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Ordinance Number 901
ORDINANCE NO. 901 AN ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, AMENDING THE OFFICIAL ZONING MAP AND ADOPTING A COMPREHENSIVE DEVELOPMENT PLAN FOR AN EXISTING 17.8 ACRE PARCEL LOCATED ALONG THE WEST SIDE OF RANCHO VIEJO ROAD NORTH OF ORTEGA HIGHWAY (ASSESSOR'S PARCEL NUMBERS 650-142-04, 650-151-11 & 22) THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. Findings. WHEREAS, Ortega Ranch, LLC requests approval of planning entitlements for an existing 17.8 acre site located along the west side of Rancho Viejo Rd. north of Ortega Highway to develop 159,138 square feet of office space to be located within twelve buildings. The proposed zone change application would change the zoning district designation from "OC" (Office Commercial) to "PC" (Planned Community) and establish a Comprehensive Development Plan (CDP) for the property. The property is General Plan - designated "ORP" (Office Research Park); and, ' WHEREAS, the proposed project has been processed pursuant to Section 9- 2.315, Development Review of the Land Use Code; and, WHEREAS, the Environmental Administrator has required preparation of a mitigated negative declaration pursuant to Section 15070 of those Guidelines; has issued the Notice of Intent to Adopt a Mitigated Negative Declaration pursuant to Section 15072 of those guidelines, has overseen the preparation of the Initial Study and Mitigated Negative Declaration prepared pursuant to Section 15071 of those Guidelines, has provided public review pursuant to Section 15073 of those Guidelines, and has otherwise complied with all applicable provisions of the California Environmental Quality Act (CEQA); and all mitigation measures will be included in the final approving resolution as conditions of approval; and, WHEREAS, the Cultural Heritage Commission conducted a duly -noticed public meeting on Tuesday, July 27, 2004 pursuant to the provisions of Administrative Policy 409, and Planning Department Policy 510 to consider public testimony and recommended conditional approval of the proposed project including the Historic Depiction Program on the site as well as the gates, walls and fencing for the Mission Cemetery; and, WHEREAS, the Transportation Commission conducted duly -noticed public meetings on Wednesday, August 25, 2004 and Wednesday, October 13, 2004 pursuant to the provisions of Administrative Policy 409, and Planning Department Policy 510 to review ' the proposed project and consider public testimony, and recommended denial of the proposed project; and, 01-05-2005 SP WHEREAS, the Design Review Committee conducted public meetings on — October 16, 2003, February 19, 2004 and March 23, 2004 to review the proposed project and consider public testimony, recommended approval of the proposed architectural and landscape concept, and forwarded the Committee's comments on broader site planning issues to the Planning Commission for consideration; and, WHEREAS, the Planning Commission conducted a duly -noticed public workshop meeting on September 14, 2004, and duly -notice public hearings on October 26, and November 9, 2003 pursuant to the provisions of Section 9-2.335 of the Title 9, Land Use Code, Administrative Policy 409, and Planning Department Policy 510 to consider public testimony. WHEREAS, the proposed project is consistent with the policies and objectives of the General Plan Land Use Element because the project will result in the development of office land uses and structures consistent with the floor area ratios established by the Land Use Element designations and is otherwise consistent with the City General Plan; and, WHEREAS, the proposed project is consistent with the policies and objectives of the General Plan Circulation Element because the project includes provisions for improving Rancho Viejo Road consistent with the "Master Plan of Streets and Highways (MPSH)"; and, WHEREAS, the proposed project is consistent with the policies and objectives of the General Plan Circulation Element because the project includes provisions for providing emergency vehicle access to the area; and, WHEREAS, the proposed project is consistent with the policies and objectives of the General Plan Circulation Element because the project includes provisions for providing alternative access to the Ortega Highway neighborhood thereby improving general traffic safety by reducing commercial -related street traffic on Ortega Highway; and, WHEREAS, the proposed project is consistent with the policies and objectives of the General Plan Conservation and Open Space Element because the project proposes to retain the northern portion of the site in the vicinity of Horno Creek as natural open space; and, WHEREAS, the proposed project is consistent with the policies and objectives of the General Plan Parks & Recreation Element because the project is not designated for public land dedication and does not propose public parkland dedication; and, WHEREAS, the proposed project is consistent with the General Plan Cultural Resources Element because the project's Historic Depiction Program and those portions of the program relating to the enhancement of the Mission Cemetery walls, fencing and entry gate, as well as the proposal to adjust lot lines between the property and the Mission 01-05-2005 SF [I Cemetery is consistent with Cultural Resources Goal 1 which states that the City will `preserve and protect historical, archaeological, and paleontological resources. " WHEREAS, the proposed project is consistent with the General Plan Cultural Resources Element because the Historic Depiction Program and proposed lot line adjustment are consistent with Policy 1.1 which states that the City will 'balance the benefits of development with the project's potential impacts to existing cultural resources, " and Policy 1.2 which states that the City will 'Identify, designate, and protect buildings and sites of historic importance. " SECTION 2. Amendment. a. The Official Zoning Map is hereby amended from "OC" (Office Commercial) Zone District to "PC" (Planned Community) Zone District for the subject property. b. Comprehensive Development Plan (CDP) 05-01, attached hereto as Exhibit 1, is hereby adopted in its entirety and is expressly incorporated by reference as if set out in full herein. SECTION 3. Effective Date. This Ordinance shall take effect and be in force thirty (30) days after its passage. SECTION X. City Clerk's Certification. 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 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 5th day of January 2005. ZZ4ice/ moi.. O- ATTEST: 4P�J R. MONAHAN, CITY CLERK 3 01-05-2005 SP 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 is a true and correct copy of Ordinance No. 901 which was regularly introduced and placed upon its first reading at the Regular Meeting of the City Council on the 7`h day of December 2004 and that thereafter, said Ordinance was duly adopted and passed at the Special Meeting of the City Council on the 51" day of January 2005 by the following vote, to wit: AYES: COUNCIL MEMBERS: Allevato, Bathgate, Soto, and Mayor Hart NOES COUNCIL, MEMBERS: None ABSENT: COUNCII MMBER8t Swerdlin STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss AFFIDAVIT OF POSTING CITY OF SAN JUAN CAPISTRANO ) I, MARGARET R. MONAHAN, 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 1' day of December 2004, at least 5 days prior to adoption of the Ordinance, I caused to be posted a certified copy of the proposed Ordinance entitled: AN ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, AMENDING THE OFFICIAL ZONING MAP AND ADOPTING A COMPREHENSIVE DEVELOPMENT PLAN FOR AN EXISTING 17.8 ACRE PARCEL LOCATED ALONG THE WEST SIDE OF RANCHO VIEJO ROAD NORTH OF ORTEGA HIGHWAY (ASSESSOR'S PARCEL NUMBERS 650-142- 04, 650-151-11 & 22) This Ordinance was introduced at the City Council meeting of December 7, 2004 and adopted at the January 5, 2005 meeting. This document was posted in e O ce f the City Clerk ET R. MONAHAN, CITY Capistrano, California STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss AFFIDAVIT OF POSTING CITY OF SAN JUAN CAPISTRANO ) I, MARGARET R. MONAHAN, 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 6`" day of January 2005, within 15 days after adoption of Ordinance No. 895, 1 caused to be posted a certified copy of Ordinance 895, adopted at the January 5, 2005 City Council meeting entitled: AN ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, AMENDING THE OFFICIAL ZONING MAP AND ADOPTING A COMPREHENSIVE DEVELOPMENT PLAN FOR AN EXISTING 17.8 ACRE PARCEL LOCATED ALONG THE WEST SIDE OF RANCHO VIEJO ROAD NORTH OF ORTEGA HIGHWAY (ASSESSOR'S PARCEL NUMBERS 650-142- 04, 650-151-11 & 22) This document was posted in the Office of the City Clerk AR ARET R. MONAHAN, CITY CLERK an uan Capistrano, California EXHIBIT 1 Ortega enc COMPREHENSIVE DEVELOPMENT PLAN (CDP C&r01) SAN JUAN CAPISTRANO, CALIFORNIA Planning Department City of San Juan Capistrano 32400 Paseo Adelanto San Juan Capistrano, CA 92675 (949) 443-6331 ADOPTED: Submittal Review Draft October 14, 2004 Revised: November 1, 2004 SP TABLE OF CONTENTS I. INTRODUCTION A. Purpose of the Development Plan: .................................................................... 1 B. Organization........................................................................................................1 C. Relationship to City General Plan, Zoning & Building Codes.........................1 D. Project Setting....................................................................................................2 E. Opportunities and Constraints..........................................................................2 FPlanning Process................................................................................................2 GENERAL REGULATIONS A. General Provisions.............................................................................................7 B. Special Provisions.............................................................................................9 III. DEVELOPMENT PLAN A. Development Issues: ........................................................................................ 11 B. Development Goals & Objectives: ................................................................... 11 C. Conceptual Site Development Plan.................................................................11 D. Development Statistical Table.............................................................12 IV. DEVELOPMENT REGULATIONS A. Purpose & Intent................................................................................................17 B. Use Regulations................................................................................................18 C. Site Development Standards............................................................................19 D. Private Open Space Land Use Regulations....................................................22 E. Private Open Space Site Development Standards........................................22 F. Amendment Procedures..................................................................................22 G. Development Review Process..............................................................23 LIST OF FIGURES Figure1, Regional Map...............................................................................................................3 Figure2, Location Map...............................................................................................................4 Figure3, General Plan................................................................................................................5 Figure 4, Zoning District Designations.....................................................................................6 Figure 5, Conceptual Site Plan................................................................................................13 Figure 6, Conceptual Grading Plan.........................................................................................14 Figure 7, Conceptual Landscape Plan....................................................................................15 Figure 8, Conceptual Utilities Plan..........................................................................................16 SF ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Califomla I. INTRODUCTION A. Purpose of the Development Plan The purpose of this Comprehensive Development Plan (CDP 06-01 ) is to provide appropriate land use and property development regulations for the Ortega Ranch. These regulations implement the spirit and intent of the "PC' (Planned Community) District Regulations per Section 9-3.315, City of San Juan Capistrano Municipal Code, are responsive to long-term community needs and desires and facilitate the review of specific development projects within the Planned Community. This Planned Community Development Plan identifies the general locations and types of land uses, defines standards for development consistency and provides protection of sensitive and natural resources. To provide for the utilization of innovative land planning and building design as a means of achieving high quality, variety, flexibility and efficiency in the design of the project. Discretionary procedures are established to provide a logical and timely sequence of community review and governmental approval of detailed project development proposals. B. Organization This Development Plan addresses proposed development for not more than 159,138 square ' feet of multi -use office buildings that will house a variety of complimentary business park uses. The Development Plan is organized to address the individual uses in the twelve different buildings. Each building will have a consistent design character that also allows individual users to personalize the structure to properly service the individual building tenants. Buildings are a combination of one and two story structures with some mezzanine level space. Intended tenants of the Ortega Ranch project include general office users, medical and dental offices and office -related retail businesses. C. Relationship to the City of San Juan Capistrano General Plan, Zoning Code, Design Guidelines and Building Codes The General Plan designation is "ORP" Office Research Park and was recently (1999) reviewed for consistency by the City Council. The site has had the same basic General Plan designation for over twenty years. The Zoning designation for the property is "OC'(Office Commercial). Although the proposed land uses for the Ortega Ranch project are consistent with these designations, an amendment request is being pursued to redesignate the property to "PC" (Planned Community) in order to establish a Comprehensive Development Plan for the property since the project is multi -use and of a sufficient scale to warrant the PC designation. All construction and development within the Ortega Ranch shall comply with applicable provisions of the Uniform Building Code and the various related Mechanical, Electrical and Plumbing Codes, the Grading and Excavation Code, the Subdivision Code and Sign Code as currently adopted by the City Council. 5P ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, California D. Project Setting Ortega Ranch is located on an approximately 17.8 -acre parcel (gross) in the central portion of the City of San Juan Capistrano (refer to Exhibit 1). The property is located south of the Marbella Shopping Center, east of Interstate -5 (1-5), north of Ortega Highway (Hwy -74) and west of Rancho Viejo Road, a secondary arterial. Surrounding land uses include a cemetery (operated by the San Juan Capistrano Mission) to the south and west, 4 single-family residential dwellings and the Christian Assembly Church to the east. Avenida Los Cerritos, a local public cul-de-sac street, makes up the westerly property boundary for the southern portion (Planning Area 1) of the property and provides access from Rancho Viejo Road and the neighboring properties located to the west and south. Horno Creek, la perennial stream (due to run-off from adjacent properties) crosses the northern edge of the property from the northeast to southwest. A single-family residential tract under construction is located to the east of the property on the opposite side of Rancho Viejo Road. Ortega Ranch is basically flat with two gently sloping area at the western most and northern most portions of the property. Elevations on the property range from approximately 120 to 180 feet above mean sea level (msl). Vegetation on the property is primarily disturbed and includes ornamental and ruderal species with disturbed riparian scrub/ornamental species present in the northern portion of the property along Horno Creek. The soil on the property is primarily Yorba loamy sand with lesser amounts of Cropley clay, Bosanko clay, Sorrento sandy loam, Myford loamy sand and Riverwash. E. Opportunities and Constraints The site is easily developed due to the existing topography, direct vehicular access and availability of all necessary utilities to the property from Rancho Viejo Road. The surrounding land uses are not in conflict with the intended use as noted in the General Plan designation and zoning. Site constraints include some required grading encroachments into the riparian area of Horno Creek at the northerly edge of the property and resolution by the City on the potential for a future through connection of Avenida Los Cerritos and Ortega Highway. Other constraints may include potential conflicts in use of parking areas by future business park users and the church during special events that occur during business hours on weekdays. Main access from Rancho Viejo Road will be at the current intersection with Avenida Los Cerritos Road. This intersection will be signalized and aligned with improvements planned for the residential project on the east side of Rancho Viejo Road. Planning Process Preliminary drawings, site plans and elevations along with the basic goals of the project will be submitted to staff for initial review. The Development Advisory Board will provide direction and request additions and corrections to the project proponent. The project is subsequently reviewed by the Design Review Committee and then reviewed by the Environmental Administrator who determines the extent of the environmental review. After preparation of the appropriate environmental document, the project is reviewed in detail by the Planning Commission and City Council. SF SP ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Californ Figure 1, Regional Map ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Callfomia Figure 2, Location Map SF ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Califomia Figure 3, General Plan/Zoning (City) 5 SP F"L4l L L voucv �n LAND USE DESIGNATIONS 5 SP F"L4l L L voucv �n ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, California Figure 4, Zoning District Designations (City) 9b - AC ME W N D Z .a SP ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Califomia II. GENERAL REGULATIONS A. General Provisions Definition of Terms The meaning and construction of words, phrases, titles and terms used in this Comprehensive Development Plan shall be the same as provided per Appendix A of Title 9, City of San Juan Capistrano Municipal Code, "Definitions", except as otherwise specifically provided herein. 2. Uses Permitted / Conditionally Permitted Each land use section contains a schedule that establishes which specific land uses are permitted or conditionally permitted in each Planning Area. The land use schedule may include special requirements applicable to specific uses. Where uncertainty exists on whether a specific use is permitted, conditionally permitted, or prohibited, the Planning Director shall determine whether the use is substantially compatible or incompatible with those land uses contained in the schedule. 3. General Plan Consistency The Comprehensive Development Plan is consistent will all elements of the City of San Juan Capistrano General Plan. 4. Municipal Code Consistency The Ortega Ranch Comprehensive Development Plan regulates all development within the Ortega Ranch property. In cases where sufficient direction for interpretation of these regulations is not explicit in this text, the City of San Juan Capistrano Municipal Code shall provide direction, as determined by the Planning Director. In case of a difference between this Comprehensive Development Plan and the City of San Juan Capistrano Municipal Code, the Comprehensive Development Plan shall prevail. 5. Building and Construction Code Consistency All construction and development within the Ortega Ranch Comprehensive Development Plan shall comply with applicable provisions of the Uniform Building Code and the various related Mechanical, Electrical and Plumbing Code, the Grading and Excavation Code, the Subdivision Code and Sign Code as currently adopted by the City of San Juan Capistrano. In cases where there is a conflict between the specific provisions of the codes identified above and the provisions of these regulations, the provisions of those codes shall prevail. Where this development does not expressly address a regulatory issue, the Municipal Code shall regulate this development. 7 L SP ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Califomia 6. Building Height The building height requirements shall be as specified by each land use district of this Comprehensive Development Plan, subject to the methods used for measuring building height set forth in as provided per Appendix A of Title 9, City of San Juan Capistrano Municipal Code, "Definitions". 7. Building Setbacks The building setback requirements shall be as specified by each land use district of this Comprehensive Development Plan. 8. Off -Street Parking The off-street parking requirements shall be as specified by each land use district of this Comprehensive Development Plan. 9. Application of Regulations If an issue, condition, definition, or situation arises that is not sufficiently covered or provided for this Comprehensive Development Plan so as to be clearly understandable, the Planning Director shall determine which regulations are applicable. Those regulations of the Municipal Code that are applicable for the most similar use, issue, condition or situation shall be used by the Planning Director as guidelines to resolve the unclear issue, condition or situation. 10. Incorporation of Conditions, Requirement and Standards All conditions, requirements and standards indicated graphically or in writing as part of any approved discretionary permit or detail plan granted by the City of San Juan Capistrano or by authority of these regulations, shall have the same force and effect as these regulations. Any use or development established as a result of such approved permit or plan, but not in compliance with all such conditions, requirements or standards shall be in violation of this Comprehensive Development Plan. 11. City Council Declaration / Severability If any portion of these regulations is, for any reason, declared by a court of competent jurisdiction to be invalid or ineffective in whole or in part, such decision shall not affect the validity of the remaining portions of this Comprehensive Development Plan. The City Council hereby declares that they would have enacted these regulations and each portion of this Comprehensive Development Plan irrespective of the fact that one or more portions may be declared invalid or ineffective. SF I ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Callforn 3. Flood Control The property owner/builder shall construct all on-site flood control/drainage facilities. The property owner/builder may elect to use assessment districts or other forms of public financing to fund the improvements in a manner meeting the approval of the Planning Director. 4. Schools The property owner/builder shall pay all school district development fees prior to the issuance of any building permits for commercial construction in accordance with currently adopted policies by the City of San Juan Capistrano and the San Juan Capistrano Unified School District. Open Space, Private/Public Certain areas within the Ortega Ranch Comprehensive Development Plan although privately owned and fenced, may be designated as open space. These shall limit development to preserve the open space character. SP B. Special Provisions 1. Maximum Development A maximum of 159,138 square feet of professional office development may be build as a result of this Comprehensive Development Plan approval. 2. Planning Area Boundaries a. Except as otherwise indicated, dimensions and gross acreages are measured from centerlines of streets and highways. b. When a Planning Area boundary depicted on the Development Map is also an existing public right-of-way and the street, roadway or arterial highway is realigned, the Planning Area boundary may be revised to coincide with the realigned road or highway. c. Planning Area boundaries and acreages contained in this Comprehensive Development Plan are approximate based upon current information and a generalized level of mapping. Final Planning Area boundaries shall be established by the Site Plan/Conditional Use Permit and/or Tentative Parcel Map approval process. d. Commercial Planning Areas located at intersections of streets and/or highways shall conform with final street and/or highway alignments without requiring an amendment to this Ortega Ranch Comprehensive Development Plan. 3. Flood Control The property owner/builder shall construct all on-site flood control/drainage facilities. The property owner/builder may elect to use assessment districts or other forms of public financing to fund the improvements in a manner meeting the approval of the Planning Director. 4. Schools The property owner/builder shall pay all school district development fees prior to the issuance of any building permits for commercial construction in accordance with currently adopted policies by the City of San Juan Capistrano and the San Juan Capistrano Unified School District. Open Space, Private/Public Certain areas within the Ortega Ranch Comprehensive Development Plan although privately owned and fenced, may be designated as open space. These shall limit development to preserve the open space character. SP ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Califomia 6. Zoning Ordinance Compliance Except as otherwise stated in this Comprehensive Development Plan, the requirements and development standards shall take precedence over Zoning Ordinance standards. Grading Grading, drainage and erosion control plans for all projects in the Comprehensive Development Plan shall be consistent with Section 9-4.313, City of San Juan Capistrano Municipal Code, "Graded Slopes", including the following: a) Grading Plans shall be accompanied by geological and soils engineering reports approved by the City and shall incorporate all pertinent recommendations prior to issuance of Grading Permits. The soils engineer/engineering geologist must certify the suitability of a graded site prior to clearance for issuance of Building Permits. b) An approved Grading Plan shall show all areas of grading, including remedial grading, inside and outside of an immediate area of development. Grading shall be permitted within development and open space Planning Areas of the Ortega Ranch Comprehensive Development Plan, outside of an area of immediate Planning Area development, for the grading of public roads, infrastructure and other development -related improvements. Remedial grading for development shall also be permitted in development and open space Planning Areas outside of an area of immediate development to address geotechnical or soils engineering problems. 8. Public Utilities Public utility buildings, structures and facilities including, but not limited to electrical, water, sewer, telephone and their storage, distribution, treatment and/or production required to carry out development are permitted in all Commercial and Open Space Planning Areas. 9. Water Service Water service to the Ortega Ranch will be provided by the San Juan Capistrano Water District. 10. Sewage Disposal Sewage disposal services to the Ortega Ranch will be provided by the San Juan Capistrano Water District. 10 SF ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, California III. DEVELOPMENT PLAN The development plan is derived from considering together City objectives and policies, physical site factors, and unique site opportunities and constraints previously noted. A. Development Issues • Maintain the General Plan designation. • Retain the open space area around the creek • Provide a good neighbor to the existing church, cemetery, and residences. • Create a minimum number of access points to reduce potential traffic conflicts. • Provide a main access that compliments the access to the church and the residential property on the east side of Rancho Viejo Road. • Have minimal grading impacts. • Retain the low-rise character of the neighborhood. • Utilize the access from the existing Avineda Los Cerritos public street. • Develop an integrated and master planned development. • Maintain maximum water quality from runoff water. • Integrate many of the existing trees into the development plan. • Improve the landscaping along the Ortega Highway slopes. • Create few opportunities for graffiti. B. Development Goals & Objectives • Maximize development so as to meet the goals of the City General Plan and the Redevelopment Agency plans. • Create jobs. • Set a new standard for aesthetic quality of office, medical and industrial users. • Respond to market demands for offices, medical facilities and industrial buildings. • Provide a campus -like setting, including integrated vehicular and pedestrian circulation system that connects buildings with outside landscape areas. • Minimize building massing by providing landscaping and separation between buildings. • Provide on-site drainage improvements that satisfy all water quality and NPDES requirements. • Establish adequate setbacks to adjacent existing uses to minimize conflicts. • Provide an architectural character that is complementary with surrounding land uses and City design standards. • Provide an integrated master sign program that is consistent with the architectural style of the buildings. C. Conceptual Site Development Plan • Access points from Rancho Viejo Road have been minimized. • Main access point is aligned with the approved Honeyman Ranch residential development. • The Horno Creek area has been preserved as private open space. • Grading has been minimized throughout the property and in particular in the area of Horno Creek to preserve existing biological habitat. • Improved access has been provided to neighboring landowners. • The historic cemetery has been enhanced. • Traffic impacts have been minimized by adding off peak users as primary tenants. • Parking has been maximized while promoting the existing neighbors with the use of reciprocal parking. 11 SP ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Californ • The highest standard of building design and architecture have been employed. • Water Quality measures will be enacted that promote clean water before, during and after construction. • Two story buildings have been setback from the Scenic Corridor areas. • Wrought Iron fences and architectural compatible walls, landscaping and structural setbacks provide additional privacy for Mission Cemetery. D. Development Statistical Table Planning Area Land Use Maximum Sq. Ft. Gross Acres 1 Commercial General Office 80,673 10.9 Retail 7,615 2 Commercial General Office 64,523 5.9 Retail 6,327 3 Open Space 1.0 Totals: 159,138 17.8 12 SP 1 SP ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano California Figure 5, Conceptual Site Plan 13 ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, CaUforn Figure 6, Conceptual Grading Plan ,4 SP 7 SP ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano California Figure 7, Conceptual Landscape Plan 15 ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, Californ Figure 8, Conceptual Utility Plan M SP 9E ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, California IV. DEVELOPMENT REGULATIONS A. Purpose & Intent The regulations included in this section are intended to ensure that future development of Ortega Ranch is implemented in a manner that is compatible with the City of San Juan Capistrano General Plan, the Ortega Ranch Development Plan and applicable sections of the City's Design Guidelines. These standards are intended to create a functional and aesthetically attractive development. In cases where there is a difference between this Comprehensive Development Plan and the City of San Juan Capistrano Municipal Code, the Comprehensive Development Plan shall prevail. Where this development does not expressly address a regulatory issue, the Municipal Code shall regulate this development. This Comprehensive Development Plan (CDP) is intended to implement the PC "Planned Community" zoning designation for the Ortega Ranch project. The City's Land Use Code (Title 9 of the Municipal Code) identifies the purpose and intent of the Planned Community District as follows (Section 9-3.315): 1. Encourage the use of modern land planning and design techniques to create developments integrating a mixture of different types of land uses; 2. Realize the economic, social, and aesthetic advantages of combining different types of land uses in a coordinated community design, such developments to be of sufficient size to provide related areas for various uses, which may include varying housing types; commercial retail and service activities; industrial uses; recreation, school and other public facilities and other appropriate land uses. The regulations for the Planned Community (PC) District are designed to permit the adoption of a Comprehensive Development Plan (CDP) providing for a diversity of uses, building relationships, and open spaces within planned building groups, while insuring compliance with the General Plan and this Code; 3. To insure, by means of land use regulations and specific conditions of approval, a more efficient use of open space, the separation of pedestrian and vehicular traffic, increased project amenities and compatibility with surrounding development; 4. To achieve the coordinated planning and orderly development of different contiguous parcels of land by means of an approved Comprehensive Development Plan; and to provide open space, agricultural, and low density residential interim use of property until a Comprehensive Development Plan (CDP) is approved and implemented. The PC District zoning classification requires that a CDP be prepared to establish specific land use designs applicable to the Planned Community District parcels. In accordance with Section 9-2.315 of the Land Use Code, the City Council initiated an amendment to the Official Zoning Map and Zoning text that was subsequently adopted on October 15, 2002, and became final in mid-November of 2002. The site has a General Plan designation of "ORP" (Office Research Park) and a Zoning Designation of "OC" (Office Commercial). Ortega Ranch Business Center requested a rezoning from "CO" Commercial Office to "PC" Planned Community as the best method to implement a multi -use project. 17 ORTEGA RANCH Comprehensive Development Plan B. Commercial Land Use Regulations City of San Juan Capistrano, California The purpose and intent of the Office Commercial District is to provide for the development of office centers and accessory retailing and service uses to permitted office uses and provide for the small-scale development of office complexes and individual buildings which can be located so as to be compatible with adjacent properties. Permitted principal uses and/or structures in Planning Areas 1 and 2 are as follows: 1. Permitted Uses and Structures • Office Buildings • Medical and Dental Offices` • Civic Buildings • Support retail and commercial businesses (Not exceeding 4,000 sq. ft. gfa for any single business) • Service commercial businesses • Open Space • Parks • Drainage facilities and detention basins • Public buildings, facilities and utilities • Telecommunication facilities *Not to exceed 15,000 sq. ft. gross floor area 2. Accessory Permitted Uses and Structures • Garages and carports • Accessory structures such as gazebos, cabanas and storage buildings • Water fountains and related equipment • Fences and walls (including retaining, garden and screen walls) • Trash enclosures • Any uses or structures that the Planning Director finds to be consistent with the purpose and intent of this land use category 3. Conditional Uses and Structures • Schools or other educational institutions • R & D —Research and Development Buildings • Support Retail Business in excess of 4,000 sq. ft. gfa 4. Temporary uses and structures Temporary construction facilities, including construction trailers, staging and construction access roads, construction and future facility signs subject to the requirements of the applicable sections of the Land Use Code. 5. Prohibited Uses Uses not provided by this Section shall be prohibited; however, certain permitted uses are defined generally and may require interpretation by the Planning Director. 18 SF 1 SP ORTEGA RANCH Comprehensive Development Plan 5. Support Retail/Commercial Businesses City of San Juan Capistrano, California Support retail/commercial businesses shall consist only of those types of businesses that are intended to primarily serve the business owners, employees and clientele of businesses located within the Ortega Ranch business center. Examples of such businesses include small sandwich shops or cafes, travel agents, copying services, small pharmacy, etc. C. Commercial Site Development Standards The development standards set forth in this subsection are the minimum standards with which to evaluate the achievement of the purpose and intent of the Planned Community (PC) District by any proposed use or project. The project will meet the following standards: Building Site Area No minimum. The maximum is the net usable site area. 2. Building Site Width and Depth No minimum. 3. Building Setbacks The "setback line" shall be continuously parallel to the property line or as measured from the curb face of an existing public right-of-way. Interior setbacks shall be considered to be free and clear relative to building or structure placement as measured from the property line established on the approved subdivision map. One Story Building: • Front Yard: Minimum 10 feet • Side Yard: Minimum 5 feet • Rear Yard: Minimum 10 feet Two Story Building: Front Yard: Minimum 10 feet • Side Yard: Minimum 5 feet • Rear Yard: Minimum 10 feet Projections into required setbacks, including eaves, cornices, chimneys, outside staircases, balconies and similar architectural features may project five (5) feet into any required setback; except that where the setback is less than five (5) feet, the projection shall not exceed fifty percent (50%) of the required setback area. 4. Building Heights Maximum height shall be 35 feet with architectural features such as tower elements up to a maximum of 40 feet, unless the Design Review Committee and the Planning Commission determine that a greater height is permitted in order to achieve a higher aesthetic quality through the use of various roof and tower elements and other architectural features. 19 ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, California Building height shall be measured along perpendiculars (plumb lines) from the elevation of the finished grade to the maximum height above grade specified by the development standards. Where buildings are integrated in slope areas shall be measured in accordance with the provisions of Appendix A of Title 9. Elevators, mechanical space, chimneys and architectural treatments (intended to add interest and variation to roof design, yet which do not exceed 10% of the roof area and do not exceed the base height restriction by more than 5 feet) will be permitted. 5. Parking Standards Parking will be evenly distributed around the site to allow tenants and visitors easy access to each building. The project will have a minimum of 3.5 spaces per 1,000 square feet of net building area. It is anticipated that the project will share parking with the adjacent Christian Assembly Church. If such an agreement is created, it shall be processed in accordance with Section 9-3.602 (c) (2) "Parking: Joint Usage" of the Municipal Code. The following standards establish the minimum parking spaces required for individual principal permitted uses: a) General Office — 3.5 off-street parking spaces per 1,000 square feet of gross floor area b) Medical and Dental Offices — 5.0 off-street parking spaces per 1,000 square feet of gross floor area plus 1.0 space per each separate medical office c) Research and Development Users — 3.0 off-street parking spaces per 1,000 square feet of gross floor area d) Retail and Support Commercial Users -4.0 off-street parking spaces per 1,000 square feet of gross floor area 6. Architectural & Landscape Design Standards The Mission Revival Style Architecture reflected through out this Business Park incorporates architectural elements, materials, finishes and detailing that provides a rich visual appearance complementing this building style. These building elements include Main Entry Towers with re -sawn roof overhang members, blended mission tile roofing and deep recessed door and window reveals. The stacked stone base and pre -formed concrete trim at the Main Entry openings delineates a clear visual pedestrian connection between buildings. The appearance of a hand -toweled stucco wall finish, horizontal accent banding in addition to the perimeter window trim creates a visual break and interest on the building surface. The arrangement of the single story buildings along Ortega Highway and two-story buildings within the Business Park provides a layering and scale of buildings that compliment the pedestrian views for the overall project. 20 SF ' ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, California The Ortega Ranch landscape concept creates a high quality visual image which integrates the proposed business park into the surrounding neighborhood and the overall historical context of San Juan Capistrano. The tree palette is drought tolerant or indigenous species and includes California sycamores, California Peppers, Olives and Oaks. Shrubs are drought tolerant species which might be found at the Mission San Juan Capistrano and include Tagetes, Bougainvillea, Agave, and Mexican Bush sage. The landscape design hierarchy consists of several zones as outlined below: 11 3Z • Main Entry —Boulder outcroppings, low stone veneer walls with signage, flowering trees, turf and shrubs line the entrance road greet the visitor at the main entrance to the business park. • Rancho Viejo Road — The landscape setback has gently rolling turf berms with existing mature street trees which are protected in place. Vehicular entry points are highlighted with decorative stamped asphalt paving and ground mounted stone veneer signs and boulder outcroppings within accent perennial shrub masses. • People Spaces - Places to gather, rest and eat outside are provided within the business park. These areas may include seating, shade trees, enhanced paving and site furnishings. • Freeway Edge — The existing Eucalyptus grove along the freeway are maintained with new understory trees and groundcovers softening the building massing from off-site views. • Open Space — Open space will be provided at the north end of the project and new landscape at the reconstructed slope area will provide a buffer to the project. • Ortega Edge — The existing slope will be fully landscaped and decorative fencing and walls added around the existing historical cemetery. Lighting Site lighting will be provided a minimum level of one -foot candle over parking areas but not the area designated as "open space." Parking lot light poles will be a maximum of 25 feet in height. Pedestrian bollard lighting will be a maximum of 4 feet in height. Landscape lighting will be installed to accentuate certain landscape elements. All site lighting will be designed to compliment the building architecture. All site lighting will be designed to minimize the spillage of light onto adjoining properties. Buildings will have both surface mounted a concealed down light fixtures to enhance the architectural character during the day and night. All exterior lighting shall conform to Section 9-3.529, "Lighting Standards" of the City of San Juan Capistrano Land Use Code. 8. Signage All commercial signage shall be subject to a Comprehensive Sign Program approval prior to issuance of a Sign Permit. 9. Grading 21 ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, California The site will be graded in conformance with naturally existing drainage patterns. Slopes greater than 2:1 will require approval of a geotechnical engineer. A geotechnical report must be prepared and submitted to the City for approval prior to any grading work on site. It is anticipated that the site can be balanced without the need for import or export for soil material. However, if import or export is necessary it will be permitted with conformance to Municipal Code and City Engineering Department requirements for hauling on public streets. Grades established in the existing Avenida Los Cerritos Road will be maintained. No habitable structures will be built within the 100 -year floor plain without special protection and approval of the City's Engineering Department. Horno Creek alignment must be protected. No sheet flow of run off will be permitted. All storm water will be treated before it is allowed to enter into Horno Creek. D. Private Open Space Land Use Regulations Permitted principal uses and/or structures in Planning Area 3 are as follows: 1. Permitted Uses • Open space (natural and modified) and passive recreation uses • Utilities when consistent with the approved Development Plan • Private accessways • Remedial grading required to resolve geotechnical / soils engineering problems associated with the development of Planning Area 2 improvements 2. Accessory Permitted Uses • Fences and walls (including retaining, garden and screen walls) • Trash enclosures • Directional and identification signs • Ancillary uses that are directly related to a permitted private open space use that the Planning Director finds to be consistent with the purpose and intent of this land use category 3. Prohibited Uses • Uses not provided by this Section shall be prohibited; however, certain permitted uses are defined generally and may require interpretation by the Planning Director E. Private Open Space Site Development Standards 1. Site Area No minimum 2. Site Width and Depth No minimum 22 SF t SP ORTEGA RANCH Comprehensive Development Plan City of San Juan Capistrano, California F. Amendment Procedures 1. The Planning Director may approve minor modifications to the approved Development Plan pursuant to Section 9-2.314 of Article 3 of Chapter 2 of the San Juan Capistrano Municipal code. 2. The Planning Commission may approve modifications to approved development plans if the Planning Commission determines that the modification is consistent with the overall purpose and general design of the original adopted CDP and that the integrity of the original project concept and plan is maintained. 3. If the Planning Commission determines that the proposed amendment is not consistent with the overall purpose and general design of the originally adopted PC, a new zone change application will be required. Such zone change will be reviewed in the same manner as the initial application as set forth in Subsection (3) of this Subsection. G. Development Review Process Development plans shall be processed in accordance with the provisions of Title 9, Land Use Code. 40 SP APPENDICES A Property Legal Descriptions That portion of the Southwest quarter of the Northwest quarter of section 6, Township 8 south, range 7 west, S.B.B. & M., described as follows: Beginning at the most Northeasterly corner of that certain parcel of land described in deed from Keresey and others to Fred Stoffel and others recorded June 13, 1931 in book 483, page(s) 358 of Official Records running thence from said point of beginning south 89r 31' west 100 feet; thence north (i 29' west 105 feet; thence north 89' 31 east 100 feet; thence south 9 29' east 105 feet to the point of beginning. _H_u_ �l_Tz_ o_ MARS MVIiFLCYLI4{ INC . 6]0 C.,Mrvp, Cpm 20 • 1-., 04 92602 1301 -711)]1.6100,lw - 714 ]L f15$ k. � Frrn edloraam EXHIBIT A 10-0720.03 (A) 06-11-02 Revised 06-2402 LEGAL DESCRIPTION PARCEL Parcel 1 of Lot Line Adjustment No. 02.103111-02, in the City of San Juan Capistrano, County of Orange, State of California, recorded May 6, 2002 as Instrument No. 20020378695 of Official Records, in the office of the County Recorder of said County. Subject to covenants, conditions, reservations, restrictions, rights of way and cascments, if any, of record. rt�1snxnr.0. 78660 JRU0 12131103 QLf LS 75156 y'IOA'dOL1/ylr},arcel I1,0;A SP 1 SP SHEET 1 OF 2 I pm a� 7 I 0cr 1 ` r� \P z 13 r' i SEE DETAIL 4 A (SHEET 2) ,..-- -T \oy \ 3 \4 \ 2 f N l q IIS p LLA 02-103/11-02 \\.� kl 0' I IPS\ ` I?, NST. MG: 2002037869. OA \, `\ pCL t G a a \ \ �p0 4-TlGI\'�GPO \ 1% ry l T T "BC/L ORTEGA HIGHWAY N69 253.86' PER 1047/475, O.R. �6\09 5Y55'E �- CA SAN JUAN HOT SPRINGS ROAD i / / N891775'C 90.85' PER 217/1, OFED$ OVAL LAND COURSE DATA(THIS SHEET ONLY) CURVE OATA(THIS SHEET ONLY) Diu OG'169 N7119'Ol'W RAO -140.00' 00' 1 A - 08'22'30' R - 805. L - 89,57' s OI 0 0}? ff N61'44'40"E RAO -805.00' ©A - 02'49'48' R = 805.00' L = 39.76' N26'23'37 W PCC Q3 A - 03'3Y42" R - 805.00' L - 4SAV N0. 7568 36'23'09' R - 140.00' L - 88.91' E1W. 12/JI/W Q N25V'03'E RAO. O A - 8118'33' R - 13,00' l - 18.45' • rittt � • ❑4 N67'48'07'E 88.88' ©A - 0'35'57" R - 1960.00' l - 20.50' u ua ® jN8I3`5V211''E�"RAO O7 A - 117'58'57" R - 45.00' L - 92.66' TO ACCOMPANY H U I T —ZOLLL lis A£TCH L£CAL OESCRIP779V °t MN pY 1 DAo Rohl-zallwa, Vn ►vwi 7 430 EYehW*lk Bulla 200. VVWW, CA 92602-130D .HO PhD (714) 734-6(00 Fu (79) 734-3156 °' PARCEL 1 4,IZYIuY ,0 -0729 -RT C' \ 1007200.31 FY\FYt172002A 0W7 ---'7 SHEET 2 OF 2 1 —_ N J f CL \0\R45�\. GEN X0. H �Y L? y53ab b7. v o04 fR100 N �3( NSt. OB W \30 Nz.e be e5,6 � PC+� ,. a6a•A556E QpV. � N0NWP�- �-.- P DETAIL I I 26 D2 � NT 4•\i0'1 EI p DETAIL a b SCALE: 1'-40' G. \1007200)\EX\E 072002A,O9G SP CURVE DATA (THIS SHEET ONLY) 0A- 53'55'38'R -65.13'L-61.30' A - 78'09'36• R - 7.05' L 9.62' ca COURSE DATA (THIS SHEET ONLY)N67 ❑1 N69'45'S5E 17.52' ` Q2 N2014'07'W 10.00' 'y� _t N57.42'14'W 41.33' © N00'09'19"E 5.26' N67 \S331 a f —_ N J f CL \0\R45�\. GEN X0. H �Y L? y53ab b7. v o04 fR100 N �3( NSt. OB W \30 Nz.e be e5,6 � PC+� ,. a6a•A556E QpV. � N0NWP�- �-.- P DETAIL I I 26 D2 � NT 4•\i0'1 EI p DETAIL a b SCALE: 1'-40' G. \1007200)\EX\E 072002A,O9G SP HUITf 7-OLIARS _ HUIMU NC 143066'.p.•'p".t00'"CAI2W2I09•111111411,�.• 14 IU A I SAw-6,11-6..— —^ 10-0720-04 (A) 09-24-03 LEGAL DESCRIPTION PARCEL 3 CERTIFICATE OF COMPLIANCE INSTRUNIENT NO. 20000127689, O.R. Parcel 3 of the Certificate of Compliance, in the City of San loan Capistrano, County of Orange, State of California, as shown on that certain document recorded March 10, 2000 as Insimment No. 20000127689 of Official Records, in the office of the County Recorder of said County. Subject to covenants, conditions, reservations, restrictions, rights of way and casements, if any, of record. 70 R. DUQUET PLS 7566 a'i odnaou,�Yysunu,,,plryruac SP 6.893 ACRES N89YJ Is'w IBB.. q 5� o' �y9��}tiE 2 A6SW4 LOS NOT A PART HUITF-ZOLIARS I PARCEL 3, CER77nCATE COMPLIANCE INST. NO. 20000127689, O.R. 1'-120' SF -4.1 ' 11 11 1 1 �hry 11 a b ll -NCI. a-P�o `\ S a`- PCL. 12 CoMp 3x I\ \ 6.893 ACRES N89YJ Is'w IBB.. q 5� o' �y9��}tiE 2 A6SW4 LOS NOT A PART HUITF-ZOLIARS I PARCEL 3, CER77nCATE COMPLIANCE INST. NO. 20000127689, O.R. 1'-120' SF