Resolution Number 06-02-21-03RESOLUTION NO. 06-02-21-03
' A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE
DECLARATION (MND) AND APPROVING A GENERAL PLAN
AMENDMENT (GPA) FOR A 10.5 ACRE PARCEL LOCATED ALONG THE
NORTH SIDE OF SAN JUAN CREEK ROAD AND EAST OF CHATEAU
SAN JUAN (ASSESSOR PARCEL NUMBER 666-011-27)(CAPISTRANO
VALLEY GOLF, LP)
WHEREAS, Capistrano Valley Golf L.P. has requested approval of General Plan
Amendment to change the land use designation of a proposed 10.5 acre parcel from the
"OSR" (Open Space Recreation) designation to the "2.5, High Density Residential (8.1-18.0
du/acre)" designation for the purpose of future development of senior housing; and,
WHEREAS, the Planning Commission has recommended that the "PC (Planned
Community) General Plan Land Use designation would be the most appropriate
designation for managing the future development of senior housing on the subject
property; and,
WHEREAS, on March 2, 2004, the City Council initiated consideration of a potential
General Plan Amendment (GPA) and directed staff to prepare the necessary analysis of
' the proposed amendment to determine consistency with the applicable provisions of the
General Plan and specifically, the Land Use Element, Circulation Element, Housing
Element, and Conservation & Open Space Element; and,
WHEREAS, the proposed project has been processed pursuant to Section 9-2.301,
Development Review of the Land Use Code; and,
WHEREAS, the Environmental Administrator has issued a Mitigated Negative
Declaration (MND) pursuant to Section 15070 of the California Environmental Quality Act
Guidelines; has caused a "Notice of Intent to Adopt a Negative Declaration" to be mailed to
all real property owners within 500 feet of the project as listed on the County Assessor's
property owner's address database; has caused the Mitigated Negative Declaration (MND)
to be posted by the County Clerk and mailed to the State Clearinghouse pursuant to
Section 15072 of the CEQA Guidelines, and has otherwise complied with all applicable
provisions of the California Environmental Quality Act; and,
WHEREAS, the Planning Commission conducted a duly -noticed public hearing on
July 26, August 9, and September 27, 2005 pursuant to Title 9, Land Use Code, Section 9-
2.335, City Council Policy 5, and Planning Department Policy 510 to considerthe proposed
Mitigated Negative Declaration (MND) and to consider public testimony on the proposed
project and has considered all relevant public comments; and,
' WHEREAS, on September 27, 2005, the Planning Commission adopted a resolution
recommending City Council approval of the General Plan Amendment based on findings
Page 1 of 4 02-21-2006
that the amendment was consistent with the overall goals and policies of the General Plan
Land Use Element and Conservation & Open Space Element; and,
WHEREAS, the City Council conducted a duly -noticed public hearing on December
6, 2005; January 17, 2006; and February 21, 2006 pursuant to Title 9, Land Use Code,
Section 9-2.335, City Council Policy 5, and Planning Department Policy 510 to considerthe
proposed Mitigated Negative Declaration (MND) and to consider public testimony on the
proposed project and has considered all relevant public comments.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San
Juan Capistrano hereby makes the follow'
This portion of Resolution No. 06-02-21-03 is not cc
2. The proposed project is consistent with the policies and objectives of the San Juan
Capistrano General Plan Land Use Element including the following policies:
Policy 2.2: Assure that new development is consistent and compatible with
the existing character of the City.
Policy 3.1: Confine higher density land uses to the valley areas outside of
the floodplain.
Policy 7.2: Ensure that new development is compatible with the physical
characteristics of its site, surrounding land uses, and available public
infrastructure.
because proposed residential development would be age -restricted (55 years or
older) consistent with the existing senior housing development to the west, south
and southeast; would be restricted to residential densities similar to those
associated with the existing surrounding residential development; and, would also
be situated outside the floodplain through appropriate grading and construction.
3. The proposed project is consistent with the policies and objectives of the San Juan
Capistrano General Plan Housing Element including the following policies:
Policy 2.1: Consistent with the Land Use Element, encourage the
construction of a variety of housing types and sizes of housing throughout
the community.
Page 2 of 4 02-21-2006
Policy 2.3: To create funding opportunities for the purchase of affordable
' housing by `very low" `low" and "moderate" income households.
because the proposed residential development would be required to provide 30% of
total number of dwelling units as "affordable' to "very low" and "low" income
households and such units would be potentially eligible for the City's rental
assistance or first-time homebuyers program.
4. The proposed project is consistent with the policies and objectives of the San Juan
Capistrano General Plan Conservation & Open Space Element and specifically
"Policy 4.1 Assure compatible development is avoided in those areas which are
designated to be preserved for scenic, historic, conservation, or public safety
purposes." Because the proposed residential development will be limited in scale
and acreage so as to be compatible with existing golf course open space resources.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City Council of the City
of San Juan Capistrano hereby approves:
' 1) a map amendment to the General Plan, Land Use Element, Figure LU -1,
Land Use Policy Map designating a 10.5 acre site as "PC" (Planned
Community) per Exhibit "B", attached hereto and incorporated herein; and,
2) a map amendment to the General Plan, Land Use Element, Figure LU -3,
Planned Communities designating a 10.5 acre site as "San Juan Golf Senior
Housing Planned Community" per Exhibit "C, attached hereto and
incorporated herein; and,
3) a text amendment to the General Plan, Land Use Element, Table LU -3-3,
Planned Communities, Allowable Use Guidelines establishing land use
parameters for a 10.5 acre site per Exhibit "D", attached hereto and
incorporated herein; and,
4) a text amendment to the General Plan, Land Use Element, Table LU -4,
Development Capacity amending the table to reflect the change in the land
use designation of 10.5 acres from "1.1, Open Space Recreation" to
"Planned Community" per Exhibit "E", attached hereto and incorporated
herein; and,
Page 3 of 4 02-21-2006
5) a map amendment to the General Plan, Conservation & Open Space —
Element, Figure COS -1, Open Space Resources removing the "OSR" (Open
Space Recreation) designation from the 10.5 acre site per Exhibit "F",
attached hereto and incorporated herein.
PASSED, APPROVED AND ADOPTED this 21 st day February, 2006, by the
following vote, to wit:
DAVID SW RDLIN, MAYOR
ATTEST:
R. MONAHAN, CITY CLERK
Ex
hiU A: Mitigation Monitoring and Reporting Program
Exhibit B: General Plan, Land Use Element, Amended Figure LU -1.
Exhibit C: General Plan, Land Use Element, Amended Figure LU -3.
Exhibit D: General Plan, Land Use Element, Amended Table LU -3-3.
Exhibit E: General Plan, Land Use Element, Amended Table LU -4.
Exhibit F: General Plan, Conservation & Open Space Element, Amended Figure COS -1.
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF SAN JUAN CAPISTRANO )
I, MARGARET R. MONAHAN, appointed City Clerk of the City of San Juan Capistrano, do hereby certify that the
foregoing Resolution No. 06-02-21-03 was duly adopted by the City Council of the City of San Juan Capistrano at a
Regular meeting thereof, held the 21't day of February 2006, by the following vote:
AYES: COUNCIL MEMBERS: Hart, Soto, and Mayor Swerdlin
NOES: COUNCIL MEMBER: Bathgate and Mayor pro tem Allevato
ABSENT: COUNCIL G1EER: v None
�
ARGA ET R. MONAHAN, City Clerk
Page 4 of 4 02-21-2006
EXHIBIT A
Final Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project -San Juan Capistrano, CA
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 1 of 9
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
Aesthetics
Prior to issuance of the building permit, the lighting plan shall be
revised to comply with the City's lighting standards prescribed in
MM 1-1
Section 9.3-529 for maximum permitted illumination within the parking
Plan Check
Prior to Issuance of
Planning Director
areas and walkways as well as demonstrate to the satisfaction of the
Building Permit
Planning Director or their designee that illumination does not create off-
site light and glare.
Air Quality
Limit maximum daily grading area to less than 13 acres per day, and
use enhanced dust control measures, including:
Water all active construction areas at least twice daily.
Cover all haul trucks or maintain at least 2 feet of freeboard.
Pave or apply water four times daily to all unpaved parking or
staging areas.
MM III -1
Sweep or wash any site access points within 30 minutes of any
Field Monitoring
During Grading
Planning Director
visible dirt deposition on any public roadway.
Cover or water twice daily any on-site stockpiles of debris, dirt or
other dusty material.
Suspend all operations on any unpaved surface if winds exceed 25
mph.
Hydroseed or otherwise stabilize any cleared area which is to
remain inactive for more than 96 hours after clearing is completed.
MM III -2
Use alternative fueled equipment when and where feasible.
Field Monitoring
During Grading and
Construction
Planning Director
MM III -3
Require 90 -day low-NOx tune-ups for off-road equipment.
Field Monitoring
During Grading and
Construction
Planning Director
MM III -4
Limit allowable idling to five (5) minutes for trucks and heavy
Field Monitoring
During Grading and
Planning Director
equipment.
Construction
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 1 of 9
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 2 of 9
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
The applicant of the senior housing/congregate care facility shall
MM III -5
prepare a paint phasing plan stipulating that a maximum of 100 gallons
Phasing Plan
Prior to Issuance of
Planning Director
of low VOC paint be applied to the dwelling units per day.
Building Permit
MM III -6
Use pre -coated building materials.
Plan Check
Prior to Issuance of
Planning Director
Building Permit
MM III -7
Use high pressure -low volume (HPLV) paint applicators with a 50
Field Monitoring
During Construction
Planning Director
percent efficiency.
MM III -8
Use lower volatility flat paint with 100 grams of ROG per liter or less
Field Monitoring
During Construction
Planning Director
Biological Resources
MM IV -1
The proposed project will be designed to ensure that there is no
Plk
an Chec
Prior to Issuance of
Public Works
change in storm water quality, volume, or velocity.
Grading Permit
Director
The applicant shall either construct the proposed project outside of
the breeding/nesting season (identified as February 15 through
August 31) or provide noise attenuation such that noise levels do not
exceed 60 dBA Hourly Leq at the margin of potential habitat. In the
event construction occurs during breeding/nesting season, the
applicant shall retain the services of an acoustical consultant to
conduct noise monitoring during grading and construction in order to
MM IV -2
identify specific methods of noise attenuation. In addition, the
Plan Check
Prior to Issuance of
Planning Director
applicant shall also retain the services of a biologist to assist in the
Grading Permit
noise monitoring and methods of attenuation. The biological
consultant will also be responsible for coordinating with the
applicable regulatory agencies (i.e., U.S. Fish and Wildlife Service
and California Department of Fish and Game), as a courtesy, and
providing the Planning Director with a brief report summarizing noise
attenuation methods/nesting bird survey results.
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 2 of 9
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Gaff Course Project
Exhibit A, Page 3 of 9
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
Clearing of any mature vegetation on the site shall occur outside of the
bird -breeding season. If, however, project implementation is necessary
during the bird breeding/nesting season (i.e., February 15 through
August 31), a qualified biologist shall conduct a survey for nesting birds,
within three days prior to the work in the area, and ensure that no
nesting birds in the project area would be impacted by the project. If an
active nest is identified, a buffer shall be established between the
Prior to Issuance of
MM IV -3
construction activities and the nest so that nesting activities are not
Plan Check
Grading Permit
Planning Director
interrupted. The buffer shall be a minimum width of 300 feet (500 feet
for raptors), shall be delineated by temporary fencing, and shall remain
in effect as long as construction is occurring or until the nest is no
longer active. No project construction shall occur within the fenced nest
zone until the young have fledged, are no longer being fed by the
parents, have left the nest, and will no longer be impacted by the
project.
The landscape palette shall utilize non-invasive plant species and the
Prior to Issuance of
MM IV -4
palette for the area within 200 feet of the southerly stream bank of
Plan Check
Grading Permit
Planning Director
San Juan Creek shall be limited to California native plant species.
Cultural Resources
Prior to issuance of a grading permit, the applicant shall submit to the
Planning Department documentation that a qualified archaeologist has
Prior to Issuance of
MM V-1
been retained to monitor site clearing, grading, and excavation
Plan Check
Grading Permit
Planning Director
activities, stating the name, qualifications, and contact information for
the archaeologist.
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Gaff Course Project
Exhibit A, Page 3 of 9
No.
Mitigation Measure
Method of
Verification
Timing of
Implementation
Responsibility
A qualified archaeologist (defined as an archaeologist on the List of
Certified Archaeologists for Orange County) shall be retained (at the
applicant's expense) by the City of San Juan Capistrano and shall be
present at pre -construction meetings to advise construction contractors
about the sensitive nature of cultural monitoring requirements. A
qualified monitor (defined as an individual with a bachelors degree in
anthropology with archaeological monitoring experience), supervised
by the qualified archaeologist, shall observe on- and off-site
construction activities that result in grading, and/or excavating on or
below the original ground surface (including during project -related off -
MM V-2
site utility [natural gas, electricity, sewer, water, drainage,Prior
Letter to City
to Issuance of
Planning Director
communications, etc.] and roadway improvements). Should bon-
Gradin Permit
9
human cultural resources be discovered, the monitor shall have the
power to temporarily halt or divert construction activities until the
qualified archaeologist can determine if the resources are significant
and, if significant, until recovered by the archaeologist.
In the event that human remains are discovered, construction activities
shall be halted or diverted until the provisions of §7050.5 of the Health
and Safety Code and §5097.98 of the Public Resources Code have
been implemented.
During construction/grading activities, a native American monitor shall
observe construction/grading activities that result in grading,
excavating, and/or trenching on or below the original ground surface
(including during project -related off-site utility (e.g., natural gas,
electricity, sewer, water, drainage, communications, etc.] and roadway
MM V-3
improvements). The Native American monitor shall consult with the
Field Monitoring
During Grading and
Planning Director
archaeological monitor regarding objects and remains encountered
Construction
during grading that may be considered sacred or important. In the
event that evidence of human remains is discovered, the Native
American monitor shall verify that the archaeologist has notified the
coroner.
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 4 of 9
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 5 of 9
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
Prior to issuance of a grading permit, a qualified paleontologist (defined
as a paleontologist on the List of Certified Paleontologists for Orange
County) shall be retained (at the project applicant's expense) by the
Prior to Issuance of
MM V-4
City of San Juan Capistrano and shall be present at pre -construction
Letter to City
Grading Permit
Planning Director
meetings to advise construction contractors about the potential
occurrence of paleontological resources locate don and/or in the
vicinity of the project site, as well as monitoring requirements.
A qualified monitor (defined as an individual with a bachelors degree in
paleontology and monitoring experience), supervised by the qualified
paleontologist, shall be on-site during construction activities that result
in the grading and/or excavating of current surface material (including
during project -related off-site utility [e.g., natural gas, electricity, sewer,
MM V-5
water, drainage, communications, etc.] and roadway improvements) to
Field Monitoring
During Grading
Planning Director
monitor for paleontological resources. Should paleontological
resources be discovered, the monitor shall have the authority to
temporarily halt or divert construction activities until the qualified
paleontologist can determine if the resources are significant.
Significant paleontological resources shall be recovered by the
qualified paleontologist.
In the event grading uncovers paleontological resources on the site,
collections of exposed fossils shall be made by the paleontologic
supervisor and paleontologic field technician from the lithologic units of
MM V-6
high paleontologic importance. All vertebrate and representative
Field Monitoring
During Grading
Planning Director
samples of mega -invertebrate and plant fossils shall be collected.
Productive sites will be excavated and approximately 2,000 -pound (lb.)
rock samples shall be collected to process for micro -vertebrate fossil
remains.
In the event grading uncovers paleontological resources on the site,
during any earth -moving activity associated with the development of
this property the paleontologic Feld technician shall monitor according
to the following monitoring schedule, which is based on the
paleontologic importance of the rock unit underlying the area of effect:
MM V-7
Field Monitoring
During Grading
Planning Director
1) none - 0% (0 days per week)
2) unknown - 40% (2 days per week)
3) low - 20% (1 day per week)
4) high - 60 - 100% (3 to 5 days per week)
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 5 of 9
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 6 of 9
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
In the event grading uncovers paleontological resources on the site,
and if any significant large fossil remains are uncovered during earth-
moving activities, the field technician shall divert earth -moving
equipment away from the site until he or she has examined the
MM V-8
remains. If the remains are determined to be important, the field
Field Monitoring
During Grading
Planning Director
technician shall remove them. If warranted, a sample of rock shall be
collected for processing. The technician shall be equipped to allow for
the rapid removal of fossil remains and/or matrix and thus reduce the
potential for construction delays.
In the event grading uncovers paleontological resources on the site,
and if significant fossil remains are observed and if safety restrictions
MM V-9
permit, the construction contractor shall allow the field technician to
Field Monitoring
During Grading
Planning Director
safely determine if the material is significant. At the field technician's
discretion, the grading contractor may assist in the removal of the fossil
remains and rock to reduce any delay in construction.
In the event grading uncovers paleontological resources on the site,
depending upon the paleontologic importance of the rock unit, the rock
shall be examined periodically for microfossils by wet or dry screening.
MM V-10
If important fossil remains are found as a result of screening, samples
Field Monitoring
During Grading
Planning Director
of sufficient size to generate a representation of the organisms
preserved shall be collected and processed, if warranted, onsite or at a
convenient location.
In the event grading uncovers paleontological resources on the site,
fossils recovered from the field or by processing shall be prepared,
MM V-11
identified, and along with the accompanying field notes, maps, and
Field Monitoring
During Grading
Planning Director
photographs accessioned into the collections of a designated,
accredited museum.
Geology and Soils
Prior to issuance of any grading permit or building permit, the
associated grading or building plans shall be reviewed by the City for
conformance with the recommendations established by the
MM VI -1
Geotechnical Engineering Investigation prepared by Krazan &
Plan Check
Prior to Issuance of
City Engineer
Associates, Inc., and approved by the City Engineer or his designee,
Grading Permit
that address liquefaction, seismic ground shaking, erosion, expansive
soils, liquefaction, and related secondary seismic impacts.
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 6 of 9
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Goff Course Project
Exhibit A. Page 7 o/ 9
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
Hazards and Hazardous Materials
Prior to the issuance of any building permit for the demolition,
rehabilitation, and addition to the existing clubhouse structure located
Prior to Issuance of
along the south side of San Juan Creek Road, that portion of the
Any Building Permit
MM VII -1
building subject to such permit shall be tested for the presence of
Field Testing
for the Demolition,
City Engineer
asbestos containing materials" (ACM). In the event any ACM is found,
Rehabilitation and
the removal of ACM shall be performed in accordance with methods
Addition of Existing
specified in S CCR 1529, SCAQMD Rule 1403 and any other federal or
Clubhouse
State -mandated standards and requirements.
Hydrology and Water Quality
Prior to the issuance of any grading permit, the applicant shall prepare
Prior to Issuance of
MM VIII -1
an Erosion Control Plan and submit it for approval by the City Engineer
Plan Check
Grading Permit
City Engineer
or his designee.
Prior to the issuance of any grading permit, the applicant shall prepare
Prior to Issuance of
MM VIII -2
a Storm Water Pollution Prevention Plan (SWPPP) and submit it for
Plan Check
Grading Permit
City Engineer
approval by the City Engineer or his designee.
The parking lots and related golf course facilities shall be designed to
MM VIII -3
incorporate porous asphalt, if feasible, or a comparable pervious
Plan Check
Prior to Issuance of
City Engineer
surface to reduce the amount of surface runoff emanating from the site
Building Permit
that will result from development of the proposed project.
Future development of the senior housing project could result in post -
development runoff volumes that exceed the existing runoff volume by
more than 20 percent. Therefore, prior to the issuance of any grading
MM VIII -4
or building permit for the senior housing site, the project applicant of
Hydrology/Hydraulic
Prior to Issuance of
City Engineer
that parcel shall be required to prepare an hydrology/hydraulic study
Study
Grading Permit
that includes engineering design features that adequately
accommodate post -development runoff conditions consistent with the
City's Master Plan of Drainage and public facility standards.
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Goff Course Project
Exhibit A. Page 7 o/ 9
Resolution No. 06-02-21-03 Mitigation Momtonng and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 8 of 9
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
All of the structures proposed for the golf course as well for as the
future senior housing shall be located at least one foot above the 100 -
year flood elevation as identified in final the HEC -RAS Hydraulic
Analysis prepared for the proposed project and approved by the City
MM VIII -5
Engineer or his designee. Prior to issuance of any grading or building
Plan Check
Prior to Issuance of
City Engineer
permit for improvements within the Regulatory 100 -Year Special Flood
Building Permit
Hazard District (SFHD), the applicant shall secure Federal Emergency
Management Agency (FEMA) approval of a Letter of Map Amendment
(LOMA) or Letter of Map Revision (LOMR), as necessary.
Noise
All construction and general maintenance activities, except in an
MM IX -1
emergency, should be limited to the weekday hours of 7:00 a.m. to
Field Monitoring
During Grading and
Planning Director
6:00 p.m., Monday through Friday, and 8:30 a.m. to 4:30 p.m. on
Construction
Saturday, and prohibited on Sundays and any federal holiday.
All construction equipment shall use properly operating mufflers, and
MM IX -2
all construction staging activities shall be performed as far as practical
Field Monitoring
During Grading and
Planning Director
from occupied dwellings and/or sensitive receptors.
Construction
Emergency activities requiring the use of combustion -powered
equipment (dewatering pumps, traffic advisory signs, generators, etc.)
MM IX -3
shall not operate within 500 feet of any occupied residence from
Field Monitoring
During Grading and
Construction
Planning Director
8:00 p.m. to 7:00 a.m. unless a noise protection barrier (wall or berm)
is erected within 48 hours after the emergency is discovered.
Prior to the issuance of any building permits for future senior housing -
assisted living units with direct exposure to San Juan Creek Road or I-
5 traffic, individual balconies, decks, patios or balconies with a view of
MM IX -4
traffic must be equipped with 5 -foot high perimeter barriers. The
Plan Check
Prior to Issuance of
City Engineer
barriers would need to be solid from the deck surface upward with a
Building Permit
solid base and a transparent upper section with a total average area
density of 3.5 pounds per square foot for the entire barrier assembly.
If a common outdoor area is proposed as usable outdoor space for the
MM IX -5
future senior housing -assisted living project, mitigation through building
Plan Check
Prior to Issuance of
planning Director
siting design, and/or a 6 -foot wall to break the line -of -sight to any
Grading Permit
roadway noise source shall be implemented.
Resolution No. 06-02-21-03 Mitigation Momtonng and Reporting Program
San Juan Hills Golf Course Project
Exhibit A, Page 8 of 9
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Goff Course Project
Exhibit A, Page 9 or 9
Method of
Timing of
No.
Mitigation Measure
Verification
Implementation
Responsibility
Prior to issuance of building permits for the future senior housing -
assisted living project, the applicant will demonstrate to the satisfaction
MM IX -6
of the Planning Director or their designee, a design structure that is
Plan Check
Prior to issuance of
Planning Director
adequate to isolate noise between adjacent living units and to ensure
Building Permit
compliance with the City of San Juan Capistrano's maximum interior
noise standard of 45 dBA CNEL.
Trans portation/Traffic
MM XV -1
The project applicant shall be required to participate in the traffic signal
Fee Payment
Prior to Issuance of
Public Works
Director/City
improvements required at the Valle Road/1-5 NB/La Novia intersection.
Building Permit
Traffic Engineer
Both components of the proposed project shall contribute to the
Capistrano Circulation Fee Program (CCFP) for the implementation of
Prior to Issuance of
Public Works
MM XV -2
the Circulation Element for future Citywide roadway and intersection
Fee Payment
Building Permit
Director/City
needs. Payments to the CCFP will be used to fund construction to
Traffic Engineer
reduce the future project -related impacts to a less than significant level.
The San Juan Creek Road/Avenida Larga (West) intersection shall be
Public Works
MM XV -3
restricted to right -out only operations (i.e., left and right inbound traffic
Plan Check
Prior to Issuance of
Director/City
is acceptable). As an alternative, the applicant shall construct a signal,
Grading Permit
Traffic Engineer
even though warrants are not met for the future condition.
Resolution No. 06-02-21-03 Mitigation Monitoring and Reporting Program
San Juan Hills Goff Course Project
Exhibit A, Page 9 or 9
Exhibit B
' CC Resolution 06-02-21-03
Amendment to Figure LU -1, Land Use Policy Map
General Plan, Land Use Element
GPA 03-02, San Juan Hills Golf
Site
Exhibit C
CC Resolution 06-02-21-03, San Juan Hills Golf
o. uz i awe
December 14, 1999
SP
Crystd,Cathedml
Min'iatnes Planned
Cammwnity
30
Q Cfry Boundary
Sphere aflnffuance
Scuxc: Co�mn/Belcnd/; Iscxbecr, Inc.
Hills
Figure LU -3
Planned Communities
San Juan Capistrano General Plan
Pueblo Serra Planned 100% Public Institutional
Community
Whispering Hills Planned 100% Very Low Density Residential
Community
Forster Canyon Planned 28% Very Low Density Residential, 22% Medium
Community Low Density Residential, 25% Medium Density
Residential, 2% High Density Residential, 7% Open
Space Recreation, 7% General Open Space,7% Light
Industrial and 2% Public Institutional
San Juan Hills Golf Planned 100% High Density Residential subiect to the
Community following criteria:
• a maximum overall density shall not exceed 18.0
dwelling units per acre (du/ac) on 10.5 acres for a
maximum of 189 dwelling units comprised of 15.0 du/ac
"market rate" housing (157 du):.1.0 du/ac for "moderate
income" housing (11 du): and 2.0 du/ac for "low
income" housing (21 du).
• affordable units subject to 55 year "affordability
covenants".
• age -restricted to age 55 years or older.
• a mix of 1 & 2 story structures.
• significant buffering at the perimeter of site with
landscaped open space.
• conceptual site plans and buffer designs shall be subiect
to Design Review Committee and Planning Commission
review and approval prior to the submission of an
Architectural Control application for the site.
Land Use Element
EXHIBIT D
CC Resolution 06-02-21-03
(Note: Added text underlined)
'
Table LU -3
Planned Communities:
Allowable Uses Guideline
Planned Community
Allowed Land Use Mix Guidelines
Crystal Cathedral Ministries
80% Public Institutional (includes retreat center) and
Planned Community
20% Assisted Care Facility (which may include a
wellness center). The maximum floor area (FAR)
ratio for Public Institutional may only be allowed if
the City determines that the project offers
exceptional benefits to the community.
Oso Ranch Planned
40% Public Institutional, 30% Affordable
Community
Family/Senior Housing and 30% Medium Density
Residential
Pueblo Serra Planned 100% Public Institutional
Community
Whispering Hills Planned 100% Very Low Density Residential
Community
Forster Canyon Planned 28% Very Low Density Residential, 22% Medium
Community Low Density Residential, 25% Medium Density
Residential, 2% High Density Residential, 7% Open
Space Recreation, 7% General Open Space,7% Light
Industrial and 2% Public Institutional
San Juan Hills Golf Planned 100% High Density Residential subiect to the
Community following criteria:
• a maximum overall density shall not exceed 18.0
dwelling units per acre (du/ac) on 10.5 acres for a
maximum of 189 dwelling units comprised of 15.0 du/ac
"market rate" housing (157 du):.1.0 du/ac for "moderate
income" housing (11 du): and 2.0 du/ac for "low
income" housing (21 du).
• affordable units subject to 55 year "affordability
covenants".
• age -restricted to age 55 years or older.
• a mix of 1 & 2 story structures.
• significant buffering at the perimeter of site with
landscaped open space.
• conceptual site plans and buffer designs shall be subiect
to Design Review Committee and Planning Commission
review and approval prior to the submission of an
Architectural Control application for the site.
Land Use Element EXHIBIT E
CC Resolution 06-02-21-03
Table LU -4
Development Capacity
DUs or du = dwelling units
FAR = Floor Area Ratio
• Does not include the 93 acres located in the City's sphere of influence.
Growth for the 93 acre sphere of influence is based on expected FARs identified above:
Public & Institutional - 65 acres - 707,850 square feet
Assisted Care Facility - 16 acres - 278,784 square feet
General Open Space - 3 acres
Roadways - 9 acres
' A 1096 reduction in acreage has been made to account for undeveloped and recently subdivided areas, and areas served by private roads.
z Persons per dwelling unit is calculated based on average persons per dwelling unit of 2.91
October 2005
San Juan Capistrano General Plan
erage
ons Per
7Feet
elling
land Use Designations
Acres
Expected
Dwelling
SUnit
Population'
DUs eracre
Unitssons
Open Space & Recreation
General Open Space
1,552
0.0001:1 FAR
6,795
Open Space Recreation
648 637
0.005:1 FAR
138,739
Neighborhood Park
29
0.005:1 FAR
6,316
Community Park
134
0.01:1 FAR
58,370
Specialty Park
3
0.05:1 FAR
6,534
Regional Park
579
0.001:1 FAR
25,221
Natural Open Space
449
0.0001:1 FAR
1,956
Recreation Commercial
10
0.1:1 FAR
43,560
SUBTOTAL
3;404
3,393
287,491
Residential
Very Low Density Residential
1,488
1 du/ac
1,488
4,330
Low Density Residential
408
2 du/ac
816
2,375
Medium law Density Residential
604
3.3 du/ac
1,993
5,800
Medium Density Residential
438
4.5 du/ac
1,971
5,736
Medium High Density Residential
528
7.5 du/ac
3,960
11,524
High Density Residential
403118
17 du/ac
2,006
5,293
Affordable Famil /Senior Housing
19
25 du/ac
475
1,382
709
2.91
36,44()
6 89
SUBTOTAL
3,03
112
Non -Residential
Neighborhood Commercial
33
0.20:1 FAR
287,496
General Commercial
115
0.30:1 FAR
1,502,820
Industrial Park
133
0.30:1 FAR
1,738,044
Quasi -Industrial
168
0.30:1 FAR
2,195,424
Agri -Business
74
0.05:1 FAR
152,460
Light Industrial
36
0.30:1 FAA
470,448
Office/Research Park
74
0.25:1 FOR
805,860
Public&Institutionai
186
0.25:1FAR
2,025,540
Existing Public Schools
49
0.25:1. FAR
533,610
Assisted Care Facilities
25
0.40:1 FAR
435,600
SUBTOTAL
889
10,147,302
Special
Special Study
7
Varies
Los Rios Specific Plan
31
Varies
SUBTOTAL
38
Roadways
787
Freeway
265
TOTAL
8,975
12,709
10,434,793
36440
36,983
DUs or du = dwelling units
FAR = Floor Area Ratio
• Does not include the 93 acres located in the City's sphere of influence.
Growth for the 93 acre sphere of influence is based on expected FARs identified above:
Public & Institutional - 65 acres - 707,850 square feet
Assisted Care Facility - 16 acres - 278,784 square feet
General Open Space - 3 acres
Roadways - 9 acres
' A 1096 reduction in acreage has been made to account for undeveloped and recently subdivided areas, and areas served by private roads.
z Persons per dwelling unit is calculated based on average persons per dwelling unit of 2.91
October 2005
San Juan Capistrano General Plan
Exhibit F
CC Resolution 06-02-21-03, San Juan Hills Golf
Conservation & Open Space Element
- ' MficOuwt
p General Open Space gpeciaryy Park
Nahrral Oaen Sp" FIG&MlPark
.Ml n Open 308oe Rau eon iq a ,Wwml Cwnmer w
J VM.
Ne/ghhorhood Park ® AgrFBueineaa
Communay Peri
0 Clly Boundary
Oephereo/inguonae
Figure COS -1
Open Space Resources
0 1/2 IMile
a Uz
December 14, 1999 30 San Juan Capistrano General Plan