PC Minutes-2011-07-1232400 PASE0 ADELANTO
SAN JUAN CAS STRANO, CA2,175
(949) 493-1171
(949) 493-1053 FAx
www.sanjuancapistrano.org
3
10(@NH@A@Tk
1776
0
M
PLANNING COMMISSION
MEETING MINUTES
July 12, 2011
The meeting was called to order by Chairman Cohen at 6:30 p.m.
B. PLEDGE
Chairman Cohen led the Pledge of Allegiance.
C. ROLL CALL:
Commissioners Present
Commissioners Absent
Sheldon Cohen, Chairman
Gene Ratcliffe, Vice -Chair
Ginny Kerr
Roy Nunn
Tim Neely
Jeff Parkhurst
Rob Williams
none
Staff Present: William Ramsey, AICP, Principal Planner
Grant Taylor, Development Services Director
Tram Tran, Deputy City Attorney
Nick Taylor, Associate Planner
None.
SAM ALLEVATO
LAURA FREESE
LARRY KRAMER
DEREK REEVE
JOHN TAYLOR
1. Minutes of June 14, 2011: By motion duly -made and seconded, the Commission
approved the subject minutes with revisions by a 6-0-1 vote (Nunn abstained).
San Juan Capistrano Preserving the Past to Enhance the Futur(�
Printed on 100% recycled paper
PC Meetinq Minutes 2 July 12, 2011
2. Minutes of June 28, 2011: By motion duly -made and seconded, the Commission
approved the subject minutes with revisions by a 6-0-1 vote (Cohen abstained).
3. Appeal of the Development Services Department's Plan Check Approval of a
Tenant Improvement for a "Convenience Store"; within the General Commercial
Zone District Located at 32252 Camino Capistrano (APN: 668-453-16) (Appellant: Dan
Friess) (Project Manager: Nick Taylor, Associate Planner).
Staff presentation & recommendation
Nick Taylor, Associate Planner made a brief presentation and explained to the
Commission that staff had prepared the resolution to reflect the action and direction
of the Commission at the prior meeting at which time the Commission approved the
appeal.
Commission Discussion
Commissioners Williams, Neely and Parkhurst stated that while they discussed the
issue of the parking standard, they did not recall specifically including a
determination in their motion at the prior meeting. Mr. Ramsey stated that, based
on the discussion of the commission and the comments of the appellant, staff had
inferred that the intent of the Commission was to provide a determination on the
parking standards. A general discussion ensued on the draft resolution and
Chairman Cohen suggested the Commission take a 5 -minute recess so that Deputy
City Attorney Tran could assist Commissioner Williams with crafting a motion for
Commission consideration. The Commission recessed for 5 -minutes and then re-
convened.
Commissioner Williams made a motion to approve Resolution 11-06-28-03 subject
to the following revisions:
• Replace the term "convenience store" with "property' in the long title.
• Under finding #1, delete the term "convenience store" and after the word
"use" in the first line, insert the term "of the property."
• Delete finding #2 in its entirety.
• In the last line of the Commission action, delete 7 space" so the text reads,
"...and requires the property owner to resolve the current parking deficiency."
Chairman Cohen called the question and the motion to conditionally approve the
language of the resolution passed by a 3-0 vote of those Commissioners who
adopted a resolution of approval at the prior June 28 meeting.
F. PUBLIC HEARINGS
None.
PC Meeting Minutes 3 July 12 2011
G. UNFINISHED BUSINESS
None.
I m tmkTITA
Chairman Sheldon Cohen advised the Commission that he represented the interests of the
next applicant, recused himself and left the City Council chambers.
Sign Permit (SP) 11-016, Orange Coast Chrysler; a request for approval of a new
sign program for an auto dealer with an existing building situated in the Commercial
Manufacturing Zone District and General Plan -designated 4.1 Quasi -Industrial,
located at 32881 Camino Capistrano and generally located on the west side of
Camino Capistrano north of Avenida Aeropuerto (APN: 668-291-13) (Applicant: Roy
Courtney) (Project Manager: Nick Taylor, Associate Planner).
Staff presentation & recommendation
Nick Taylor, Associate Planner stated that OC Chrysler, the applicant, was seeking
approval of a new Sign Program to allow a new 25 foot tall, 60 square foot
monument sign and 6 building mounted signs totaling 80 square feet. He stated that
the signs had been installed under a Temporary Use Permit at the applicant's risk of
having to make any modifications as a result of the Planning Commission review
process. Mr. Taylor recommended that the Commission adopt a resolution
conditionally -approving the proposed Sign Program for Orange Coast Chrysler
subject to Design Review Committee -recommended design revisions.
Applicant presentation
John Gray of OC Chrysler stated that he had extremely limited discretion with
respect to the monument sign and as a dealership owner, was required to comply
with the design requirements of Chrysler's corporate office. He provided a lengthy
explanation of Chrysler's process for establishing product branding for each line of
autos and asked that the Commission not undo that effort.
Commission Questions
Commissioner Williams asked of building permits had been issued and Mr. Grant
Taylor responded that they had not and that the sign permit issued by the
Development Services Department contained the condition requiring the applicant
to secure building permits and a follow-up e-mail to the applicant stated that building
permit must be secured prior to beginning construction.
Commissioner Kerr asked for clarification on the Design Review Committee (DRC)'s
recommendation and Commissioner Neely stated that the intent was to make the
Chrysler monument sign consistent with the other dealership signs by making the
Chrysler portion of the sign larger and extending the wings beyond the edges of the
sign.
PC Meeting Minutes 4 July 12, 2011
Commissioner Parkhurst stated that he did not think that "Ram" was a separate
brand that required its own sign and that the design was not compatible with the
other dealership's monument signs. He expressed concern over the fact the signs
were installed without building permits. He stated that the building -mounted signs
were acceptable as designed and installed.
Commissioner Nunn reviewed the history of auto dealership signs based on his
knowledge from his lengthy tenure in the City and service on the Design Review
Commission in the late 1980s and early 1990s noting that until fairly recently, auto
dealership monument signs could not exceed 6 -feet in height. In the late 1990s, the
City amended the Title 9, Land Use Code to allow such signs up to a maximum
height of 25 -feet. He expressed concern that the multiple brands would create a
billboard appearance which was not the intent of the Code. He stated that he
supports the DRC recommendation to create a more visually -dominant sign element
for Chrysler.
Public Comment
Acting Chairman Ratcliffe opened the floor for public comment.
E. J. Constantine stated that while he did not know the applicant, had no
professional association with him nor prior knowledge of this item, he had extensive
experience in the auto industry and understood product development and
marketing. He stressed the importance of differentiation in branding and expressed
support for the Sign Program.
Commission Discussion
Commissioner Neely asked the applicant if the purpose of the monument sign was
to give all four brands equal consideration with respect to signage. He noted that the
building -mounted signs included those for each of the four brands (Chrysler, Jeep,
Dodge and Ram) and John Gray replied that was correct and that the showroom is
essentially divided into four quadrants to accommodate displays of all four brands.
Commissioner Kerr stated that the applicant needs to secure a building permit as
soon as possible to avoid potential liability and Mr. Grant Taylor advised that a
Notice of Violation had been issued. Kerr requested the applicant be required to
submit proof of compliance with California Building Code (CBC) standards. The sign
contractor stated that he wasn't aware of what had occurred but he would
investigate and assure that all permits are secured as required.
Commissioner Ratcliffe stated that building -mounted signs are acceptable as
proposed but would prefer consistency in the color and design. She expressed the
opinion that the monument sign was "visually -busy" and inconsistent with the design
of the other auto dealerships.
Commissioner Williams noted that the DRC was attempting to increase the size of
the Chrysler portion of the monument sign and although unusual, typically a change
PC Meetina Minutes 5 Julv 12
viewed as beneficial by businesses. He stated that he would like to see the DRC,
the applicant and Chrysler corporate come up with a solution for the design of the
Chrysler component of the sign.
Commissioner Nunn asked whether the City might see additional auto brands in the
future which would result in the monument sign expanding. He expressed support
for further DRC review as proposed by Commissioner Williams.
Commissioner Neely questioned how productive additional DRC review would be in
the event the corporate office won't "budge" on the design of the Chrysler
component. He asked Mr. Taylor if the City had latitude to increase the sign size
beyond the code -mandated 60 square feet (SF) maximum and Mr. Taylor
responded that the Commission could in the context of the Sign Program.
Adoption of Resolution
PC RESOLUTION NO. 11-07-12-01, SIGN PERMIT (SP)11-016, A RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO
CALIFORNIA APPROVING A SIGN PROGRAM FOR ORANGE COAST
CHRYSLER LOCATED AT 32881 CAMINO CAPISTRANO (ASSESSORS
PARCEL NUMBER: 668-291-13 (ORANGE COAST CHRYSLER). Commissioner
Williams made a motion, seconded by Commissioner Nunn, to adopt a resolution
conditionally approving the proposed project subject to an additional condition that
the monument sign component of the Sign Program be subject to final DRC review
and approval of the "Chrysler sign" element and that the sign be enlarged or
relocated to a lower position on the monument sign. The motion passed by a 6-0
vote.
AYES: Acting -Chairman Gene Ratcliffe and Commissioners Ginny
Kerr, Tim Neely, Roy Nunn, Jeff Parkhurst and Rob Williams.
NOES: None
ABSTAIN: None
Chairman Cohen returned to the chambers and chairman's seat on the dais.
Architectural Control (AC) 11-006 (Modification to AC 05-05). Saddleback Valle
Christian School (SVCS); a request for approval of a Master Plan for Phases 2 and
3 of an Existing Private School with Phase 2 consisting of a two-story, 21,050
square foot classroom building and a future Phase 3 consisting of a 14,000 square
foot gymnasium to be constructed when funding becomes available on an existing
property of approximately 6.13 acres (Assessor Parcel Numbers: 121-070-55 56)(Applicant:
J7 Architecture Incorporated) (Project Manager: Grant Taylor, Development Services Director).
PC Meeting Minutes 6 July 12, 2011
Staff presentation & recommendation
Grant Taylor, Development Services Director made the staff presentation and
advised the Commission that Saddleback Valley Christian School requests approval
to complete the phased development plan for the construction of permanent, one-
story and two-story buildings to replace the existing modular buildings. He noted
that the site development includes the following previously approved Phase 1 has
been constructed and consists of a two-story, 39,100 square foot classroom building
and an 8,000 square foot temporary structure for chapel and gymnasium purposes.
Proposed Phases 2 and 3 include the following elements:
Phase 2 proposes construction of a 30' high, two-story, 21,050 square foot
classroom building.
Phase 3 proposes construction of a 32' high, single -story, 14,000 square foot
gymnasium, and removal of the remaining temporary structures.
Mr. Taylor stated that the remainder of the site consists of a non -illuminated athletic
field to the north and hard surface playground and eating areas located internal to
the site. The existing perimeter landscaping and paved parking lots and access
drives will remain with additional landscaping and parking area proposed with a total
of 113 stalls provided. Mr. Taylor stated that staff recommends that the Planning
Commission conduct a work session review of the project plans and recommended
conditions, accept public testimony, provide comments, and continue the item to a
public hearing scheduled for the July 26, 2011 Planning Commission meeting.
Commission Questions
Commissioner Kerr asked staff that if the applicant's preferred trail alignment
alternative is the mid -slope bench trail, is that alignment feasible? Mr. Taylor
responded that if SVCS could secure the required Resource Agency permits, the
alignment would be feasible.
Commissioner Parkhurst asked staff that if the permanent trail alignment were
established at the top of slope adjoining the campus, can a continuous 20'-0" wide
trail be accommodated. Mr. Taylor responded that much of a General Plan -trail
could be accommodated however, due to existing improvements, several 10'-0"
section would likely be necessary.
Applicant Presentation
Terry Jacobson, the project architect representing the applicant, stated that the
school was committed to constructing the interim trail alignment and working with
the City to find a solution for the permanent trail alignment. He noted that the
existing mid -slope, bench trail was an excellent location for the permanent trail but
required both permits from U.S. Army Corps of Engineers (USACE) and California
Department of Fish & Game as well as extensive repair/restoration.
PC Meeting Minutes 7 July 12, 2011
Public Comment
Chairman Cohen opened the floor for public comment. There was no response and
the public comment period was closed.
Commission Discussion
Commissioner Neely asked the applicant or staff to explain "levee reserve" as noted
on the project plans and would that allow the permanent trail to be constructed at
the top of slope? Mr. Taylor responded that the intent was to provide an alternative
location for the permanent trail in the event SVCS was unable to secure the
necessary Resource Agency permits to maintain the mid -slope, bench trail.
Commissioner Neely noted that the agenda report indicates the existing rip -rap at
the base of the slope along Trabuco Creek would have to be removed and Terry
Jacobson clarified that the Settlement Agreement required that the fill and rip -rap at
the "north point" and the "west point" would need to be removed and effect only a
portion of the existing trail alignment.
Commissioner Neely asked how the long-term, permanent trail, if situated on the
existing mid -slope, bench, secure protection from future floods and Terry Jacobson
responded that he would need to have the project engineers respond to that issue
at the next Commission meeting.
Commissioner Kerr stated that the repair of the existing permanent mid -slope bench
trail would require extensive grading and geotechnical work and questioned the cost
feasibility to which Terry Jacobson replied that SVCS was willing to undertake that
expense and effort so as to preserve the athletic fields on the campus. She stated
that the proposed interim trail needs to be treated as the potential future permanent
trail. Commissioner Kerr stated that the existing 8 -foot fence metal poles (now used
to support chainlink) to be used in the interim for the equestrian lodge -pole fence
represent a safety hazard for equestrians and bikers. She stated that the "mulch"
needs to be a fine -grade and that irrigation needs to be directed away from the trail.
Commissioner Neely stated that he concurred with Commissioner Kerr and added
that the interim trail should not discharge drainage down the slope into Trabuco
Creek. He expressed concern that the trail connection at the northeast corner of the
campus and the existing Trabuco Creek trail was too steep and that mulch could not
be maintained. He advised that the design of this area needed further attention to
detail.
Chairman Cohen stated that the City needs to condition the completion of the
interim trail improvement to a date -certain, not to the issuance of permits which
could result in an inordinate delay of construction. He asked Terry Jacobson to
assure that the project civil engineer and other design "experts" attended the public
hearing on July 26 to respond to Planning Commission questions.
PC Meeting Minutes 8 July 12, 2011
With no further Planning Commission comment, Chairman Cohen closed the
worksession and continued consideration of the project to the July 26 meeting.
I. STAFF & COMMISSION COMMENTS
Grant Taylor, Development Services Director briefed the Planning Commission on
upcoming major projects of interest. Commissioner Kerr asked staff to check into the timing
of availability of access to St. Margaret's Episcopal School's Ganado parking lot.
Commissioner Cohen stated that Red -line Sports located in the Aeropuerto Industrial Park
was continuing to conduct sports drills in the parking lot in violation of the Conditional Use
Permit (CUP). Commissioner Kerr advised staff that the landscaping at the east well sites
in Cook Park was in extremely poor condition and needed attention.
J. ADJOURNMENT
There being no further business before the Commission, Chairman Cohen adjourned at
8:40 p.m. p.m. to the next regularly scheduled meeting for Tuesday, July 26 at 6:30 p.m. in
the Council Chambers.
Respectfully submitted,
1.'
William A. Ramsey, AICP, Priryeipallanner
Planning Commission Secret ry