PC Minutes-2010-09-1432400 PASEO ADELANTO
SAN JUAN CAPISTRAN09 CA 92675
(949)493-117 1
(949) 493.1053 FAx
www.sanjuancapistrano.org
CALL TO ORDER
.3
MINUTES OF THE MEETING
OF THE
PLANNING COMMISSION
Tuesday, September 14, 2010
MEMBERS OF THE CITY COUNCIL
SAM ALLEVATO
LAURA FREESE
THOMAS W. HRIBAR
MARK NIELSEN
DR. LONDRES USO
The meeting of the Planning Commission was called to order by Chairman Cohen at 6:30
p.m., followed by the Pledge of Allegiance to the Flag.
Commissioners Present: Sheldon Cohen, Chair
Gene Ratcliffe, Vice -Chair
Ginny Kerr
Jim Mocalis
Tim Neely
Bruce Tata ri a n
Rob Williams
Staff Present: William Ramsey, AICP, Principal Planner
Grant Taylor, Development Services Director
David Contreras, Senior Planner
Justin Kirk, Associate Planner
Christina Gomez, Administrative Specialist
City consultants: Keeton Kreitzer, Keeton Kreitzer Consulting
Rich Barretto, Associate Principal, Linscott, Law and Greenspan
Tin Cheung, The Planning Center
San Juan Capistrano: Preserving the Past to Enhance the Future
01 Printed on 100% recycled paper
PC Meefinq Minutes 2 September 14, 2010
ORAL COMMUNICATIONS
None.
CONSENT CALENDAR
1 Minutes of August 24, 2010: The Commission approved the subject minutes with a
revision to pg. 3, under "Commission Discussion", line 1 to read "lack of capacity &
coverage" by a 5-0 vote.
2. Consideration of Final Resolution 10-8-24-2 Recommending City Council
Denial of General Plan Amendment (GPA) 10-02; Code Amendment (CA) 10 -
Establishing General Plan Policies in the Land Use and Community Design
Ele„ments, Amending the General Plan Land Use and Community Design Elements,
Architectural Design Guidelines, and Title 9, Land Use Code Regulations for Hotels
and Motels. (Project Manager: Grant Taylor, Development Services Director)
Staff Presentation and Recommendation
Development Services Director Grant Taylor stated at the last meeting on August
247 2010 the Planning Commission voted 4-2 to deny the application and directed
staff to bring back final findings of denial in the attached resolution. Staff
recommended that the Planning Commission concur with the findings of denial and
adopt the resolution.
Public Comments
None
0
Planning Commissioner issioner Questions and Comments
Commissioner Tatarian, who was absent at the prior meeting inquired about the
findings.
Chair Cohen commented the City's Architectural Design Guidelines will regulate
hotel development and the proposed standards are not necessary.
Commissioner Kerr stated that she supports the item as hotel projects should set
forth boundaries for development standards.
Motion by Commissioner Neely to adopt Resolution 10-8-24-2 recommending City
Council deny the General Plan Amendment (GPA) 10-02; Code Amendment (CA)
10-01; Establishing General Plan Policies in the Land Use and Community Design
Elements project as amended, seconded by Commissioner Ratcliffe. The motion to
PC Meeting Minutes 3 September 14, 2010
adopt the resolution as amended passed on a vote of 4-2 (Commissioner Tatarian
and Commissioner Kerr opposed).
CONTINUED PUBLIC HEARINGS
1. Consideration of General Plan Amendment (GPA) 10Rezone (RZ) 10-001,
Architectural Control (AC) 10-002, Grading Plan Modification (GPM) 10:001,
Tree RemovalPermit(TRP) 10-003, Floodplain Land Use Permit (FP) 10-001 x
Tentative Parcel., Map (TPM) 10-001. Plaza Banderas Hotel,= a proposed mixed-
use development that encompasses a 74,973 square foot, 124 -room hotel,
approximately 14,500 square feet of commercial land uses, including 6,509 square
feet of retail commercial floor area, a 5,747 square foot restaurant, and a 1,971
square foot private office on an existing 3.18 acre property located at 26871 &
26891 Ortega Highway and generally located at the northeast corner of Ortega
Highway and EI Camino Real (APN124 -170 -12,14,15,16) (Applicant: Stroscher
G3, Gretchen Stroscher Thomson)(Project Manager: David Contreras, Senior
Planner).
Staff presentation & recommendation
David Contreras, Senior Planner made the staff presentation and described the
project as a proposed mixed use development that encompasses a 74,973 square
foot, 124 -room hotel, approximately 14,500 square feet of commercial land uses,
including 6,509 square feet of retail commercial floor area, a 5,747 square foot
restaurant, and a 1,971 square foot private office. Primary access to the site is from
Ortega Highway along the property's southern boundary. In addition, a driveway is
proposed on EI Camino Real and two driveways on Spring Street. A total of 185
parking spaces are proposed to accommodate guests of the hotel as well as the
retail, office, and restaurant uses. Curb side parking is available on the south side
of Spring Street adjacent to the subject property. Based on the information
submitted with the application the following information pertains to the project.
Mr. Contreras advised the Commission that the DRC had reviewed the revised
conditions of approval (#60-62) and Architectural Control (AC) findings at their
September 2, 2010 and the Committee was satisfied with staff's progress on the
revisions (see Attachment 3, PC Draft Resolution 10-9-14-x Redline/Strikeout AC
Findings) and moved to forward the revised conditions and findings to the Planning
Commission for consideration on September 14, 2010 with the stipulation that all
design details be referred back to the DRC for additional refinement after the final
project approval by the City Council.
Staff recommended that the Planning Commission open the public hearing, accept
public comment, close the public hearing and following discussion and
consideration; by motion: adopt a resolution forwarding the proposed project to the
PC Meetina Minutes 4 Ser)tember 14, 2010
City Council with a favorable recommendation subject to the conditions of approval
and mitigation measures contained in the draft resolution (see Attachment 1, PC
Draft Resolution 10-9-14-x). Staff advised the Commission that a draft resolution of
denial had also been prepared, should the Planning Commission conclude that the
project is inconsistent with City standards so as to provide the Commission with the
opportunity to make a final recommendation on the project at the evening's meeting
(see Attachment 2, Draft PC Resolution 10-9-14-x Recommending Denial).
Commission Questions
Commissioner Ratcliffe questioned Attachment 3 version that was presented to the
Commissioners. Commissioner Kerr questioned the Conditions of Approval and the
findings. Mr. Contreras stated that Attachment 3 reflects revisions resulting from
Design Review Committee input, Planning Commission input and Mr. Merrell's
proposal to the Commission for this evening.
Applicant Presentation
Tom Merrell, Civic Solutions, made the applicant presentation and addressed three
topics remaining from the previous Planning Commission meeting. With respect to
the staff—recommended conditions of approval, Mr. Merrell stated that his client had
issues with the following four and requested the Planning Commission resolve
these:
• COA #49 would require the project construct required water system upgrades to
serve the project. The applicant requested the City to assume responsibility for
the cost of this work;
• COA #120 would require the project to underground existing overhead utilities
on the property. The applicant requested the City to assume responsibility for
the cost of this work;
• COA #4 would require the applicant to indemnify the City and pay attorney costs
to defend any suit filed against the project. The applicant requested the City to
assume legal responsibility;
• COA #80 would require the property owner to "vacate" the property's
groundwater rights. The applicant stated they should not be required to do this.
He also stated that after the last Planning Commission meeting he had met with
Commissioner Neely and Commissioner Williams and received guidance on how to
produce some design sketches of the hotel. The sketches conveyed the character
of the arch, the entry way had been redesigned, the roofline had been lowered,
portions of the tower were changed and the hotel entrance from the Ortega Highway
was on a shallower slope.
PC Meeting Minutes 5 September 14, 2010
Public Heari[Ig
Chairman Cohen opened the public hearing and the following persons provided
public testimony:
Brad Gates stated that the project was appropriate, was well designed and asked
the Commission to fully support the project.
Don Tryon stated that a hotel in San Juan Capistrano is strongly needed and
supports this project. He encouraged the Commissioners to move the project
forward.
Geoff Surnich stated that while the City needs a hotel and the project is important to
the downtown, the design of the hotel needs to be done correctly. He stated that
the proposed design does not reflect San Juan Capistrano but looks like it belongs
in Aliso Viejo or Rancho Santa Margarita. He stated that the Franciscan Promenade
project located on Camino Capistrano in the downtown provides an excellent
example of a well-designed building appropriate to the historic downtown.
Bonnie Holt stated that she enthusiastically supports the project. The design of the
hotel is beautifully done and gets an A -plus.
Sharon McKeague stated that she is thrilled and excited about a hotel coming into
San Juan Capistrano and that corner needs to be beautified, but urges
commissioners to slow down in approving this design. Need to take time for a
quality detail hotel.
Micheal Moyles stated that San Juan Capistrano is a great town and supports Geoff
Surnich design comments. A classic look is needed, not to make a mistake.
Chairman Cohen gave an opportunity for Mr. -Merrell to respond to the public
hearing comments. Mr. Tom Merrell advised that his client understands the
redesign required of the project.
Commission Discussion
Commissioner Ratcliffe stated that a hotel is needed in San Juan Capistrano,
concerned about the design details. She was concerned about the parking. The
PC needs to think about the whole downtown.
Commissioner Kerr echoes Commissioner Ratcliffe that we need a hotel in San
Juan Capistrano. Need to work with the details and get them in place. There's still
a ways to go on this project. Concerned with the parking, it gets less clear.
PC Meeting Minutes 6 September 14 2010
Commissioner Williams stated that he is concerned about the parking. He
appreciates the movement, but a lot of work needs to be done, which he has a hard
time to approve it. Conditions of Approval #62 need to add more money and the
landscaping needs attention. He is unconvinced on shared parking.
Commissioner Mocalis stated when a parking lot was replaced by the County
Library an architectural competition worked for the library design. The location is
strategically historic, interested in moving the project to Council, wants assurance of
quality appropriate architectural design, encouraged outside architect review and
comments and inquired why Condition #80 requesting water rights be given to the
City.
Commissioner Neely agreed with certain prior comments and stated he and
Commissioner Williams met with Mr. Merrell, the architectural progress has stalled,
sketches address some concerns, the architecture has a long way to go, political
reasons to move the project to the Council, too many unresolved issues, places a
burden on the DRC to close the deal, outside design advice could be beneficial, the
hotel is closer to architectural support than the restaurant, retail and Office, there is
no "wow factor", architecture still looks contemporary, lacking detail, charm and
historic character, and has value engineering.
Commissioner Tatarian stated that he doesn't see the charm in front of us. He
stated that the design is "almost there" but requires a little more refinement. The
City needs more time to work on the Architectural Control (AC) which the conditions
provide for, but at this time, the Commission must move forward the project to the
City Council for approval.
Chairmen Cohen stated that he concurred with his colleagues and that there was no
"wow -factor" with the project design. The critical issue is the architectural design
and he expressed concern with the language of condition of approval #60.
Adoption of Resolution
PC RESOLUTION NO. 10-9-14-01, GENERAL PLAN AMENDMENT (GPA)10-001,
REZONE (RE) 10-001, ARCHITECTURAL CONTROL (AC) 10-002, GRADING
PLAN MODIFICATION (GPM) 10-001, TREE REMOVAL PERMIT (TRP) 10-003,
FLOODPLAIN LAND USE PERMIT (FP) 10-001, TENTATIVE PARCEL MAP
(TPM)10-001, PLAZA BANDERAS HOTEL, A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA
RECOMMENDING CITY COUNCIL APPROVAL OF A 124 -ROOM HOTEL,
APPROXIMATELY 14,500 SQUARE FEET OF COMMERCIAL LAND USE
INCLUDING 6,509 SQUARE FEET OF RETAIL COMMERCIAL FLOOR AREA,
5,747 SQUARE FEET OF RESTAURANT USE, AND 1,971 SQUARE FEET OF
OFFICE USE ON AN EXISTING 3.18 ACRE PROPERTY LOCATED AT 26871 &
PC Meeting- Minutes 1 7 September 14, 2010
26891 ORTEGA HIGHWAY AND GENERALLY LOCATED AT THE NORTHEAST
CORNER OF ORTEGA HIGHWAY AND EL CAMINO REAL (ASSESSORS
PARCEL NUMBERS: 124 -170 -12,14,15&16)
Commissioner Tatarian made a motion, seconded by Commissioner Kerr to adopt
the resolution recommending City Council approval of the proposed project subject
to Design Review Committee and Planning Commission review of the project's
architectural details. The Commission also took the position that the project
proposed insufficient parking. The motion passed by a 7-0 vote:
AYES: Chairman Sheldon 'Cohen, Commissioners Gene Ratcliffe,
Ginny Kerr, Jim Mocalis, Tim Nelly, and Rob Williams.
NOES: none
ABSTAIN: none
NEW PUBLIC HEARING
None
OLD BUSINESS
None
NEW BUSINESS
1 Worksession, Architectural Control (AC) 10-026, General Plan Amendment
(GPA) 10-003, Grading Plan Modification (GPM) 10-007, Rezone (RZ) 10-002,
and Tentative Parcel Map (TPM) 10-002, The Groves at Williams Ranch, a
request for a work session review of preliminary design plans fora proposed 26 unit
affordable housing project located on 3.05 acres (132,858 square feet) located at
the westerly terminus of Junipero Serra Rd. and is located on the northwest corner
of the intersection of Junipero Serra Rd. and Camino Capistrano. (Applicant: City of
San Juan Capistrano) (Project Manager: Justin Kirk, Associate Planner).
Staff presentation & recommendation
Justin Kirk, Associate Planner made the staff presentation and described the project
a proposed development of 26 affordable housing units, to be located in four newly
constructed buildings. The proposed total hardscape area inclusive of buildings is
691 425 sf. and the total proposed landscape area is 63, 450 square feet (SF). Staff
recommended that the Planning Commission conduct a worksession review of the
proposed project; provide direction to the applicant and staff; provide preliminary
PC Meeting Minutes 8 September 14
, 2010
review comments on the proposed project and refer the project to the DRC for
formal review.
Applicant presentation
David Chacon with RRM, Design Group made the presentation
Commission Discussion
Commissioner Radcliffe wanted to know what type of windows would be installed.
David Chacon responded that vinyl windows would be set with metal flashing.
Commissioner Neely questioned staff if this project was scheduled for the Design
Review Committee (DRC) and asked about the scope of the Commission review.
Mr. Kirk responded that the DRC had conducted a worksession and staff was
requesting that the Commission conduct a worksession review.
Commissioner Neely stated that he was not comfortable with the architecture as it is
not compatible with the area and modern, the large ramp by the intersection is
obvious, and was concerned with the trail use, and connection to the North West
Open Space
Commissioner Tatatrian stated that architecture was not San Juan, and the density,
location and concept were acceptable.
Commissioner Ratcliffe stated that she liked the architecture, but the color blocking
bothered her, it was too much metal. It looked very busy and it's too modern
looking.
Commissioner Ratcliffee stated that she liked the awning and, appreciated that it
wasn't Spanish style.
Commissioner Kerr stated that she met with the applicant, but was concerned of the
many sizes of windows. She was also concerned with the overall parking, and the
guest parking on Silverado Drive.
Commissioner Williams stated that the proposed number of parking spaces was
inadequate, but he liked the general style of the architecture. He stated the overall
building was nice looking, but the general massing/design needed to be simplified
and the details needed to be defined.
Commissioner Ratcliffe stated the Housing Advisory Committee reviewed an earlier
plan for the project, and liked the agrarian look, however, the current design
appears too busy and modern. She stated she does not see a need for RV parking.
PC Meeting Minutes 9 September 14, 2010
Commissioner Kerr stated that there was not enough off-street parking for each unit
Commissioner Mocalis concurred with Commissioner Williams that this would be a
great -developed project, but building needs to be simplified.
4
Chairman Cohen stated that he didn't like the way it looks adjacent to the Open
Space. This project evoked Big Bear in 1975. He also stated that this project could
be done better.
Commissioner Ratcliffe stated that LEED (Leadership in Energy and Environmental
Design) certification is important, but must meet the City's Architectural Design
Guidelines.
Chairman Cohen noting that the Planning Commission had no further comments,
asked staff if sufficient direction had been provided and staff responded it had been.
2. Worksession, Architectural Control (AC) 10-018 Marriott Residence Inn Hotel,
a request for a work session review of preliminary design plans for a proposed 130
room extended stay hotel on 4.508 acres (196,369 square feet) located at 33711
Camino Capistrano (APN 121-254-44), generally located on the southwest corner of
Camino Capistrano and Stonehill Drive (Applicant: R.D. Olson Development, Robert
A. Olson Representative) (Project Manager: Justin Kirk, Associate Planner).
Staff presentation & recommendation
Justin Kirk, Associate Planner made the staff presentation and described the
proposed project a 130 room extended stay hotel totaling 91,171 square feet of
building. area. The proposed hotel is three stories and would have a maximum
height of thirty seven feet (37'-0"). In addition, the project proposes a future single
story auto storage facility totaling 11,104 square feet of building area on the rear
(lower) building pad. Staff recommended that the Planning Commission conduct a
worksession review of the proposed project; provide direction to the applicant and
staff; provide preliminary review comments on the proposed project and refer the
project to the DRC for formal review
Applicant Presentation
Mr. Robert Olson, R.D. Olson Development, made the applicant presentation. He
went over the hotel amenities and said that the hotel would offer free breakfast for
guests, there would be no restaurant for the public. Typically guests would stay 5 to
11 nights. A shuttle service would be provided for the guests. He also stated that
he had developed three Residence Inn Hotels.
PC Meetinq Minutes 10 September 14, 2010
Commission Discussion
Commissioner Tatarian questioned who would be the target clientele and Mr. Olson
replied that it would be guests that are primarily in town for business and that due to
the beach -close location, leisure travelers would also stay.
Chairman Cohn asked the difference between the Residence Inn and the Marriott
Courtyard and Mr. Olson replied that the Residence Inn guests stay longer.
Commissioner Williams questioned staff about the proposed 1 parking space per
guest. He stated he was impressed with the major improvement in the design since
the August 19, 2010 Design Review Committee meeting.,
Commissioner Kerr commented that a significant amount of work had been done to
this project. She also said that it would be great to have a Residence Inn Hotel in
San Juan Capistrano and asked about the lower lot storage area. Mr. Olson replied
that it would be storage for antique cars.
Commissioner Ratcliffe stated that this hotel looked better than the Extended Stay
America, this is a great project for this site and liked the 'general concept,
Commissioner Neely stated that the revised architecture was a major improvement
and fundamentally richer looking than the original submittal.
Commissioner Tatarian stated that this hotel would be a great fit for the community.
He agreed with the other Commissioners and stated he looked forward to moving
this project forward.
Chairman Cohen stated that the applicant had been responsive to the Design
Review Committee direction, and had nothing negative to say about the project.
With no further Planning Commission comments, Mr. Cohen concluded the
worksession review.
STAFF & COMMISSION COMMENTS,
Grant Taylor advised the Commission that the Marriott Hotel was scheduled to go
back to the 10/7 Design Review Committee (DRC) for review.
Mr. Taylor reviewed the Tentative Meeting Schedule and briefed the commission on
projects scheduled for future meetings. He also updated the commission on the
Costco project that it had gone to the 9/8 Transportation Commission meeting and
the commission had supported it 4-0. The next step for this project was that it is
schedule for the 10/12 Planning Commission for public hearing.
PC Meeting Minutes 11 September 14, 2010
Mr. Ramsey briefed the Commission on three draft Habitat Conservation Fund grant
applications that will be submitted to the State by the end of the month.
Mr. Ramsey advised the Commission of the status of the proposed Distrito La Novia
project which was scheduled for special City Council public hearing on Wednesday,
October 6.
Commissioner Kerr asked staff if they were aware of the Eastern Wells project and
the site grading that has raised the well buildings and Mr. Ramsey responded staff
was aware and that was a requirement of the City's floodplain ordinance and of the
Federal Emergency Management Agency (FEMA).
ADJOURNMENT
There being no further business before the Commission, the meeting was adjourned at
9:30 p.m. The next regular meeting is scheduled for Tuesday, September 28, 2010, at
6:30 p.m. in the Council Chambers.
Respectfully submitted,
If
Mliam A. Ramsey, AICP, Principa)oePla er
Planning Commission Secretary (