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.