMINARY GRADING PLAN6.PRELIMINARY GRADING PLAN7.PRELIMINARY STORM DRAIN PLAN8.PRELIMINARY STORM DRAIN PLAN9.PRELIMINARY WET UTILITY PLAN10. DETAIL SHEET 111. DETAIL SHEET 212. DETAIL SHEET 313. EXISTING DRAINAGE MAP14. PROPOSED DRAINAGE MAP15. PRELIMINARY WQMP PLANTTM PLANS1.TENTATIVE TRACT MAP 2.EASEMENTS AND DEDICATIONS EXHIBITThe Forster mixed use development is located at 31872 Camino Capistrano and contains three parcels that front on El Camino Real. The land area is nearly 3.2 acres and was formerly DEVELOPEDWITHAGARDENSTYLEOFlCECOMPLEX4HEFOUNDATIONSANDPAVINGOFTHATPRIORdevelopment remain.The proposed project includes the development of 95 residential apartment units, a restaurant WITHINDOOROUTDOORSEATING AlTNESSFACILITY CLUBHOUSEANDRESORTSTYLEPOOLAMENITIES4HEproject is comprised of a stand-alone restaurant fronting on Camino Capistrano and a mixed USEBUILDINGSITUATEDOFF%L#AMINO2EAL4HEMIXEDUSEBUILDINGHASTWOHABITABLEBUILDINGS ATHREESTORYMAINBUILDINGACROSSFROMTHE(4#PARKANDAFOURSTORYRESIDENTIALBUILDINGWITHSUBTERRANEANPARKING4HEBUILDINGDESIGNSAREINTENDEDTOREmECTTHEMISSIONSTYLEARCHITECTUREWITHACONTEMPORARYINTERPRETATION4HEBUILDINGSHAVECLEANSTUCCOELEVATIONSWHICHALLOWTILEACCENTS WINDOWAWNINGS GABLE
ENDDETAILSANDHEAVYWOODELEMENTSTOPROJECTTHEBUILDINGSCHARACTERINTHEmission vernacular. 4HECOLORPALETTEINCLUDESLIGHTERPRIMARYCOLORS WITHDARKACCENTSFORFACIA METALANDWOODdetails. The roof material is primarily red Spanish tiles and various other details are featured with stone veneer.4HECENTRALCLUBHOUSEISFRAMEDBYAHIGHMISSIONSTYLEWALLWITHENTRYARCHSURROUNDEDBYCOLORFULTILES4HEENTRYDOORSAREDESIGNEDINKEEPINGWITHTHETHEMEANDAREMADEOFHEAVYWOODENPANELS3IDEACCESSISPROVIDEDBYWROUGHTIRONGATESSURROUNDEDBYACCENTTILEANDvines. The landscape design is complimentary to the architecture and contains many of the plant SPECIESWEAREALLACCUSTOMEDTOIN3OUTHERN#ALIFORNIA4HEPLANTPALETTEINCLUDESOAK PEPPERANDOLIVETREES0LANTERSHAVEBEENDESIGNEDWITHAWIDERANGEOFCOLORFULBUTDROUGHTTOLERANTPLANTS4HESEINCLUDESAGE ROSEMARY YUCCA AGAVEANDBOUGAINVILLEA(ISTORIC#OMPATIBILITY4HEMIXEDUSEPROJECTISSITUATEDAROUNDSEVERALHISTORICALSTRUCTURES MOSTNOTABLYTHE*UDGE%GAN(OUSEAND%SSLINGER"UILDING(OWEVER THE"LAS!GUILARADOBEISALSOINCLOSEPROXIMITYONTHEOPPOSITESIDEOFTHE(4#PARKThe projects design is mean to compliment the eclectic nature of the three diverse historical BUILDINGTYPES WHILESTILLRECOGNIZINGTHEESTABLISHEDMISSIONHERITAGEIN3AN*UAN#APISTRANO4HEMIXEDUSEBUILDINGSDESIGNISSITUATEDONTHESITEINSUCHAMANNERTOPROVIDETHEGREATESTPOSSIBLEDISTANCEFROMTHEVARIOUSHISTORICALSTRUCTURESANDAPPROPRIATEMASSING4HESETBACKSAREINTENDEDTOPREVENTSTRUCTURESFROMCREATINGANELEVATIONCONmICTBETWEENTHEEXISTINGANDPROPOSEDBUILDINGS-OREOVERBYCONCENTRATINGTHEDEVELOPMENTWITHINTHECORETHEPROPERTY THESCALEOFTHEMIXEDUSEBUILDINGSISAPPROPRIATEFORTHEAREA$OWNTOWN3AN*UAN#APISTRANOISAREmECTIONOFTHEREGIONSHERITAGEANDEVOLUTION(ISTORICBUILDINGSANDWIDE
RANGINGARCHITECTURALSTYLESPAIREDINAVIBRANTANDGROWINGCOMMUNITY)THASBEENOURGOALPROVIDENEWOPPORTUNITIESINTHECOMMUNITY WHILERESPECTINGTHEESTABLISHEDTRADITIONSCamino Capistrano OZ, LLC
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Master Overall Site Plan308/08/2501530 603#!,%v Camino Capistrano OZ, LLCFORSTER STREETCAMINO
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O DEL OBISBOFORSTER CONNECTIONUNDER SEPERATE APPLICATION REVIEW AC 23-004BUILDING BBUILDING CRESTAURANTBUILDING D
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comOverall Conceptual Landscape Plan 408/08/250 5 20 403#!,%v Camino Capistrano OZ, LLCSucculentsBOTANICAL NAME COMMON NAMEAeonium spp. NCNAgave spp. AgaveAloe spp. AloeCalandrinia spectabilis Rock PurslaneCrassula spp. Silver Dollar PlantEcheveria spp. Hens and ChicksGraptopetalum paraguayense Ghost PlantHesperaloe spp. Red Yucca+ALANCHOELUCIAE+THYRSImORA Paddle PlantSedum spp. SedumSenecio spp. NCNConceptual Plant PaletteShrubsBOTANICAL NAME COMMON NAMEAnigozanthus spp. Kangaroo Paw!SPARAGUSDENSImORUS'Sprengeri'Sprenger AsparagusBougainvillea spp. NCNBuxus japonica 'Green Beauty' Japanese BoxwoodCallistemon 'Little John' Dwarf BottlebrushCarissa macrocarpa Natal PlumCistus x hybridus White RockroseClivia miniata +AFlR,ILYDianella spp. Gray Paroo LilyDietes bicolor Fortnight LilyDodonaea viscosa 'Purpurea' Purple Hopseed BushDymondia margaretea DymondiaFeijoa sellowiana Pineapple GuavaGrewia occidentalis ,AVENDER3TARmOWERHemerocallis species DaylilyHeuchera sanguinea Coral BellsJuniperus chinensis 'Blue Point' Blue Point JuniperJuniperus chinensis 'Torulosa' Hollywood JuniperLantana montevidensis LantanaLavandula spp. LavenderLigustrum japonicum 'Texanum' Wax Leaf PrivetLimonium perezii Statice, Sea LavenderMelaleuca nesophila Pink MelaleucaMyoporum parvifolium NCNNandina spp. Heavenly BambooPelargonium peltatum Ivy GeraniumPhormium spp. FlaxPhotinia fraseri Red Tip PhotiniaPittosporum spp TobiraPodocarpus spp. Fern PinePrunus caroliniana 'Bright 'n Tight'Carolina laurel cherryRhapheolipis spp.)NDIAN(AWTHORN0INK Rosa spp. RoseRosmarinus spp. RosemarySalvia spp. SageSantolina chamaecyparissus Lavender CottonStrelitzia spp. Bird of ParadiseVinesBOTANICAL NAME COMMON NAMEBougainvillea San Diego RedCalliandra haematocephala Pink Powder PuffDistictus buccinatoriaBlood Red Trumpet VineDistictus 'rivers' Royal Trumpet VineFicus spp. Creeping Fig Gelsemium sempervirens Carolina JessamineHardenbergia violacea Lilac VineJasminum polyanthum JasmineGrassesBOTANICAL NAME COMMON NAMECarex praegracilisWestern Meadow SedgeCarex tumulicola Berkeley SedgeFestuca spp. FescueJuncus patens California Gray RushLomandra longifolia Lomandra breezeMuhlenbergia 'Regal Mist' Pink MuhlyMuhlenbergia rigens Deer GrassPennisetum spathiolatum Slender Velt Grass•!LLLANDSCAPEAREASSHALLBEIRRIGATEDBYANAUTOMATICIRRIGATIONSYSTEMALLTHETREESBEIRRIGATEDVIASEPARATE DEDICATEDBUBBLERCIRCUITSALLOTHERLANDSCAPEAREASSHALLBEIRRIGATEDVIAADRIPIRRIGATIONSYSTEM4HEENTIREIRRIGATIONSYSTEMSHALLBEONANAUTOMATICALLYCONTROLLEDSYSTEMWITHASEPARATEPROGRAMSCAPABLEOFIRRIGATINGEACHHYDROZONEindependently. The intent of the landscape and water DELIVERYSYSTEMSISTOMEETALLASPECTSOFTHE#ITYOF3AN*UAN#APISTRANOWATEREFlCIENCYLANDSCAPEORDINANCE•!LLPLANTINGAREASARETOBECOVEREDWITHvOFMULCHNotesLandscape Key1FORSTER RESTAURANT• SEE ENLARGEMENT, SHEET L-2 2CORNER PLAZA • SEE FORSTER ST. ENLARGEMENT, SHEET L-2• ENHANCED PAVING• FOUNTAIN, SEATING3FORSTER ST. IMPROVEMENTS • SEE FORSTER ST. ENLARGEMENT, SHEET L-5• ON-STREET PARKING• STREET TREES4NORTH PARKING LOT• ACCESS STAIRS5NORTH PASEO• SEE ENLARGEMENT, SHEET L-7• ENHANCED PAVING• UPGRADED FEATURES6RECREATION CENTER• SEE ENLARGEMENT, SHEET L-7• POOL AND SPA• SHADE STRUCTURE• BBQ CENTER7LEASING CENTER / CLUBHOUSE ENTRY• ENHANCED PAVING8SOUTH PASEO• SEE ENLARGEMENT, SHEET L-7• ENHANCED PAVING• UPGRADED FEATURES9SOUTH BUILDING ENTRY PLAZA• ENHANCED PAVING• POT FOUNTAIN OR UPGRADED FEATURE10EAST PASEO• SEE ENLARGEMENT, SHEET L-7• ENHANCED PAVING• UPGRADED FEATURES11PARKING LOT / BUILDING SCREEN PLANTING12PERIMETER TREE SCREEN13PARKING GARAGE ENTRY16981011121337245FORSTER STREETFORSTER STREETEL CAMINO REALCAMINO
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OTree PaletteSYMBOL NAME SIZE QTY.DRACENA DRACO• DRAGON TREE48” - 60” BOX5JACARANDA MIMOSIFOLIA•*!#!2!.$!60”-72” BOX4OLEA EUROPAEA• MISSION OLIVE
HIGH34PHOENIX DACTYLIFERA • DATE PALM
BTH13MAGNOLIA ‘LITTLE GEM’• DWARF MAGNOLIALAURUS ‘SARATOGA’• BAY LEAF36”- 48” BOX16QUERCUS AGRIFOLIA • COAST LIVE OAK72”- 96” BOX2TRISTANIA CONFERTA• BRISBANE BOX36”- 48” BOX32STRELITZIA NICOLAI• GIANT BIRD OF PARADISE24”- 36” BOX16
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Overall Fence & Wall Plan508/08/2501530 603#!,%v Camino Capistrano OZ, LLCFORSTER STREETFORSTER STREETEL CAMINO REALCAMINO
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OLegend v3LUMP"LOCK7ALL3"7 WITH3ACK&INISH36” Stone Theme Wall6’0” Stucco Wall with Brick Cap42” Stucco wall with brick cap to match Egan House wall5’6” Tubular Steel FenceTemporary 5’6” Tubular Steel FenceExisting Egan House Wall to Remain Existing HTC Park Retaining Wall to Remain 6’6” Slump Block Pilaster with Sack Finish 6’6” Stucco Pilaster with Brick Cap6’0” Tubular Steel Gate Trash Enclosure Slump Block Wall with Sack Finish Slump Block Pilaster with Sack Finish Tubular Steel Fence Low Stone Theme WallsTrash Enclosure Front ElevationTrash Enclosure Front ElevationTrash Enclosure Back ElevationTrash Enclosure Back ElevationTrash Enclosure Side ElevationTrash Enclosure Side Elevation
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!!CCESSIBILITYAND%GREES0LAN608/08/2501530 603#!,%v Camino Capistrano OZ, LLCFORSTER STREETFORSTER STREETEL CAMINO REALCAMINO
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OAccess LegendACCESSIBLE PATH OF TRAVEL)NDICATESEGRESSPATHASPARTOFTHEBUILDINGand pool egress system.!LLACCESSIBLEPATHSOFTRAVELARETOHAVE4.9% slope with 2% max cross slope - see #IVIL%NGINEERSPRECISEGRADINGPLANSFORmore information.PHPHPHPHPHPHPANIC HARDWARE )NDICATESGATESTOBEEQUIPPEDWITHPANICHARDWAREASPARTOFTHEBUILDINGANDPOOLegress system.PHARCHITECTURE EGREES PLANSSEE SHEET 11 SEE SHEET 23
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Existing Tree Plan708/08/2501530 603#!,%v Camino Capistrano OZ, LLCFORSTER STREETEL CAMINO REALCAMINO
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OExisting Trees EXISTING TREES & SHRUBS TO BE TO BE REMOVED.SHINUS MOLLE30” BHTGOOD HEALTHON HTC PARK SITE TO REMAINCASSIA LEPTOPHYLLA24” BHTMODERATE HEALTHON HTC PARK SITE TO REMAINDRACENA DRACO 12” BHTGOOD HEALTHDRACENA DRACO 12” BHTGOOD HEALTH
Arrival Circle and RestaurantFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Landscape Plan808/08/250 5 10 203#!,%v Camino Capistrano OZ, LLC1112141234577896Landscape Key1EXISTING WALL 2STREET FURNITURE3FOCAL TREE IN RAISED PLANTER4LOW STUCCO AND BRICK TO MATCH EXISTING WALL. 5LOW STONE PATIO WALL WITH WOOD TRELLIS6FIRE PITS7PAVER SIDEWALK TO MATCH SJC STANDARDS8FORSTER ST. STREET TREES• LAURUS TREES AND LAVENDER• REFER TO SHEET 4 TREE LEGEND9BAR PATIO• STONE WALL / COUNTER• ENHANCED PAVING10PEDESTRIAN CROSSWALK• ENHANCED PAVING11RESTAURANT PLAZA• OLSEN PAVERS AND BANDS TO MATCH CITY STANDARD• BOLLARDS, BIKE RACKS• STREET FURNITURE AND POTS12DELIVERY / LOADING ZONE13RETAIL PLAZA• OLSEN PAVERS AND BANDS TO MATCH CITY STANDARD• FOUNTAIN OR ART OPPORTUNITY• BOLLARDS• STREET FURNITURE AND POTS14BIKE RACKS1310FORSTER STREETABAB10
Forster Restaurant ElevationsFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans908/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLC
Forster Restaurant Floor PlanFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans1008/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLC04 12243#!,%v
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Forster Restaurant Egress PlanFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans1108/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLC
Forster Restaurant RenderingsBIRDS EYE VIEW FROM CAMINO CAPISTRANORESTAURANT PLAZADINING PATIO TRELLISDINING PATIO FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Landscape Plan1208/08/25Camino Capistrano OZ, LLC
Forster Restaurant Plant CharacterAloe veraGray Paroo LilyDianella spp.Mexican Fencepost Pachycereus marginatus(ESPERALOEPARVImORAYellow YuccaBlue Grama Grass"OUTELOUA@"LOND!MBITIONSmall Cape RushChondropetalum tectorumPlanting CharacterBlue Flame Agave!GAVE@"LUE&LAMEDragon TreeDracaena dracoSageSalvia spp.Spoon YuccaDasylirion wheeleri0RICKLY0EAR#ACTUSOpuntia var. Santa Rita*APANESE"LUE"ERRYElaeocarpus decipiens"LUE#HALK3TICKSSenecio serpens$WARF"OTTLEBRUSH#ALLISTEMONV@,ITTLE*OHNFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Landscape Plan1308/08/250 8 16 323#!,%v Camino Capistrano OZ, LLC
Forster Street Enlargement & RenderingsFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Landscape Plan1408/08/250 5 10 203#!,%v Camino Capistrano OZ, LLC1758431032936Landscape Key1FORSTER ST. 2FORSTER ST. ENTRY PEDESTALS3PEDESTRIAN CROSSWALK TO PARKING LOT AND FURTURE PERFORMING ARTS CENTER CONNECTION• ENHANCED PAVING4THEME STREET TREES AND PLANTING• OLIVES AND LAVENDER5STREET PARKING6NORTH PARKING LOT• ACCESS RAMP AND STAIRS7TRASH ENCLOSURE8NORTH ENTRY PORTICO• ENHANCED GATED ENTRY STRUCTURE9RETAIL PLAZA• ENHANCED PAVING • BOLLARDS• STREET FURNITURE AND POTSFORSTER STREETABAB
Forster Street Plant CharacterBlue Glow Agave!GAVE@"LUE'LOWRed YuccaHesperaloe parvifoliaRosemary2OSMARINUS@(UNTINGTON#ARPETSlender Veldt GrassPennisetum spathiolatumBougainvillea spp.White Striped Flax LilyDianella tasmanica ‘VariegataAgave americanaAgave spp.LavenderLavendula spp.New Gold Lantana,ANTANAX@.EW'OLDSageSalvia spp.2EGAL-IST0INK-UHLY'RASS-UHLENBERGIACAPILLARISLittle Ollie Dwarf Olive/LEAEUROPAEA@-ONTRA-AGENTA2OCKROSE#ISTUSXPULVERULENTUS@3UNSETSenecio serpensFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Landscape Plan1508/08/250 8 16 323#!,%v Camino Capistrano OZ, LLCPlanting Character
Rec Center EnlargementFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Landscape Plan1608/08/250 5 10 203#!,%v Camino Capistrano OZ, LLC137141171834810119127451971517Landscape Key1NORTH WEST ENTRY PORTICO• ENHANCED GATED ENTRY• WOOD TRELLIS TOP2MAIL CENTER • MAIL/PARCEL BOXES ATTACHED TO ARCHITECTURE• TRASH AND RECYCLING3BICYCLE PARKING / STORAGE• SECURED STRUCTURE OR CAGE4BUILDING ENTRY ENHANCED PAVING5“CALIFORNIA ROOM”• COVERED DINING• DOUBLE SIDED FIREPLACE6OUTDOOR COOKING CENTER•"5),4
).""13• ADA ACCESSIBLE7UPGRADED PASEO ENHANCEMENTS• RAISED POT AND TILE WALL FEATURES• ENHANCED PAVING• METAL ARCHES AND LIGHTING8SPA• EXPANDED SIZE• ENHANCED FEATURE WALL• CONCRETE COPING• DECORATIVE POOL TILE• ADA ACCESSIBLE9POOL EQUIPMENT ROOM• WOOD LATTICE TOP10NORTH EAST ENTRY PORTICO• ENHANCED GATED ENTRY• WOOD TRELLIS TOP11RAISED PLANTERS TYPICAL• OVER PODIUM GARAGE• HEIGHT / DEPTH VARIES12FOCAL SPECIMEN TREE IN RAISED PLANTER13DOG WASH STATIONS14ENHANCED FOCAL WALL15BUILDING ENTRY PLAZA• POTS AND FURNITURE• FOCAL ELEMENT (POT FOUNTAIN OR ART)• ENHANCED PAVING16SOUTH WEST ENTRY PORTICO• ENHANCED GATED ENTRY• WOOD TRELLIS TOP17LEASING CENTER / CLUBHOUSE ENTRY• ENHANCED PAVING18POOL• CONCRETE COPING• DECORATIVE POOL TILE• ADA ACCESSIBLE19COVERED SEATING / LAYOUT• WOOD TRELLIS COVER• ENHANCED WALLS• STUCCO COLUMNS• ENHANCED PAVING1611126ABAB
Rec Center RenderingsPOOL AND SPAPASEO VIEWPASEO VIEWPOOL DECK AND POOL TRELLISFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Landscape Plan1708/08/25Camino Capistrano OZ, LLC
Rec Center Plant CharacterNCNFurcraea foetidaPittosporum spp. Foothill SedgeCarex tumulicolaDragon TreeDracaena dracoFox Tail Ray of Light Agave!GAVEATTENUATA@2AYOF,IGHTGhost PlantGraptopetalum paraguayenseGiant Bird of Paradise3TRELITZIANICOLAIFortnight Lily$IETES@/RANGE$ROP*APANESE"LUE"ERRYElaeocarpus decipiens"LUE#HALK3TICKSSenecio serpensNew Zealand FlaxPhormium spp.Bird of Paradise3TRELITZIAREGINAEBougainvillea spp.Slender Veldt GrassPennisetum spathiolatumFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Landscape Plan1808/08/250 8 16 323#!,%v Camino Capistrano OZ, LLCPlanting Character
Materials BoardDecomposed GraniteTrash ReceptacleLantern ConceptBench In-ground uplight BollardsColored concrete to compliment adjacent paving and/or architecture.Colored concrete with seeded AGGREGATEANDBROKENEDGE$ECORATIVE0EBBLEHardscape MaterialsMasonry & fencing MaterialsSite furnishingsLighting PaversBelgard:,AlTT2USTIC3LAB-ONTECITOStone Walls3TUCCOWITH4ILEOR"RICKCAP )RONWORKFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Landscape Plan1908/08/25Camino Capistrano OZ, LLC
Conceptual Architecture Site PlanFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2008/08/2502040 80SCALE: 1” = 40’Camino Capistrano OZ, LLCPARKINGNO
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^dKW^dKWBL. CDA-11DA-1119.0'25.0'19.0'25.0'19.0'EA-11FA-11EA-11FA-11BA-10CA-10BA-10CA-10AA-10AA-1026.0'26.0'19.0'21.7'21.1'20.0'24.0'24.0'61.9'55.7'52.6'51.6'10.4'28.9'39.0'134.7'25.0'24.0'25.0'9.0'17.5'29.3'RECAREATOWN CENTERPARKFORSTER ST.BL. BCAMINO CAPISTRANOBL. ABL. DPROJECT DESCRIPTION: A MIXED-USE PROJECT WITHRESTAURANT; FITNESS RETAIL AND 19 RESIDENTIAL UNITBUILDING; CLUBHOUSE/LEASING BUILDING; AND A 76UNIT MULTI-FAMILY RESIDENTIAL BUILDING OVERENCLOSED PARKING STRUCTURESITE AREA 3.15 ACRESDENSITY 30.15 DU/ACRETYPE HORIZONTAL MIXED USE BLDG A - 1 STORY RESTAURANT - 3,895 S.F. BLDG B - FITNESS RETAIL - 3,100 S.F. W/ 3 ST WALKUP RESIDENTIAL - 20,559 S.F. BLDG C - 4 ST OVER BASEMENT PODIUM - 113,516 S.F. BLDG D - 1 STORY CLUB/LEASING 3,271 S.F.UNIT SUMMARYQTYPLANTYPEGROSSBALC40 PL 1 1BD/1BA 705 SF 70 SF 4 PL 1 - ALT 1BD/1BA 949 SF 62 SF 6 PL 2 1BD/1BA 764 SF 63 SF10 PL 3 2BD/2BA 974 SF 62 SF 3 PL 3 - MOD 2BD/2BA 980 SF 62 SF32PL 42BD/2BA 1,056 SF 60 SF95 UNITS TOTALPARKING PROVIDEDOPEN STALLS 90 STALLSGARAGE STALLS 83 STALLSSTALLS PROVIDED 173 STALLSOPEN SPACE SUMMARYPRIVATE BALCONIES - 6,152 S.F. (64.7 S.F./UNIT)COMMON OPEN SPACE - 21,920 S.F. (231 S.F./UNIT)TOTAL OPEN SPACE 28,072 S.F. (295.5 S.F./UNIT)(INCL. CLUBHOUSE, FITNESS, POOL AREA)OVERALL COVERAGE CALCULATION = 27.3%BLDG A RESTAURANT 3,895 S.F.BLDG B FITNESS/RESID 8,666 S.F.BLDG C 4 STORY/PODIUM 21,735 S.F.BLDG D CLUBHOUSE 3,271 S.F.TOTAL BLDGS AT GRADE 37,567 S.F.OVERALL FLOOR AREA RATIO CALCULATION = .856BLDG A RESTAURANT 3,895 S.F.BLDG B FITNESS/RESID 23,659 S.F.BLDG C 4 STORY/PODIUM 86,940 S.F.(EXCL BASEMENT GARAGE)BLDG D CLUBHOUSE 3,271 S.F.TOTAL BUILDING AREA 117,765 S.F.NOTE: BASEMENT GARAGE AREA = 26,576 S.F. CAMINO COMMERCIAL MIXED USE RESID/COMMDEVELOPMENT STD. ALLOWED PROVIDED ALLOWED PROVIDEDMAX. LOT COVERAGE 30% 25.4% 35% 27.5%MAX.F.A.R. .50 .254 1.0 .93MAX. DENSITY - 40 DU/AC 33.7 DU/ACMAX. HEIGHT 32 FT 31 FT 53 FT 50 FTMIN. SETBACKSFRONT 30 FT 39 FT 40 FT 61.9 FTSIDE 10 FT 10 FT 20 FT 29.3 FTREAR 0 FT 0 FT 50 FT 52.6 FTMIN. PRIV. OPEN SPACE - - 60 SF/U 64.7 SF/UMIN. COMMON OPEN SPACE - - 225 SF/U 231 SF/UMIN. LANDSCAPE % 10% 16% 5% 15%MIN. LANDSCAPE S.F. 1,535 S.F. 2,507 S.F. 6,108 S.F. 18,811 S.F.PARKING TABLELAND USE TYPEREQ'DPROV'DAREA/UNITSRATIOON GRADEPARKINGCOVEREDTANDEMCOVEREDSINGLERESTAURANT22 222,181 SF1:10022FITNESS (NET)10 102,925 SF1:300 10CLUBHOUSE 0 0 1/EMP. 0RESIDENTIAL 141 141 95 UNITS 1.48:1 58 52 31TOTALS 173 173 90 52 31NBUILDING CODE SUMMARYBUILDING USECONSTTYPEOCCUPCLASS# OFSTORIESALLOW.AREAFIRESPRINKLERSBUILDING A RESTAURANT VBA-2 16,000N.S.BUILDING B RESIDENTIAL VA R-2 336,000NFPA 13RETAIL/FITNESS VA M 1 42.000 NFPA 13BUILDING C RESIDENTIAL VA R-2 436,000NFPA 13BSMT. PARKING1S-2163,000NFPA 13BUILDING DCLUBHOUSEVBA-3 16,000N.S.LEASING VB B 19,000N.S.
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CRICKETCRICKETCRICKETCRICKETCRICKETCRICKETSTAIR TOROOFFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2108/08/2502040 80SCALE: 1” = 40’Camino Capistrano OZ, LLC
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2208/08/25024 8SCALE: 1” = 4’Camino Capistrano OZ, LLCPLAN 1 - 705 SFPLAN 3 - 974 S.F.PLAN 4 - 1056 S.F.PLAN 2 - 764 S.F.PLAN 1-ALT 949 S.F.BD 1LIVINGDININGKITCHENBD 2BA 1BA 2BALC 62 S.F.BALC 60 S.F.BALC 63 S.F.BALC 70 S.F.BALC 62 S.F.LIVINGLIVINGLIVINGLIVINGDININGDININGDININGDININGKITCHENKITCHENKITCHENKITCHENBA 2BD 1BD 1BD 1BD 1BA 1BA 1BA 1BA 1BD 245'-1 1/2"26'-0"26'-7"29'-6"32'-11"41'-3"24'-10"35'-4 1/2"37'-11"30'-6"PLAN 3 MOD - 980 S.F.24'-10"45'-2"8'-11"7'-5"6'-0 1/2"11'-9"7'-5"8'-11"10'-10"6'-0"6'-6"10'-4"6'-0"10'-11"BD 1DININGLIVINGBA 2BA 1W/DW/DW/DW/DW/DW/DWICWICWICWICWICBALC 62 S.F.KITCHENConceptual Unit Plans
Bld. B - Bld. DFORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2308/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLCYOGA/FLEX SPACEFITNESS3,100 S.F.LOBBYOFFICETRAINERSTORAGERECEPTIONPLAN 1PLAN 3PLAN 3PLAN 3 PLAN 3PLAN 3 - MODPLAN 3 - MODPLAN 3PLAN 3PLAN 2PLAN 2PLAN 2 PLAN 2COMMON RECREATION AREAREFER TO LANDSCAPE PLANSCLUBROOMMENWOMENEVENTCO - WORKGAMECALIFORNIAROOMMANAGERCOPY/STORAGEASST MGRUTILPARCEL LOCKERSMAILNETWKLEASINGCOURTYARD187'-4"53'-0"55'-7 1/2"65'-9 1/2"ELECT.FIREMPOEGAS METER38'LEASING/COWORK/COURTYARDOCC. = BO.L.F. = 150 GR.AREA = 1115 S.F.TOTAL OCC. = 8#OF EXITS = 1MAX. E.A.T.D. = 48'CLUBROOMMENWOMENEVENTCO - WORKGAMECALIFORNIAROOMMANAGERCOPY/STORAGEASST MGRUTILPARCEL LOCKERSMAILNETWKLEASINGCOURTYARDEXIT 2EXIT 1CLUBROOM/GAMEROOM/CALIF. ROOMOCC. = A-3O.L.F. = 15 GR.AREA = 1760 S.F.TOTAL OCC. = 117#OF EXITS = 2MAX. E.A.T.D. = 82'82'50'4374'EGRESS ROUTE, TYP.271313477048'78BLDG B - 1ST FLR PLANBLDG B - 2ND/3RD FLR PLANBLDG DCLUBHOUSE / LEASING OFFICECLUBHOUSE-LEASING (A3/B OCCUP) = 2,875 S.F.COVERED CALIFORNIA ROOM (A3 OCCUP) = 396 S.F.TOTAL AREA = 3,271 S.F.OPEN COURTYARD = 275 S.F.BLDG BFITNESS / RESIDENTIAL1ST FLOOR - FITNESS = 3,100 S.F.RESIDENTIAL = 5,566 S.F.2ND FLOOR - RESIDENTIAL = 7,638 S.F.3RD FLOOR - RESIDENTIAL = 7,355 S.F.TOTAL AREA = 23,659 S.F.BLDG D - EGRESS/OCCUPANCY PLAN
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2408/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLCTRIDFMECHLOBBYSTORDOORS @ 1STFLR ONLYEDGE OF BASEMENT PODIUM BELOWPLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1 - ALTPLAN 4PLAN 4PLAN 4PLAN 4PLAN 4PLAN 4PLAN 4PLAN 4PLAN 1PLAN 1264'-11"67'-0"128'-11"195'-10 1/2"188'-10 1/2"76'-0 1/2"1ST- 4THFLOOR PLANSBLDG CGARAGE / RESIDENTIALBASEMENT/PODIUM - GARAGE = 26,576 S.F.1ST FLOOR - RESIDENTIAL = 21,735 S.F.2ND FLOOR - RESIDENTIAL = 21,735 S.F.3RD FLOOR - RESIDENTIAL = 21,735 S.F.4TH FLOOR - RESIDENTIAL = 21,735 S.F.TOTAL AREA = 113,516 S.F.Bld. B 4 Story Residential
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2508/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLCBIKESMECHUTILFIRETRASHEL9'-0"19'-0"38'-0"9'-0"25'-0"25'-0"GATETANDEM STALL, TYP.4'-4"5'-7"9'-0"8'-0"10'-0"9'-0"9'-0"38'-0"19'-3"BLDG CGARAGE / RESIDENTIALBASEMENT/PODIUM - GARAGE = 26,576 S.F.1ST FLOOR - RESIDENTIAL = 21,735 S.F.2ND FLOOR - RESIDENTIAL = 21,735 S.F.3RD FLOOR - RESIDENTIAL = 21,735 S.F.4TH FLOOR - RESIDENTIAL = 21,735 S.F.TOTAL AREA = 113,516 S.F."LD#"ASEMENT0ARKING
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2608/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLC12'-1"9'-1"9'-1"9'-1"9'-1"PLAN 3PLAN 3FITNESSSTAIRPLAN 2PLAN 2PLAN 2PLAN 2PLAN 2PLAN 2STAIRPLAN 3-MODPLAN 3-MODPLAN 3-MOD123456677789910111213141515151516179'-1"42'-0"BLD'G HT38'-0"BLD'G HT22'-0"9'-1"9'-1"9'-1"12'-1"9'-1"9'-1"PLAN 3-MODPLAN 3-MODPLAN 3-MODPLAN 3PLAN 3PLAN 3PLAN 3PLAN 3PLAN 3PLAN 3PLAN 3FITNESS1842'-0"BLD'G HT38'-0"BLD'G HT22'-0"9'-1"9'-1"9'-1"PLAN 3-MODPLAN 3-MODPLAN 3-MOD38'-0"BLD'G HT9'-1"9'-1"12'-1"9'-1"9'-1"12'-1"FITNESSPLAN 3PLAN 3PLAN 3PLAN 342'-0"BLD'G HT21'-8"MATERIAL SCHEDULE1. ROOF - CONCRETE S TILE ROOFING2. FASCIA - STUCCO OVER SHAPED FOAM CORNICE3. WALL - 2030 SAND FINISH STUCCO4. RAILING - VERTICAL METAL5. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM6. DECORATIVE GABLE OR TOWER ACCENT7. DECORATIVE ACCENT TILE8. STUCCO CONTROL JOINT9. DECORATIVE LIGHT FIXTURE10. DECORATIVE COMPOSITE SHUTTER11. DECORATIVE METAL POTSHELF12. DECORATIVE METAL AWNING13. DECORATIVE METAL JULIET BALCONY RAILING14. DECORATIVE STUCCO RECESS15. DECORATIVE STUCCO O/ SHAPED FOAM CORBEL16. DECORATIVE ARCHED SOFFIT17. DECORATIVE FAUX CHIMNEY AND FINIAL18. UTILITY CLOSET - SEE SITE PLAN FOR LOCATIONFRONT EXTERIOR ELEVATIONRIGHT EXTERIOR ELEVATIONLEFT EXTERIOR ELEVATIONREAR EXTERIOR ELEVATION
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2708/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLC9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"REFER TO LEFT ELEVATIONREFER TO FRONT-1 ELEVATIONENTRY/LOBBY/STAIRPLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 4PLAN 4PLAN 4PLAN 4PLAN 1PLAN 1PLAN 1PLAN 1STAIR2234455667788101111121414151552'-6"TOP OF TOWER50'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 4PLAN 4PLAN 4PLAN 4PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1REFER TO FRONT-2 ELEVATIONREFER TO RIGHT ELEVATION123455667788101111131414151552'-6"TOP OF TOWER43'-0"TOP OFROOF SHT'G50'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"MATERIAL SCHEDULE1. ROOF - CONCRETE S TILE ROOFING2. FASCIA - STUCCO OVER SHAPED FOAM CORNICE3. FASCIA - STUCCO W/ SHAPED FOAM TAILS4. FASCIA - STUCCO W/ SHAPED FOAM CORBELS5. WALL - 2030 SAND FINISH STUCCO6. WALL - 2" STUCCO REVEALS7. RAILING - VERTICAL METAL8. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM WHERE 9. DECORATIVE ACCENT TILE10. STUCCO CONTROL JOINT11. DECORATIVE ARCHED SOFFIT12. DECORATIVE LIGHT FIXTURE13. DECORATIVE METAL JULIET BALCONY RAILINGFRONT-2 EXTERIOR ELEVATIONFRONT-1 EXTERIOR ELEVATION
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2808/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLC9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"PLAN 1PLAN 1PLAN 1PLAN 1BASEMENTSTAIR/CORRIDORPLAN 1PLAN 1PLAN 1PLAN 1REFER TO FRONT-2 ELEVATION12344567881011121414151552'-6"TOP OF TOWER43'-0"TOP OF ROOF SHT'G62'-6"TOP OF TOWER50'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"REFER TO FRONT-1 ELEVATIONSTAIR/CORRIDORPLAN 1PLAN 1PLAN 1PLAN 1BASEMENT12334456677810111314141552'-6"TOP OF TOWER56'-5"TOP OF TOWER50'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"C.B.C. GRADEMATERIAL SCHEDULE1. ROOF - CONCRETE S TILE ROOFING2. FASCIA - STUCCO OVER SHAPED FOAM CORNICE3. FASCIA - STUCCO W/ SHAPED FOAM TAILS4. FASCIA - STUCCO W/ SHAPED FOAM CORBELS5. WALL - 2030 SAND FINISH STUCCO6. WALL - 2" STUCCO REVEALS7. RAILING - VERTICAL METAL8. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM WHERE 9. DECORATIVE ACCENT TILE10. STUCCO CONTROL JOINT11. DECORATIVE ARCHED SOFFIT12. DECORATIVE LIGHT FIXTURE13. DECORATIVE METAL JULIET BALCONY RAILINGRIGHT EXTERIOR ELEVATIONLEFT EXTERIOR ELEVATION
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans2908/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLC9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"REFER TO REAR-1 ELEVATIONPLAN 1-ALTPLAN 1-ALTPLAN 1-ALTPLAN 1-ALTBASEMENTPLAN 1PLAN 1PLAN 1PLAN 1BASEMENTPLAN 1PLAN 1PLAN 1PLAN 1BASEMENTPLAN 4PLAN 4PLAN 4PLAN 4BASEMENTPLAN 4PLAN 4PLAN 4PLAN 4BASEMENTPLAN 1PLAN 1PLAN 1PLAN 1BASEMENTSTAIR233445566778889101111121313131414141515161662'-6"TOP OF TOWER53'-6"TOP OF ROOF SHT'G50'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"56'-5"C.B.C. GRADE PLANEFIN. FLR./TOP OF PODIUMTOP OF TOWER9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"9'-1"PLAN 4PLAN 4PLAN 4PLAN 4BASEMENTPLAN 4PLAN 4PLAN 4PLAN 4BASEMENTPLAN 4PLAN 4PLAN 4PLAN 4BASEMENTPLAN 4PLAN 4PLAN 4PLAN 4BASEMENTPLAN 1-ALTPLAN 1-ALTPLAN 1-ALTPLAN 1-ALTBASEMENTREFER TO REAR-2 ELEVATION122334455667788910111112131313141414151515161656'-5"TOP OF TOWER50'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"C.B.C. GRADE PLANEMATERIAL SCHEDULE1. ROOF - CONCRETE S TILE ROOFING2. FASCIA - STUCCO OVER SHAPED FOAM CORNICE3. FASCIA - STUCCO W/ SHAPED FOAM TAILS4. FASCIA - STUCCO W/ SHAPED FOAM CORBELS5. WALL - 2030 SAND FINISH STUCCO6. WALL - 2" STUCCO REVEALS7. RAILING - VERTICAL METAL8. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM WHERE 9. DECORATIVE ACCENT TILE10. STUCCO CONTROL JOINT11. DECORATIVE ARCHED SOFFIT12. DECORATIVE LIGHT FIXTURE13. DECORATIVE METAL JULIET BALCONY RAILINGREAR-2 EXTERIOR ELEVATIONREAR-1 EXTERIOR ELEVATION
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans3008/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLC16'-3"17'-4"177781012131320'-0"BLD'G HT11'-1"14'-1"16'-3"67810111220'-0"BLD'G HT11'-1"14'-1"16'-3"17'-3"123457791012131320'-0"BLD'G HT11'-1"16'-3"14'-1"56121420'-0"BLD'G HTMATERIAL SCHEDULE1. ROOF - CONCRETE S TILE ROOFING2. FASCIA - STUCCO OVER SHAPED FOAM CORNICE3. WALL - 2030 SAND FINISH STUCCO4. WALL - STONE VENEER5. STOREFRONT WINDOWS6. DECORATIVE GABLE ACCENT7. DECORATIVE ACCENT TILE8. DECORATIVE LIGHT FIXTURE9. DRINKING FOUNTAINS10. DECORATIVE ARCHED SOFFIT11. COMMUNITY MAILBOXES12. DECORATIVE STUCCO SITE WALL W/ SHAPED CORNICE13. DECORATIVE METAL GATE AND GRILLES14. UTILITY CLOSET - SEE SITE PLAN FOR LOCATIONFRONT EXTERIOR ELEVATIONRIGHT EXTERIOR ELEVATIONLEFT EXTERIOR ELEVATIONREAR EXTERIOR ELEVATION
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans3108/08/25Camino Capistrano OZ, LLCColor Boards
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans3208/08/25Camino Capistrano OZ, LLCColor Boards
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans3308/08/25Camino Capistrano OZ, LLCColor Boards
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans3408/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLCSite Sections106.80EXISTING GRADE106.80106.00105.57106.21107.00108.00109.00110.00111.00111.00110.30111.00110.00PROPERTY LINE106.10110.80109.80111.20111.20110.79110.59110.09110.09111.16111.23111.17111.17BUILDING D-FF = 111.17BUILDING A-FF = 111.20MATCH LINECAMINO CAPISTRANOEAVE = 125.17RIDGE = 132.17RIDGE = 141.2050' 0"110.30111.00110.00109.00108.30108.00107.00106.00105.00104.00101.40101.00104.90101.47101.00EXISTING GRADEPROPERTY LINE110.09111.16111.23111.17111.17111.40111.40102.20101.40102.48108.48BUILDING C FF= 111.40BUILDING D-FF = 111.17MATCH LINE FF= 121.90 FF= 132.40 FF= 142.90 TS= 154.50 TP= 158.50EAVE = 152.40EAVE = 125.17RIDGE = 132.1726' WIDE DRIVE AISLEPARKING23'-0"51'-0"57 DEGREES41'-0"WALKWAY6'-0"75 DEGREES9'-0"50'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"110.00EXISTING GRADE108.78109.27108.00109.00107.00107.00108.00109.00108.95PROPERTY LINEPROPERTY LINE108.83EXISTING GRADE111.10111.10111.20RIDGE = 142.20RIDGE = 136.20110.40EXISTING GRADEPROPERTY LINEPROPERTY LINE110.27110.77110.00109.00108.00108.00109.00110.00109.00108.00EXISTING GRADE111.20111.20BUILDING A-FF = 111.20RIDGE = 142.20RIDGE = 136.20SITE SECTION A-ASITE SECTION A-ASITE SECTION C-CSITE SECTION B-B
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans3508/08/25048 16SCALE: 1” = 8’Camino Capistrano OZ, LLCSite Sections115.00107.00115.00114.38119.10113.41113.40111.60111.60110.40110.00108.40108.00106.00105.00101.00101.00100.0098.84112.29111.79111.29110.79111.50111.50111.17111.17BUILDING B-FF= 111.50BUILDING D-FF= 111.17111.40111.40104.00101.07101.07102.14101.64101.77104.95102.27BUILDING C FF= 111.40EXISTING GRADEEXISTING GRADEPROPERTY LINEPROPERTY LINE108.27 FF= 122.0 FF= 132.5 RIDGE = 150.6EAVE = 142.6 FF= 121.90 FF= 132.40 FF= 142.90 TS= 154.50 TP= 158.50EAVE = 152.4026'-0" DRIVE AISLEPARKING29'-0" DRIVE AISLE51'-5"57 DEGREES34'-6"54 DEGREES50'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"PROPERTY LINE115.00EXISTING GRADE115.00114.61119.10112.46112.00112.00111.00110.00109.00107.00106.00105.00104.00101.00101.00100.0099.00PROPERTY LINE105.0099.77111.56111.06110.34110.84110.91110.91BUILDING B FF= 110.91111.20POOL108.00111.40111.40BUILDING C FF= 111.40101.07101.07101.69101.00101.83107.83EXISTING GRADE FF= 121.90 FF= 132.40 FF= 142.90 TS= 154.50 TP= 158.50 FF= 121.41 FF= 131.91 RIDGE = 150.00EAVE = 142.00EAVE = 152.4029' DRIVE AISLEPARKING41'-6"6'-0"75 DEGREES9'-0"WALKWAY51'-5"57 DEGREES26' WIDE DRIVE AISLEPARKINGEAVE = 142.0031'-0"PARKING31'-4"51 DEGREESWALKWAY50'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"113.00EXISTING GRADE112.00111.00110.00109.00108.00108.54113.55106.09PROPERTY LINE106.00106.00105.00101.40101.50101.00100.0099.77104.8099.72PROPERTY LINE98.9098.5398.00EXISTING GRADE106.26105.76110.93109.00108.00111.40108.00111.40101.00101.01104.80105.77BUILDING C FF = 111.40104.00 FF= 121.90 FF= 132.40 FF= 142.90 TS= 154.50 TP= 158.50EAVE = 152.4051'-5"57 DEGREES TP= 158.5050'-0"HEIGHT LIMIT10'-0"MAX.PROJECTIONFIN. FLR./TOP OF PODIUM4'-0"C.B.C. GRADE PLANEBASEMENT GARAGEFIN. FLR.6'-1"SITE SECTION F-FSITE SECTION E-ESITE SECTION D-D
FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Conceptual Architecture Plans3608/08/25Camino Capistrano OZ, LLCCLUBHOUSE ENTRYFORSTER STREET VIEWSOUTH WEST BUILDING VIEWSOUTH EAST BUILDING VIEWConceptual Architecture Renderings
Luminaire ScheduleSymbolQtyLabelArrangementDescription12ASINGLECooper McGraw Edison - GALN-SA2C-740-U-T4WBSINGLEPemco - CARL1-90W4K-CA-TYPE IVC6,1*/(&LW\6WDQGDUG0LVVLRQ%HOO/XPLQDULHVCalculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinCalcPts_1IlluminanceFc2.619.00.38.7030.00FORSTER & EL CAMINO3!.*5!.#!0)342!./ #!Preliminary Photometric Plan3708/08/250 5 20 403#!,%v Camino Capistrano OZ, LLCMISSION BELL #-" PEMCO CARL1 SINGLE"-( GLEON Galleon LED!-( Photometry Disclaimer:- Light loss factor (LLF) has been established at 0.912per industry IES standard.- Refer to Calculation summary for placement ofcalculation points. I.E.: Workplane, Floor.- Offices, conference rooms, and open work areas arecalculated at 2.5' from A.F.F. All other areas will becalculated at floor or at the direction of the client.Controls Disclaimer:- This device diagram is provided using industryrecognized software and are provided for estimationpurposes only, field conditions need to be verified andmight require adjustment of the controls system.- All fixtures must have a 0-10V driver/ballast in orderto dim using SCI's controls system Controller.NOTE: Fluorescent fixtures will require a compatibleballast.- SCI Controls System is based on CA-2019 T24 codeand might supersede end user requirements.Calculations are provided using industry recognizedsoftware and are provided forestimation purposes only. Input data for thecalculations corresponds to the information provided tous (assumptions may be made for information that isnot provided). It is the responsibility of those using thisservice to verify that our input data is consistent withexpected field conditions. Results of the lightingcalculations accurately reflect the input data. However,actual lighting levels will vary depending on fieldconditions such as Calculations are also subject to thelimitations of the software. Due to the aboveconsiderations, Southern California Illumination cannotguaranty that actual light levels measured in the fieldwill match our initial calculations.- Reflectance levels are per SCI Standard:Ceiling at 0.80, Floors at 0.20, Walls at 0.50 andObjects at 0.50 unless specified by client.PARKINGNO
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PARKINGNOEVCSFF: 112.80FF: 110.91FF: 111.67FF: 111.17FF: 111.40FF: 111.40Tentative Tract Map No. 19158IN THE CITY OF SAN JUAN CAPISTRANOCOUNTY OF ORANGE, STATE OF CALIFORNIAVICINITY MAPEASEMENTS AND DEDICATIONSn03060SCALE: 1:30C3 CIVILNNGI NGIRC3 CIVIL ENGINEERING, LLC
SAN JUAN CAPISTRANO PERFORMING ARTS CENTER 03/13/202407/30/25SAN JUAN CAPISTRANO PERFORMING ARTS CENTER
COVER SHEETApril 21, 2025P:\20\20200 - San Juan Center for the PerformingArts\Design\Presentation\2D\240318 - Submittal cover sheet\x20200 -Cover Sheet.dwgBICKEL GROUPARCHITECTUREBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120NEWPORT BEACH, CA 92660P: 949.757.0411 F: 949.757.0511www.bickelgrp.com31872 EL CAMINO REALSAN JUAN CAPISTRANO, CALIFORNIAPROJECT INFORMATION:PROJECT OWNER:SJC - PERFORMING ARTS CENTER31801 PASEO ADELANTOSAN JUAN CAPISTRANO CA 92675DESIGN ARCHITECT:BILL MURRAYPFEIFFER PARTNERS700 SOUTH FLOWER ST, SUITE 1150LOS ANGELES CA 90017(213)624-2775EXECUTIVE ARCHITECT:JIM BICKELBICKEL GROUP ARCHITECTURE3600 BIRCH STREET, SUITE 120NEWPORT BEACH CA 92660(949)757-0411LANDSCAPE ARCHITECT:GARRETT BUSTOSLAND CONCERN LANDSCAPE ARCHITECTURE1750 E. DEERE AVESANTA ANA, CA 92705(949)333-6304CIVIL ENGINEER:THOMAS HAWKSWORTHC3 CIVIL ENGINEERING10870 W FAIRVIEW AVE, STE 102-1187BOISE, ID 83713-3925thomas@c3civileng.com(208) 918-0928GEOTECHICAL ENGINEER:CLARENCE JIANGSALEM ENGINEERING GROUP INC8711 MONROE COURT, SUITE ARANCHO CUCAMONGA, CA 91730(909)980-6455LEGAL DESCRIPTION:LOT 17 OF TRACT NO 103, IN THE CITY OF SAN JUANCAPISTRANO, COUNTY OF ORANGE, STATE OFCALIFORNIA, AS SHOWN ON A MAP RECORDED INBOOK 11, PAGES 29 THROUGH 33, INCLUSIVE OFMISCELLANEOUS MAPS, RECORDS OF ORANGECOUNTY, CALIFORNIA.PROJECTSITEEL CAMINO REALORTEGA HWY.5 FWYORTEGA HWY.DEL OBISPO ST.LOS RIOS ST.CAMINO CAPISTRANOSHEET INDEX:A-1 AERIAL VIEWA-2 VIEW FROM CORNER PLAZAA-3 VALET DROP OFFA-4 ENTRYA-5 OUTDOOR MEZZANINEA-6 CENTRAL LAWN STAGE DOOR CLOSEDA-7 CENTRAL LAWN STAGE DOOR OPENA-8 LOBBY VIEWA-9 SECTION AA-10 SECTION BA-11 SECTION CA-12 SECTION DA-13 SITE PLANA-14 ELEVATIONSA-15 FIRE EXIT PLANSA-16 FIRE EXIT PLANSA-17 DRY UTILITY COMPOSITE PLANL-1 OVERALL CONCEPTUAL LANDSCAPE PLANL-2 CONCEPTUAL FENCE & WALL PLANL-3 CONCEPTUAL SITE LIGHTINGL-4 CONCEPTUAL PATH OF TRAVELL-5 EXISTING TREE PLANL-6 ENTRY ENLARGEMENTL-7 PLANT PALETTEL-8 PLANT PALETTEL-9 MATERIAL BOARDL-10 IMAGE BOARDSHEET 1 GRADING TITLE SHEETSHEET 2 EXISTING SITE CONDITIONSSHEET 3 PRELIMINARY GRADING PLANSHEET 4 PRELIMINARY STORM DRAIN PLANSHEET 5 PRELIMINARY WET UTILITY PLANSHEET 6 DETAIL SHEETSHEET 7 EXISTING DRAINAGE MAPSHEET 8 PROPOSED DRAINAGE MAPSHEET 9 PRELIMINARY WQMP PLANVICINITY MAP:(NOT TO SCALE)SITE INFORMATION:ASSESSOR'S PARCEL NO: 124-160-11, 124-160-12GENERAL PLAN: (SP) SPECIALTY PARK AND LU3.1 GCZONING: (CP) COMMUNITY PARKTOTAL SITE AREA:±81,910 SF OR 1.880 ACTOTAL CONDITIONED BUILDING SQUARE FOOTAGE: ±48,235 SFMAIN PERFORMANCE CHAMBER SEATS: 350SECOND BLACK BOX PERFORMANCE CHAMBER SEATS: 100TOTAL SEATS: 450ALLOWABLE AREA CALCULATIONS:**FOR PURPOSE OF THESE PRELIM (ENTITLEMENT) CALCULATIONS THE MOST CONSERVATIVEINTEGRATION OF BUILDING AREA (CONDITIONED AND COVERED SPACE) WAS INCLUDEDIN THE BELOW CALCULATIONS**OCCUPANCY GROUP: A-1CONSTRUCTION: TYPE III-A, FULLY SPRINKLERED, MULTI-STORYBASIC ALLOWABLE AREA (PER TABLE 506.2): 42,000 SFPER CBC SECTION 506 - AREA MODIFICATIONS:AA=At + (NS X If)AA = ALLOWABLE AREA PER STORYAt = TABULAR ALLOWABLE AREA FACTOR WITH SPRINKLER ASSUMPTIONNS = TABULAR FACTOR FOR NON-SPRINKLERED BUILDINGIf = FRONTAGE INCREASE PER TABLE 506.3.3ALLOWABLE AREA INCREASE CALCULATION:AA = At + (NS X If)AA = 42,000 + (14,000 X 0.5)AA = 49,000 SF ALLOWED PROPOSEDBUILDING HEIGHT ABOVE GRADE PLANE: 85' 66'-5"NUMBER OF STORIES ABOVE GRADE PLANE: 4 2BUILDING AREA PER STORY: 42,000 SF 27,025 SF (INCREASE NOT USED)UTILITY AGENCIESFIRE:ORANGE COUNTY FIRE AUTHORITY(714) 573-6000www.ocfa.orgELECTRICITY:SAN DIEGO GAS & ELECTRIC(800) 711-7343WWW.SDGE.COMTRASH/RECYCLING:CR&R DISPOSAL & RECYCLING(800) 728-0446www. crrwasterservices.comWATER:SANTA MARGARITA WATER DISTRICT(949) 459-6648www.smwd.comCABLE/INTERNET/TELECOMUNICATIONS:COX COMMUNICATIONS(800)818-0679http://www.cox.com/orangecounty/home.coxSO CAL GAS COMPANY1 (800) 427-2000www.socalgas.comJuly 30, 2025
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024Aerial ViewA-1Aerial View7/30/25
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024View from Corner PlazaA-2View from Corner Plaza7/30/25
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024Valet Drop-offA-3Valet Drop-off7/30/25
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024EntryA-47/30/25Entry
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024Outdoor MezzanineA-57/30/25Outdoor Mezzanine
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024Central Lawn - Outdoor Stage Door Closed A-67/30/25Central Lawn - Outdoor Stage Door Closed
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024Central Lawn - Outdoor Stage Door OpenA-77/30/25Central Lawn - Outdoor Stage Door Open
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024Lobby ViewA-87/30/25
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024A-9Section A7/30/25
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024A-10Section B7/30/25
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024A-11Section C7/30/25
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024A-12Section D7/30/25
SITE PLANJuly 30. 2025P:\20\20200 - San Juan Center for the Performing Arts\Design\Site\20200- Site Plan.dwgBICKEL GROUPARCHITECTUREBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120NEWPORT BEACH, CA 92660P: 949.757.0411 F: 949.757.0511www.bickelgrp.com31872 EL CAMINO REAL,SAN JUAN CAPISTRANO, CALIFORNIAScale: 1" = 20'-0"NORTHPROJECT SITEEL CAMINO REALORTEGA HWY.5 FWYORTEGA HWY.DEL OBISPO ST.LOS RIOS ST.CAMINO CAPISTRANOVICINITY MAPSITE INFORMATIONASSESSOR'S PARCEL NO:124-160-11, 124-160-12GENERAL PLAN: (SP) SPECIALTY PARK AND LU3.1 GCZONING: (CP) COMMUNITY PARKTOTAL SITE AREA: ±98,861 SF OR 2.27 ACTOTAL BUILDING FOOTPRINT: ±27,025 SFLOT COVERAGE: 27.4%LANDSCAPE AREA: ±23,467 SF (23.7%)BUILDING INFORMATIONNET BUILDING AREALEVEL 00: ±7,483 SFLEVEL 01: ±24,317 SFLEVEL 02: ±6,873 SFLEVEL 03:±778 SFTOTAL NETBUILDING AREA: ±39,451 SFGROSS BUILDING AREALEVEL 00: ±8,620 SFLEVEL 01: ±27,025 SFTERRACES: ±1,545 SFLEVEL 02: ±8,525 SFLEVEL 03: ±2,520 SFTOTAL GROSSBUILDING AREA: ±48,235 SF
WOOD SLAT (WT3,DARKEST TONEBRICK DIVIDED WITHPAINTED HORIZONTALSTEEL CHANNELSBOARD FORMED(TEXTURED)CONCRETEBOARD FORMED(TEXTURED) CONCRETEWITH TERRACOTTABAGUETTE SCREENWOOD MULLIONS (WT1)MATCHING BLACKBOXPANELINGWOOD SLAT (WT2) ONINNER SURFACE OFWING WALLS (WRAPSTO CEILING)STEEL CHANNELFASCIASTEEL CHANNELCHAMFERED BEAMSSPANISH TILE ROOF(VARIED COLOR)BRICK DIVIDED WITH HORIZONTALSTEEL CHANNELS ANDCONCRETE BASEWOOD SLAT (WT3, DARKESTTONE), LIGHTEST WT1 TONEAT WINDOWSMETAL PANELING(TONALLY MATCHINGTHE ROOF TILE)WOOD SLAT (WT3,DARKEST TONE;LIGHTEST WT1 TONEAT WINDOWSSPANISH TILED ROOF(VARIED COLOR)BRICK DIVIDED WITHPAINTED HORIZONTALSTEEL CHANNELSSTEEL CHANNELFASCIAWOOD SLAT (WT3,DARKEST TONE)BOARD FORMED(TEXTURED)CONCRETEBRICK DIVIDED WITHHORIZONTAL STEELCHANNELSSPANISH TILE ROOF(VARIED COLOR)WOOD MULLIONS (WT1)MATCHING BLACKBOXPANELINGBOARD FORMED(TEXTURED) CONCRETEWITH TERRACOTTABAGUETTE SCREENSTEEL CHANNELCHAMFERED BEAMSBICKEL GROUPARCHITECTUREBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120NEWPORT BEACH, CA 92660P: 949.757.0411 F: 949.757.0511www.bickelgrp.comELEVATIONSJanuary 28, 2025P:\20\20200 - San Juan Center for the PerformingArts\Design\Elevations\20200 Elevations.dwg31872 EL CAMINO REAL,SAN JUAN CAPISTRANO, CALIFORNIAScale: 1/16" = 1'WEST ELEVATIONNORTH ELEVATIONSOUTH ELEVATIONEAST ELEVATIONA-14July 30, 2025
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA03/13/2024Section D7/30/25A-15Fire Exit PlansUP
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PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comOverall Conceptual Landscape Plan01020 40SCALE: 1” = 20’L-107/31/25Landscape Key1FIRE ACCESS ROAD• DECORATIVE CONCRETE PAVING• RETRACTABLE BOLLARDS2PROJECT SIGNAGE 3EL CAMINO PLAZA• BENCH SEATING• ENHANCED PAVING • SHADE TREES 4EL CAMINO PROMENADE• ENHANCED PAVING • LIGHTING 5BIKE RACKS 6RESTROOM BUILDING 7CORNER PLAZA • SPECIMAN TREE• RUSTIC PAVING• STONE WALL SEATING8VALET DROP-OFF • ENHANCED PAVING • ILLUMINATED BOLLARDS• OLIVE TREES AND LAVENDER9OUTDOOR MEZZANINE• ENHANCED PAVING • EVENT SPACES• SHADE TREES10ENTRY STEPS• ILLUMINATED HANDRAILS• SHADE TREES11CENTRAL LAWN 12OUTDOOR STAGE 13EXISTING OFF SITE ACCESS14EXISTING CHRISTMAS TREE• PROTECTED IN PLACE15GARDEN • DG PAVING• RUSTIC BOULDERS• MOVEABLE SEATING16CASCADING WATER FEATURETree PaletteSYMBOL NAME SIZE QTY.DRACENA DRACO• DRAGON TREE48” - 60” BOX4OLEA EUROPAEA• MISSION OLIVE 12-16’ HIGH11QUERCUS AGRIFOLIA • COAST LIVE OAK72”- 108” BOX3PLATANUS RACEMOSA• CA SYCAMORE60-96” BOX3TRISTANIA CONFERTA• BRISBANE BOX36”- 48” BOX2GRAND TOTAL 30EX.EX.EX.LOADING ZONE421235678161513141210911FORSTER ST.EL CAMINO REA
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PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Fence and Wall Plan01020 40SCALE: 1” = 20’L-207/31/25FORSTER ST.Fence and Wall KeyRUSTIC STONE WALLS BOARD FORMED WALLSLODGE POLE RAIL FENCE TUBULAR STEEL FENCELOW RUSTIC STONE SEAT WALLS RETAINING WALL PER CIVIL PLANSEXISTING STONE WALL TO REMAIN MONUMENT WALLSTUBULAR STEEL ACCESS GATE RETRACTABLE BOLLARDSRUSTIC STONE WALLSLOW RUSTIC STONE SEAT WALLS TUBULAR STEEL FENCERETRACTABLE BOLLARDSBOARD FORM WALLSRETAINING WALL LODGE POLE RAIL FENCEMONUMENT WALLS
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Site Lighting01020 40SCALE: 1” = 20’L-307/31/25FORSTER ST.EL CAMINO REA
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FORSFORSFORSFORSFORSFORSTTER TETERTTERTERSSTTSTST.STEL CELELELEELEELEEEL AMIN O RE AL EL CAMINO PROMENADE LIGHTINGPOLE LIGHTING FOR PATH AND STAGE LIGHTINGILLUMINATED HANDRAILSUP LIGHTSIN GROUND WELL LIGHTS WITH ADJUSTABLE ANGLE LED SPOT LIGHTSUP LIGHTSIN GROUND WELL LIGHTS WITH ADJUSTABLE ANGLE LED SPOT LIGHTSLINEAR LED WALL WASHINTERIOR WALL GLAZING WITH CURVED LED STRIPSBOLLARD LIGHTS
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comConceptual Path of Travel01020 40SCALE: 1” = 20’L-407/31/25FORSTER ST.Access LegendACCESSIBLE PATH OF TRAVEL
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comExisting Tree Plan01020 40SCALE: 1” = 20’L-507/31/25SHINUS MOLLE36” BHTGOOD HEALTHTO REMAINSHINUS MOLLE30” BHTGOOD HEALTH TO REMAINSHINUS MOLLE30” BHTGOOD HEALTH TO REMAINGOGOOOOOOODOOHEALTHEALTHEALHEALTHHEAHEALTEHEALTHEHHHH HHTO RETO REOREO REO REO REEREREO RMAINMAINMAINMAIMAINMAINMAINMAMAMATO TO RERREREMAINMMMAINAAINSHINUSHINUSHINUSHINUSHINUHINUHININNS MOLS MOLS MOLS MOLS MOLS MOLLLLELELELELELEEE30” B30”30” B0” BBBB3HTHTHTHHTHTTHTGOODGOGOOODOODOOODODGOODGOODOHEALTHHEALTHHEAHEALTALTHALTALTLTLTHLTH HHH HH TO RETO RETO RETO ROOTOEEETO RETO REREOOMAMAMAINMAINAINNMMMAINAINNSHINUS MOLLE30” BHTGOOD HEALTH TO REMAINSHINUS MOLLE30” BHTGOOD HEALTH TO BE REMOVEDGOODD HEALTHEALTHHHHTO BETO BETO BREMOREREREMOVEDVESHINUS MOLLE30” BHTGOOD HEALTH TO BE REMOVEDSHINUS MOLLE36” BHTGOOD HEALTH TO BE REMOVEDSHINUS MOLLE36” BHTMODERATE HEALTH TO REMAINPHOENIX CANARIENSIS 36” BHTGOOD HEALTHTO BE REMOVED.Existing Trees REFER TO NOTES ON PLAN FOR TREES TO BE PROTECTED AND REMOVED. CASSIA LEPTOPHYLLA18” BHTPOOR STRUCTURETO BE REMOVED30300” B0” B3HHTHTGOOD OOD ODOODGHEALHEALTHEALTALTHHHHTO BETO BETO BETO BETO BETO BETO BEOBETO BETO BEO BEO BEEBETREMOREMOREMOREMOREMOOOOREMREMOREMREMOMOMEEMRVEDVEDVEVEDVEDVEDEDVEDEEEDVEDEDVEDVCEDAR DEODARA18” BHTMODERATE HEALTHTO REMAINTIPUANA TIPU24” BHTMODERATE HEALTH TO BE REMOVEDOLEA EUROPAEA18” BHTGOOD HEALTH TO BE REMOVEDOLEA EUROPAEA18” BHTMODERATE HEALTH TO BE REMOVEDPHOENIX CANARIENSIS 30” BHTMODERATE HEALTHTO BE REMOVED.SHINUS MOLLE36” BHTGOOD HEALTHTO BE REMOVEDPER THE CONSTRUCTION OF THE IN-N-OUT. THE FICUS TREES HAVE BEEN REMOVED.SHINUS MOLLE30” BHTGOOD HEALTHTO REMAINSHINUS MOLLE36” BHTGOOD HEALTHTO BE REMOVEDCASSIA LEPTOPHYLLA 18” BHTPOOR STRUCTURE TO BE REMOVEDCASSIA LEPTOPHYLLA18” BHTMODERATE HEALTHTO BE REMOVEDYUCCA GLORIOSA8’ BHTGOOD HEALTH TO BE REMOVED
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comEntry Enlargement 0 5 10 20SCALE: 1” = 10’L-607/31/25Landscape Key1PROJECT SIGNAGE 2EL CAMINO PROMENADE• ENHANCED PAVING • LIGHTING 3BIKE RACKS 4RESTROOM BUILDING 5CORNER PLAZA • SPECIMAN TREE• RUSTIC PAVING• STONE WALL SEATING6VALET DROP-OFF • ENHANCED PAVING • ILLUMINATED BOLLARDS7OUTDOOR MEZZANINE• ENHANCED PAVING • EVENT SPACES• SPECIMEN TREES • RUSTIC BOULDERS8ENTRY STEPS• ILLUMINATED HANDRAILS• SHADE TREES9CENTRAL LAWN 10OUTDOOR STAGE 11GARDEN • DG PAVING• RUSTIC BOULDERS• MOVEABLE SEATING12CASCADING WATER FEATURE13EL CAMINO REAL SIDEWALK• CONSTRUCTED PER CITY STANDARDS• PAVER SPEC TO MATCH VERDUGO STREET IMPROVEMENTS42135612131198710FORSTER ST.
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comPlant PaletteL-707/31/25Aloe veraGray Paroo LilyDianella spp.Mexican Fencepost Pachycereus marginatus(ESPERALOEPARVImORAYellow YuccaBlue Grama GrassBouteloua ‘Blond Ambition’Small Cape RushChondropetalum tectorumPlanting CharacterBlue Flame AgaveAgave ‘Blue Flame’Dragon TreeDracaena dracoSageSalvia spp.Spoon YuccaDasylirion wheeleriPrickly Pear CactusOpuntia var. Santa RitaJapanese Blue BerryElaeocarpus decipiensDwarf BottlebrushCallistemon v. ‘Little John’
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comPlant PaletteL-807/31/25Blue Glow AgaveAgave ‘Blue Glow’Red YuccaHesperaloe parvifoliaRosemaryRosmarinus ‘Huntington Carpet’Slender Veldt GrassPennisetum spathiolatumBougainvillea spp.White Striped Flax LilyDianella tasmanica ‘VariegataAgave americanaAgave spp.LavenderLavendula spp.New Gold LantanaLantana x ‘New Gold’SageSalvia spp.Regal Mist Pink Muhly GrassMuhlenbergia capillarisLittle Ollie Dwarf OliveOlea europaea ‘Montra’Magenta RockroseCistus x pulverulentus ‘Sunset’Senecio serpensPlanting Character
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comMaterial BoardL-907/31/25IRONWORKDECOMPOSEDGRANITEDECORATIVE PEBBLEDROP OFF PAVERSBOARD FORM WALLSBOULDERSCONCRETE STEPSSTONEWALLSCONCRETEPAVINGBROKEN EDGE CONCRETE
PERFORMING ARTS CENTER SAN JUAN CAPISTRANO, CA1750 DEERE AVE, SANTA ANA, CA 92705O 949.250.4822 www.landconcern.comImage BoardL-1007/31/25
PROFESSIONAL SEALDESCRIPTIONDATE#REVISION RECORDSHEET NUMBER31872 EL CAMINO REALSAN JUAN CAPISTRANO, CAPERFORMING ARTS CENTERC3 CIVILNNGI NGIRDATE: 08/04/2025SHEET TITLEC3 JOB NO: 22-019DRAWN BY: NMCHECKED BY: THof 10PRELIMINARY PLANS- NOT FOR CONSTRUCTIONnTITLESHEET1FORSTER STREETEL CAMINO REAL
PROFESSIONAL SEALDESCRIPTIONDATE#REVISION RECORDSHEET NUMBER31872 EL CAMINO REALSAN JUAN CAPISTRANO, CAPERFORMING ARTS CENTERC3 CIVILNNGI NGIRDATE: 08/04/2025SHEET TITLEC3 JOB NO: 22-019DRAWN BY: NMCHECKED BY: THof 10PRELIMINARY PLANS- NOT FOR CONSTRUCTIONn02040SCALE: 1:20EXISTINGSITE PLAN2FORESTER ST.EL CAMINO REAL
1st FLOORDNDNDNFF: 118.001st FLOORFF: 118.00V-GUTTER DETAILEL CAMINO REAL TYPICAL SECTIONPROFESSIONAL SEALDESCRIPTIONDATE#REVISION RECORDSHEET NUMBER31872 EL CAMINO REALSAN JUAN CAPISTRANO, CAPERFORMING ARTS CENTERC3 CIVILNNGI NGIRDATE: 08/04/2025SHEET TITLEC3 JOB NO: 22-019DRAWN BY: NMCHECKED BY: THof 10PRELIMINARY PLANS- NOT FOR CONSTRUCTIONn02040SCALE: 1:20PRELIMINARYGRADINGPLAN3FORSTER STREETEL CAMINO REAL
A-A SECTIONNTSB-B SECTIONNTSC-C SECTIONNTSD-D SECTIONNTSPROFESSIONAL SEALDESCRIPTIONDATE#REVISION RECORDSHEET NUMBER31872 EL CAMINO REALSAN JUAN CAPISTRANO, CAPERFORMING ARTS CENTERC3 CIVILNNGI NGIRDATE: 08/04/2025SHEET TITLEC3 JOB NO: 22-019DRAWN BY: NMCHECKED BY: THof 10PRELIMINARY PLANS- NOT FOR CONSTRUCTIONCROSSSECTIONS4
1st FLOORDNDNDNFF: 118.001st FLOORFF: 118.00PROFESSIONAL SEALDESCRIPTIONDATE#REVISION RECORDSHEET NUMBER31872 EL CAMINO REALSAN JUAN CAPISTRANO, CAPERFORMING ARTS CENTERC3 CIVILNNGI NGIRDATE: 08/04/2025SHEET TITLEC3 JOB NO: 22-019DRAWN BY: NMCHECKED BY: THof 10PRELIMINARY PLANS- NOT FOR CONSTRUCTIONn02040SCALE: 1:20PRELIMINARYSTORMDRAIN PLAN5FORSTER STREETEL CAMINO REAL
1st FLOORDNDNDNFF: 118.001st FLOORFF: 118.00PROFESSIONAL SEALDESCRIPTIONDATE#REVISION RECORDSHEET NUMBER31872 EL CAMINO REALSAN JUAN CAPISTRANO, CAPERFORMING ARTS CENTERC3 CIVILNNGI NGIRDATE: 08/04/2025SHEET TITLEC3 JOB NO: 22-019DRAWN BY: NMCHECKED BY: THof 10PRELIMINARY PLANS- NOT FOR CONSTRUCTIONn02040SCALE: 1:20PRELIMINARYUTILITYPLAN6FORSTER STREETEL CAMINO REAL
PROFESSIONAL SEALDESCRIPTIONDATE#REVISION RECORDSHEET NUMBER31872 EL CAMINO REALSAN JUAN CAPISTRANO, CAPERFORMING ARTS CENTERC3 CIVILNNGI NGIRDATE: 08/04/2025SHEET TITLEC3 JOB NO: 22-019DRAWN BY: NMCHECKED BY: THof 10PRELIMINARY PLANS- NOT FOR CONSTRUCTIONDETAILSHEET7DIVERSION MANHOLE
DA 10.946acDA 20.934acPROFESSIONAL SEALDESCRIPTIONDATE#REVISION RECORDSHEET NUMBER31872 EL CAMINO REALSAN JUAN CAPISTRANO, CAPERFORMING ARTS CENTERC3 CIVILNNGI NGIRDATE: 08/04/2025SHEET TITLEC3 JOB NO: 22-019DRAWN BY: NMCHECKED BY: THof 10PRELIMINARY PLANS- NOT FOR CONSTRUCTIONn02040SCALE: 1:20EXISTINGDRAINAGEMAP8DIGALERT2 WORKING DAYNOTICE REQUIREDAT LEASTXX.XXXacFORESTER ST.EL CAMINO REAL
El Camino Specific PlanAdopted October 2025
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