Ordinance Number 759193
ORDINANCE NO. 759
AN ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO,
CALIFORNIA, APPROVING REZONE 94-2, AN AMENDMENT OF
THE TEXT OF SPECIFIC DEVELOPMENT PLAN 87-1 FOR THE
PRICE CLUB CENTER (PRICE ENTERPRISES)
THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, DOES
HEREBY ORDAIN AS FOLLOWS:
ITNIMENERRITIrs
The City Council finds that:
1. The proposed rezone is consistent with the goals, policies and objectives
of the General Plan in that the Land Use Element of the General Plan states that the priority of
commercial development should be directed toward those uses which maximize revenues,
minimize required services, and do not add to population growth pressures.
2. The development of the property under the amended Specific Development
Plan will conform to the standards contained in Title 9, Land Use, of the Municipal Code.
3. The City's Environmental Administrator has reviewed this project and
determined that it qualifies for the issuance of a Mitigated Negative Declaration.
Based upon the findings set forth in Section 1, preceding, the City Council ordains
that the text of Specific Development Plan 87-1 is amended as contained in Exhibit A, attached
hereto and made a part hereof by reference.
SECTION 3. Effective Date.
This Ordinance shall take effect and be in force thirty (30) days after its passage.
The City Clerk shall certify to the adoption of this Ordinance and cause the same
to be posted at the duly designated posting places within the City and published once within fifteen
(15) days after passage and adoption as required by law; or, in the alternative, the City Clerk may
cause to be published a summary of this Ordinance and a certified copy of the text of this
Ordinance shall be posted in the Office of the City Clerk five (5) days prior to the date of adoption
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of this Ordinance; and, within fifteen (15) days after adoption, the City Clerk shall cause to be
published the aforementioned summary and shall post a certified copy of this Ordinance, together
with the vote for and against the same, in the Office of the City Clerk.
PASSED, APPROVED AND ADOPTED this 21st day of
February , 1995.
CAROLYN AgH, MAYOR
ATTEST:
CITY CLE
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF SAN JUAN CAPISTRANO )
I, CHERYL JOHNSON, City Clerk of the City of San Juan Capistrano,
California, DO HEREBY CERTIFY that the foregoing is a true and correct copy of Ordinance
No. 759 which was introduced at a meeting of the City Council of the City of San Juan
Capistrano, California, held on February 2nd 1995, and adopted at a
meeting held on February 21st , 1995, by the following vote:
AYES: Council Members Jones, Hart, Campbell, Swerdlin and
Mayor Nash
NOES: None
ABSTAIN: None
ABSENT: None
(SEAL)
2;�= i'�
CHERYL TOHNSON, CITY CLERK
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Purpose and Intent
iyo
The purpose of Specific Development Plan (SDP) 87-1 is to provide for precise
regulation of land uses in order to facilitate implementation of the General Plan.
The General Plan suggests that precise planning at the site specific level is
warranted when such planning:
• Addresses and defines public policy more adequately.
• Serves to implement the broader goals of the General Plan.
• Establishes administrative procedures which can more effectively deal
with local conditions and problems.
The intent of this Specific Development Plan is to provide for the utilization of
land planning and building design as a means of achieving high quality, variety,
flexibility and efficiency in the design of the Price Club Plaza commercial
complex.
This amendment to SDP 87-1 is a total revision of the adopted text for the
Specific Development Plan. The purpose of this text amendment to recognize
the existing development and to simplify the original document in order to
facilitate the process of change in site usage. The amendment incorporates
existing City codes, where appropriate, and eliminates unnecessary sections of
the originally adopted document, thus, allowing for ease in usage. Since the
project site is no longer in the Coastal Zone, all references to the Coastal Act and
related implementation has been deleted. It should be noted, however, that the
framework of conditions delineated in the originally adopted SDP have generally
been retained in this amended version of the SDP.
All improvements (structures, landscaping, signs, parking and lighting) to the
site which exist prior to the adoption of this amended SDP are vested, and shall
not be effected by this amendment. In addition, all approvals which address the
proposed automobile dealership are still in effect and shall be considered vested.
The amended SDP text will be utilized in the evaluation of future revisions to
the site plan and possible changes in uses.
Specific Development Plan
Specific Development Plan 87-1 provides regulations which will permit the
establishment and maintenance of a commercial area which offers a wide range
of goods and services for the community. It is intended to provide a commercial
1 "Exhibit A"
OW.
environment, efficiently designed to lessen conflicts between pedestrians and
automobile traffic, and to encourage a healthy economic business environment.
In addition to this document, Specific Development Plan 87-1 also includes the
site plan, landscape concept plan(s), architectural elevations, and sign program.
Land Use
The planning area for this SDP includes 22+ acres located at the southern edge of
San Juan Capistrano's city limits. The City of Dana Point is immediately adjacent
to the southern property line of the project site. The project is located on the
westerly side of Doheny Park Road at its intersection with Camino Capistrano.
The Villa San Juan Mobile Home Park is located to the north, and adjacent to the
project site. The Atchinson, Topeka, and Santa Fe Railroad (A.T. & S.F.) borders
on the western property line. See Figure 1 for map of site location.
The site is presently developed under the existing SDP with seven structures
totalling 226,557 square feet (including the automobile dealership). Three retail
and service commercial buildings and a fast food restaurant are situated toward
the front of the site along Doheny Park Road, while the Price Club store and an
approved car dealership are sited toward the rear of the site adjacent to the A. T.
& S. F. Railroad. The already landscaped site has 876 existing parking spaces
utilized by the Price Club and the commercial buildings. The car dealership has
an additional 84 spaces for their customers and employees.
The originally approved SDP has been revised three times prior to this
amendment. The first amendment allowed for the fast food restaurant. The
second amendment permitted the new car dealership and the third amendment
allowed for the on-site parking of trucks and for the reduction in the required
parking ratio.
In addition to the complete revision of the SDP text, this amendment is also
significantly revising the project site plan (Figure 2). Two of the original retail
and commercial sales buildings are being removed and the third structure is
being reduced in size. Replacing the two existing buildings will be two new "big
box retailers" bring the total square footage of the project up to 194,584 (excluding
the car dealership structure). The parking lot will be reconfigured to
accommodate the new buildings and the number of parking spaces will be
reduced. The new parking layout will be in compliance with the existing
adopted SDP parking standards.
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Figure 1
PROJECT LOCATION MAP
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Figure 2
CONCEPTUAL
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SITE PLAN
Community Design
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The overall objective of this Specific Development Plan is to set development
standards which will improve the visual environment and community entry
problem created largely by the San Diego Freeway, San Diego Freeway ramps and
the A.T. & S.F. Railroad, while allowing for a strong, economically viable,
commercial center.
The SDP intention is to clearly define this commercial center as a gateway to the
City. The development is to be attractive in manner, and consistent with the
community's desire for "understated elegance" in appearance. The project's
development guidelines are intended to provide for a commercial center with a
unified theme for architectural massing, landscaping, and signing.
Architectural Character
A village profile is desired for the commercial development. Due to the
topographic constraints imposed by the freeway on/off ramp, a varied scale of
bulk and height is deemed desirable. More massive buildings are located nearer
to the A.T. & S.F. Railroad with building scale decreasing towards Doheny Park
Road .
When a larger building is proposed close to Doheny Park Road, a stepped facade
should be utilized to break up the effect of the structure's bulk. The height of the
building's parapet should also be varied so that it appears to be divided into
smaller structures. Continuous flat roofs should be camouflaged with peaked
and/or mansard roofs.
The use of= plazas, patios and arcades scaled for pedestrian use is encouraged.
Architectural design should reflect an indoor/outdoor relationship when
possible.
Landscape Character
The landscaping of the SDP area should reflect the village character of this
commercial center. The scale and nature of the landscape materials should be
appropriate to the site and nearby structure(s). Large scale buildings should be
complemented by large scale landscaping. Tree planting should be regularly
spaced than at random placed.
5igning
Every sign shall be designed as an integral architectural element of the building
and site to which it primarily relates.
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District Regulations
The following regulations shall be used when evaluating whether a
development proposal conforms to the SDP:
Permitted Uses
Uses as those setforth in Sec. 9-3.414(b), 9-3.414(c), 9-3.414(d) General Commercial
(CG) District of the San Juan Capistrano Municipal Code are permitted within all
structures.
Also permitted on Parcels 3 and 4 of LLA 94 -PM 8725306 is the sale, leasing and
renting of new and used vehicles, the sale of parts, the.mechanical and electrical
repair of said vehicles, and other related uses.
A maximum of four delivery trucks may be temporarily parked at designated
locations as approved by the Director of Community Planning and
Development. Any additional vehicles and overnight parking of all vehicles
shall be either behind and/or to the south of the Price Club building.
General Site Development Standards
The following development standards shall be applied to all future development
within the SDP.
1. Maximum height of any building shall be 35 feet. No building shall
exceed two stories.
2. The perimeter setbacks for all structures shall be as follows:
The front yard setback adjacent to Doheny Park Road, shall be
minimum of 15 feet from the existing property line.
Side yard setbacks shall be a minimum of 40 feet from the northern
and southern property lines.
Rear yard setback shall be 20 feet from the western property line.
3. No building shall be closer than 40 feet from the adjacent buildings
within the project.
4. All roof equipment and rubbish collection units shall be screened from
view. The screen material shall be in harmony with building lines,
materials and color.
5. All loading shall be performed on the site loading platforms which shall
be visually screened from adjacent streets and residential areas.
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6. All storage areas for cartons, containers, pallets, trash and/or other
materials shall be shielded from view within a building or area enclosed
by a wall not less than six feet in height. If stored in an unroofed area,
such storage must be a minimum of forty feet from any residentially
zoned area.
Off -Street Parkin¢
Off-street parking shall be provided in compliance with Section 9-3.602 Off-street
Parking and Loading of the San Juan Capistrano Municipal Code with the
exception of the off-street parking requirements of Schedule (3)(ii). Instead, for
general retail and service commercial uses, one (1) off-street parking space per
each 250 square feet of leasable floor area shall be required.
j andsc_ ayi,ng
The site is presently landscaped per the City of San Juan Capistrano approved
landscape pians. Future modifications to the site, may require revisions to the
existing plans. All future landscape revisions shall be consistent with theme and
character of the originally approved plans. The following standards shall be
followed when revisions to the site plan and revised landscapes plans are
proposed:
1. All trees shall be at least 24 -inch box size stock and all shrubs shall be a
minimum 5 -gallon size stock.
2. The parking lot shall generally be planted at the ends of parking bays and
with one landscape island every sixth parking space in parking bays
exceeding ten cars in length.
3. A landscape border shall be provided around the entire project. The
following are minimum standards for said border:
An average 20 -foot wide landscape strip shall be provided parallel to
Doheny Park Road.
A minimum 10 -foot wide landscape strip along the southern
property line shall be provided.
A minimum 15 -foot wide landscape strip along the eastern property
line shall be provided.
A minimum 20 -foot wide landscape strip along the northern
property line shall be provided.
4. Permanent watering facilities shall be provided for all landscaped areas.
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Required landscaping shall be maintained in a neat, clean and healthy conditions
including pruning, mowing of lawns, weeding, removal of litter and fertilizing.
(Ord. No. 2784, Section 3, 8-28-74)
siva
On-site signs shall be in compliance with the San Juan Capistrano approved Price
Club Plaza Sign Program. Said Program shall be modified to prohibit cabinet
signs on large single occupant buildings. Instead reverse channel signs are to be
utilized. The Program may also be modified with approval of appropriate signs,
i.e. monument sign, as part of the architectural plan design review.
Lighting
All lighting, exterior and interior, shall be designed as to confine direct rays of
light to the premises. - Outdoor light standards shall not exceed 20 feet in height.
Outdoor lighting for that portion of the site utilized by the automobile dealer
shall be per the existing approved lighting plan.
Screening
Adjacent to a Residential Zone
There shall be a minimum landscape strip of 15 feet immediately adjacent to
the residential zone. Said landscaping shall provide a buffer between the
center and the residential zone. A screen shall be installed and maintained
along the residential zone. The screen shall have a height of not less than six
feet. Said screen shall consist of one or any combination of the following:
• Landscaped berm
• Planting
• Well and planting combination (wall limited to six feet in height)
Parking Areas that Abut a Public Street
An opaque screen shall be installed. Screening shall include earthen berms.
The total height of the screen shall not be less than 36 inches and not more
than 42 inches. In addition to the berm, walls, open and solid fences, and
landscaping may also be utilized.
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Arne-tdment of Specific Development Plan
The economic environment of a commercial development and the community
in which it is located, is always changing. Therefore, it is essential to provide for
a process to amend the adopted Plan as necessary. Depending on the type of
requested amendment, one of the following three approaches shall be utilized:
1. The Director of Community Planning and Development may approve
minor modifications to the approved Specific Development Plan
pursuant to Section 9-2.314 of the San Juan Capistrano Municipal Code.
2. The Planning Commission may approve modifications to the approved
Specific Development Plan if the Commission determines that the
modification is consistent with the overall purpose and general design of
the original or amended SDP as adopted by the City Council and that the
integrity of the project concept and plan is maintained. The amended
SDP shall then become the SDP associated with the Planned
Development District designated on the official zoning map.
3. If the Planning Commission determines that the proposed amendment
is not consistent with the overall purpose and general design of the
adopted SDP, a new zone change application will be required. Such a
zone change will be reviewed in the same manner as the initial
application.
It is not the intention of this SDP to require City Council review of proposed
revisions to the approved site plan as shown on Figure 2. If the proposed
changes to the site plan are consistent with the intention and guidelines
contained within this document, process i or 2 above is deemed appropriate.
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