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PC Resolution-12-02-28-05RESOLUTION NO, 12-02-28-05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA RECOMMENDING CITY COUNCIL APPROVAL OF THE HISTORIC TOWN CENTER MASTER PLAN. Whereas, the City has prepared an updated Master Plan for the 150 acre Historic Town Center planning area establishing policies and recommendations for guiding future development of the Historic Town Center and has prepared a Form -Based Code to establish new land use and development standards for that historic downtown; and, Whereas, the General Plan Land Use Element establishes the limits of the Historic Town Center Master Plan planning area and identifies the planning area for the development of commercial and service uses which balance the community's commercial needs with those of tourism -based development while maintaining fiscal and economic viability. The Land Use Element also provides that the City will continue to implement a Historic Town Center revitalization plan to provide additional housing opportunities and population to support these commercial services and retail sales; and, Whereas, the proposed project has been processed pursuant to Section 9- 2.301, Development Review of the Title 9, Land Use Code of the City's Municipal Code; and, Whereas, the Environmental Administrator has required preparation of a Program Environmental Impact Report (PEI R) for the project pursuant to Section 15081 of the California Environmental Quality Act (CEQA) Guidelines; has issued a Notice of Preparation pursuant to Section 15082 of those guidelines; has overseen the preparation of the Draft PEIR prepared pursuant to Section 15084 of those Guidelines; has issued a Notice of Completion pursuant to Section 15085 of those Guidelines to provide for public review and comment and has otherwise complied with all applicable provisions of the California Environmental Quality Act (CEQA); and, Whereas, the Design Review Committee conducted public meetings on January 5, 2012, January 19, 2012, and February 2, 2012; and the Transportation Commission conducted a {public meeting on November 9, 2011; and the Park, Recreation & Equestrian Commission conducted a public meeting on November 21, 2012 and the Cultural Heritage Commission conducted a special public meeting on November 30, 2012 pursuant to Title 9, Land Use Code to consider the proposed project and public testimony on the proposed project; and, Whereas, the Planning Commission conducted a duly -noticed public meeting on December 13, 2011 and conducted duly -noticed public hearings on January 24, 2012 and February 14, 2012 pursuant to Title 9, Land Use Code, Section 9-2.335, Public Hearing Procedures to consider public testimony on the proposed project. 1 2/28/2412 NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby finds that: 1. The proposed project will be consistent with the goals, policies, and recommendations of the General Plan Land Use Element because the proposed Master Plan furthers the achievement of the following General Plan goals and policies: The project is consistent with Land Use Goal 1 which states that the City will "Develop a balanced land use pattern to ensure that revenue generation matches the City's responsibility for provision and maintenance of public services and facilities" because the Master Plan provides for the revitalization of the Historic Town Center and the repositioning of the Del Obispo Street corridor with economically diverse uses that are intended to promote re -investment and would result in the addition of about 500,000 gross square feet (GSF) of new commercial space within the planning area. The project is consistent with Land Use Policy 1.1 which states that the City will "Encourage a land use composition in San Juan Capistrano that provides a balance or surplus between the generation of public revenues and the cost of providing public facilities and services" because the project included a fiscal and economic impact review by Keyser -Marston Associates to assure that the land use mix would result in a net positive public revenue balance-, and, The project is consistent with Land Use Policy 1.2 which states that the City will "Encourage commercial, tourist -oriented, and industrial development that is compatible with existing land uses within the City to improve the generation of sales tax, property tax, and hotel occupancy tax" because the Master Plan provides for allowing increased commercial, office and hotel development within the Historic Town Center-, and, The project is consistent with Land Use Policy 1.3 which states that the City will "Encourage mixed commercial and residential use projects in the Mission District downtown area to conserve land and provide additional housing opportunities and population to support commercial services and retail sales" because the Master Plan allows the development of new residential neighborhoods along the south edge of the Del Obispo Street corridor; and, The project is consistent with Land Use Goal 5 which states that the City will "Encourage commercial development which serves community needs and is located in the existing central business district" because the Master Plan and implementing Form -Based Code promote a wide variety of commercial and service uses that serve both residents and tourists within the planning area-, and, The project is consistent with Land Use Goal 6 which states that the City will "Enhance or redevelop underperforming commercial centers" because the Master Pian allows commercial property owners the option of developing new residential neighborhoods along the south edge of the Del Obispo Street corridor to reduce the over -abundance of commercial retail use throughout the planning area while 2 2/28/2012 providing more potential market support for commercial, office, and service uses in the planning area. The project is consistent with Land Use Policy 6.1 which states that the City will "Allow for the transition of the oversupply of commercial land use to other economically viable revenue producing land uses" because the Master Plan transfers existing commercial retail to the "Revitalization" Area (downtown) and substantially reduces commercial retail in the "Repositioning" area while allowing for the mixed-use development in the Historic Town Center with significant office, service, and residential land uses. 2. The proposed project will be consistent with the goals, policies, and recommendations of the General Plan Circulation Element because the Draft Program Environmental Impact Report (PEIR) specifically evaluated the proposed road network including planned street extensions and modifications to the geometric design of certain streets and determined that City's arterial street system would maintain a minimum "D" level of service (LOS) with the exception of designated "hotspots." Further, the Master Plan acknowledges that modifications to the geometric design of certain streets will require review and approval by the Orange County Transportation Authority (OCTA) to assure consistency between the County's Master Plan of Arterial Highways (MPRH) and the City's General Plan Circulation Element Master Plan of Streets & Highways (MPS&H). More specifically, the Master Plan furthers the achievement of the following goals and policies: The project is consistent with Circulation Goal 1 which states that the City wifl "Provide a system of roadways that meets the needs of the community" because the Master Plan includes planned street extensions and changes to the geometric design of streets to will improve overall circulation throughout the 'Historic Town Center especially through the planned extension of Forster Street. The project is consistent with Circulation Policy 1.1 which states that the City will "Provide and maintain a City circulation system that is in balance with the land uses in San Juan Capistrano" because the traffic impact analysis (TIA) prepared by the City in conjunction with the Master Plan assured that the planned street network would be capable of accommodating the proposed land use pian while meeting the City's minimum "D" level of service (LOS) with the exception of designated "hotspots," and, The project is consistent with Circulation Policy 1.3 which states that the City will `:Coordinate improvements to the City circulation system with other major transportation improvement programs" because the Master Plan's planned street network has been designed to integrate and complement the 1-5/Ortega Highway Interchange project which include the planned realignment of State Route -74 (Ortega Highway) with Dei Obispo Street; and, The project is consistent with Circulation Policy 1.4 which states that the City will "Improve the San Juan Capistrano circulation system roadways in concert with land 3 2/28/2012 development to ensure sufficient levels of service" because the City prepared a traffic impact analysis (TIA) in conjunction with the development of the Master Plan which assured that the planned street network would be capable of accommodating the proposed land use plan while meeting the City's minimum "D" level of service with the exception of designated "hotspots;" and, The project is consistent with Circulation Policy 1.5 which states that the City will "Improve existing arterial system that serves regional circulation patterns in order to reduce focal congestion (Ortega Highway at 1-5)" because the Master Plan incorporates the planned 1-5/Ortega Highway Interchange project and the realignment of Ortega Highway with Del Obispo Street through the planning area; and, The project is consistent with Circulation Policy 1.6 which states that the City will "Reduce the congestion along local arterial roadways in commercial areas by driveway access consolidation, parking area interconnections and similar actions„ because the Master Plan proposes to modify the geometric design of Def Obispo Street between Ortega Highway and Plaza Drive to add a landscaped median and consolidate existing driveways to reduce "friction" and to improve the overall aesthetics of the Del Obispo Street corridor; and, The project is consistent with Circulation Goal 2 which states that the City will "Promote an advanced public transportation network" because the Master Plan promotes an intensification within the floor area ratio (FAR) limits of the 1999 General Plan as well as mixed-use development with a strong residential component which would likely result in increased use of rail transportation due to the convenient proximity of the depot station; and, The project is consistent with Circulation Policy 2.1 which states that the City will "Encourage the increased use and expansion of public transportation opportunities" because the Master Plan encourages new mixed-use development with a strong residential component which would likely result in increased use of rail transportation due to the convenient proximity of the depot station The project is consistent with Circulation Policy 2.2 which states that the City will "Promote new employment -producing development in areas where public transit is convenient and desirable" because the Master Plan could result in an additional 500,000 gross square feet (GSF) of commercial, office, and service development within the planning area which would create a significant number of new jobs with convenient access to the rail depot and to bus stops serves by Orange County Transportation Authority (OCTA) bus system; and, 3. The proposed project will be consistent with the goals, policies, and recommendations of the General Plan Cultural Resources Element because the proposed Master Plan furthers the achievement of the following General Plan goals and policies: 4 2/28/2012 The project is consistent with Cultural Resources Goal 1 which states that the City will "Preserve and protect historical, archaeological, and paleontological resources" because the Master Plan integrates and preserves existing historic buildings within the planning area, establishes development standards which protect such structures, and because new development would be subject to City Council Policy 601 regarding historic and cultural resource protection; and, The project is consistent with Cultural Resources Policy 1.1 which states that the City will "Balance the benefits of development with the project's potential impacts to existing cultural resources" because the City requires compliance with the Secretary of the Interior Standards for Rehabilitating Historic Buildings for all projects within the City and because the City's Architecturai Control (AC) review process require compatibility between new development and existing historic structures; and, The project is consistent with Cultural Resources Policy 1.2 which states that the City will "Identify, designate, and protect buildings and sites of historic importance„ because the City maintains the Inventory of Historical and Cultural Landmarks (IHCL) and the Buildings of Distinction" (BOD) List which designate historically - significant properties within the City and the Master Plan specifically identifies the most significant historic buildings in the Historic Town Center and integrates those into the overall Master Plan; and, 4. The proposed project will be consistent with the goals, policies, and recommendations of the General Plan Parks & Recreation Element because the proposed Master Plan furthers the achievement of the following General Plan goals and policies: The project is consistent with Parks & Recreation Element Goal 1 which states that the City will "Provide, develop, and maintain ample park and recreational facilities that provide a diversity of recreational activities" because the Master Plan maintains the Historic Town Center Park as a center -piece to the downtown with the capability of accommodating a variety of community events; and, The project is consistent with Cultural Resources Policy 1.5 which states that the City will "Operate and maintain public park and recreational facilities in a manner that ensures safe and convenient access for all members of the community" because the Master Plan includes provisions for created enhanced pedestrian connections and amenities throughout the Historic Town Center which will provide safe and convenient access to the Historic Town Center Park; and, The project is consistent with Cultural Resources Policy 1.7 which states that the City will "Provide parkland improvements and facilities that are durable and economical to maintain" because the Master Plan maintains the current function and public improvements on the Historic Town Center Park which require relatively minimal maintenance and are designed to accommodate large community gathering 5 2.12812012 events such as the Summer Concert Series, Shakespeare in the Park, Story -Telling Festivals, and the Christmas Tree Lighting. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby recommends that the City Council adopt the November 2„ 2010 Public Review Draft Historic Town Center Master Plan subject to modifications outlined in Exhibit "A attached hereto and incorporated herein and furthermore, subject to the fallowing: Following adoption of the Historic Town Center Master Plan, the City will initiate the development and adoption of a Historic Town Center Implementation Plan that establishes specific strategies, includes specific actions, and identifies specific funding mechanisms necessary to implement the Master Plan. PASSED, APPROVED AND ADOPTED this 28 1h day of February, 2012, by the following vote, to wit: AYES: Chairman Sheldon Cohen, Commissioners Oinny Kerr, Roy Nunn, Jeff Parkhurst and Rob Williams. NOES: Commissioner Tim Neely. ABSTAIN: None. Sheldon Cohen, Chairman Wham Ramsey, AICP, Principal Plar Secretary 6 2/28/2012 EXHIBIT "A" PLANNING COMMiSSiON RESOLUTION 12-02-28-05 DRAFT HISTORIC TOWN CENTER MASTER PLAN RECOMMENDED MODIFICATIONS 1. Vision This Master Plan serves as the land use policy document to guide future land use decisions by the Planning Commission and City Council as the City's seeks to implement its vision for the Historic Town Center planning area. The Master Plan establishes policies, design concepts s.,coon a Ortesa Kghway bet%veen eel Ob;5po and EI l=amina rw.;l and recommendations which provide a general framework. However, the Master Plan is not intended to serve as a, binding, site-specific "blueprint" for the Historic Town Center's future development. 2. Downtown Parking, Street Geometry ° and Master Plan of Arterial Highways T (MPRH) Consistency: The Master Plan proposes that Ortega Highway between Camino Capistrano and realigned Del Obispo Street be re- designed to provide two traffic lanes } (one travel lane in each direction), widened sidewalks, new landscaping, on -street parking, enhanced paving, l and related improvements. Diagonal parking would be provided along the north side of the street fronting the Mission and future Plaza Banderas Hotel and parallel parking would be retained along the south side in front of Mission Promenade and the future Ortega "Park Once" structure. The diagonal parking is proposed along the north side so as to immediately accommodate visitors arriving in the downtown from the east (1-5 and Ortega Highway). Because commercial development is more dependent on parking than other types of uses, diagonal parking along the south side would better serve the commercial development. The Master Plan also proposes that the diagonal parking could be designed as "back -in" as opposed to "head -in." POTENTIAL REvIstONS & REFINEMENTS TO THE HISTORIc TOWN CENTER MASTER PLAN PAGE 2 To implement these proposed changes to the geometric design of Ortega Highway, the City would need to secure Orange County Transportation Authority (OCTA) approval of an amendment to the Master Plan of Arterial Highways (MPRH). The City could either seek removal from the MPAH or seek to have the street re-classified as a "collector arterial" (2 -lane undivided; 7,500-10,000 ADT). Given OCTA's policy of maintaining or increasing arterial street capacity, a reclassification to "collector arterial" may be more feasible. Reclassifying this segment would allow State Route -74 (Ortega Highway) to continue to provide substantial street capacity while providing more balance between pedestrian and motorist circulation in the town center. Similarly, the Master Plan proposes that Camino Capistrano between Ortega Highway and Forster Street be re -designed to provide two traffic lanes (one travel lane in each direction, center turn lane, widened sidewalks, new landscaping, on - street parking, enhanced paving, and related improvements). Diagonal parking would be provided along the east side of Camino Capistrano of the street and parallel parking on the west side. MASTER. PLAN MODIFICATIONS: Section E- Camino Capistrano (Typical) 9 I - J lL .i Ff 1. Section C: Omega Highway between EI Canino Real and Camino Capistrano To" a. Provide for the City to secure Orange County Transportation Authority (OCTA) to either remove State Route -74 (Ortega Highway) between realigned Del Obispo Street and Camino Capistrano from the Master Plan of Arterial Highways (MPAH); or, reclassify that street segment as a "collector arterial". b. Where diagonal parking is proposed and can be accommodated, provide for head -in, diagonal parking oriented toward existing or future commercial development. POTENTIAL REVISIONS & REFINEMENTS TO THE HISTORIc TOWN CENTER MASTER PLAN PAGE 3 3. Use of Eminent Domain: The Master Plan would establish policy framework for the future development of the Historic Town Center planning area and includes a "Mobility Plan & Strategy." The Mobility Plan includes plans, policies and recommendations on road network connectivity, public transit, alternative modes, (street) network performance, street design, and parking. The Master Plan strategy focuses on rebalancing existing roadways in order to efficiently meet future travel needs through multiple travel modes and implementing new localized street connections that will improve connectivity within the Town Center, Those new localized street connections proposed by the Master Plan include the following: • The extension of Yorba Street between Del Obispo Street and EI Camino Real. • The extension of Forster Street between Del Obispo Street and E1 Camino Real. • The extension of EI Camino Real between Forster and Del Obispo Street. • The extension of Avenida los Amigos northerly into the adjoining commercial area. The Master Plan's intent is that these street improver-nents would only occur with the support of the affected landowners whose properties the street extensions would crass. At the September 20 City Council meeting, the issue of the City's potential future use of eminent domain to acquire right-of-way for these street extensions was raised. The City Council took the position that eminent domain should only be used for critical public health and safety reasons and not to satisfy design or economic considerations. MASTER PLAN MODIFICATION: Staff recommends the following text amendment to the Draft Master Plan (insert on page 54, right column, after last paragraph): "For planned street extensions in the Historic Town Center planning area. the City's intent is that eminent domain will only be used to address critical public health and safety issues and will not be used to achieve design or economic objectives of the Master Alan. Moreover, the City will pursue the recommended street extensions only in cases where the affected property owner(s), whose proJr,perty'y(ies) the street right-of-way would cross, support andlor initiate the street extension. fit 4. Proposed Yorba Street extension: This extension would follow a conceptual alignment along the northern edge of the Historic Town Center Park between the main HTC park open area and the Blas Aguilar Adobe and along the northern edge of the existing Marie Calendar's parking lot. The Draft PEIR`s cultural resources evaluation identifies the proposed Yorba Street extension as a potentially significant impact to those resources. As the PEIR notes, while the impacts to sub -surface resources can be mitigated, the Yorba Street extension would fragment the NTC Park and would create a physical barrier between the Blas Aguilar Adobe from the main park area. POTENTIAL REVISIONS & REFINEMENTS TO THE HISTORIC TOWN CENTER MASTER PLAN PAGE 4 In response to this impact, the Draft PEIR or ow considered a "project alternative" that - - - ' WY would eliminate that segment of the Yorba n Street extension through HTC Park so that r n zo the street extension would only provide o access between Del Obispo Street and the 10 future planned parking structure along the ' i southern edge of Ortega Highway between Del Obispo Street and EI Camino Real. The planned Ortega Highway parking structure Pt " r would continue to provide indirect access to EI Camino Real. This alternative would preserve the subsurface cultural resources in Historic Town Center Park and would maintain the relationship between Blas Aguilar Adobe and the Park. Staff recommends that the Commission find that the alternative Yorba Street extension is preferable because it would preserve the cultural resource integrity of Historic Town Center Park and the Blas Aguilar Adobe. MASTER PLAN MODIFICATION: Modify the Draft Master Plan to eliminate that segment of the Yorba Street extension through HTC Park so that the street extension would only provide access between Del Obispo Street and the future planned parking structure along the southern edge of Ortega Highway between Del Obispo Street and El Camino Real. 5. Proposed Forster Street extension: This proposed street extension would border the south edge of Historic Town Center Park and connect Camino Capistrano and Del Obispo Street. The extension would provide additional pedestrian and vehicle circulation opportunity, street frontage for commercial uses on private properties, and access to the downtown and HTC Park. While the specific alignment of the street extension has not been established, given the sub -surface cultural resources as well as the public events/activities supported by the Park, it's important that the street alignment not encroach into Historic Town Center Park. The street should be designed as a low traffic -volume, local collector street to limit the amount of motor vehicle traffic due to the high pedestrian volumes anticipated at and near the park and to limit the extent of road work which could encounter sub -surface resources. By limiting the street geometry of Forster Street to a two-way local street (i.e. maximum 28 foot street section), potential impacts would be minimized. Staff recommends that the Commission find that the alignment of the planned Forster Street extension should not encroach into any portion of Historic Town Center Park and that the geometry of Forster Street should be limited to a "local collector." MASTER PLAN MODIFICATION: Modify the street geometry of the planned Forster Street extension to limit the street to a two-way, local street with a maximum 28 foot wide road section aligned completely outside the Historic Town Center Park. POTENTIAL REVISIONS & REFINEMENTS TO THE HISTORIc TOWN CENTER MASTER PLAN PAGE 5 6. _Ortega Highway "Park Once" Structure: To support the revitalization of commercial development in the Historic Town Center, the Master Plan calls for the development of a parking structure along State Route -74 (Ortega Highway) between EI Camino Real and realigned Del Obispo Street. The planned intensification would allow a variety of commercial, service, office and residential uses within the downtown that would be required to meet the City's Architectural Design Guidelines which limit building to not more than two stories and 25'-0' in height. The future planned .. Ortega Highway parking structure would''; be wrapped with commercial tenant space' aronoses east, tworth, and detached west edes and commercial buildings along the south edge of the parking structure at the rear of the Blas Aguilar Adobe. The height, mass and Y setback of this structure would significantly ej affect the historic context of the Blas Aguilar Adobe. The Impact to the Adobe].. could be significantly reduced by ' incorporating a combination of building height and setback restrictions similar to k the existing PacBelf Building A`► -fl -��." height/setback (approximately 1:1 setback) and by limiting the height above grade to not more than 2 or 3 levels (note: based on a 92'-0" plate height and 4'-0" parapet, the maximum height of a 2 -level deck would be about 16'-0" and a 3 -level deck would be about 28'-0). The parking structure should be limited to a single subterranean level or at -grade level, with one or two above grade levels, to minimize potential impacts to sub -surface cultural resources. Finally, planned detached commercial building along the south edge of the parking structure should be eliminated to preserve existing historic context of the Bias Aguilar Adobe as well as subsurface resources. MASTER PLAN MODIFICATION: a. Limit the height and building mass of the Ortega "Park Once" Structure as provided by "Alternative 2, Cultural Preservation Alternative." b. Remove the two proposed, detached commercial buildings from the rear of the Blas Aguilar Adobe. 7. Future planned City Hall site: The draft Master Plan envisions a future potential site for City Hall located along the east edge of the HTC Park behind the existing stage area. The proposed location is a gently sloped site presently occupied by a small grove of existing mature trees. The site would be bordered by the main HTC Park stage to the west, Marie Callendar's to the east, the restaurant parking lot to the north, and the Forster Street extension to the south. Parking for City Hall would be situated in the planned Ortega Highway parking structure. The intent of the conceptual site plan is to locate the City Hall structure on the undeveloped eastern POTENTIAL REVISIONS & REFINEMENTS TO THE HISTORIC TOWN CENTER MASTER PLAN PAGE 6 portion of HTC Park. While site-specific planning for the future potential City Hall site has not been completed, the building mass and structural requirements would likely affect the historic context of the park and would likely require substantial subsurface excavation and disturbance. This area of Historic Town Center Park would be capable of accommodating a smaller, single -story public -oriented structure without the impacts to the historic context and subsurface resources. Staff recommends that the Commission find that a future potential City Hall site would be inappropriate to situate within the Historic Town Center Park and that = 3 �'" 1� ]M alternative sites should be'e- considered including existing 1 > -- vN City -owned parcels (presently'`µ surface parking) along the west side of El Camino Real {. or existing privately -owned } Q - commercial properties south of Del Obispo Street. If located along EI Camino Real, the site planning and design of a future City Hall would need to be appropriately integrated "�rer �• . into the overall design of the.�� t HTC Park so as to •� ► complement and support the Park's function. MASTED PLAN MODIFICATIONS: a. Remove the future planned City Hall -Civic Center site from the Historic Town Center Park and designate either the public -owned parcels along the west side of El Camino Real adjoining Yorba Street or the "Repositioning" area south of Del Obispo Street for a future City Hall. b. Designate the eastern edge of the Historic Town Center Park as a potential future site for the EI Camino Real Playhouse whereby the City would reserve the land area to accommodate the playhouse contingent on the playhouse operator raising sufficient capital to fully pay for the construction of the facility. 8. Future planned Franciscan Plaza parking structure expansion: The Master Plan calls for the future expansion of the Franciscan Plaza parking structure across the Garcia Adobe, Yorba Adobe and EI Adobe Restaurant properties. The expansion is intended to provide additional parking capacity to support redevelopment of the downtown. However, the Plan clearly recognizes that the other land use decisions in the Historic Town Center core could render this parking expansion unnecessary. Given the potential historic building and site context impacts, the need for land acquisition from three private property owners and participation of a fourth, and the significant cost (about $7.9 million at 350 parking spaces at $22,500 per space), the Franciscan Plaza parking structure expansion appears to be a relative "long -shot." POTENTIAL REVISIONS & REFINEMENTS To THE HISTORIc TOWN CENTER MASTER PLAN PAGE % In fact, the Master Plan acknowledges that depending on how the downtown evolves, the City could find that there's no compelling need to pursue this expansion. The Master Plan suggests that the historic Jyharzabal barn could be relocated, perhaps to the Los Rios Park site to serve as a community theatre or other public use. Because the relocation of historic structures from their original sites diminishes their historic value and because the need for the future parking expansion remains undetermined, the Master Plan could providing that the Master Plan will not displace the barn but seek to accommodate a long-term need for future parking at other locations to be determined. MASTER PLAN MODIFICATIONS: a. Preserve the historic Oyharzabal barn at its present location and designate the future planned parking structure to be located on alternative nearby sites. b.. Designate potential alternative sites including the existing surface parking lot at the rear of the EI Adobe Restaurant subject to property owner concurrence. A public parking structure at this location would serve the restaurant as well as the downtown with the costs of construction and maintenance paid by a potential "parking improvement district." A second potential alternative site for a parking deck expansion would be the north end of the El Adobe Plaza property, again with the concurrence of the property owner. 8. Environmentally Superior Alternative: The Historic Town Center Master Plan Program Environmental Impact Report (PEIR) identifies "Alternative 2, Cultural Preservation Alternative" as the superior alternative, Under this alternative, the Historic Town Center Master Plan land use plan would be amended to further reduce potential impacts to historic and cultural resources. MASTER PLAN MODIFICATIONS: a. Yorba/Garcia Adores (Oyharzabal) Property: The property would be substantially preserved in its existing condition, context and setting so that no new structures would be constructed on the property. While the Garcia Adobe, Yorba Adobe, the barn and the outbuildings would be preserved on site, adaptive re -use of these existing structures could occur consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Rehabilitating Historic Buildings. The planned parking structure expansion would be relocated to the rear of the El Adobe Restaurant property to the south and the mass of the parking deck would not exceed three stories (one below grade, one at -grade and one open deck above -grade level) with about 16'-0" maximum height. b. Blas Aguilar Adobe: The property would be substantially preserved in its existing condition, context and setting so that no new structures would be constructed on the property. The Yorba Street extension between Blas Aguilar Adobe and the Historic Town Center Park would be eliminated so that the street extension could be designed to provide access to the planned parking structure, POTENTIAL REVISIONS & REFINEMENTS TO THE HISTORIC TOWN CENTER MASTER PLAN PAGE 8 but would not extend to EI Camino Real thereby physically cutting -off Blas Aguilar Adobe from the HTC Park. The planned parking structure on the Texaco and Pac Bell parcels would not exceed three stories (one below grade, one at - grade and one open deck above -grade level; or, one at -grade and two above - grade levels) with not more than 28'-0" maximum height and setback a minimum distance equal to the existing Pac Bell building setback (approximately 20'-0"), c. Esslinger Building & Judge Egan Mouse: These two properties would be substantially preserved in their existing condition and adaptive re -use of these existing structures would be maintained or could occur consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Rehabilitating Historic Buildings, New buildings on directly adjoining lots must provide a minimum setback equal to the height of the new structure and such new buildings could not exceed the height of the historic structure.