15-0818_COURTESY AUTO OF ORANGE COUNTY_F7_Agenda ReportCity of San Juan Capistrano
Agenda Report
TO : Honorable Mayor and Members of the City Council
FROM: Cindy Russell, Chief Financial Officer/City Treasurer(!J<
DATE : August 18, 2015
8/18/2015
F7
SUBJECT: Consideration of a License Agreement for Temporary Vehicle Storage on
the Lower Rosan Ranch (Courtesy Auto Group of Orange County, Inc.)
(APN 121-240-73, 121-253-13 and 15)
RECOMMENDATION :
By motion, approve a two (2) year License Agreement by and between the City of San
Juan Capistrano, and Courtesy Auto Group of Orange County, Inc. for temporary
vehicle storage on the Lower Rosan Ranch property (APN 121-140-73, 121-253-13 and
15) subject to obtaining a Temporary Use Permit and any other applicable land use
permits required under the Municipal Code.
EXECUTIVE SUMMARY:
In 2007, the City Council approved vehicle storage as a permitted temporary land use
on the Lower Rosan Ranch property in support of the San Juan Capistrano-based auto
dealerships and from September 2007 to September 2013, the property was used by
San Juan Capistrano-based auto dealerships for temporary storage of vehicle inventory.
In June 2015, the City again began allowing the property to be used by San Juan
Capistrano-based auto dealerships for temporary storage of vehicle inventory.
Courtesy Auto Group of Orange County, Inc. (Courtesy Auto), the operator of the
Courtesy Chrysler Dodge Jeep and Ram dealership indicates that vehicle inventory is
currently stored at an off-site location on a month-to-month basis and this site will no
longer be available.
Courtesy Auto is requesting a license agreement for approximately two (2) acres of the
Lower Rosan Ranch property to temporarily store vehicle inventory while they secure
more permanent arrangements (Attachment 2). The proposed License Agreement is
subject to Courtesy Auto obtaining a Temporary Use Permit and any other applicable
land use permits required under the Municipal Code. The term of the proposed License
Agreement is two (2) years with a License Fee of $1,500 per acre per month ($3,000
per month total) for a total projected license fee totaling $72,000 over the two (2) year
term of the Agreement and a ninety (90) day termination without cause by any party
(Attachment 2).
City Council Agenda Report
August 18, 2015
Page 2 of 4
DISCUSSION/ANALYS IS :
The Lower Rosan Ranch property was acquired by the San Juan Capistrano
Redevelopment Agency (former Redevelopment Agency) in 1988 for implementation of
the former Redevelopment Agency plan. On August 7, 2007, the City Council adopted
Resolution 07-08-07-08 (Attachment 3) to permit the temporary storage of dealership
inventories on the property for a period longer than twelve (12) months while pursuing
longer term objectives for the property. The Planning Comm ission Adopted PC
Resolution No. 07-11-13-2 (Attachment 4) approving Temporary Use Permit 07-008 on
November 13, 2007, authorizing the development and operating of a temporary vehicle
storage facility on four ( 4) acres of the Lower Rosan Ranch property.
From September 2007 through November 2013, the former Redevelopment Agency
had License Agreements with Capistrano Toyota Scion and Tuttle-Click's Capistrano
Ford for temporary vehicle storage on the property pending the auto dealership's
improvement of its property for additional vehicle inventory storage and/or securing
other storage for their vehicle inventory . In June 2011 , the dissolution of the
Redevelopment Agency by the State of California resulted in the property and the
License Agreements in place at that time transferring to the Successor Agency to the
San Juan Capistrano Community Redevelopment Agency (Successor Agency). On
January 21, 2015, the State Department of Finance approved the Successor Agency's
Long Range Property Management Plan and authorized the property to be transferred
to the City for its intended Redevelopment purpose and the City Council accepted the
quitclaim of the property from the Successor Agency on April 2, 2015. On June 16,
2015, the City approved a License Agreement with Imperio Nissan of San Juan
Capistrano and Imperio KIA of San Juan Capistrano for tempo rary vehicle storage on
the property.
The City is currently evaluating its options regarding the disposition of the property.
Therefore, the proposed License Agreement includes a ninety (90) day termination
without cause for either party.
FISCAL IMPACT:
The proposed License Agreement would generate $72,000 over the proposed two (2)
year term of the License Agreement. The approved Long Range Property Management
Plan indicates that the City will be required to enter into compensation agreements in
the future, which could result in a requirement to share any proceeds generated from
the property with other taxing entities. The City is currently investigating its options as it
relates to compensation agreements. Therefore, it is recommended that any license
fees collected from the proposed License Agreement be set-aside in a City-maintained
trust account pending a final determination regarding compensation agreements and
any requirement to share proceeds from the property.
City Council Agenda Report
August 18, 2015
Page 3 of 4
ENVIRONMENTAL IMPACT:
This project has been reviewed in accordance with the California Environmental Quality
Act. The City's Environmental Administrator has determined that the project is
Categorically Exempt (Section 15304 (e)) minor temporary use of land having negligible
or no permanent effects on the environment. The use has been found by the
Environmental Administrator to not create any adverse impacts such as aesthetics,
noise, and traffic or safety concerns. A Notice of Exemption (NOE) will be posted
should the project receive final approval.
PRIOR CITY COUNCIL/FORMER REDEVELOPMENT AGENCY REV IEW:
• On August 7, 2007, the City Council approved Resolution 07-08-07-08 approving
the addition of vehicle storage as a permitted temporary land use within
subsection 9-3.553(h) of the San Juan Capistrano Municipal Code.
• On September 4, 2007, the former Redevelopment Agency Board of Directors
approved a License Agreement for Temporary Vehicle Storage with Superior
Auto of SJC, LLC dba, Toyota/Scion of San Juan Capistrano.
• On March 4, 2008, the former Redevelopment Agency Board of Directors
approved a License Agreement Amendment to require the Licensee to be
responsible and accountable for and comply with all terms and provisions of the
County Property Encroachment Permit required to access the property.
• On February 2, 2010, the former Redevelopment Agency Board of Directors
approved a Second Amendment to the License Agreement reducing the license
fee from $2,000 per acre per month, down to $1,000 per acre per month.
• On February 15, 2011, the former Redevelopment Agency Board of Directors
approved two (2) License Agreements for temporary vehicle storage with TCAG,
Inc. (Tuttle-Click's Capistrano Ford) and Hogan SRK, dba Capistrano Toyota
Scion for a license fee of $1,000 per acre per month.
• On June 16, 2015, the City Council approved a License Agreement for temporary
vehicle storage with Imperio Motors, LLC dba Imperio Nissan of San Juan
Capistrano and Komex Motors, LLC dba Imperio KIA of San Juan Capistrano for
a license fee of $1,000 per acre per month, increasing to $1,750 per month,
resulting in an average of $1,500 per acre per month during the term of the
License Agreement.
COMMISSION/COMMITTEE/BOARD REVIEW AND RECOMMENDATIONS :
On November 13,2007, the Planning Commission approved PC Resolution 07-11-13-2
approving Temporary Use Permit 07-008 authorizing the development and operation of
a temporary vehicle storage facility on the Lower Rosan Ranch property (Attachment 4 ).
City Council Agenda Report
August 18, 2015
Page 4 of 4
NOTIFICATION:
Courtesy Auto Group of Orange County, Inc.
Imperio Motors, LLC dba Imperio Nissan of San Juan Capistrano
Komex Motors, LLC dba Imperio KIA of San Juan Capistrano
Capistrano Valley Mobile Estates
ATTACHMENTS:
Attachment 1 -Letter from Courtesy Auto Group of Orange County, Inc.
Attachment 2 -Proposed License Agreement
Attachment 3-Minutes from the August 7, 2007 City Council meeting regarding
Resolution 07-08-07-08
Attachment 4-PC Resolution 07-11-13-2 Temporary Use Permit 07-008
Jun 30 2015 12:26PM Courtesy CDJR Service (949)3730194
July1,2015
Ms. Cindy Russell
Chief Financial Officer and Financial Planner
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
page 1
RE: Courtesy Dodge leasing property at the Lower Rosan Ranch
Dear Ms. Russell,
Courtesy Dodge would be very interested in leasing property for vehicle storage on the
land owned by the City of San Juan Capistrano in the area know as Lower Rosan Ranch.
Our interest would be in approximately 2 acres and our understanding is it would be for a
term of 2 years at a lease rate of $1,500 per month per acre. Furthermore, we understand
that a temporary use permit would need to be obtained as well as ex ecuting a license
agreemen t with the City. Also, we need to submit a en!:,>1ncercd site plan to the City for
approval.
After r~civing this letter please let u s know what is needed next and the timing for being
able to receive our temporary use pennit. You may submit any and ull correspondence to
AI Durkovic, as our r e ·sen tative.
..,.. ...
CourtesyChryslerOodgeJeep Ram ofOrangeCounry
32881 Camino Capistrano • San Juan Capistrano, CA 92 6 75 • (949) 373 ·01 00 • www.caurtesysa njuancapistrano.co m
ATTACHMENT 1 -Page 1 of 1
LICENSE AGREEMENT
FOR TEMPORARY VEHICLE STORAGE
THIS LICENSE AGREEMENT ("Agreement") is made and entered into as of August
___ , 2015, by and between the City of San Juan Capistrano, a California municipal corporation
("Licensor"), and Courtesy Auto of Orange County, Inc. ("Licensee"). The City and Licensee are
sometimes referred to together herein as the "Parties."
WITNESSETH
WHEREAS, Licensor is the owner of certain unimproved real property located between the
Orange County Transportation Authority railroad tracks and the Orange County flood control
channel and north of Stonehill Drive in the City of San Juan Capistrano, County of Orange, State of
California, commonly referred to as APN 121-240-73; 121-253-13, and 121-253-15, hereinafter,
("Lower Rosan Site"); and
WHEREAS, Licensee have a need for a temporary storage yard for vehicle inventory; and
WHEREAS, Licensee desire to use portions of the Lower Rosan Site and more particularly
described in Exhibit "A" attached hereto and incorporated herein by reference ("Property"), for the
temporary storage of inventory for the automobile dealerships operated by Licensee, as described in
more detail in Section 1(d) below (referred to herein as the "Permitted Activities"); and
WHEREAS, Licensor desires to grant Licensee permission to engage in said Permitted
Activities upon the Property, subject to Licensee obtaining the Required Approvals described below;
and
NOW THEREFORE, in consideration of the mutual covenants and obligations ofthe parties
herein contained, and for other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, the parties agree as follows:
Section 1. Establishment of License Provisions.
(a) Grant of License. On the terms and subject to the conditions set forth in this
Agreement, Licensor hereby grants to Licensee and their representatives and agents a non-exclusive,
revocable license to enter upon the Property for the sole purpose of conducting the "Permitted
Activities" described in Section 1(d) below. This Agreement is intended to create a temporary
license and shall not be deemed to grant or convey an easement, irrevocable license, lease or fee
interest in the Licensor's Property.
(b) Planning and Land Use •ntitlements; Governmental Aoorovals as Condition
Precedent. The use of the property by the Licensee for Permitted Activities pursuant to this
Agreement is subject to Licensee obtaining a Temporary Use Permit and any other applicable land
use permits required under the San Juan Capistrano Municipal Code (collectively, "City Approvals"),
including compliance with the California Environmental Quality Act ("CEQA"), and any other
required approvals from federal and state regulatory agencies (together with the City Approvals and
CEQA compliance, the "Required Approvals"). Licensee shall be solely responsible for any costs
associated with the obtaining of required permits and the City's compliance with CEQA.
ATTACHMENT 2-Page 1 of 9
..
(c) Term of License Agreement. This Agreement shall take effect upon the date of
approval first above written and shall terminate two (2) years thereafter, unless earlier terminated as
provided in Sections 2(a) or 2(b) below.
(d) Permitted Activities. Licensee is authorized to prepare the land to receive and store
new vehicle inventory subject to securing all Required Approvals as noted above. Preparation of the
site includes, but is not limited to, minor grading for earthen access ramp, creating a level useable 2
acre pad, and proper drainage. Temporary improvements include, but are not limited to, gravel base
for inventory parking area and access ramp, security fencing and limited lighting, and minor
directional signage for delivery personnel. On-going operational activities are limited to the
transport, drop-off and pick-up of new vehicle inventories from 8:00 am to 8:00pm Monday through
Sundays and Federal Holidays. Large transport vehicle drop-off activity on-site shall be limited to
the hours between 8:00am to 5:30pm Monday through Saturday only. No transport deliveries shall
occur on Sundays or Holidays. Dealership preparation, wash down and/or detailing is not a
permitted activity. The use is exclusively limited to the storage of new vehicle inventory; no other
use, including storage of used vehicle inventory or storage of vehicles being held for repair or
service, is permitted.
a) Consideration/Fee for License. The Licensee shall pay to Licensor a license fee totaling
three thousand dollars ($3,000.00) per month through the term of the Agreement. Payment
shall be made on the first day of each month. Licensee' failure to pay license fee by the 1Oth
day of the month will result in a late charge of 10% of the late payment amount. License fee
and other payments shall be paid by Licensee to Licensor at Licensor's notice address set
forth herein.
Section 2. Termination. Default & Restoration ofLand to Original Condition.
(a) Termination Without Cause. This Agreement may be terminated by Licensor without
cause by giving ninety (90) days written notice to Licensee. Licensee may terminate its participation
in this Agreement without cause by giving ninety (90) days written notice to Licensor.
(b) Default and Cure Provisions; Termination For Cause. In addition to the rights
described in Section 2(a), Licensor shall have the right to terminate this Agreement immediately
upon Licensee' Default. "Default" means the failure of Licensee to perform or violation of any term,
condition, covenant or agreement of this Agreement, and the continuation of such failure or violation
for a period of ten (1 0) days after Licensor shall have given Licensee written notice specifying the
same, or in the case of a situation in which the default cannot reasonably be cured within ten (1 0)
days, if Licensee shall not promptly, within ten (1 0) days after receipt of such notice, commence to
remedy the situation by a means that cau reasonably be expected to remedy the situation within a
reasonable period of time, not to exceed thirty (30) days from the notice of Default, and diligently
pursue the same to completion. In the event of any Default by Licensee, including expiration of any
applicable cure period, Licensor may terminate the Agreement and remove Licensee and their
property from the Property by any lawful means available in law or equity.
(c) Restoration of Land to Original Condition Upon License Termination. Upon
termination of the Agreement, Licensee shall be responsible for removing all improvements the
Licensee placed upon the land, unless Licensor elects in writing to accept some or all of said
improvements. Any improvements accepted by Licensor will be at no cost to Licensor. Licensee
shall promptly initiate and exercise due diligence in removing said improvements until all
ATTACHMENT 2-Page 2 of 9
improvements have been removed, which shall be completed within not more than thirty (30) days
following termination of this Agreement.
(d) Effect ofTermination. Termination ofthis Agreement shall in no way prejudice any
of the rights and remedies available to Licensor at law or in equity, and Licensee acknowledge and
agree that all of the obligations and responsibilities of Licensee under this Agreement shall continue
and survive such termination.
Section 3. Com pi iance with Laws .
Licensee' rights hereunder shall be conditioned upon, and Licensee shall, at their sole cost
and expense, comply with each and every federal, state and local law, regulation, standard, court
decision, ordinance, rule, code, order, decree, directive, guideline, permit and permit condition,
together with any declaration of covenants, conditions and restrictions that are recorded in any
official or public records with respect to the Property or any portion thereof, each as currently
existing and as amended, enacted, issued or adopted from time to time, that are applicable to the
construction and use of the parking lot on the Property . Nothing herein shall be construed to give
Licensee any approvals normally required under the City's ordinances or local regulations, including
the City Approvals. Without limiting the generality of the foregoing, any approvals normally
required for any lighting, grading, drainage, or other issues shall be processed by Licensee and City
pursuant to City's normal procedures and the Municipal Code.
Section 4. No Duty to Warn.
Licensor has no duty to inspect the Property and no duty to warn Licensee or any person of
any other latent or patent defect, condition or risk that might be incurred in entering the Property.
Licensee has inspected or will inspect the Property and hereby accept the condition of the Property
"AS IS." Licensee acknowledges that neither Licensor nor any employee, agent or representative of
Licensor has made representations or warranties concerning the condition of the Property. All
persons entering the Property under this Agreement do so at their own risk.
Section 5. Permits and Approvals: Standard of Work.
At its sole cost and expense, Licensee shall obtain all Required Approvals required in order
to engage in the Permitted Activities. Licensee shall comply, and shall cause their agents and
representatives to comply, with all laws, codes, rules, regulations and permits applicable to the
Permitted Activities. All Permitted Activities shall be performed in accordance with the highest
standards and practices in the industry.
Section 6. Indemnification.
Licensee shall indemnify, defend, protect and hold the City of San Juan Capistrano and its
elected and appointed officials and employees, and any of their agents harmless from and against all
claims, causes of action, damages, losses, liabilities, costs and expenses (including, without
limitation, reasonable attorneys' and consultants' fees and costs) caused by or arising in connection
with the Permitted Activities and the entry onto the Property by Licensee and/or their guests,
invitees, agents, and representatives. Licensee' indemnification and defense obligations pursuant to
the foregoing shall apply to, without limitation: (i) personal injury, property damage and nuisance;
ATTACHMENT 2-Page 3 of 9
,.
(ii) any liens, claims, demands, actions or suits arising from the Permitted Activities; and (iii) any
costs of enforcement of any provision of this Agreement.
Section 7. Liability for Damage.
With respect to Licensee' rights under this Agreement, Licensee shall be responsible for any
damage done to any person, or to the Property or any other property, caused by Licensee, their
officers, directors, employees, agents, independent contractors, insurers, lenders, representatives,
successors or permitted assigns of Licensee, and the other users.
Section 8. Insurance Coverage Required.
Each Licensee shall maintain in effect during the entire term of this Agreement each of the
following:
A. Comprehensive General Liability Insurance which affords coverage including
completed operations and contractual liability, with limits of liability of not less than $2,000,000 per
occurrence and $4,000,000 annual aggregate for liability arising out of Licensee performance of this
Agreement. The limits shall be provided by either a single primary policy or combination of
policies. If limits are provided with excess and/or umbrella coverage the limits combined with the
primary will equal the minimum limits set forth above. If written with an aggregate, the aggregate
shall be double the each occurrence limit. Such insurance shall be endorsed to:
(1) Name the City of San Juan Capistrano and its employees,
representatives, officers and agents (collectively hereinafter "City and City Personnel") as additional
insured for claims arising out of Licensee' performance ofthis Agreement.
(2) Provide that the insurance is primary and non-contributing with any
other valid and collectible insurance or self-insurance available to City.
A statement on an insurance certificate will not be accepted in lieu of the actual endorsement.
B. Automobile Liability Insurance with a limit of liability of not less than
$1,000,000 each occurrence and $2,000,000 annual aggregate. The limits shall be provided by either
a single primary policy or combination of policies. If limits are provided with excess and/or
umbrella coverage the limits combined with the primary will equal the minimum limits set above.
Such insurance shall include coverage for all "owned," "hired" and "non-owned" vehicles, or
coverage for "any auto." Such insurance shall be endorsed to:
(1) Name the City and City Personnel as additional insured for claims
arising out of Licensee performance of this Agreement.
(2) Provide that the insurance is primary and non-contributing with any
other valid and collectible insurance or self-insurance available to City.
A statement on an insurance certificate will not be accepted in lieu of the actual endorsement.
C. Workers' Compensation Insurance in accordance with the Labor Code of
California and covering all employees of the Licensee providing any service in the performance of
ATTACHMENT 2-Page 4 of 9
this agreement. Such insurance shall be endorsed to: Waive the insurer's right of Subrogation
against the City and City Personnel.
A statement on an insurance certificate will not be accepted in lieu of the actual endorsement.
D. Evidence of Insurance: Licensee shall provide to City a Certificate(s) of
Insurance evidencing such coverage together with copies of the required policy endorsements at least
fifteen (15) business days prior to the expiration of any policy. Coverage shall not be suspended,
voided, cancelled, reduced in coverage or in limits, non-renewed, or materially changed for any
reason, without thirty (30) days prior written notice thereof given by the insurer to City by U.S. mail,
or by personal delivery, except for nonpayment of premiums, in which case ten (10) days prior notice
shall be provided.
Signed insurance certificates, endorsements and the general liability declaration page must be
sent via email from Licensee's insurance broker/agent to the City at mmorris@sanjuancapistrano.org.
Certificate Holder:
City of San Juan Capistrano, California
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
E. Endorsements: A statement on an insurance certificate will not be accepted
in lieu of the actual endorsement. Insurance policies shall not be in compliance if they include any
limiting provision or endorsement that has not been submitted to the City for approval.
Additional Insured Endorsements shall not:
1. Be limited to "Ongoing Operations"
2. Exclude "Contractual Liability"
3. Restrict coverage to the "Sole" liability of Licensee
4. Contain any other exclusion contrary to the Agreement.
F. Acceptability of Insurers. Each policy shall be from a company with current
A.M. Best's rating of A VII or higher and authorized to do business in the State of California or
approved in writing by the City.
Section 9. Liens.
T ,icensee shall not permit to be placed against the Property, or any part thereof, any design
professionals', mechanics', materialmen's, contractors' or subcontractors' liens due to Licensee's
construction activities thereon or use thereof. Licensee shall indemnify, defend and hold Licensor
harmless from all liability for any and all liens, claims and demands, together with the costs of
defense and reasonable attorneys' fees, related to same.
In addition to and not in limitation of Licensor's other rights and remedies under this
Agreement, should Licensee fail either to discharge any lien or claim related to Licensee'
construction activities on or use of the Property or to bond for any lien or claim to the reasonable
satisfaction of Licensor, or to indemnify, hold harmless and defend Licensor from and against any
loss, damage, injury, liability or claim arising out of Licensee use of the Property, then Licensor, at
its option, may elect to pay any lien, claim, loss, demand, injury, liability or damages, or settle or
ATTACHMENT 2-Page 5 of 9
discharge any action or satisfY any judgment and all costs, expenses and attorneys' fees incurred in
doing so shall be paid to Licensor by Licensee upon written demand, together with interest thereon at
the rate of ten percent (1 0%) per annum from the date incurred or paid through and including the date
of payment by Licensee.
Section 10. Notices.
Any notices required to be given under this License Agreement shall be sent to the following
parties by either fax transmission or first class mail postage prepaid as follows:
To LICENSOR:
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
Attn: City Manager
Section 11. Entire Agreement.
To LICENSEE:
Courtesy Auto of Orange County, Inc.
32881 Camino Capistrano
San Juan Capistrano, CA 92675
Attn: Rolland Schreiber, General Manager
This Agreement sets forth the entire agreement of the parties with respect to the subject
matter hereof and supersedes all prior discussions, negotiations, understandings or agreements
relating thereto.
Section 12. No Oral Modification.
No alteration or variation of this Agreement shall be valid or binding unless made in writing
and signed by the parties hereto.
Section 13. Assignment.
Licensee may not assign any of their rights under this Agreement, either voluntarily or by
operation oflaw.
Section 14. Governing Law.
This Agreement shall be construed in accordance with and governed by the laws of the State
of California.
Section 15. Authority.
Each signatory hereto warrants to the other party its authority to sign on behalf of the party
for whom its purports to sign.
[Signatures on next page]
ATTACHMENT 2 -Page 6 of 9
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date above
first written.
Attest:
Maria Morris, City Clerk
Approved as to Form:
Jeff a linger, City Attorney
LICENSOR:
City of San Juan Capistrano,
a California municipal corporation
Derek Reeve, Mayor
LICENSEE:
7
Exhibit "A"
DESCRIPTION OF PROPERTY UNDER LICENSE
Portions of APN 121-240-73; 121-253-13 and 121-253-15 consisting of approximately 2.0 acres as
identified on the attached site plan.
ATTACHMENT 2-Page 8 of 9
[Site Plan Pending final approval of a Temporary Use Permit and any other applicable
land use permits required under the San Juan Capistrano Municipal Code]
ATTACHMENT 2-Page 9 of 9
G3 .
a.
I
I
Council Action: Moved by Council Member Usa, seconded by Council
Member Nielsen and carried 3-2, with Council Member Hribar and Mayor pro tern
Soto against to receive and file the Sanitary Sewer Master Plan; and direct staff
to initiate the Proposition 218 hearing process for consideration of proposed
sewer rates.
ROLL CALL
AYES: COUNCIL MEMBERS: Nielsen, Uso, Mayor Allevato
NOES: COUNCIL MEMBERS: Hribar, Soto
ABSTAIN: COUNCIL MEMBERS: None
PLANNING DIRECTOR
RESOLUTION NO. 07-08-07-08 ADOPTED AUTHORIZING VEHICLE
STORAGE AS A PERMITTED TEMPORARY LAND USE FOR LOWER ROSAN
RANCH. {APN 121-240-39; 121-240-73; 121-253-13; 121-253-15) CITY
COUNCIL PRIORITY 7A (420.10)
Description : At its July 3, 2007, meeting, the Community Redevelopment
Agency {CRA) Board of Directors supported vehicle storage for temporary use of
Lower Rosan Ranch Property, and mixed use development for permanent use.
The CRA Board Members on the Lower Rosan Subcommittee, established by
the CRA Chair to further review potential options and uses, concurred to allow
Superior Auto, LLC of SJC dba Toyota/Scion of San Juan Capistrano to
temporarily utilize a portion of the property during construction of improvements
at the dealership. In addition, the CRA Board Members on the Lower Rosan
Subcommittee concurred that a mixed use development would be the preferred
permanent land use for the site, and recommended staff make arrangements
with the City of Dana Point and Orange County Flood Control District to annex
adjacent properties. Staff recommended Council receive the staff report on
recommended temporary and long tenn uses for the Lower Rosan Ranch
Property; adopt a resolution authorizing vehicle storage as a pennitted temporary
land use within subsection · 9-3.553(h) of the San Juan Capistrano Municipal
Code; and direct staff as to how to proceed with recommended permanent
development issues.
Written Communications:
Report dated August 7, 2007, by Gr~nt Taylor, Assistant Planning Director.
Letter dated August 3, 2007, from Lee W. Phelps, Mission Completed
Contractors California, INC ., stating their interest in developing the Lower Rosan
Ranch Property.
13 8-7-2007
ATTACHMENT 3-Page 1 of 2
Letter dated August 6, 2007, from an anonymous resident, requesting one story
buildings and "Green" development for the site.
Letter dated August 7, 2007, from Richard and Susie Zodnik, City residents,
requesting the establishment of an emergency exit for Capistrano Valley Mobile
Estates residents in the development plans for the site.
Presentation: Grant Taylor, Assistant Planning Director, reviewed the staff
recommendation.
Council Action: Moved by Council Member Uso, seconded by Council
Member Nielsen, and carried unanimously, 5-0, to adopt Resolution No. 07-08-
.07-08, entitled "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SAN JUAN CAPISTRANO, CALIFORNIA, APPROVING THE ADDITION OF
VEHICLE STORAGE AS A PERMITTED TEMPORARY LAND USE WITHIN
SUBSECTION 9-3.553(H) IN THE SAN JUAN CAPISTRANO MUNICIPAL
CODE;" and direct staff to proceed with recommending permanent development
solutions.
ORDINANCES
1. ORDINANCE NO. 928 AMENDING MUNICIPAL CODE SECTION 3-1.102
RELATED TO ISSUANCE OF BUSINESS LICENSE PERMITS ADOPTED.
(430.20/390 :60)
Description: Staff recommended Council approve second reading and adoption
of the ordinance regulating the issuance of business license permits.
Written Communications·: Report dated August 7, 2007, by Meg Monahan, City
Clerk.
Meg Monahan, City Clerk, read the title of the ordinance, entitled, "AN
ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA,
AMENDING MUNICIPAL CODE SECTION 3-1.102 OF THE MUNICIPAL CODE
RELATING TO THE ISSUANCE OF BUSINESS LICENSE PERMITS ."
Council Action: Moved by Mayor pro tern Soto, seconded by Council
Member Uso and carried unanimously, 5-0, to approve second reading and
adoption of the ordinance regulating the issuance of business license permits.
14 8-7-2007
ATTACHMENT 3-Page 2 of 2
PC RESOLUTION NO. 07-11-13-2
TEMPORARY USE PERMIT 07-008
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN JUAN CAPISTRANO, CALIFORNIA, APPROVING TEMPORARY USE
PERMIT (TUP) 07-008 AUTHORIZING THE DEVELOPMENT AND
OPERATION OF A TEMPORARY VEHICLE STORAGE FACILITY ON
FOUR (4) ACRES OF A FIFTEEN ACRE VACANT LOT FOR TOYOTA OF
SAN JUAN CAPISTRANO ON PROPERTY OWNED BY THE SAN JUAN
CAPISTRANO REDEVELOPMENT AGENCY (LOWER ROSAN RANCH)
ASSESSOR PARCEL NUMBERS 121-253-13,121-253-15 AND 121-240-73
IN THE CM (COMMERCIAL MANUFACTURING) ZONE
Whereas, the San Juan Capistrano Redevelopment Agency adopted a resolution
authorizing vehicle storage as a temporary permitted use in the CM zone; and
Whereas, the San Juan Capistrano Redevelopment Agency has approved a license
agreement with Toyota of San Juan Capistrano leasing four acres of a fifteen acre parcel
for a temporary vehicle storage facility and associated improvements; and,
Whereas, the temporary vehicle storage facility is consistent with the General Plan
Quasi-Industrial designation and CM (Commercial Manufacturing) zoning; and,
Whereas, the temporary vehicle storage facility is consistent with provisions set forth
in the San Juan Capistrano Municipal Code to include but not be limited to 9-3.305
Industrial Districts, 9-3.553 Temporary Uses and Structures, and 9-2.323 Grading Plan
Review; and
Whereas, the project was reviewed in compliance with the California Environmental
Quality Act (CEQA) Guidelines and the City's Environmental Administrator has determined
that the project is Categorically Exempt from CEQA pursuant to Section 15304(a) Minor
Alterations to Land; and
'Whereas, the Planning Commission conducted a duly noticed public hearing on
November 13, 2007 pursuant to Section 9-2.335 of the Municipal Code, City Council Policy
5, and Planning Department Policy 510 to consider public testimony on the proposed
amendment and has considered all relevant public comments.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City
of San Juan Capistrano hereby approves Temporary Use Permit (TUP) 07-008 subject to
conditions set forth in the attached Exhibit "A".
ATTACHMENT 4-Page 1 of 6
PC Resolution-TUP 07-008 2 November 13, 2007
PASSED, APPROVED AND ADOPTED this 131h day of November, 2007, by
the following vote:
AYES: Chairman Cardoza, Commissioners Ratcliffe and Kerr
NOES: None
ABSTAIN: Commissioner Cohen
ABSENT: Commissioner Neely
Grant Taylor, ~e t a ry
ATTACHMENT 4-Page 2 of 6
PLANNING !;;OMMISSION RESOLUTION#: 07-11-13-2
EXHIBIT "A"
CONDITIONS OF APPROVAL
Project Case#: Temporary Use Permit (TUP) 07-008
Project Name: Toyota of San Juan Capistrano, Temporary Vehicle Storage Facility
APPROVAL DATE: November 13, 2007
EFFECTIVE DATE: November 13, 2007
EXPIRATION DATE: May 28, 2009 (unless license agreement extended)
These conditions of approval apply to Temporary Use Permit (TUP) 07-008 that authorize
development and operation of a temporary vehicle storage facility and associated improvements to
include grading, drainage, paving, fencing and lighting on four (4) acres of a fifteen (15) acre parcel
owned by the San Juan Capistrano Community Redevelopment Agency (Lower Rosan Ranch) in
the CM (Commercial Manufacturing) zone, Assessor Parcel Numbers 121-253-13, 121-253-15 and
121-240-73), located north of Stoneh ill Drive, south of the Capistrano Valley Mobile Estates,
between the OCTA railroad tracks and Orange County flood control channel.
GENERAL CONDITIONS
1. Temporary Use Permit (TUP) 07-008 authorizes development and operation of a temporary
vehicle storage facility with applicable improvements on four (4) acres of a fifteen (15) acre
vacant parcel on property identified as Assessor Parcel Numbers 121-253-13, 121-253-15
and 121-240-73 known as Lower Rosan Ranch in the CM (Commercial Manufacturing)
zone . This project approval is based on and subject to the designs in the application
materials submitted by Toyota of San Juan Capistrano and plans prepared by Toal
Engineering . The Planning Commission approval includes and is limited to development
and operation of a temporary vehicle storage facility on four (4) acres of land near Stonehill
Drive as specified on the approved plans.
Minor modifications to this project approval may be approved by the Planning Director
pursuant to Section 9-2.303, Administrative approvals of Title 9, Land Use Code.
2 . Approval of this application does not relieve the applicant from complying with other
applicable Federal, State, County or City regulat ions or requirements .
3. All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and
designs shall be prepared, signed, and stamped (when required) only by those individuals
legally authorized to do so.
ATTACHMENT 4-Page 3 of6
4 . The applicant shall be responsible for informing all subcontractors, consultants, engineers,
or other business entities providing services related to the project of their responsibilities to
comply with these conditions of approval and all pertinent requirements in the San Juan
Capistrano Municipal Code, including the requirement that a business license be obtained
by all entities doing business in the City.
5 . The use shall meet the standards and shall be developed within the limits established by the
Municipal Code as related to emissions of noise, odor, dust, vibration, wastes, fumes, or any
public nuisances arising or occurring incidental to the establishment or operation.
6. The applicant shall pay all fees at the time fees are determined payable and comply with all
requirements of the applicable federal , state, and local agencies. The duty of inquiry as to
such requirements shall be upon the applicant.
7 . The applicable approvals and clearance from other departments and agencies shall be on
file with the Building and Safety Department prior to issuance of any permits, final
inspections, utility releases and/or release of securities, as specified in these conditions.
Temporary Parking Lot
8. The applicant shall provide a four-inch (4") minimum aggregate base throughout the parking
lot and vehicle circulation areas.
9. The project shall demonstrate compliance with parking lot illumination standards set forth in
San Juan Capistrano Municipal Code Section 9-3 .529, Tables 3-22 and 3-23. A photometric
plan may be required that demonstrates the number of lights, lighting levels, shielding, pole
detail and height and specifications of the light fixtures .
10. All excess soil shall be placed on the north side of the lease area and may be laid out into a
berm not to exceed eight feet (8') in height.
Vehicle Delivery
11. There shall be no deliveries or parking of transport trucks on Stonehill Drive at any time.
Deliveries shall be made on-site at the temporary lot or at the dealership location only.
12. Toyota shall as part of is expansion plans, demonstrate that all delivery trucks are unloading
on the property and not on Camino Capistrano.
Access Driveway
13. The driveway shall consist of asphalt finish and the asphalt area shall be less than 4,995
square feet in area.
14. Vehicle access clearance shall be and minimum of twenty-feet (20') clear and shall be
reviewed and approved by the Orange County Fire Authority (OCFA).
15. Prior to any extension to the eighteen (18) month license agreement, Toyota may be
requested to install a curb-cut with driveway apron per City standards at Stone Hilf Drive and
the access driveway.
ATTACHMENT 4-Page 4 of 6
Public Works
16. Prior to grading provide the Public Works Department with calculations demonstrating the
ex ist ing eight-i nch (8") water main running throu g h the project s ite wi ll withstand loads or
pro vide improvem ent designs for the eight-inch (8 ") ACP to be protected by a load
dispersion device to prevent damage ..
Engineering & Building
17. Any drainage and/or storm drain improvements shall be reviewed and approved by the
Engineering and Building Department.
18. The applicant shall comply with provisions set forth in the Water Quality Management Plan
(WQMP) as approved by the City .
Planning
19 . The applicant shall comply w ith all provisions set forth in the San Juan Capistrano
Community Redevelopment Agency (CRA) license agreement.
20. Fencing material, height and proposed barb wire shall be subject to approval by the
Planning Commission .
21 . Prior to installation, identify the location of directional sign(s), provide elevations,
specifications. and obtain a sign permit.
22 . Prior to installation , identify any portable toilets, structures, utilities or other improvements on
the plans .
23 . No washing of vehicles or repair activities shall be perm itted on the property at any time .
24. The site shall be maintained in a neat and clean condition free of litter at all times . Other
than vehicles , no outside sto rage shall be permitted .
25 . The vehicle inventory lot activities shall be limited to the hours of 8:00 am to 8:00 pm
Monday through Saturday and 10:00 am to 5:00 pm Sundays and holidays.
26 . Should transport trucks use the s ite they shall be limited to the hours of 8:00am to 5:30pm
Monday through Saturday with no access Sundays and holidays .
Added by Planning Commission 11113/07
27 . Exterior lighting shall be turned off no later than 8 :30 pm and shall not be turned on until
sunrise daily.
28. The applicant shall implement erosion cont rol measu res on the earthen berm to include but
not be limited to hydroseeding .
29 . The applicant shall implement dust control measures to include but not be limited to watering
the site daily.
ATTACHMENT 4-Page 5 of 6
Applicant Acceptanc~ of ~nditions of Approval:
) . --
-· Applicant Sign Date r I
Applicant's Name (Prin t~
80806 /..cl OS
ATTACHMENT 4-Page 6 of 6
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