PC Resolution-10-04-27-02PC RESOLUTION NO. 10-4-27-2
GENERAL PLAN AMENDMENT GPA 07-01 REZONE (RZ) 07-01 TENTATIVE TRACT MAP
TTM 17226 TENTATIVE TRACT MAP TTM 17280, ARCHITECTURAL CONTROL AC 07-
14. GRADING PLAN MODIFICATION (GPM) 07-01. DEVELOPMENT AGREEMENT
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO,
CALIFORNIA RECOMMENDING CITY COUNCIL DENIAL OF PLANNING APPLICATIONS FORA
MIXED-USE PLANNED COMMUNITY LOCATED ALONG THE NORTH AND SOUTH SIDES OF
LA NOVIA AVENUE EAST OF VALLE ROAD (ASSESSORS PARCEL NUMBER(S): 666-312-01 &
02; 666-292-01, 02 & 06)(DISTRITO LA NOVIA-SAN JUAN MEADOWS)
Whereas, Advanced Real Estate Services (ARES) has requested approval of a
planning applications and a Development Agreement for a project comprising two sites, including
the 18.7 acre Distrito La Novia site and the 135.1 acre San Juan Meadows site. Together, the two
sites comprise a 153.8 acre project and would combine the San Juan Meadows site and the Distrito
La Novia site into a single project. The Distrito La Novia site development proposes a mixed-use
development on the 18.7 acre Distrito La Novia property including 75,100 gross square feet (68,200
net square feet) of commercial -retail use, 32,000 gross square feet (27,500 net square feet) of office
use, and 140 residential units (90 for -sale condominiums & 50 rental apartments). The Meadows
site proposes 94 single-family detached (SFD) dwelling units and a 775 -horse equestrian center;
and,
Whereas, the General Plan Land Use Element designates the westerly 9.1 acres of
the Distrito La Novia property as "Specific Plan/Precise Plan" and the easterly 9.7 acres as "PC"
(Planned Community) and the 1983 EI Parador Specific Plan would allow the development of a 300 -
room hotel and conference center (160,000 GSF) including support facilities (e.g.,
convention/banquet facilities, restaurant and coffee shop, small retail shops incidental to the hotel,
and support services such as administrative offices, laundries, etc.).
Whereas, the General Plan Land Use Element designates the San Juan Meadows
component of the proposed project as "Planned Community" (PC) and comprises "The Mesa"
portion of the Forster Canyon Planned Community/Comprehensive Development Plan (CDP 81-01)
which would allows for the development of a 275 single-family detached (SFD) lots, and 165 -senior
apartments; and,
Whereas, on May 6, 2008, the City Council adopted Resolution 08-05-06-06 initiating
the General Plan Amendment (GPA) study process with respect to the Distrito La Novia-San Juan
Meadows project to study the proposed General Plan Amendments to the Land Use Element's land
use designations and the Circulation Element; and,
Whereas, the proposed project has been processed pursuant to Section 9-2.301,
Development Review of the Land Use Code; and,
Whereas, the Environmental Administrator has required preparation of an
environmental impact report pursuant to Section 15081 of those Guidelines; has issued the Notice
of Preparation pursuant to Section 15082 of those guidelines, has overseen the preparation of the
draft environmental impact report prepared pursuant to Section 15084 of those Guidelines, has
issued a Notice of Completion pursuant to Section 15085 of those Guidelines, has provided for
public review of the draft environmental impact report pursuant to Section 15087 of those guidelines;
reviewed all comments and prepared responses to comments pursuant to Section 15088 of those
PC Resolution 10-4-27-2
Distrito La Novia-San Juan Meadows 2 Aril 27; 2010
guidelines; has otherwise complied with all applicable provisions of the California Environmental
Quality Act (1970); and all mitigation measures have been included in a Mitigation Monitoring
Reporting Program (MMRP); and,
Whereas, the Design Review Committee conducted public workshops or meetings on
June 5, 2008; August 21, 2008; November 20, 2008; and December 17, 2009 pursuant to Title 9,
Land Use Code to consider the proposed project and to consider public testimony on the proposed
project; and,
Whereas, the Transportation Commission conducted a public meeting on December
9, 2009 pursuant to Title 9, Land Use Code, Section 9-2.339, Public Meeting Procedures to consider
the proposed project and to consider public testimony on the proposed project; and,
Whereas, the Park, Recreation & Equestrian Commission conducted a public
meeting on January 18, 2010 pursuant to Title 9, Land Use Code, Section 9-2.339, Public Meeting
Procedures to consider the proposed project and to consider public testimony on the proposed
project; and,
Whereas, the Housing Advisory Committee conducted a public meeting on January
27, 2010 pursuant to Title 9, Land Use Code, Section 9-2.339, Public Meeting Procedures to
consider the proposed project and to consider public testimony on the proposed project.
Whereas, the Planning Commission conducted duly -noticed public hearings on
February 23, March 9, March 23, April 13 and April 27, 2010 pursuant to Title 9, Land Use Code,
Section 9-2.335, Public Hearing Procedures to consider the environmental determination and
documentation pursuant to Section 15074 of the California Environmental Quality Act, and to
consider public testimony on the proposed project and has considered all relevant public comments.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of
San Juan Capistrano does hereby make the following findings with respect to the proposed project:
The Draft Environmental Impact Report (EIR) Traffic & Circulation analysis of project
impacts and proposed mitigation measures does not sufficiently address the project's
potentially significant adverse direct project traffic impacts because although the City's
General Plan Growth Management Element establishes a minimum level of service (LOS)
"D" during peak periods, the project will result in significant reductions in the level of service
(LOS); and,
2. The Draft Environmental Impact Report (EIR) Traffic & Circulation analysis of project
impacts and proposed mitigation measures does not sufficiently address the project's
potentially significant adverse cumulative traffic impacts because the payment of Capistrano
Circulation Fee Program (CCFP) fees to the City for the funding of future arterial road
improvements through the City's 7 -Year Capital Improvement Program (CIP) provides no
assurance that needed arterial road improvements will be constructed and operational at
such time that the proposed project has been developed and is generating traffic on the
City's arterial street system; and,
3. The proposed "Distrito" component of the project would be inconsistent with Policy 2.2 which
states that the City will, "Assure that new development is consistent and compatible with the
existing character of the City because the design of the "Distrito" site includes significant
building massing and intensity including a proposed five -level parking deck that would be
PC Resolution 10-4-27-2
Distrito La Novi@ -San Juan Meadows 3 April 27, 2010
incompatible with the low-density "character of development in the City and the low-density
residential neighborhoods located to the northeast and the east of the proposed project;
and,
4. The proposed "Meadows" component of the project would be consistent with General Plan
Land Use Element, Land Use Policy 2.2 which states that the City will, "Assure that new
development is consistent and compatible with the existing character of the City" because
the proposed development plan includes low-density residential uses consistent with the
existing residential neighborhoods to the northeast (San Juan Hills East & West) and to the
east (Loma Vista, Mesa Vista, Lomas San Juan, etc.), and includes commercial equestrian
use consistent with City's equestrian character; and,
5. The proposed "Meadows" project would be consistent with General Plan, Land Use Element,
Land Use Goal 4 which states that the City will "Preserve major areas of open space and
natural features" because the proposed project would increase the amount of open space
by approximately 60 acres including equestrian use, and would substantially reduce
residential development on the "Meadows" site from 440 dwelling units to 94 dwelling units.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of
San Juan Capistrano hereby recommends that the City Council deny the proposed Distrito La Novia-
San Juan Meadows project including all related planning applications.
PASSED, APPROVED AND ADOPTED this 27th day of April, 2010, by the following
vote, to wit:
.,OYES: Chairman Sheldon Cohen, Vice-chairman Gene Ratcliffe, and
Commissioners Robb Williams and Bruce Tatarian.
NOES: Commissioners Ginny Kerr and James Mocalis.
ABSTAIN: none
Sheldon Cohen, Chairman
Grant Taylor';'" ssistant Planning Director