PC Minutes-2012-04-24=_nl
32400 PASEO ADFLANTO
SAN JUAN CAPISTRANO, CA 92675
(9 49) 493-1171
(949) 493-1053 FAx
www.sanjuancapistrano.org
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Chairman Cohen called the meeting to order at 6:30 p.m.
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Chairman Cohen led the Pledge of Allegiance.
Commissioners Present: Sheldon Cohen, Chairman
Ginny Kerr (left prior to Item G.2.)
Roy Nunn
Jeff Parkhurst
Rob Williams
MEMBERS OF THE CITY COUNCIL
Commissioners Absent: Gene Ratcliffe, Vice -Chair (excused)
Tim Neely (excused)
Staff Present: William Ramsey, AICP, Assistant Director
Grant Taylor, Development Services Director
David Contreras, Senior Planner
Nick Taylor, Associate Planner
James Eggart, Deputy City Attorney
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San Juan Capistrano.- Preserving the Past to Enhance the Future
PC Meeting Minutes 2 April 24, 2012
Valle Road and generally located at the southeast corner of Valle Road and Vista
Marina in the Planned Community (CDP 81-01) "North Commercial Manufacturing"
Zone District and General Plan -designated Planned CommunitV(APN: 675-441-
07)(Applicant: Caster Properties, Tom Kearny)(Promect Manager: Nick Taylor,
Associate Planner). Nick Taylor, Associate Planner made the staff presentation and
recommended that the Planning Commission consider the comments and
recommendations of the Design Review Committee (DRC); provide direction to staff
regarding required findings; and, by motion, direct staff to prepare a draft resolution
of approval to be placed on the Consent Calendar of the May 8, 2012 meeting.
Commission Discussion
a. Commissioner Parkhurst stated that the design of the free-standing, monument
sign substantially complies with the Design Review Committee's direction.
b. Commissioner Nunn thanked the DRC for their effort in improving the sign plans
and the applicant for the substantial revisions to the sign program.
c. Commissioner Kerr indicated that the revised sign plans were a substantial
improvement and that she supported the building -mounted sign on the north
elevation.
d. Commissioner Williams stated that he concurred with his fellow Commissioners,
that the applicant had made substantial revisions to the sign program as directed
by the Design Review Committee.
Adoption of Resolution
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Commissioner Williams made a motion, seconded by Commissioner Kerr to adopt a
resolution approving the proposed project and requested staff to prepare a
resolution wit modified findings with the following additional condition and the
motion passed by a 5-0 vote:
AYES: Chairman Sheldon Cohen, Commissioners Ginny Kerr, Roy Nunn,
Jeff Parkhurst and Rob Williams.
•SEEMED =*Z,
PC Meeting Minutes 3 April 24, 2012
an existing street level opening to create 879 square feet of outdoor dining area, a
31781 Camino Capistrano (APN 121-150-27) (Applicant: Robert Quest, Sundried
Tomato Cafe) (Project Manager: Nick Taylor, Associate Planner). Nick Taylor,
Associate Planner made the staff presentation and recommended that the Planning
Commission provide review comments on the proposed project; forward the project
plans and details to the DRC for formal review and action; and, continue
consideration of the monument sign.
Commission Discussion
a. Commissioner Williams stated that eliminating the stairwell and open courtyard
at the plaza -level, without re -working the subterranean level, would be
problematic. The Design Review Committee (DRC) needs to review this aspect
of the overall project. There needs to be an overall plan that addresses both the
plaza level and the subterranean level in order for the project to be successful.
b. Commissioner Kerr stated that subterranean level has never been successful
from a commercial business perspective. Covering the plaza and eliminating the
stairwell would essentially render the subterranean level "un -useable." There
needs to be a better approach or plan.
c. Commissioner Nunn stated that the subterranean level was essentially a "dead -
zone" and conversion to office use makes sense from a market perspective. He
suggested that a natural light well could be retained by relocating and re-
designing the stairwell so that stair access was retained with natural light while
expanding the outdoor dining area. He stressed that natural light and ventilation
for the subterranean level would be important to making that space attractive for
potential office use. Mr. Nunn supported the expansion of the outdoor dining into
the plaza level.
d. Commissioner Parkhurst stated that the proposed expansion of outdoor dining in
the plaza level which require displacement of the stairwell, was an excellent way
to improve the plaza level. He said that the stairwell appears as a "hole" when
viewed from the public sidewalk and street. He suggested that perhaps the
subterranean level could be used for storage purposes to serve users at the
plaza and upper level.
e. Chairman Cohen concurred with Commissioner Nunn and Commissioner
Parkhurst and stated that the proposal will be an improvement for both
restaurants. The Franciscan Plaza owner will need to balance the demands
between the plaza level and subterranean level. Security of the subterranean
level will need to be addressed.
Adoption of Motion
The Planning Commission unanimously agreed to refer the proposed project to the
Design Review Committee for formal review and recommendation, and continued
consideration of the project for formal final action to a future date to be determined.
2. Continued Consideration of a Passive Park Master Plan for the East Open Space,
Parcel No. 8 Lemon Grove: located at the southwest corner of Ortega Highway and
Reata Road, specifically located west of La Pata Avenue (APN 125-172-09)(Project
PC Meeting Minutes 4 April 24, 2012
Manager: David Contreras, Senior Plan ner)(Applicant: San Juan Capistrano Open
Space Foundation)(CitV Council Urgent Strategic Priority No. 3(1)). David
Contreras, Senior Planner made the staff presentation and recommended that the
Planning Commission review and provide comments on the proposed conceptual
design for the East Open Space Passive Park Master Plan.
Public Comment
Renee Ritchie presented an alternative design option for the equestrian staging
area and several speakers spoke in favor of revisions to the staging area design to
better accommodate equestrian users. Ms. Ritchie provided copies to staff for
distribution to the Commissioners. Staff also provided copies to the members of the
San Juan Capistrano Open Space Foundation.
Jim Carter with American Horse Products noted that he was the designer of the
alternative design that Renee Ritchie presented. He provided an overview of the
design and explained the vehicular and trailer circulation.
John Clifton noted that he was a resident of San Juan Capistrano and that he liked
the equestrian concept but was concerned with the quantity of proposed trees and
water consumption.
Shelli Barker expressed that she was concerned with the Class 1 Bikeway due to
the proximity and crossing of the equestrian trail.
Cathy Crair noted that she was a resident • Coto •- Caza and that the equestrian
pens needed to be separated; that she is a horse owner and purchases equin-
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products and services in San Juan Capistrano.
Brad Gates with the San Juan Capistrano Open Space Foundation provided an
overview of the master plan and responded to Commissioner questions and
speaker comments.
Mike Sweeny with Land Concern Landscape Architects answered Commissioner
questions and speaker comments.
Commission Discussion
a. Commissioner Parkhurst expressed concern with the auto parking area located
in the middle of the proposed staging area. He concurred with the planned
preservation of existing mature trees and noted that the inclusion of the existing
trees is an important component to successful site design. He indicated that the
proposed concept design appeared to be equestrian -intensive and that the
design needed to provide better balance in meeting all the community's passive
park needs. Parkhurst stated that it made sense to incorporate the staging area
holding pens into the area proposed for trailer parking. He also noted that the
proposed equestrian arenas appeared to be well -dimensioned and of sufficient
size. He questioned the extent of citrus planting along the State Route -74
(Ortega Highway) frontage and recommended that it be scaled-back. Overall,
PC Meeting Minutes 5 April 24, 2012
Commissioner Parkhurst concluded that the concept plan was well-balanced,
would be beneficial to the community, and did a "good" job at serving all
community needs.
b. Commissioner Nunn stated that integrating the existing mature specimen trees,
as proposed by the concept plan, was critical to creating an effective master
plan. He encouraged the equestrian interest groups to work directly with the
Open Space Foundation in working out the details of the "equestrian staging
area." He complimented the foundation on their efforts and stated the master
plan was well-designed.
c. Commissioner Williams expressed appreciation for the Open Space
Foundation's efforts and contribution to the community and was impressed with
the master plan concept. He stated that the plan design is still evolving and City
Council will need to ultimately address the additional issues that have been
surfaced through the worksession review process. Commissioner Williams
stated that the concept plan needs to be fully vetted before proceeding to the
next phase of design.
d. Chairman Cohen stated that he agreed with Commissioner Williams and
encouraged the equestrian community and Open Space Foundation to work
together collaboratively. He indicated that the internal circulation of the concept
plan needs to be improved. The park concept plan needs to serve the needs of
the entire community. Chairman Cohen asked that the project be expedited as
much as possible so the park improvements could be completed to serve the
community.
3. Selection of Planning Commission Chair and Vice Chair, two Design Review
Committee Members and one Housing Advisory Committee Member. By motions
duly made and unanimously approved, the Planning Commission made the
following selections for the upcoming 2012-2013 term:
Rob Williams was selected as Chairman.
Jeff Parkhurst was selected as Vice-chairman.
Rob Williams was selected as a PC representative to the Design Review
Committee.
Roy Nunn was selected as a PC representative to the Design Review Committee.
Jeff Parkhurst was selected as the Alternate PC representative to the Design
Review Committee.
Minutes of April 10, 2012: By motion duly -made and seconded, the Commission
approved the subject minutes as submitted by a 4-0 vote.
PC Meeting Minutes 6 April 24, 2012
Staff advised the Planning Commission that beginning May 8, Planning Commission
meetings would be live -streamed on the City's website.
There being no further business before the Commission, Chairman Cohen adjourned at
8:45 p.m. to the next regularly scheduled meeting for Tuesday, May 8, at 6:30 p.m. in the
Council Chambers.
Respectfully submitted,
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William A. Ramsey, AICP, Assista�t Director
Planning Commission Secretary )