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Ordinance Number 974
ORDINANCE NO. 974 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, AMENDING THE OFFICIAL ZONING MAP FROM THE "GENERAL COMMERCIAL" (GC) TO THE "PLANNED COMMUNITY" (PC) ZONE DISTRICT AND CERTIFYING THE ENVIRONMENTAL IMPACT REPORT(EIR) FOR THE PLAZA BANDERAS HOTEL MIXED USE DEVELOPMENT (REZONE (RZ) 10-001) THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. Whereas, Stroscher G3, Gretchen Stroscher Thomson-has requested approval of a planning applications for a mixed-use development on the 3.18 acres located at 26871 &26891 Ortega Highway and generally located at the northeast corner of Ortega Highway and El Camino Real and comprising of a 74,973 square foot, 124-room Motel, approximately 14,500 square feet of commercial land uses including 6,509 square feet of retail commercial floor area, a 5,747 square foot restaurant, and a 1,971 square foot private office; and, Whereas,the Zoning District designates the property as General Commercial (GC) and is amended to,Planned Community (PC) in order to increase development rights to accommodate a Mixed Use Retail/Hotel project and to establish a Comprehensive Development Plan (CDP); and, Whereas, on April 20, 2010, the City Council adopted Resolution 10-04-20- 03 initiating the General Plan Amendment (GPA) study process with respect to the Plaza Banderas Hotel project to study the proposed General Plan Amendments to the Land Use Element's land use designation; 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 required preparation of an environmental impact report pursuant to Section 15081 of those Guidelines; has issued the Notice of Preparation pursuant to Section 15082 of those guidelines, has overseen the preparation of the draft environmental impact report prepared pursuant to Section 15084 of those Guidelines, has issued a Notice of Completion pursuant to Section 15085 of those Guidelines, has provided for public review of the draft environmental impact report pursuant to Section 15087 of those guidelines; has reviewed all comments and has prepared responses to comments pursuant to Section 15088 of those guidelines; has otherwise complied with all applicable provisions of the California Environmental Quality Act (1970); and all mitigation measures have been included in a Mitigation Monitoring Reporting Program (MMRP); and, 1 0974 Whereas, the Planning Commission conducted a work session on March 23, 2010 to review the project details and provided extensive comments and design recommendations to the applicant and project team and to consider public testimony on the proposed project; and, Whereas, the Design Review Committee held a work session on April 10, 2010 to review the project details and provided extensive comments and design recommendations to the applicant and the project team; and, Whereas,the Planning Commission conducted a work session on August 10, 2010 to review the project details and Draft EIR and provided comments and design recommendations to the applicant and project team and requested further review by the City's DRC and to consider public testimony on the proposed project; and, Whereas, the Transportation Commission conducted a public`meeting on August 11, 2010 pursuant to Title 9, Land Use Code, Section 9-2.339, Public Meeting Procedures to consider the proposed project and Draft EIR and to consider public testimony on the proposed project; and, Whereas,the Design Review Committee held a work session on August 19, 2010 to review the project details and provided comments and design recommendations; and, Whereas,the Cultural Heritage Commission held a public meeting on August 24, 2010 to review the project details and provided comments and design recommendations; and, Whereas,the Design Review Committee held a work session on September 2, 2010 to review conditions of approval 60, 61, and 62 and review findings for the Architectural Control application; and Whereas, the Planning Commission conducted duly-noticed public hearings on August 24, 2010 and September 14, 2010 pursuant to the provisions of Title 9, Land Use Code, Section 9-2.339, Public Meeting Procedures, Administrative Policy 409, and Planning Department Policy 510 to consider the environmental determination and documentation pursuant to Section 15074 of the California Environmental Quality Act, and to consider public testimony on the proposed project and has considered all relevant public comments; and, Whereas, the City Council conducted a duly-noticed public hearing on October 5, 2010 pursuant to Title 9, Land Use Code, Section 9-2.335, Public Hearing Procedures to consider public testimony on the proposed project zoning entitlements and has considered all relevant public comments; and, Whereas, the City Council conducted a duly-noticed public hearing on October 5, 2010 pursuant to Title 9, Land Use Code, Section 9-2.335, Public Hearing 2 0 974 Procedures to certify the Environmental Impact Report pursuant to Section 15074 of the California Environmental Quality Act. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San Juan Capistrano does hereby make the following findings with respect to the Rezone (RZ) application for the proposed project: 1. The proposed zone change is consistent with the General Plan Land Use Policy Map and applicable goals and policies because the project consists of an amendment to the Official Zoning Map to establish a "PC" (Planned Community) Zone District. Should the City determine that the project development plans are substantially consistent with goals and policies of the General Plan, especially the Land Use Element and Cultural Resources Element, the proposed Comprehensive Development Plan would implement those goals and policies. As previously noted, to the extent the project is designed to complement the existing development standards and land uses in the downtown area, and incorporates architecture that is complimentary and sensitive to the adjacent cultural resources, the project furthers a number of fundamental goals and policies of the General Plan Land Use Element. 2. The proposed zone change is consistent with the Land Use Code, including Article 1 General Plan Review and Table 2-1, Zoning Consistency Matrix because the proposed amendment to the Official Zoning Map is consistent with the Title 9, Land Use Code provisions established by Article 1 and Table 2-1. The singular proposed map change is to the 3.18 acre site, while the Comprehensive Development Plan would create development standards for the entire proposed project area. In terms of the amendment to the Official Zoning Map, the change from "GC" (General Commercial) to"PC" (Planned Community) results in development standards that is specific to the project site and that need to reflect compatibility with the downtown Mission District. However, the detailed planning and land use provisions of the Plaza Banderas Hotel CDP need to implement the City's requirements and policies. Staff have reviewed the Draft CDP and determined that with staff-recommended revisions, the CDP would be consistent with the applicable provisions of the Title 9, Land Use Code. 3. The proposed zone change is suitable for the land uses permitted within the proposed zone district because the Comprehensive Development Plan amendments will allow the City to specifically regulate land use and development standards so as to implement the City-approve development plans for the project site in a manner consistent with the goals and policies of the General Plan. 4. The uses allowed by the proposed zone change will be compatible with existing and planned uses on surrounding properties and the community in general because the uses that are proposed within the Comprehensive Development Plan are similar to the uses that previously existed on the site and more specifically are complimentary 3 0 974 to the uses that are permitted within the Genera[ Commercial (GC) and Tourist Commercial (TC) Zone Districts. 5. The proposed zone change is reasonable and beneficial at this time because a Development Agreement is anticipated to be submitted which will establish various provisions to guarantee the performance of the applicant/developer in fulfilling obligations. SECTION 2. Ordinance Amendment. The Official Zoning Map of the City of San Juan Capistrano, CA 92675 is hereby amended as provided by Exhibit A attached hereto and incorporated herein; and furthermore, the Plaza Banderas Hotel - Mixed Use Development Comprehensive Development Plan (CDP) is hereby adopted as provided by Exhibit"B" attached hereto and incorporated herein. ` SECTION 3. Effective Date. This Ordinance shall take effect and be in force thirty (30) days after its passage. SECTION 4. 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 ADOP E�thi ay of October, 2010. DR. l_ONDRES USO, MAYOR ATTE rA M RRIS, C11N CLERK 4 0 974 STATE OF CALIFORNIA ) COUNTY OF ORANGE )SS CITY OF SAN JUAN CAPISTRANO ) I, MARIA MORRIS, 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, 974 which was regularly introduced and placed upon its first reading at the Regular Meeting of the City Council on the 5th day of October 2010 and that thereafter, said Ordinance was duly adopted and passed at the Regular Meeting of the City Council on the 19th day of October 2010 by the follo ing vote, to wit: AYES: U CIL MEMBERS: Allevato Hribar, Nielsen Freese and Mayor Uso NOES 0 NCIL MEMBERS: None ABSEN Q NCIL MEMBERS-.None rw /V, MARI - , CITY ERK STATE OF CALIFORNIA ` } COUNTY OF ORANGE ) ss AFFIDAVIT OF POSTING CITY OF SAN JUAN CAPISTRANO } I, MARIA MORRIS, 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 10th day of October 2010, at least 5 days prior to the adoption of the ordinance, I caused to be posted a certified copy of the proposed ordinance entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, AMENDING THE OFFICIAL ZONING MAP FROM THE "GENERAL COMMERCIAL" (GC) TO THE "PLANNED COMMUNITY" (PC) ZONE DISTRICT. AND CERTIFYING THE ENVIRONMENTAL IMPACT REPORT (EIR) OR E PLAZA BANDERAS HOTEL MIXED USE DEVELOPMENT (REZ Z) 10-001) This document was posted in the Office of the Cit 11k MARIA � S, CI r LERK San J� C pistrana, C lifornia i 5 0974 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss AFFIDAVIT OF POSTING CITY OF SAN JUAN CAPISTRANO ) I, MARIA MORRIS, 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 20th day of October 2010 1 caused to be posted a certified copy of/Ordinance No. 974, adopted by the City Council on October 19, 2010 entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, AMENDING THE OFFICIAL ZONING MAP FROM THE "GENERAL COMMERCIAL" ( C) TO THE "PLANNED COMMUNITY" (PC) ZONE DISTVICT ND CERTIFYING THE ENVIRONMENTAL IMPACT REPORT (E! j R THE PLAZA BAN DERAS HOTEL MIXED USE DEVELOPMENT (IES E (RZ) 10-0101) E This document was posted in the Office of the Cit ? erk ty, i MAMAW I RYIS, CIT CLERK San Juan Cpistrano, Iifornia 6 0974 N GC i� r YLSRgA S1' CP 0 t� PC till VONZNsa Wr CP o o � A� Exhibit "A" Rezone (RZ) 10-001 Plaza Banderas Hotel Amending the zoning classification of the project area from General Commercial. (GC) to Planned Community (PC). EXHIBIT A ... ;` 7{I J f ff i 4 RON RU� A:. ZA N R �ss .. . ........pFt ., Jo rl w s _ _..._.. ........................... Plaza Bandleras COMPREHENSIVE DEVELOPMENT PLAN City of San Juan Capistrano Str®schar G3, LLC Gretchen Stroscher Thomson, President Prepared by M CIVIC SOLUTIONS July 2010 COMPREHENSIVE DEVELOPMENT PLAN STROSCHER G3 LLC, MIXED-USE DEVELOPMENT PROJECT TABLE OF CONTENTS HEADING TITLE PAGE CHAPTER 1 Introduction Section 1.1 Purpose 6 Section 1.2 Organization 6 Section 1.3 Project Description 7 Section 1.4 Planned Community District Project Area 7 Section 1.4.1 Project Area Location and Boundaries 7 Section 1.4.2 Existing and Proposed Zoning 8 Section 1.4.3 Existing and Proposed General Plan Land Use 8 Section 1.5 CEQA Compliance 8 CHAPTER 2 Development Plan Section 2.1 Goals, Objectives, Issues 12 Section 2.2 Development Plan Description 12 Section 2.2.1 Design &Architecture 13 Section 2.2.2 Site Design 13 Section 2.2.3 Landscaping 14 Section 2.2.4 Construction & Phasing 14 M5 CHAPTER 3 Comprehensive Development Pian Regulations Section 3.1 Purpose and Intent 21 Section 3.2 Administration/Applicability 21 Section 3.2.1 Amendments to CDP 21 Section 3.2.2 Conditional Use Permit/Public Hearings 21 Section 3.2.3 Amendments to Comprehensive Development Plan 22 Section 3.3 Definitions 22 Section 3.4 Related Land Use and Building Codes 22 Section 3.5 Comprehensive Development Plan Regulations 22 Section 3.5.1 General Provisions 23 Section 3.5.2 Permitted & Conditionally Permitted Uses 23 Section 3.5.3 Site Development Standards 26 CHAPTER 4 Architectural Design Guidelines Section 4.1 Introduction 35 Section 4.1.1 Overall Goals 35 Section 4.1.2 Architectural Design Exceptions 36 Section 4.2 Design Standards 36 Section 4.2.1 General Standards 36 Section 4.2.2 Design Standards 43 Section 4.2.3 Hotel Standards 52 APPENDIX Appendix "A,' Architectural Style Sheets Appendix "B" Plaza Banderas Architectural Elevations Appendix "C Project Plans EXHIBITS Exhibit leo. Title Pace Exhibit 1-1 Location/Vicinity Map 9 Exhibit 1-2 Existing and Proposed Zoning 10 Designation Exhibit 1-3 Existing and Proposed General 11 Plan Land Use Designation TABLES Table 1 Land Use Matrix 21 Table 2 Sign Standards Matrix 27 Chapter I - INTRODUCTION and downtown areas. The development regulations are contained within Chapter 3 of this document. When adopted, Section 1.1 - Purpose this CDP will become.the zoning for the Planned Community (PC) to be applied to the Plaza Banderas project area and will The purpose of the Comprehensive Development Plan (CDP) ensure that future development will be implemented in is to provide for the development of a planned community accordance with the General Plan, the Development Plan, and consisting of a hotel and a variety of office, service, museum, the City's Design Guidelines. gallery and retail uses. It is designed to integrate with the surrounding community and to encourage the use of modern Section 1.2 - Organization land planning and design techniques that will facilitate creating a development that will add to the amenities and mix of uses The CDP is organized in the manner listed below and sets currently in downtown San Juan Capistrano. The site has forth the regulations and requirements governing the direct freeway access and will provide a quality shelter for development of the CDP Area: visitors to the downtown along with complementary services. • Chapter 1 - provides a general introduction, purpose The site design will promote walkability from the hotel to the and intent statement, a project description and a mission and into the downtown area. The development is discussion of the related land uses. designed to reduce conflicts between the needs of pedestrians • Chapter 2 - provides a purpose and intent statement, and vehicle accessibility, creating a clear and safe path of applicability, definitions, related zoning and building travel within the project with connectivity to the mission and codes, and adaption and amendment procedures. downtown, and to provide public open space and recreation ' Chapter 3 - contains the specific development areas with a sense of romance and historic park feeling. regulations (i.e., setbacks, parking requirements, etc.) for the Planned Commun ity project area. In accordance with the Planned Community District regulations • Chapter 4 - contains speck design criteria (i.e., outlined in Section 9-3.315 of the City of San Juan Capistrano architectural style, architectural design elements, Zoning Ordinance, adaption of a CDP will facilitate the landscaping) and incorporates those sections of the development of the Planned Community (PC). City of San Juan Capistrano design guidelines that are applicable to the CDP area. 1t is the purpose and intent of this CDP to provide for a diversity of uses, site-specific development standards and Section 1.3 - Project Description building relationships to achieve a coordinated and well- planned development project in compliance with the General Plaza Banderas will consist,. of an approximately 73,000 Plan. Additionally, the CDP will outline proper land use square-foot hotel comprised of 124 guest rooms and an regulations, permitted and conditionally permitted uses to approximately 14,500-.square-foot commercial center with insure that they are regulated in a manner that will result in a retail and restaurant uses on the ground floor, and a small high quality planned community that is compatible with, and private office on the second floor. The project will be complements, the existing historic uses in both the immediate developed in compliance with the City of San Jan Capistrano General Plan and this CDP to provide for the orderly Highway on the south, EI Camino Real on the west, Spring development of the project site, .and to allow for a variety of Street on the north and Interstate 5 freeway on the east(refer permitted and conditionally permitted land uses designed to Exhibit 1, Page 9). The parcels that comprise the project within a modern, urban development concept. Further, the site are identified as Assessor Parcel Nos. 124-17-012, 014, project will be designed to promote and complement the 015, and 016. Together they create a project area that is existing land uses and historic buildings in the immediate approximately 3.18 acres in size. vicinity and within the downtown area in general. Immediately adjacent to the mission, this project has been planned as the The project site currently contains a public parking lot (used gateway to the City of San Juan Capistrano's historic frequently by downtown visitors), a Stroscher Companies downtown. The design draws its influence from the history of temporary site office and vacant land. The site formerly San Juan Capistrano and the Spanish Colonial Revival contained a small motel, a service station and a restaurant. architectural style that will complement and enhance the visual Adjacent to the project site is Mission San Juan Capistrano to sense of history of the Mission San Juan Capistrano. the west, the San Juan Elementary school to the north, and to the south across Ortega Highway is a service station, a public The proposed development project requires a change to the parking lot and a drive-through restaurant. General Plan land Use and Zoning from General Commercial (GC) to Planned Community (PC), as well as approval of a Section 1.4.2: Existing& Proposed Zoning_Designation CDP to establish development standards and design guidelines for implementation of the PC. Other supporting All properties contained within the boundary of the existing applications include a Tentative Parcel Map to consolidate project area are currently zoned General Commercial (GC).) several parcels into a single lot, a Grading Plan Modification to The intent of this proposal is to change the land use and accommodate grading the site, Architectural Control for zoning from their current designations to a Planned specific architectural review, a Site Plan Review for Community (PC) District to facilitate the adoption of the Plaza compliance with City Plan documents, a Sign Program Banderas CDP. Exhibit #1-2 illustrates the existing & (Business Sign Regulations Permit) to establish signage and proposed zoning designations for the project site. sign regulations, a Tree Removal Plan for conformance with the City's regulations for tree removal, OCFA review and a Section 1.4.3: Existing & Proposed General Plan Land Use Water Quality Management Plan (WQMP). Designation Section 1.4 - Planned Community District Project All properties contained within the boundary of the existing Area project area presently have a land use designation of General Commercial (LU 31) The intent of this proposal is to change Section 9.4.1: Pro'ect Area Location and Boundaries the land use and zoning from their current designations to a Planned Community (PC) District to facilitate the adoption of The Planned Community project area referred to within this the Plaza Banderas CDP. Exhibit #1-3 illustrates the existing CDP includes the properties generally located between Ortega & proposed land use designations for the project site. Comprehensive Development.Plan . . - shall apply to all development within the proposed project Section 1,5 - GEQA dompiiance area, and all applicable mitigation measures adopted in the EIR shall apply to each development activity within the project Development of the Plaza Banderas CDP shall comply with all area. It is the responsibility of the City of San Juan Capistrano applicable requirements of the California Environmental to ensure that all environmental requirements and mitigation Quality Act (CEQA) Guidelines for Environmental Impact measures applicable to this CDP are implemented in Reports (EIR's) in compliance with Public Resources Code, . accordance with state law as the project site develops. ,Section 21000 et seq. The EIR certified as part of this CDP EXHIBIT 1-1 Location[Vicin ity_Map ®®pp , R'5Wyk 8' 4. or amowisofw? gy no, y 3 r s 1 F _ ark- ' f€� t '6JI t�Li _t Ram i 3 tr Development EXHIBI ■ 1-2 Existing and-Proposed Zoning Designation . tI[dP i11i7 3i 1 r t k - IidVi'05 431 3- CiCi Pts) a< C3CN. - .,i Mir C1.0 PSIP&I 6 �E � a -�3 ✓ �I x E j p Existing Zoning Proposed Zoning Comprehensive Development . . - 0 EXHIBIT 1-3 Existing and Proposed General Plan Land Use Designation r�- r L- --A 7`1 pp 111777 Existing Land Use " Proposed Land Else : g LAND USE DESIGNAMONS klt€ c,!Riqt4 jl�3tz -�:r,Ai- W Nek Comprebensive DevelopmentPage 9k CHAPTER 2 - Development Platt public water lines serving the project site do not have sufficient pressure to serve the proposed 4-story hotel and must be upgraded. This will be addressed and coordinated with all City Section 2.1 - Goals, Objectives, Issues departments, public agencies and other organizations concerned. A project traffic study will be required to assess The Plaza Banderas project has been in the same family impacts on the existing transportation system. ownership for over 100 years and the property will stay in the Section 2.2 - Development Plan Description family when built. Plaza Banderas is being designed to complement the Mission with its Spanish Colonial Revival style The desi n and construction of Plaza Banderas will be unique architecture from the Mission period, and also to become a g q landmark that instills pride in the community. and particularly sensitive to San Juan Capistrano's history. The superior quality of the development will include prominent Plaza Banderas goals include: California friendly landscaping, and a garden plaza connecting • Contributing to the tax base of the City through hotel the hotel with restaurants and shops. Plaza Banderas is transient occupancy taxes, retail sales taxes and property intended to attract residents, local clientele, as well as tax, providing a unique hotel, dining and shopping experience for • Providing new jobs, out of town guests and vacationers. • Providing needed quality lodging for residents' guests and Mission visitors, and The Plaza Banderas project encompasses the development of • Providing event space for weddings, graduations, and an approximately 73,000 square-foot 124-room hotel at the special occasions. north side of the site and a commercial development of approximately 14,500 square feet at the corner of Ortega and Issues have been identified that will be addressed in the De- EI Camino Real. There will be cafe dining and an event velopment Plan. The project site and surrounding area is his- center in the hotel with other amenities such as an outdoor torically, culturally and archaeologically sensitive due to the swimming pool and Jacuzzi, exercise room, media room, presence of the Mission and various historic and archaeologi- restaurant, and laundry facilities. The commercial component cal sites and is subject to the requirements of Senate Bill (SB) consists of approximately 6,800 square feet of retail, 6,000 18 regarding Native American consultation. The adjacent mis- square feet of restaurant, and 1,800 square feet of private sion, Mission San Juan Capistrano, is listed in the National office (owner occupied). The Conceptual Development Plan is Register of Historic Places, and the Stroschein House on the illustrated in Appendix "C" Exhibit C-1. corner, not a part of the project, was considered by the Cali- fornia Historical Resources Commission in July 2009 and " added to the National Register. It is still waiting for confirma- tion from the Keeper of the National Register. A part of the project area is located within the 100-year flood zone. The existing Gomprehensive Development , . - 1.2 Section 2.2.1: Design &Architecture Key components include an internall external pedestrian circulation system that connects the public spaces, The design of the proposed Plaza Banderas project draws its commercial center and the hotel and also includes connectivity inspiration from the historic heritage of San Juan Capistrano to the mission and additional downtown facilities. The and the Spanish Colonial Revival architectural. Spanish circulation pattern for automobiles will be free flowing and Colonial Revival architecture is characterized by generous use clearly identified. It will not interfere with the pedestrian of light colored plaster walls, arches and sculpted corbels, circulation systems. Directional signage indicating clear paths "Mission" tile roofs, exposed wood rafters, recessed windows of travel will be clearly displayed.The Spring Street cul-de-sac with wood header beams, and terraces with overhead wood will be maintained as City property. trellises, balconies delicately appointed with ornamental iron works and accented areas with colorful ceramic tile in-lays. There are 185 parking spaces to serve the development. Architectural Style sheets have been prepared which show the Project parking will be available throughout the property. All principal elements of the Spanish Colonial Revival project parking will be surface parking at grade. Parking lot Architectural style. The Style sheets are included as lighting will be directed downward, away from adjacent attachments in Appendix "A". properties and public rights-of-way preventing spillover onto adjoining property, streets, or skyward. The exterior fagades and rooflines are highly articulated to create visual interest, with exciting shadow lines and pedestrian friendly scale, consistent with the architectural Section 2.2.3: Landscaping style. To further reduce the bulk and mass of the buildings, the second floor of the retail building is conspicuously stepped The landscape palette; will be designed in consideration of the back away from the ground floor faoades, creating in effect, a City's preferred California friendly and drought tolerant plant one-story base structure. The ground floor retail spaces will palette (Top 50 Native Plants, "Nifty Fifty"). The project will be be further appointed with colorful Banderas (flags) and designed with low water use, recycled water, irrigation overhead vine laced trellises. The goal of both the owner and systems to the maximum extent practicable, and with the the design team is to achieve design excellence through inclusion of smart timer(s), rain shut off valves and moisture attention to detail to ensure that the authenticity of the sensors. architectural style is not compromised. Architectural Elevations are shown in Appendix B. Plaza Banderas' courtyards, verandas, and patios are synonymous with the architectural style of a romantic period in Section 2.2.2: Site Desiq_n early San Juan Capistrano _history. Landscaping will be comprised of California friendly plants that lend themselves to The main project entrance/access from Ortega Highway will be the authenticity of the architectural style such as bougainvillea, a right-in and a right-out for traffic safety with additional access antique roses and select species that have adapted to to the development on both EI Camino Real and Spring Street. California's gardens of today. The utilization of terra cotta and Comprehensive Development s ' 13 hand-wrought iron continues the connection to the past with the procedures and requirements outlined in Section 9- characterized by the natural landscape design. The 2.323 of the Zoning Ordinance. Landscape Concept Plan is illustrated in Appendix "C' Exhibits C-2a through C-2e. Section 2.2.5: Construction &Phasing Section 2.2.4: Grading The owner of the property, Stroscher G3 LLC, is proposing to construct the project in one phase. The commercial and hotel Prior to any grading occurring on the project site, the property components may not be completely concurrent but both owner shall submit a grading plan to the City in compliance buildings are planned for completion within one year of each other. � :Comprehensive Development • CHAPTER 3 - Comprehensive Development Section 3.2.1: Architectural Control Review Pian Regulations Any development plan submitted under this CDP must be submitted for Architectural Control(AC) approval. Section 3.1 - Purpose and intent The conceptual development plan submitted for City approval concurrently with this CDP is subject to Sec. 5-2.313. of the Zoning Ordinance, Architectural Control review. The AC for The purpose and intent of these Comprehensive Development . Plaza Banderas is being processed concurrently with this Plan (CDP) regulations is to provide for the orderly CDP, development of all the components within the proposed project site, outline a list of permitted and conditionally permitted land Section 3.2.2: Conditional Use Permit/Public Hearin- s uses and establish the framework for how the project site will be developed in accordance with the General Plan and Zoning Certain land uses listed in this CDP are required to obtain a Ordinance. Further, these regulations are intended to facilitate conditional use permit. When a conditional use permit is the use of modern land planning techniques in a mixed-use required the processing of such permit shall be in accordance design concept to create a high quality, well-designed with the procedures outlined in Section 9-2.317 of the Zoning development project with land uses that are compatible with Ordinance. and will complement the historic downtown area. When a land use specified within this CDP requires a public Section 3.2 - Administration/Applicability hearing, it shall be in accordance with the provisions and procedures outlined in Section 9-2.302(f) of the Zoning The regulations and procedures contained within this CDP Ordinance. shall apply to all development activity within the project area. Development of each building shall comply with the Section 3.2.3: Comprehensive Development Flan Amend- development regulations and design criteria contained within ments this document. The property owner may from time to time desire to amend the Where specific regulations are not addressed in this CDP, all CDP due to market conditions, economic conditions, etc. other regulations of the San Juan Capistrano Municipal Code Approval of an amendment to the plan rests with the Planning shall govern. In the event of any conflict between the Commission. The Planning Commission must determine that provisions of this CDP and provisions of The San Juan the proposed amendment is consistent with the overall Capistrano Municipal Code, the requirements of this CDP shall purpose and general design of the originally adopted CDP. If apply. this finding can be made, the Planning Commission may Comprehensive Development ~ . . 15 - approve the amendment by resolution. The amended CDP of the San Juan Capistrano Land Use Code, except in cases . shall then become the specific CDP associated with the where a development regulation is not addressed in the CDH adopted PC district designation on the Official Zoning Map. the appropriate provisions of the San Juan Capistrano Code shall regulate. If the Planning Commission determines that the proposed amendment is not consistent with the overall purpose and 3.5.1: General Provisions: general design of the originally adopted CDP, or there will be any alteration of land boundaries, the Planning Commission A) Individual development projects proposed as part of may direct the property owner to submit the proposed this CDP shall be consistent with the provisions of amendment, together with a new district change petition, for this CDP and shall be subject to the development processing pursuant to the provisions of the Zoning review procedures of the Zoning Ordinance of the Ordinance. City of San Juan Capistrano. Project plans required for development review of projects within this CDP Section 3.3 - Definitions shall include: The terms used within this CDP shall have the same meaning . Site plans or development plans as those described in Appendix A of the San Juan Capistrano ° Grading plans Municipal Code. • Landscape plans • Architectural Elevations Section 3.4 - Related Land Use and Building Codes 0Zoning district designation Notwithstanding any provision of this CDP, no construction B) Development standards pertaining to minimum lot shall be permitted within the designated Planned Community size, building coverage, building setbacks and height, project area unless such construction fully complies with the parking requirements and EAR shall be governed by requirements of Title 8 of the Municipal Code and all other this CDP. related construction codes adopted by the City of San Juan Capistrano for general applicability. C) All proposed projects within the PC District that are visible from Ortega Highway, Interstate 5 freeway, or Section 3.5 - Comprehensive Development Plan El Camino Real shall be subject to the provisions of Regulations the scenic corridor regulations of the General Plan Community Design Element of the City of San Juan The following development regulations shall apply to Capistrano. development of the planned community area, and ` development shall be in accordance with this CDP. These development regulations shall supersede other requirements . Development . . 16. - ............. 3.5.2: Per itted & Conditionally Permitted Uses accordance with the General Plan. Any use not specifically listed as permitted or conditionally permitted in this section is It is the purpose and intent of this section to provide a list of prohibited, unless a determination is made by the Community permitted and conditionally permitted uses (Table 1 following) Development Director that the proposed use is compatible with allowed within the project area that will complement the the overall intent and character of this CDP. proposed project and provide for a specific range of retail and service commercial uses, including tourist and office uses in ComprehensiveDevelopment • ' 17 Table 1 — Land Use Matrix 'Land Use Type Permitted Ude Cpr�ditio€ al�.Use Retail Uses, General: Art, art& photographygalleries,studio, museum P Audio/video media P Antique stores P Bakery/candy shop P Bookstore,newspapers, magazine P Clothing store P Computer sales P Cosmetic¬ions sales P Fabric Store P Florist P General merchandise P Curios, gift,novelty shop P Jewelry store P Stationery store P Service Oriented Uses: Automated teller machine (not in bank) P Bank,credit union,financial C Barber,beauty shop,day spa P Business support, secretarial services P • • Develop • Hotel (with ancillary uses) P Copy Shop P Tailor shop P Food Service Coffee Shop P Delicatessen or sandwich shop P Ice cream or yogurt shop P Restaurantloutdoor dining (no alcohol) P Restaurantloutdoor dining (with alcohol) P Professional Office Uses (not medical or dental): Certified Public Accountant P Insurance P Professional services P Property management P Real estate P Stock broker P Travel agency P Notes: P= Permitted By Right C =Conditional Use Permit Comprehensive Development . . . 19 ......................... 3.5.3: Site Development Standards adjacent Mission, the commercial uses lining El Camino Real shall orient their entries to face the 1) Lot Size Requirements street, or add additional landscaping and detail to create the same effect. This will protect the unique A minimum of One (1) acre streetscape, and aide in merchant success and retention as visitors and new customers experience 2) Building Form/Setback Reguirements an interesting and pleasant street front. This Section establishes standards to ensure the provision of One or Two Stories - If 2 stories or less the setback open areas around structures for access to structures, natural is 5 feet, light, ventilation; separation of incompatible land uses; space for landscaping, privacy, and recreation; and visibility and Three Stories: If 3 stories, the setback is 55 feet, traffic safety. The following requirements shall apply to each from the property or right of way line. Patios, building developed under this CDP: (all setbacks are trellis's, architectural features and outdoor dining measured from the ultimate property line) areas are encouraged to be located within the landscape area. a) Ortega Hicthway Frontage — Any retail commercial building frontage on Ortega Highway shall border c) Spring Street Setback - The setback along Spring the street right of way to encourage pedestrian Street, if two (2) stories or less, is a minimum of ten vitality, enhance visibility to motorists and to (10) feetfrom the property line for the first story and complement historic downtown patterns of if three (3) stories the setback is fifteen (15) feet development. A portion of the building elevation from the property line. Patios, trellises, architectural may be set back to allow for outdoor use, such as features and outdoor dining areas are allowed to be outdoor patio dining. located within ten (10) feet of the property line. One or Two Stories: A variable front setback shall d) interstate 5 San Diego Freeway) Setback — The be used where the average setback is greater than setback from the property line adjacent to the 5 feet, if 2 stories or less. Interstate 5 right-of-way from one (1) story and up, is a variable landscape buffer with a minimum five Three Stories: If 3 stories the setback is 60' from (5) foot average. The freeway landscape buffer ultimate property line. Patios, trellis's, architectural shall contain sufficient screening to provide a visual features and outdoor dining areas are encouraged buffer from .the freeway. Parking lots or ancillary to be located within the setback/landscape area. structures may be provided adjacent to, but not in, the landscape buffer area. b) El Camino Rea! Setback - To better articulate and take advantage of the clear pedestrian-focus of the DevelopmentComprehensWe e) Intersection Visibilifv Setback -- At the intersection Ortega Highway exclusive of any parking overhang and of Ortega Highway and El Camino Real, there shall shall consist of permanent landscaping. be a setback of 25 feet in a diagonal "corner-cut- off' area, which shall be designed in a manner that 5) Landscape©esipn/Conservation Standards is consistent with Section 9-3.559 of the Zoning Ordinance as illustrated in Figure 3-10 of said a) All landscaping proposed within the Plaza Banderas section. CDP shall comply with the landscape design and conservation standards outlined in Section 9-3.527 of the Zoning Ordinance. Additional Landscape design 3) Building HeLght Requirements requirements are found in Chapter 4.2.2,9.- Design Guidelines, Landscape. The building height requirements are designed to prevent b) All areas of the project outside of the building adverse visual impacts to the adjacent mission. The footprints shall be fully landscaped with plantings, following building height limitations shall apply to each hardscape, or enhanced paving, exclusive of parking building developed under this CDP (all building heights and the automotive circulation system. shall be measured from the on-site finished pad elevation c) The combined impervious site coverage for individual to the highest point of the roof or parapet): building sites (including buildings, parking, plazas, sidewalks, and drives) shall be limited to a maximum of 80 percent of each site's land area. bisfiance"from Right`of ;Maximum Building"Heights Way_ S) Lighting Standards 01-301 30' Greater than 30' 45' The intent of these provisions is to balance the goals of the General Plan to maintain a small-village, rural atmosphere, with the need to provide for the safe movement of vehicles and people in a Il districts. To meet 4) Landscape Setback Requirements this intent, recommended lighting levels will be defined to • Satisfy functional and decorative needs The minimum landscape setback requirements for the • Designate minimum levels that will both provide proposed project shall be as follows (landscape setbacks security and safe passage for the public shall be measured from the property line subsequent to • Complement the architectural style of the building the future alignment of Ortega highway which will and retain a pedestrian scale while providing establish the final right of way, or property line): illumination of.building fagades and entrances ■ Enhance the desired atmosphere of the downtown a) Parking—A variable buffer zone with an average 5-foot community. buffer is required where parking spaces are adjacent to Comprehensive DevelopmentPlan Page:21 e) Intersection Visibility_Setback — At the intersection Ortega Highway exclusive of any parking overhang and of Ortega Highway and EI Camino Real, there shall shall consist of permanent landscaping. be a setback of 25 feet in a diagonal "corner-cut- off" area, which shall be designed in a manner that 5) Landscape Lesion/Conservation Standards is consistent with Section 9-3.559 of the Zoning Ordinance as illustrated in Figure 3-10 of said a) All landscaping proposed within the Plaza Banderas section. CDP shall comply with the landscape design and conservation standards outlined in Section 9-3.527 of the Zoning Ordinance. Additional Landscape design 3) Building Height Requirements requirements are found in Chapter 4.2.2,9.- Design Guidelines, Landscape. The building height requirements are designed to prevent b) All areas of the project outside of the building adverse visual impacts to the adjacent mission. The footprints shall be fully landscaped with plantings, following building height limitations shall apply to each hardscape, or enhanced paving, exclusive of parking building developed under this CDP (all building heights and the automotive circulation system. shall be measured from the on-site finished pad elevation c) The combined impervious site coverage for individual to the highest point of the roof or parapet): building sites (including buildings, parking, plazas, sidewalks, and drives) shall be limited to a maximum of 80 percent of each site's land area. Distance ftoM Rghtof Maxirrrum B:uldtng Heights INa 6) Lighting Standards 0'—30' 30' Greater than 30' 45' The intent of these provisions is to balance the goals of the General Plan to maintain a small-village, rural atmosphere, with the need to provide for the safe movement of vehicles and people in all districts. To meet 4) Landscape Setback Requirements this intent, recommended lighting levels will be defined to s Satisfy functional and decorative needs The minimum landscape setback requirements for the • Designate minimum levels that will both provide proposed project shall be as follows (landscape setbacks security and safe passage for the public shall be measured from the property line subsequent to ■ Complement the architectural style of the building the future alignment of Ortega highway which will and retain a pedestrian scale while providing establish the final right of way, or property line): illumination of building fagades and entrances r Enhance the desired atmosphere of the downtown a) Parking—A variable buffer zone with an average 5-foot community. buffer is required where parking spaces are adjacent to 01111 Therefore, all on-site lighting for the proposed project effective communication; therefore, in considering signs shall comply with Section 9-3.529 of the Zoning allowed under the Plaza Banderas project, close Ordinance. attention is given to adequate sign visibility and legibility. a) Parking areas shall have lighting capable of providing a) Site Specific Approval - all signs are subject to adequate illumination for security and safety. Lighting submittal of a sign program. standards shall be energy-efficient and in scale with the height and use of the on-site structure(s). b) Permitted Signs - The following sign types will be b) All illumination, including security lighting, shall be permitted within Plaza Banderas: directed downward, away from adjacent properties and (1) Monument Signs - are freestanding, low- public rights-of-way preventing spillover onto adjoining profile signs where the sign width is mounted property, streets, or skyward. to the ground as a solid architectural element. c) Lighting systems should be designed for normal levels Landscaping and hardscape features shall be during operating hours and reduced intensity levels integrated at the base of the monument sign. throughout late, non-operational hours (for security (2) Flush mounted wall sign - are attached purposes). parallel to a wall surface. d) Any new street lighting shall match the existing fixtures. (3) Flags .... Only official flags of Governments or Tribal Nations are allowed as permanent 7) Walls, Fences &Hedges accessory signs. (4) Decorative Banners — are any cloth, plastic, Walls, fences and hedges will be used throughout Plaza or similar lightweight material used for Banderas project to complement the overall design decorative purposes mounted to a structure, theme, establish community identity, provide protection supported from the exterior wall of a building. from roadway and other noise, and allow privacy and (5) Business promotional signs, temporary in security. All walls, fences, and hedges shall comply with nature, are permitted in accordance with the the requirements of Section 9-3.517 of the Zoning requirements and provisions of Section 9- Ordinance. 2.543 of the Zoning Ordinance. 8) Sign Regulations c) Sign Design - Signs shall consist of high-quality materials and color palettes that reflect the In recognizing that the primary purpose of signs for Plaza architectural theme of, Plaza Banderas, as well as Banderas is to allow for proper business identification for complement the existing architectural design of the the public and business, the design and placement of all San Juan Mission and surrounding area. signs permitted within the Plaza Banderas project must (1) Monument Signs shall be monolithic or adhere to specific design standards as set forth below. It incorporated into a wall and constructed of the is recognized that the primary purpose of signs is same materials as used on the building i� Comprehensive Development Plan Page:22 structures. Landscaping and hardscape (1) Signs mounted on or above roofs; features shall be integrated at the base of the (2) Signs which incorporate in any manner flashing, monument sign. moving, including signs manipulated by (2) Flush mounted wall signs shall be backlit individuals, or intermittent lighting; reverse channel letters. (3) Signs which incorporate mechanical movement of any kind such as but not°Ilmited to, rotating, (3) The following materials are allowed within this revolving, moving, or animated signs; project area: (4) Signs with plastic faces, internal illumination, or • non-ferrous metal; and' neon. Heavy cloth or canvas. (5) Trailer signs and signs attached to the roof, (4) A monument sign shall include a supporting trunk, hood, or other part of a vehicle, unless base composed of brick, stone, concrete, metal, specifically permitted by subsection (f)(2)(H) of plaster, architecturally treated wood or other this section; similar materials. (6) Valances, balloons and pennants; (5) The use of plastic lettering shall not be allowed. (7) Signs which are supported in whole or in part (6) The design of all signs within the project area from any public utility installation or any tree or shall be consistent and complementary with other utility pole on public or private property. one another. (8) Signs which by color, wording, design, location, (7) The use of temporary signs is discouraged with or illumination resemble or conflict with any the exception of city approved "grand opening" traffic control devices or with the safe and banners. efficient flow of traffic; . (9) Signs which create a safety hazard by d) Sign Area and_Heigh t— The maximum sign area size obstructing the clear view of pedestrian or and height provisions for all signs permitted within this vehicular traffic; CDP are set forth in Table 2 following on page 24. (10) Signs which do not conform with the design standards of this sign program; e) Prohibited Signs = The following signs shall not be allowed within the Plaza Banderas Project: • sess s - Table 2 —Sign Standards Matrix Type.of.S't.gn Maxim:um Maximum Area:(square: Maxi:murn Number'of Signs'* Ig gh# Monument Son 6 feet 60 square feet - Two (2) freestanding Center/Business Identification signs shall be allowed at the Ortega Hwy entrance to the project. One (1) freestanding Center 1 Business Identification sign shall be allowed at each additional entrance to the project. Flush mounted 25 feet above 24 square feet - One (1)sign total perbusiness entry located above floor level the entry A center identification sign will be located above the corner Plaza entry. Flags 4 feet x 6 feet - six(6) per street frontage Decorative Banners maximum fifteen (15)square - one banner per business feet with a maximum length dimension of five (5)feet Pedestrian-Oriented 6 feet 6 square feet - Not included in calculation of total sign size. (Convenience)Signs Business Promotional n1a 30 square feet (no more - One (1)sign per street exposure not to exceed 60 Signs than 10 feet in length) square feet total and no more than 14 days allowed. Notes: For the purposes of this CDP,the maximum sign area indicated shall apply to each son face. Any request for additional signs or sign area over what is allowed in Table 2 above may be approved provided the Planning Director determines that the request is in scale with the buildirig elevation of the tenant. if the Planning Director determines that it is not in scale with the building elevation, the request shall be referred to the Planning Commission fordetermination. Comprehensive Development " s f) Sign Program — A master sign program is required in 9) Parking Re uirements order to create a compatible design theme for all signs within Plaza Banderas. The sign programa will create a visually The provisions of this section are established to provide pleasing method of providing compatible and complementary for the parking of motor vehicles for the Plaza Banderas signs throughout the project site; to inform users and tenants site. This CDP provides for a mix of uses with differing of desired sign characteristics; to minimize visual clutter; and peak parking demand times and specific use needs and to unify the appearance of the development site so as to shall require a parking demand study to determine the create a distinctive sense of place. All signs shall comply number of spaces required. Parking shall be in with the design standards of this section, the approved sign program and the City's adopted Architectural Design resulting with the approved parking management plan Guidelines. resulting from said parking study. The parking study and parking management plan for the development plan The sign program shall be approved concurrently with being processed concurrently with this CDP are attached the AC or subsequent to the AC when made a in Appendix "D" condition of approval. No signs shall be permitted until a) Parking Management Plan — In the event that shared the sign program has been approved. or off-site parking is not the best option to meet g) Sign Permit Review Procedures — A sign permit minimum parking requirements as determined by the application shall be processed in accordance with the parking demand study, a parking management plan requirements and provisions of Section 9-2.343 of the may be used as outlined in Section 9-3.535(g)(2). Zoning Ordinance and shall not be issued unless the Further, the Planning Commission may reduce the proposed sign conforms to the approved sign program. numerical parking requirements set forth in the parking Each business owner within the project area shall ordinance through the granting of an exception when a comply with this provision. parking management plan is developed for a project. Such parking requirements shall be reduced only if the h) Exceptions - Exceptions to the design standards of the barking management plan incorporates provisions Plaza Banderas Sign program may be granted by the encouraging the use of public transportation facilities or Planning Commission after conducting a duly noticed is otherwise aimed at reducing the growth of total public hearing in accordance with Section 9-2.335 of vehicle miles traveled. the Zoning Ordinance. In order to grant an exception, b) Reguired Parking Calculations This CDP consists of the Planning Commission must make specific findings a variety of "uses ,-that have different parking as outlined in Section 9-3.543(i) of the Zoning requirements. The specific parking calculations for Ordinance each use within the project shall be determined by considering the information on joint use and Section 9- 3.535 (d) of the Zoning Ordinance as identified within the parking management plan. Items taken into Comprehensive DevelopPlan P. . 25 - 0, ........... consideration to reduce the number of required parking (6) Non-conflicting peak demand times for different spaces include: uses. (1) Off-Site and (2) Shared Parking — In the event that the total c) Design and Iml2rovement Standards — On site parking number of vehicular parking spaces required lot stalls with a parking angle of 75 to 90 degrees shall above cannot be provided (due to either site follow the following design criteria: Parking stalls shall constraints, topography, etc.), shared parking or be a minimum of 9'-0" wide by 18"-0" deep, including off-site parking, or both, may be utilized. Since 2'-0' landscape overhang. Drive aisles shall be a the proposed project, is intended to be minimum of 24'-0"wide. designed and planned with a mix of uses, All other Parking angles shall adhere to the minimum shared or off-site parking, or both, may be city standards in the Municipal Code Sec. 9-3.535. - considered in determining the specific number Parking. of parking spaces. (3) Reciprocal/shared parking between adjacent d) Parking Lot Landscaping Requirements — The parking facilities and/or developments; area within this CDP shall provide parking lot (4) Available off-site parking for special events; landscaping in compliance with the requirements of (5) Flexible work hour schedule; and Section 9-3.529(h) (1) and (2) of the Zoning Ordinance. t .... �., ' .... .. :..., .. :. :..'.,.Vii, ..: 1 Y PA R,K'NGAL,1 d Y P Standard Parking Dimensions Comprehensive - . . Page CHAPTER 4 - Architectural Design Guidelines Section 4.1 Introduction a ' These design standards are intended to provide clear and useful recommendations for the design, construction, review, and approval of development in Plaza Banderas. These standards > , .. incorporate the applicable areas of the City of San Juan Capistrano Design Guidelines and are a reference point for a common understanding of the minimum tangible design expectations. The . standards areaway of achieving attractive and functional projects that will realize the goals of both the City and the development community. All development within this CDP shall conform to ther ' ` design standards to every extent possible. 4.1.1: Overall Goals The Plaza Banderas project shall comply with design principals from the General Plan Community Design Element; 1) Reinforce and enhance the City's downtown as one of the n,, primary focal points of the community; courtesy ofSan Juan Capistrano Historical society 2) Contribute to the existing pedestrian-oriented "village-like" environment; 3) Complement the scale, proportion and character of development in the surrounding area; 4) Establish attractive, inviting, imaginative and functional site arrangement of buildings and parking areas; 5) Create a high quality architectural and landscape design which provides proper access, visibility and identity; and 6) Provide stylistically diverse and creative architectural design solutions which convey a sense of timelessness and elegance. Comprehensive Development 4.1.2: Architectural Design Expectations Architectural design within this CDP shall meet the following expectations: 1) The Plaza Banderas project shall comply with the design principals in the General Plan Community Design Element; r. 2) The Plaza Banderas project shall comply with the applicable policies of the City's s adopted Architectural Design Guidelines; 4< 3) Design features that detract from the architectural design including, but not limited to, paint-on fagades, super graphics, and structures which visually dominate historic sites or buildings shall be prohibited; and Cour4 This proposed development will be scaled to the historic San Juan Capistrano town HistricalSoesy of an Juan Capistrano ) p P � p Historical Society center and Mission, which it adjoins and with which it shares common circulation, pedestrian linkages, public parking, public transportation and environment. Buildings shall be arranged around an internal courtyard to provide convenient pedestrian- oriented access to entrances and open space and to provide connectivity to neighboring attractions. Section 4.2 - Design Standards The design standards identify the major elements of a comprehensive design policy, and serve as a framework for each individual structure within Plaza Banderas. Adherence to these standards will help to ensure that projects develop in a sensitive manner, are respectful of adjacent properties, and exhibit the degree of architectural and design integrity that is desired and required by the City. Ultimately, the goal of these design standards is to ensure that any development within the Plaza Banderas CDP area is a source of tremendous pride for City residents, and creates an environment that compels people to visit, shop, and spend time in downtown San Juan Capistrano. DevelopmentComprehensive . - 4.2.1; General Standards All development within this CDP shall conform to the following: 1) Site Plannin sru��r a. The site arrangement of structures, parking, circulation areas and open , spaces should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, character and materials. b. Siting of buildings along street frontages is encouraged. Zero or minimal building setbacks should be considered, where appropriate. c. Continuity of pedestrian oriented activities along street frontages is - - ; encouraged. Avoid disrupting the pedestrian experience by parking lots and blank walls. Building siting along with shared parking and d. The site shall be organized to encourage pedestrian circulation. Walkways access serve to connect commercial projects should be attractive and embellished with landscaping, ornamental light fixtures,furniture, trellises, and/or other decorative features. e. Storefronts and major building entries should be oriented towards streets, courtyards or plazas. Avoid placement of "dead spaces" such as storage areas along street frontages. f. Modulate building massing to accommodate pedestrian plazas, landscaping, { , seating areas and public art along the street wall and at prominentF intersections. g. Locate parking at the rear of lots and devote all parking lot areas not specifically required for parking spaces or circulation to landscaping. h. Create pedestrian paseos to parking lots that are located behind buildings. 2) Gradincr a. Landform preservation should shape and guide site development of Walkways with plantings add connectivity and commercial proposals. Grading should not substantially alter natural grades dynamics to the streetscape environment to increase the area of developable land. b. Innovative grading concepts such as contour grading that incorporate use of variable slopes and meandering tops and toes of slopes techniques are encouraged. Smooth, gradual transitions between manufactured and natural . slopes are recommended. c_ Use of retaining walls should be minimized. Where use of retaining walls cannot be avoided, they should be screened to the maximum extent possible NO and use oflantable retaining walls systems or vine-covered walls should be " ��" p y employed as part of the design solution. � s 3) Compatibility a. Project design should complement the surrounding built environment in pattern, function, scale, character and materials. Natural site features Project desig n orie nts the building to the street and including streams scenic vistas and stands of mature trees should be complements thesurroundingburttenvironmentin , botn function and style integrated into the overall project design b. The placement of structures, circulation patterns and open space location should acknowledge the site's characteristics. c. Increased setback buffers, intensified landscaping, and building orientation and design techniques should be utilized to attain the greatest degree of compatibility between commercial developments and lower intensity land uses. ` 4) Buijdigg Sitirrc t,,fit a. Structure siting should take into consideration surrounding context, location of incompatible uses and unique site characteristics. b. The placement and design of structures on earner and mid-block parcels, should create a strong visual and physical connection to the street frontage. N t c. Building and site arrangements should facilitate pedestrian activity, screen " parking and foster public use of spaces. Freestanding buildings should be grouped around a comm6n focal point or design feature Comprehensive Development - i ............ d. Clustering of structures to create plazas and pedestrian malls is encouraged. When clustering is not feasible, visna[ and physical linkages between separate structures should be established by the selected architectural style, freestanding architectural elements (e.g. arcade systems, trellises) f landscaping and hardsca e. '� e. The building design of structures sited adjacent to street corners should recognize the importance and visibility of the "local" by incorporating " appropriate building massing and forms to "anchor'` the intersections. Angled or curvilinear building forms and plazas are encouraged at corner locations. f. Extensive parking lot areas between buildings and right-of-ways are discouraged along pedestrian oriented as well as auto oriented corridors. Corners structures need to incorporate visiWity into g. Parking lots should occupy no more than 65% of a site's street frontage. the design and may use focal elements to anchor h. Use of landscaping and architectural elements to enhance perimeter parking thecorner andprovidesubstance areas is encouraged. 5) Vehicular Access/Circulation/Parkincr a. Site access and circulation design should promote safety, efficiency, and convenience for vehicular and pedestrian traffic. b. Site entries may be accentuated by ornamental landscaping, decorative paving, raised medians, gateway structures, and monument signage. c. Use of streets to fulfill internal circulation needs is not permitted. A continuous circulation network system should be provided throughout the site to the greatest extent possible. Dead-end driveways should be minimized. Adequate areas for maneuvering, stacking, truck staging, loading and ; emergency vehicle access shall be provided on site. d. The number of site access points should be proportional to the functional needs and scale of the development. Placement of driveway entrances in A master pian for a development with shared proximity to street intersections should be avoided. Use of common or parking and access provides a well defined shared driveways is encouraged. circulation system e. Driveway entry locations should be aligned with existing or planned median openings and driveways on the opposite side of the roadway. Comprehensive Development Page: .............................. f. The parking lot design, particularly of larger parking lots, should differentiate and provide the following: major access drives with no direct access to parking spaces; primary circulation drives with minimal parking; and parking aisles for direct parking space access. g. Parking should not dominate street frontages. Parking areas should be screened by landscaping and structures. h. Larger parking lots should be divided into a series of interconnected areas. i. A raised walkway and landscape strip should be provided between parking areas and buildings. Walkway and landscape strip dimensions should amply accommodate anticipated functions, intensity of use, landscaping theme and associated planting materials. j. Placement of parking areas along primary circulation driveways and adjacent to building entrances is discouraged. (Nell-planned parking andcirculation design provides easy access to spaces 6) Pedestrian Circulation a. Pedestrian linkages should be established between buildings, sidewalks ander .' parking areas. ` r � b. Clearly defined pedestrian paths should be provided from sidewalks and .' parking areas to primary building entrances.c. Pedestrian pathways should be separated from vehicular traffic by a change sA - in grade level. Use of raised pedestrian pathways in conjunction with enhanced paving, landscaping and bollards to delineate pedestrian paths is recommended. d. Parking areas should be designed in a manner that allows pedestrians to walk parallel to moving cars and minimize the need for pedestrians to cross . parking aisles and landscape islands to reach building entries. 7) Plazas and Courtyards a. Inclusion of plazas and courtyards within commercial developments is encouraged. Entries to plazas and courtyards should be inviting and well lit. b. Landscaping,water features, and public art should be incorporated into plazaft and courtyard design. >3.=; c. Courtyards should be buffered from parking areas and drive aisles. The internal circufaflon pattern shoufd provide a clear pa th of travel for pedestrians Comprehensive Development ` . s • d. Primary access to public plazas and courtyards should be provided from the street. Secondary access may be provided from retail shops, restaurants, s offices and other uses within the development. e. Shade trees or architectural elements which provide shelter and relief from direct sunlight should be provided within plazas and courtyards. s `w f. Secondary entrances from plazas, paseos, or rear parking areas may act as � � a Secondary storefront. ` N g. The rear and side entry door design shall be compatible with the front door. �= Special security glass (i.e.wire imbedded) is allowed. '° 8) Loading and Delivery Areas a, Loading and delivery service areas. should be located and designed to Landscaping shall complement and enhance the minimize their visibility, circulation conflicts and adverse noise impacts. character of the structures and create asense of b. The building structure(s), architectural wing walls, freestanding walls and place landscape should be used to screen loading and delivery service areas. c. Placement of loading and delivery areas within setback areas is discouraged. d. The loading and unloading area shall be of sufficient size to accommodate the number and types of vehicles that are likely to use this area, given the nature of the use. 9) Utility and Mechanical Equipment a. Utility, service areas and mechanical equipment should be screened from , view. All screening devices should be compatible with the architecture, ; fig r materials and colors of adjacent structures. b. Utility apparatus such as transformer units,.valves and timers, which are ; r required to be installed along street frontages, should be under grounded or otherwise screened from public view with landscaping. J a 10)Refuse and Storage Areas p a. Trash and storage enclosures should be architecturally compatible with the aniniegandrtofthfngareasmaybedesignedas . an integral part of the structure project design. Landscaping should be provided adjacent to the enclosure(s) to screen them and to deter graffiti. b. Trash storage should be enclosed within or adjacent to the main structure or , it located within separate freestanding enclosures. c. The location of trash enclosures should be easily accessible for trash 1s= , collection and should not impede general site circulation patterns during ;<<} s' loading operations, P. d. Trash enclosures should be sited to minimize nuisance to adjacent properties. F , e. Trash and loading facilities shall be located either: `` i. At the rear of the site where they can be screened appropriately; ii. Along the sides of the buildings not visible from a public street', or Drought tolerant eandsoeninandwalisprovide attractive equipment scrreening iii. Incorporated into the building design. 11) Walls and Fences f a. Walls and fences should be designed to complement the project's architecture. Landscaping should be used to soften.the appearance of wall and fence surfaces. b. Solid wall enclosures with pilasters, decorative caps and offsets are recommended for screening purpose's. c. Solid walls and fences within front and exterior side yards of commercial sites should be avoided. d. The design of outdoor dining enclosures should be integrated within the overall project design and should be consistent with the architectural theme. Vines and plantings soften the surlaceo€the wall 12)Paying Y a. Paving materials should complement the overall architectural theme. Use of unadorned concrete paving solutions is generally discouraged. Use of decorative paving materials is recommended. n 9, b. Decorative paving should be incorporated into the design of, driveway entries, pedestrian walkways and crosswalks on private property. j c. The use of pavers is encouraged. Use of stone and brick is acceptable, where such materials are deemed appropriate. ss..: Paving materials complement the storefronts Corn .prehensive Development Pag34 e 13)Lighfinra a. The type and location of parking lot and building lighting should preclude direct glare onto adjoining property, streets, or skyward. Lighting systems should be designed for two operating levels; a higher intensity lighting level for business operating hours and a reduced intensity level for non-operating ; hours. b. The design of the light fixtures and their structural support should be architecturally compatible with the theme of the development. rg � F c. Pedestrian scale/decorative light fixtures are encouraged. "High mast" poles f " are discouraged. ;> :Y d. Lighting should be designed to satisfy functional and decorative needs. : Security lighting should be designed as part of an_overall lighting plan. WIN e. Storefront lighting should complement the architectural style of the building a E arch while providing illumination of building facades and entrances. ,,: s f. Use of accent architectural lighting is encouraged. Lighting fixtures match the architectural s€yleofthe g. The lighting of building elements and garden walls is an effective and building and are consistent throughout attractive lighting technique that is encouraged. However, light sources for wall washing and tree lighting should be hidden. 14) Site Amenities a. All Site amenities should be coordinated in terms of color, materials and 4 design in order to convey a cohesive project appearance and distinctiveI ' character. � �' b. Seating should be included within plazas, courtyards and along pedestrian ; "f circulation areas. c. Tree grates should be utilized along street frontages and plaza areas where a " F decorative and/or continuous walking surface is desirable. Grates should be _ 3 a minimum of four feet in diameter and should incorporate knockouts to accommodate the growth of the tree trunk over time. d. Tree guards should be provided to protect trees in high activity areas. Their tncorpc�atingstreet furniture,art,andiandscaping design Should be compatible with site furnishings. into the design of plaza areas creates aspecific g p g atmosphere to enhance the character of the e. Bollard design should be consistent with the overall project theme and should development complement other site furnishings. Comprehensive Development ` . s ' f. The placement of planters and pots may be used to organize, accent and direct pedestrian traffic flow. ` g. Planters and pots should be utilized to provide visual interest and color accent building recesses, at locations where access is discouraged and 3 adjacent to blank walls. 77 h. Planter colors and materials should be compatible with the architectural E theme. s¢ ., i. Newspaper racks should be consolidated wherever possible and carefully } sited to ensure provision of adequate pedestrian circulation clearance around them. l 'td j. Newspaper racy design should be enhanced by masonry and/or metal elements that complement other streetscape furnishings. k. Bicycle rack design should be consistent with other streetscape furnishings. { Use of"loop racks" and "ribbon bars" are encouraged. 1. Bicycle racks should be located in visible areas. ; 4.2.2: Design Standards Pots and planters can make an entry more inviting white the alcove provides relief from the elements New infili developments and renovation of existing structures in the downtown district for the pedestrian passing by must be respectful of their- surroundings. An informal character and sense of individuality is desired to preserve the ambiance and historic integrity of downtown San Juan Capistrano. F High quality, creative architecture that complements "historic" structures may be integrated within the urban fabric if designed appropriately. Such design concepts will be evaluated and may be permitted, if found appropriate for the project site and district x context, on a case-by-case basis. 1�� 52,E j Architectural{I7?agBffsMi z € '� "r ' a. The architectural style/ design should enhance the site's context and shouldF,, be harmonious with existing building massing, scale, proportions, colors and al materials. in all cases the selected architectural style should be utilized on all style Architectural details are true s the architecture y style of the buifding provide symmetry and are building elevations. _ compatible with surrounding structures b. Architectural details and variations in form should be incorporated in the building design in order to create visual interest. Comprehensive Development c. Structures that incorporate building elements with "human scale" proportions are encouraged. d. Incorporating landscaping and architectural detailing at the lower level of buildings could be used as a design technique to diminish the overall impact ° of larger structures and soften their appearance. e. Project design should establish or maintain "rhythm" while avoiding monotony. This can be accomplished by arranging repeated major building elements into manageable groups. Repetition of existing fagade modules and components (e.g. bulkheads, arches, arcades, and balconies) is strongly encouraged. f. Buildings facing pedestrian streets and plazas should incorporate design The plaza is accessible from ground floor uses and features that provide visual interest at the street and plaza levels. provides focal elements for profectintegrity g. Building fagades, and storefronts should be designed to enhance the visibility of merchandise and store related activities by pedestrians. h. Outdoor activity areas such as plazas and dining areas should be visible to the passing pedestrians. i. The design of first floor commercial buildings should be based on a high ratio of void (windows) to solid (wall) areas. The lower building level (storefront) should be predominantly comprised of transparent surfaces to foster - pedestrian activity and accommodate retail-merchandising needs. z) Building Form and Mass a. The form and mass of new buildings should create a pleasing transition to z. surrounding development and relate to the scale of adjacent structures. 1 b. The architectural design and placement of "Anchor buildings" on site should balance and not overshadow minor "in-line" tenant spaces and "freestanding pad" structures. c. Building fagade design should complement downtown's pedestrian scale ' environment. This can be achieved by increasing the degree of building ;} detail at the street level, articulating individual floor levels with horizontal Historical buildings have a high degree of design bands and by proper use of color. integrity evident in each minute detail d. Variations in building height and massing as well as articulated facades are strongly encouraged as they contribute to community image, provide a human scale, and improve the pedestrian experience. omprehensive Development ....... ......... e. Taller buildings should be made less imposing by incorporating horizontal massing offsets. f. Each building shall incorporate building plane off-sets,windows, entrances and/or other architectural features compatible with the building design to avoid long linear unbroken walls. << g. The predominance of transparent surface (window and door) to solid surface (wall) ratio along the street level elevations is encouraged. 3) Building Materials and Colors a. Materials and colors should be selected to unify the building appearance and fit into the pedestrian realm context. b. The complexity of building materials shall be based on the complexity of the building design. More complex materials shall be used on simpler building � designs and vice versa. In all cases, storefront materials shall be consistent with the materials used on the proposed building and adjacent buildings. c. All Plaza Banderas exterior building materials will complement those used in the Dimension in design elements and detail give the surrounding area. Materials are limited to: storefrontstructural substance L brick il. stucco iii. granite iv. terra cotta v. stone vi. wood d. Accent materials should he used to highlight building features and provide , visual interest. The following building materials may be utilized: <r vii. brick viii. concrete �� � F �; ix. stone 4X— X. wood xi. the (bulkhead, wall enclosures and fenestration) xli. copper Brick,stucco,granite, terra cotta,stone and wood xiii, painted metal are approvedstructuraimaterials xiv. wrought iron W e. Color palettes harmonious with those found in the surrounding area that complement the Spanish Colonial Revival architectural style are permitted for buildings in Plaza Banderas ". f. Contrasting or more intense colors may be used to accent architectural details and entrances. g. Use of building materials such as tile, brick, stone, and copper in their natural finish color is encouraged. 4) Roofs and Upper Story Details a. Roof design shall be consistent with the Spanish Colonial Revival style: i. Low pitched gable or cross-gabled roof; sometimes hipped; Barrel tiles are true to the Spanish Mission style ii. Complex, multilevel roof form that complements an asymmetrical architecture massing; iii. Eave with small overhang; iv. Plat roof with sculpted corbels or parapet; and v. Red two-piece barrel clay tile. b. If flat roofs are used within the building design, they shall be screened with parapets on all sides of the building. 1f roof-top mechanical equipment is placed on roof-tops, the parapet shall be at least two (2) feet in height to tarry yE visually screen the equipment. If parapets are not practical, then other screening methods may be used at the discretion of the Community Development Director. c. Roof mounted mechanical or utility equipment should be architecturally integrated within the overall building design. d. The design and finish of chimneys, roof flashing, rain gutters, downspouts, vents and other roof protrusions should be architecturally integrated into the structure design and complement the overall architectural theme. e. The inclusion of balconies in the overall building design is encouraged. The design of such spaces should complement the overall architectural theme in The tile vetrimroof mplemerrts the soft color palette and g p p decors Live trim terms of location, size, and detail. f. Where architecturally appropriate, sloped roofs shall provide articulation and variations to soften the massiveness of the roof. Sloped roofs shall also include exposed wood eaves. DevelopmentComprehensive Plan Page g. All rooflines must be broken up through the use of gables, dormers, plant- YYYYy�Y Y ons, cut-outs or other appropriate architectural elements compatible with the main building design. � 5) Entrances, Store Fronts, Facades 1151 a. Projects located at intersections should ensure the design treatments are continued around the corner and that an appropriate transition between the .,., project improvements and the adjacent public and private improvements is Continuity should be maintained through the use of complementary design features,such as windows, provided. b. Provision of a prominent corner entry to buildings located at street intersections is recommended. c. Main building entries should be emphasized by utilizing one or more of the following design techniques: �r f i. Recessed or projecting architectural features such as porticos, . storefront bays, towers etc; ` ii.' Landscaping planters, paving or other hardscape details; or iii. Roofline changes. n3 d. Building entries should evoke a "sense of arrival" by being distinctively ' Ei " designed and readily identifiable. Variations in massing, architectural detailing, colors and materials are encouraged to articulate entry areas. The corner architecture continues on boths!dos of e. Use of high quality door design, storefronts and hardware details is the structure while emphasizing individual encouraged. storefronts f. Doors for retail shops should include a high percentage of glass area. g. All wall surfaces visible to the public should be architecturally enhanced. ;fs h. Where vertical architectural elements (e.g. clock towers, stair towers) are :nra �t iF1�fi✓��� �, proposed as focal points, their scale and relationship to the main structure , should be carefully considered. £ i. Stairways should be designed as an integral part of the building architecture. j. Stairway projections which complement the architectural massing and form of h4 the building are encouraged. 3 k. Stairway design should be consistent with the overall architectural theme. e Where appropriate, decorative features such as tile risers and rails may be utilized to create visual interest. �z,. I. The design and positioning of balconies should be compatible with the design of the building (e.g., relate to overall massing, window placement and This stairway is integral to the b Oding s tructure Comprehensive Development Plan Pa• " i proportion, etc.). Balconies having some inset aspect are encouraged, and should not appear to be an afterthought. m. Gutters and downspouts should be concealed, unless designed as a r decorative architectural feature. x n. Mechanical equipment should be fully screened. All screening enclosures should be compatible with the building's architecture, colors and materials. ' o. Building signage should be integral to the fagade design, placed in the sign band above the first floor entry or on blank wall areas specifically intended br - signage. �� Windows express recessed entry and roof articulation express welcome and shelter to the visitor a. Traditional, rather than freeform window shapes, are preferred. Multi-paned windows are encouraged. Use of clear glass (at least 88% light transmission) on first floor storefronts is recommended. b. The storefront window design should maximize visibility of displays and interior retail spaces. The average storefront bulkhead height in the downtown district(18-inches) should be considered in the design of storefront elevations. Maximum bulkhead heights for new construction should not exceed 36 inches. _ c. Window designs which permit additional light penetration within building spaces are encouraged. d. Windows on upper floors should be proportioned and placed in relation to groupings of storefront or other windows and elements in the base floor. Windows should have a vertical emphasis. e. Casement windows which can provide large openings and add interest to adjacent pedestrian areas should be provided where appropriate. Such window treatments are especially encouraged for restaurant uses. f. Window details could add to the architectural variety along street frontages. Use of the following window enhancements should be considered: i. Tile border surrounds ii. Colored window fram ing iii. Wood shutters a [V. Plant-on relief features Window detail with design i nfegrity add visual interest v. Iron or wooden grilles to the project appearance vi. Window boxes vii. Deep recesses viii. Plaster surrounds 7) Arcades a. Arcades could positively contribute towards fulfilling visual and functional011' building needs. They can take a stylistically traditional appearance or may bes� introduced as a"sculptural' colonnade design element giving articulation and Y1EY ,i depth to the fagade. Regardless of the selected style, care must be taken to ensure that the design of arcades appears "authentic" to the selected n ✓,, architectural theme. ,. b. The massing of all arcade components should be proportional to its overall size. Dimension in design elements gives a building the c. Archways should be designed with semi-circular or slightly flat arcs. appearance olstructural substance d. Column size must relate in scale to the building. The column height should be approximately 4-5 times thew idth of the column. e. The use of column bases, capitals and bands is encouraged when use of such details is "authentic" to the selected architectural style and positively contributes to the proposed building design. 8) Plazas/Courtyards/Paseos ,, a. Plazas and courtyards are encouraged within downtown San Juan E Capistrano. Ample seating should be provided within plaza areas. � b. Inclusion of a visual focal point such as a fountain or public art within the E\ N courtyard area is recommended. #� Y � c. Paseos shall be designed as an integral part of the project. Provision of alcoves, plazas and courtyard along paseos'edges or at their terminus points is encouraged. d Paseos shall be of adequate width to accommodate anticipated functions, including but not limited to access, circulation, light and ventilation. e. Landscaping, art, decorative lighting fixtures, enhanced paving, and seating Outdoor living spaces andlandscaping elements shall be Included within the paseo design to enhance the pedestrian invite transition between outdoorandindoorareas experience within its space. Comprehensive Development 9) Landscaping a. All use of California friendly planting, vines, flowering plants, arbors, trellises and container planting is encouraged. b. Inclusion of courtyards, gardens, and fountains in the overall project design is encouraged. Landscaping within courtyards should include a balance of hardscape and landscape materials. Emphasis should be placed on California and Mediterranean landscapes and gardens. c. Boxed and container plants in decorative ceramic, terra cotta, wood, or stucco planters should be used to enhance street frontages, plazas and courtyards. .,.« d. Planters may be incorporated into seating and stair areas. Such planters ..........` .. - . . � should be open to the earth below and should incorporate permanent Continuity should be maintained through the use of Irrigation systems. unified architecture,landscapingand design e. All trees in paved areas should be provided with "[deep Root' barriers features automatic irrigation and metal grates. 10)Parking Lot Landscaping � a. Parking lot landscaping should accent driveways, frame the major circulation aisles, and highlight pedestrian pathways. F z' t b. Parking areas should provide interior planting islands in accordance with Title g3 9 requirements of the San Juan Capistrano Municipal Code. These;; landscaping areas should be planted with trees, low shrubs and groundcover. WIN N ;` } c. All parking lot street frontages should be screened by landscaping. Parking fir: lot landscape screening should be implemented by utilizing one or more off j� the following: OW i. A 32-inch high (max) evergreen hedge; ii. A 32-inch high (max) earth berm with a slope no greater than 3 5�1' or The use of container planting i rr courtyard areas invites the pedestrian to relax and enjoy the iii. Trees planted at a distance of 35 ft. on center. Trees should be a ambiance 12-16 ft. high minimum from finish grade, or as recommended by conditions of approval. Comprehensive Development P. . 43 - 11)Slope Vegetation and Erosion Control a. All proposed slopes with a gradient greater than 6:1 and a vertical height of 3 ft. or greater, should be vegetated within 30 days of completion of grading. , rrK b. All plant materials should be appropriately spaced to control soil erosion. ' c. Trees, shrubs, and ground covers should be planted in undulating groupings to improve the character of manufactured slopes. d. Vegetation of permanent slopes should include permanent irrigation systems. 12) Walls and Fences Small details in design create a sense of completeness a. Wall and fence enclosure design should be addressed as part of the overall development concept. b. The selected wall and fence design concept should consider and preserve scenic views available to the community, to the greatest extend possible. c. Where appropriate to the selected architectural style and project location, stucco or brick wall enclosures, enhanced with decorative inset tiles, ornamental metal fencing, entry gates, or planters are encouraged.13)Sign DesLqn n 1 ORa. Signs should establish rhythm, scale and proportion in fagades and arcades. Sign placement should complement building elements rather than block them. The sign size should be proportional and in scale with the building's Properly run offcl tes1 op es prevent erosion an d corr[ro! facade elements. wafer b. Sign colors should be compatible with the building color palette. Use of a fight background with dark sign copy provides visually effective signage and is strongly encouraged. No more than two primary colors should be used on a sign. A third, secondary color, may be used for accent or shadow details. c. Sign copy should be kept to a minimum. Use of fewer words creates a more effective sign message. As a general rule, letters should not occupy more than 75% of the sign area. d. The overall sign shape should be kept generally simple so as not to detract from the message. e. Avoid hard-to-read and overly intricate typefaces. The selected letter style Signs shoUdbe easy toreadwith a simple should complement the building design. straightforward design f. Ground level signs should be smaller than those on upper levels. Signs oriented to pedestrian traffic should be smaller than automobile oriented signs. g. Careful consideration should be given to a sign's location. The placement of signs provides visual clues to the business entry location and affects the design integrity of the entire building. 14)Franchise and Corporate Business a. The distinct architectural designs of many franchise and corporate businesses are typically not appropriate for historic areas such as downtown Signage can fell astory ofwhat to expectinside San Juan Capistrano. Franchises or national chains must respect the architectural standards of the CDP to create unique buildings that are compatible with the existing structures and character of downtown San Juan Capistrano. Comprehensive Development Plan Pa• 4.2.3: Hotel Standards Hotels provide visitors with a strong first impression of San Juan Capistrano and therefore deserve special attention within the guidelines. They are quasi-residential uses and shall be designed and sited to minimize the effect of noise from major streets. Hotel architecture is often thematic, which presents a strong temptation to exaggerate the design of the building front and to neglect the other sides. However, all sides of a building shall be stylistically consistent. � 1) Site Organization a i a. Some short-term parking spaces (no more than 5 spaces) shall be provided near the r s..,, r 0 office for visitors to check in to the hotel. Balance can be achieved by offsetting horizontal b. Recreational facilities such as swimming pools shall be designed to offer privacy to mass with a vertical accent to diminish the overall facility users. effect c. Mechanical equipment of all types, including swimming pool equipment, shall be , located and screened to minimize impacts on adjacent uses. 6t: 2) Safety Safety and security for persons and property are of paramount concern. At night, lighting ,; OK to � is an integral component of the built and natural environment. Effective lighting provides 4 safety and direction for vehicles and pedestrians and visibility and security for the hotel ` businesses. a. All external corridors shall have clear instructions for emergency exits, as well as fire �` E extinguishers and alarm buttons where appropriate. b. Landscaping shall maintain adequate sight lines for visual safety, visibility and efficient security. c. Pedestrian areas, paseos, sidewalks, parking lots and building entrances should be f adequately lit to provide safety and security. d. Lighting should be designed to provide ambiance, safety, and security without . unnecessary spillover or glare onto adjacent properties and light intensity should be _ of satisfactory quality to ensure visibility, safety, and security. Landscaping accents the architectural design and project them e 3) Building Design Comprehensive Development: . - 46 a. Public or semi-public spaces (hotel/motel lobby, restaurants, meeting rooms, and banquet facilities sited at round level adjacent to a pedestrian walkwayor a major street shall use lass and gtrans transparent materials betwen the height of tree feet (3' 4' s p g O ati and eight feet (8') above the walkway or street grade. b. Noise attenuation techniques shall be included in the design of buildings near major noise generators (e.g., major streets and highways). Techniques may include: double pane glass, berms, or lowering the grade of the subject building below the roadway elevation. z c. Air conditioning units shalt not be visible from public streets. Vents for PTAG units must be incorporated into the window design. d. Guest rooms shall be accessible from hallways within hotels over two stories. Avoid room entrances directly adjacent to parking lots or exterior walkways. e. Walkway, stairway and balcony railings and other similar details shall be visually 4 substantial and stylistically consistent with the basic building design. R515� v Stairs should be an integral design feature and not an afterthought Comprehensive Development Plan Pa• - OUE Appendix "A„ Architectural Style Sheets Comprehensive Development Appendix "B" EXHIBIT BW1 a W Architectural Elevations — Commercial WFTi SOUTH ELEVATION (O T A HVIYJ t-AST Lf-VATION E. `1, NORT�14, ELEVATION WEST EIEVATION a 3 r i Comprehensivei Plan g49 fi EXHIBIT B-1 b - Architectural Elevations— Restaurant t z1 ref*i `f et¢ r It✓ s p a� SOUTH ELEVATION WEST ELF-VATION (EL CAMN f��A Q"RTt4 ELEVATION EAST EVAVON Comprehensive Development • O xw. 77 EXHIBIT B-1 c - Architectural Elevations — Hotel +r. ; ..... ENTRY 4 S EX"', t f!RI- Y")S 3`4^:f; S/ S'yi 3 y ;^�Y( 1 3L X t y6 t rt S ru�z�r=s�y^ .a Jq��'ar£�,�f a;f,;�s s; r+fa3 f 't cY .;.at mar � h kYs'' t 3a f y J YZ ay s s ss s 61 - : 10 : �" EXHIBIT B-2 Conceptual Development Plan - -. .�. .. A ' M - x 93t� k� q s fT Rod- `asf COO .. %s *C, Js� eon w �,A.3yt s s oil Comprehensive Development • " ................ EXHIBIT B-2 a Landscape Concept Plans -- Comer Plaza LA 04 a� � f �- aE t r= } 'f.- f h...3. -!f. Y:..: C l �S. }' t f. E3ff t 3 -f_ lh..-..!!-. Z Y'l•!' Ill--J}, € i;..`^;X i-..<za �-- /' -u�..�1 3 ff✓� 7� {1 kji i � v.., ti ,�€7 s '`� �l.�'ti ?. 10 --I Zr J.n�yl1 f ,;, ,1 9f�s3?� »r-s,�,, �� � �rv>.�t�; �. .�✓� ��', r s � �' r F r 5 r� �- r � � u.' � ) �� 6 X��� �r.� r�� �j� �?z�,£�3�,c�a'�s '�:,.,.' .._.. .:. <I e`",::,:..�s..,r:.��'.��.;�`:.�`�*✓�� � c r ;-f �.< ,,.,.€:.fi. � 2�� .�-„�'�'�3r,�`".,,,._.:...:�.�.: �Cornprehensive i EXHIBIT B-Z b Landsca a Conce t Plans — East Perimeter >t.. f � , w'. y e ii e ... 1 f - o.+ F � Comprehensive • \ ! 54 EXHIBIT B-2 c Landscape-Concept Plans — Interior Courtyard Us Ta� r 5 WT OFT two s a Y e E P e = Comprehensive ♦ # PASS EXHIBIT B-2 d Landscape Concept Flans - IVlotoirGourk A , s T Y 2 IL � 51, - i i Comprehensive Development: • EXHIBIT" B-2 a Landscape Concept Plans— Hotel Pool Area 3 sit 0.. 0 f f f 1 S ! 1 C�o�npr.ehensivel.Deve,l,opment. Page al