PC Resolution-05-09-27-01PC RESOLUTION NO. 05-9-27-1
GENERAL PLAN AMENDMENT (GPA) 03-02
REZONE (RZ) 04-01
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO RECOMMENDING CITY COUNCIL APPROVAL OF A GENERAL PLAN
AMENDMENT (GPA) AND A REZONE (RZ) FOR A PARCEL LOCATED ALONG THE
NORTH SIDE OF SAN JUAN CREEK ROAD AND EAST OF CHATEAU SAN JUAN AND
MORE PRECISELY REFERRED TO AS A PART OF ASSESSORS PARCEL NUMBER(S)
666-01 1-27 (CAPISTRANO VALLEY GOLF, LP)
Whereas, Capistrano Valley Golf L.P. has requested approval of General
Plan Amendment to change the land use designation of a proposed 10.5 acre parcel from
the “OSR” (Open Space Recreation) designation to the “2.5, High Density Residential (8.1-
18.0 du/acre)” designation; and, amend the zone district designation for the same property
from “OSR” (Open Space Recreation) to “RM” (Residential Multi-family) for the purpose of
future development of senior housing; and,
Whereas, City staff have concluded that the “PC” (Planned Community)
General Plan Land Use designation and “PC” (Planned Community) Zoning District are the
most appropriate designations for managing the future development of senior housing on
the subject property; and, L
Whereas, on March 2, 2004, the City Council initiated consideration of a
potential General Plan Amendment (GPA) and directed staff to prepare the necessary
analysis of the proposed amendment to determine consistency with the applicable
provisions of the General Plan and specifically, the Land Use Element, Circulation
Element, Housing Element, and Conservation & Open Space 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 reviewed the initial study
prepared pursuant to Section 15063 and 15064 of the CEQA Guidelines, has issued a
negative declaration pursuant to Section 15070 of those guidelines; has caused a Notice of
Negative Declaration to be posted pursuant to Section 15072 of those guidelines, and has
otherwise complied with all applicable provisions of the California Environmental Quality
Act (1970); and,
Whereas, the Planning Commission has considered the Environmental
Administrator’s determination pursuant to Section 15074 of the California Environmental
Quality Act (CEQA) and has considered all project environmental documentation and
technical studies; and,
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PC Resolution 05-9-27-1 2 September 27,2004
L Whereas, the Planning Commission conducted a duly-noticed public hearing
on July 26, August 9, and September 21,2005 pursuant to Title 9, Land Use Code, Section
9-2.335, City Council Policy 5, and Planning Department Policy 510 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:
1. The Initial Study and Mitigated Negative Declaration (MND) have been prepared and
made available for public review pursuant to the California Environmental Quality Act and
the City has reviewed all comments received during the public review period and prepared
responses to all comments on the proposed Mitigated Negative Declaration (MND), and
has otherwise complied with all applicable provisions of California Environmental Quality
Act; and,
2.
Capistrano General Plan Land Use Element including the following policies:
The proposed project is consistent with the policies and objectives of the San Juan
Policy 2.2: Assure that new development is consistent and compatible with
the existing character of the City.
L
Policy 3. I: Confine higher density land uses to the valley areas outside of
the floodplain.
Policy 7.2: Ensure that new development is compatible with the physical
characteristics of its site, surrounding land uses, and available public infrastructure.
because proposed residential development would be age-restricted (55 years or older)
consistent with the existing senior housing development to the west, south and southeast;
would be restricted to residential densities similar to those associated with the existing
surrounding residential development; and, would also be situated outside the floodplain
through appropriate grading and construction.
3.
Capistrano General Plan Housing Element including the following policies:
The proposed project is consistent with the policies and objectives of the San Juan
Policy 2.7: Consistent with the Land Use Element, encourage the
construction of a variety of housing types and sizes of housing throughout the
community
Policy 2.3: To create funding opportunities for the purchase of affordable
housing by “very low”, “low” and “moderate” income households.
PC Resolution 05-9-27-1 3 September 27,2004
L because the proposed residential development would be required to provide 30% of total
number of dwelling units as “affordable” to “very low” and “low” income households and
such units would be potentially eligible for the City’s rental assistance or first-time
home buyers program.
4. The proposed project is consistent with the policies and objectives of the San Juan
Capistrano General Plan Conservation & Open Space Element and specifically “Policy
4.1, Assure incompatible development is avoided in those areas which are
designated to be preserved for scenic, historic, conservation, or public safety
purposes. ” Because the proposed residential development will be limited in scale
and acreage so as to be compatible with existing golf course open space resources.
NOW, THEREFORE, BE IT FURTHER RESOLVEDl that the Planning
Commission of the City of San Juan Capistrano hereby recommends the City Council
adopt a Mitigated Negative Declaration (MND) subject to those mitigation measures
established by Exhibit “A”, attached hereto and incorporated herein; and,
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby recommends that the City Council
approve:
1) a map amendment to the General Plan, Land Use Element, Figure LU-1 I
Land Use Policy Map designating a 10.5 acre site as “PC” (Planned Community) per
Exhibit “B”, attached hereto and incorporated herein; and, L
2) a map amendment to the General Plan, Land Use Element, Figure LU-3,
Planned Communities designating a 10.5 acre site as “San Juan Golf Senior Housing
Planned Community” per Exhibit “C”, attached hereto and incorporated herein; and,
3) 2) a text amendment to the General Plan, Land Use Element, Table LU-3-
3, Planned Communities, Allowable Use Guidelines establishing land use parameters for a
10.5 acre site per Exhibit “D”, attached hereto and incorporated herein; and,
4) a text amendment to the General Plan, Land Use Element, Table LU-4,
Development Capacity amending the table to reflect the change in the land use
designation of 10.5 acres from “1 .I Open Space Recreation” to “Planned Community’’ per
Exhibit “E”, attached hereto and incorporated herein; and,
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby recommends the City Council
approve a Zoning Map Amendment rezoning a 10.5 acre parcel from the “OSR” (Open
Space Recreation) Zone District to the “PC” (Planned Community) Zone District per Exhibit
F, attached hereto and incorporated herein:
PC Resolution 05-9-27-1 4 September 27,2004
W
PASSED, APPROVED AND ADOPTED this 27'h day of September, 2005, by
the following vote, to wit:
AYES: Commissioners Cohen, Drey and Ratcliffe, Vice Chairman Cardoza,
and Chairman Neely
NOES: none
ABSTAIN: none
Molly Bogvlannk& Director, Secretary
Exhibit A: Mitigation Monitoring and Reporting Program.
Exhibit B: General Plan, Land Use Element, Amended Figure LU-1.
Exhibit C: General Plan, Land Use Element, Amended Figure LU-3.
Exhibit D: General Plan, Land Use Element, Amended Table LU-3-3.
Exhibit E: General Plan, Land Use Element, Amended Table LU-4
Exhibit F: Amendment to the Official Zoning Map.
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EXHIBIT 8
PC Resolution 05-9-27-1
Amendment to Figure LU-I, Land Use Poly Map
San Juan Hills Golf Senior Housing
/
I
Exhibit C
PC Resolution 05-9-27-1, San Juan Hills Golf
--
December 14, 1999 30 San Juan Capistrano General Plan
Land Use Element EXHIBIT D
PC Resolution 05-9-27-1
(Note: Added text indicated by underline)
Table LU-3
Planned Communities:
Allowable Uses Guideline
Planned Community Allowed Land Use Mix Guidelines
Crystal Cathedral Ministries
Planned Community
80% Public Institutional (includes retreat center) and
20% Assisted Care Facility (which may include a
wellness center). The maximum floor area (FAR)
ratio for Public Institutional may only be allowed if
the City determines that the project offers
exceptional benefits to the community.
Os0 Ranch Planned
Community
Pueblo Serra Planned
Community
Whispering Hills Planned
Community
Forster Canyon Planned
Community
San Juan Hills Golf Planned
Community
40% Public Institutional, 30% Affordable
Family/Senior Housing and 30% Medium Density
Residential
100% Public Institutional
100% Very Low Density Residential
28% Very Low Density Residential, 22% Medium
Low Density Residential, 25% Medium Density
Residential, 2% High Density Residential, 7% Open
Space Recreation, 7% General Open Space,7% Light
Industrial and 2% Public Institutional
100% High Density Residential for a 10.5 acre
portion of the existing driving range with a
maximum overall density of 15.0 du/ac (dwelling
units per acre) and subiect to the following criteria:
a minimum 30% affordable housing units (20% “low”
and 10% “very low” income households)
0 a maximum 70% market rate housing units
0 age-restricted to age 55 Years or older
0 mix of 1 & 2 story structures
0 significant buffering at perimeter of site with landscaped
oDen suace
0 actual density shall be determined based upon site
design, and may not be the maximum allowed.
0 conceptual site ulans and buffer designs shall be subiect
to Design Review Committee and Planning Commission
review and amroval prior to the submission of an
Architectural Control atwlication for the site.
Land Use Element EXHIBIT E
PC Resolution 05-9-27-1
.. Recreation Commercial
Table LU-4
Development Capacity
IO
land Use Designations I Acres
SUBTOTAL
Open Space & Recreation
General Open Space
Open Space Recreation
Neighborhood Park
Community Park
Specialty Park
Regional Park
Natural Ouen Suace
3,404
1,552
637
29
I34
3
579
449
Residential
Very Low Density Residential
Low Density Residential
Medium Law Density Residential
Medium Density Residential
Medium High Density Residential
Affordable Family/Senior Housing
High Density Residential
SUBTOTAL
Non-Residen tial
Neighborhood Commercial
General Commercial
lndustnal Park
Quasi-Industrial
Agri-Business
Light Industrial
Office/Research Park
Public&lnstitutionai
Existing Public Schools
1,488
408
604
438
528
118
19
3,592
33
115
133
168
74
36
74
186
49
Assisted Care Facilities 25
787
265
TOTAL 8,975
SUBTOTAL
Expected
DUs per acre
0 0001 1 FAR
0.005 1 FAR
0.005 1 FAR
001 IFAR
005 1 FAR
0001 1 FAR
0.0001 1 FAR
01 IFAR
889
1 ddac
2 ddac
3 3 ddac
4 5 ddac
7 5 ddac
I7 du/ac
25 du/ac
0.20 1 FAR
0.30 I FAR
0.30 1 FAR
0.30 I FAR
005 1 FAR
030 1 FAA
025 1 FtlR
025 lFAR
0.25.1 FAR
040 1 FAR
Varies
Varies
Dwelling
Units
1,488
816
1,993
1,971
3,960
2,006
475
12,709
12,709
Square Feet
6,795
138,739
6,3 16
58,370
6,534
25,221
1,956
43,560
287,49 1
287,496
1,502,820
1,738,044
2,195,424
152,460
470,448
805,860
2,025,540
533,610
435,600
10,147,302
10,434,793
Average
Persons Per
Dwelling
Unit
Persons
2.91
4,330
2,375
5,800
5,736
I 1,524
5,293
1,382
36,440
36,983
DUs or du = dwelling units
FAR = Floor Area Ratio * Does not include the 93 acres located in the City's sphere of influence
Growth for the 93 acre sphere of influence is based on expected FARs identified above
Public & Institutional - 65 acres - 707,850 square feet
Assisted Care Facility - 16 acres - 278,784 square feet
General Open Space - 3 acres
Roadways - 9 acres
zPersons per dwelling unit is calculated based on average persons per dwelling unit of2 91
A 1096 reduction in acreage has been made to account for undeveloped and recently subdivided areas, and areas served by private roads
EXHIBIT F
PC Resolution 05-9-27-1
Amendment to the Official Zoning Map-San Juan Hills Golf Senior Housing
“OSR” (Open Space Recreation) to “PC” (Planned Community)
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