PC Minutes-2009-01-1332400 PASEO ADELANTO
SAN JUAN CAPISTRANO, CA 92675
(949) 493-1171
(949) 493-1053 FAX
www sanjuancapstrano. org
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ME
MEMBERS OF THE CITY COUNCIL
SADA ALLEVATO
iA(AAVASAIE6 LAURA FREESE
(SIAALIWO THOMAS W. HR€BAR
1776 MARK NIELSEN
® DR. LONDRES USO
January 13, 2009
PLANNING COMMISSION MINUTES
REGULAR MEETING
Chair Cohen called the regular meeting of the San Juan Capistrano Planning
Commission Meeting to order at 7:00 p.m.
B. PLEDGE OF ALLEGIANCE
Chair Cohen led the flag salute.
C. ROLL CALL
PLANNING COMMISSIONERS PRESENT: Chair Sheldon Cohen, Vice Chair Gene
Ratcliffe, Commissioner Robert Cardoza, Commissioner Tim Neely and Commissioner
Ginny Kerr.
COMMISSIONERS ABSENT: None
D. ORAL COMMUNICATIONS
E. CONSENT CALENDAR
Items listed on the Consent Calendar are considered routine and may be enacted by
one motion and one vote. There may be no separate discussion of these items. If
discussion is desired, that item may be removed from the Consent Calendar and will be
considered separately.
1. APPROVAL OF PLANNING COMMISSION MINUTES OF DECEMBER 9 2008
— REGULAR MEETING. Commissioner Kerr identified an edit on Page 5, last
paragraph at bottom of page, to add the provision "save mission tiles". Motion by Vice
Chair Ratcliffe to approve the December 9, 2008 Planning Commission Minutes as
amended, seconded by Commissioner Cardoza. The motion to approve passed on a
vote of 4-0 with Commissioner Neely not present.
San Juan Capistrano: Preserving the Past to Enhance the Future
Printed on 100 recycled paper
2. APPROVAL OF PLANNING COMMISSION MINUTES OF DECEMBER 10 2008
— WORK SESSION. Commissioner Cardoza thanked his colleagues for their efforts at
the Work Session to review the Sign Ordinance Update and made a motion to approve
the December 10, 2008 Planning Commission Minutes, seconded by Chair Cohen. The
motion to approve passed on a vote of 4-0 with Commissioner Neely not present.
3. APPROVAL OF PLANNING COMMISSION MINUTES OF DECEMBER 15 2008
— WORK SESSION. Motion by Commissioner Cardoza to approve the December 15,
2008 Planning Commission Minutes, seconded by Vice Chair Ratcliffe. The motion to
approve passed on a vote of 4-0 with Commissioner Neely not present.
4. CIP 111 — Del Obispo Street and Camino Capistrano Intersection Improvements-
Comments
m rovements-Comments from Planning Commission meetings of October 28, 2008 and December 9,
2008. (Applicant: City of San Juan Capistrano)(Project Manager: Nisha Patel). Chair
Cohen requested that the item include a cost benefit analysis be added to the
comments. Motion by Chair Cohen to approve the comments as amended, seconded
by Vice Chair Ratcliffe. The motion to approve passed on a vote of 4-0 with
Commissioner Neely not present.
F. CONTINUED PUBLIC HEARINGS
Chair Cohen announced to the public that Rezone (RZ) 08-008 is to rezone a one acre
parcel only. If persons wish to speak about a potential project, they should attend the
Joint City Council 1 Planning Commission meeting on Monday, January 19, 2009 at 6:30
pm in the City Council Chambers.
G. NEW PUBLIC HEARINGS
1. ARCHITECTURAL CONTROL AC 08-014 CONDITIONAL USE PERMIT
CUP 08-012 AND REZONE (RZ) 08-002 JERWEL SELF STORAGE. An application
to change the official Zoning Map designation of General Open Space to Planned
Community, a textual amendment (rezone) to the Forster Canyon Comprehensive
Development Plan, develop a 72,940 square foot commercial self storage facility, which
consists of a 27,350 square foot basement, 25,807 square foot first floor and 19,747
square foot second floor on an undeveloped 1.769 acre lot and to establish and operate
a commercial self storage facility that exceeds 50,000 square feet. The project is
located at 33000 Valle Road, generally located 2,320 feet south of La Novia Avenue,
and directly adjacent to Valle Road and more specifically referred to as Assessor parcel
Number 666-301-13. (Applicant: Gerald Klein)(Project Manager: Justin Kirk, Associate
Planner).
Staff Presentation and Recommendation
PC Minutes 2 January 13, 2009
Associate Planner Justin Kirk presented the staff report and stated the applicant is
requesting approval of a self storage facility totaling 72,940 square feet with nineteen
parking stalls including one ADA stall. The project does not include a General Plan
Amendment as the current General Plan Land Use Map Designation is Planned
Community. The rezone would change the front portion of the property from GOS
(General Open Space) to PC (Planned Community) as the rear portion of the property is
already zoned PC within the Forster Canyon Comprehensive Development Plan (CDP
81-01). The GOS was previously zoned GM (Growth Management) that was a holding
zone that has now been deleted from the municipal code and zoning map. Mr. Kirk
summarized the history of the property regarding the impacts from the Suncal
development, and subsequent agreement between Suncal, the City and developer
regarding easements, lot line adjustment, impact fee and the City supporting
commercial uses. The rezone also includes amending the Forster Canyon CDP to add
a North Commercial Manufacturing designation that has development standards that
mirror provisions in the CM (Commercial Manufacturing) zone in the Municipal Code.
The Conditional use Permit (CUP) is required for storage facilities exceeding 50,000
square feet. Mr. Kirk discussed the Traffic Impact Analysis (TIA), including a condition
to require Vista Marina Street be accessible to the project, view simulations, elevations
and parking. Staff recommends that the Planning Commission recommend that the City
Council certify the Mitigated Negative Declaration and approve the AC, RZ, and CUP.
Mr. Kirk stated Vista Marina is a public road that is not yet open and a condition of
approval is included requiring the road provide access to the property prior to Certificate
of Occupancy. Mr. Kirk commented an NDP is required by code and architectural
details can be referred back to the DRC,
Public Comments
Jerry Klein, applicant and property owner spoke in support stating the City process has
taken two years to complete and he summarized the litigation with Suncal and
Agreement with the City, Suncal and Jerwel. Mr. Klein commented the building would
be consistent with design guidelines and will have minimal traffic impacts.
Richard Hill Adams, 33532 Forster Ranch Road, inquired why residents were not
notified of the Development Review Committee (DRC) meetings, and commented the
road grade is significant, Vista Marina is a private Suncal road, concerned about the
building windows and stated Sycamore trees grow tall and could block resident views.
Planning Commissioner Questions and Comments
Commissioner Kerr commented the staff recommendation makes sense, supports the
project, and inquired if a Historic Depiction Program (HDP) is required.
Vice Chair Ratcliffe concurred with Commissioner Kerr, commented the property was
impacted by the notorious 2002 Code update, and she supports the project.
Commissioner Cardoza commented the rezone is acceptable, would like more
architectural details regarding windows, signs and landscaping, participated in the DRC
reviews, and the plant palette does not address all DRC comments.
'C Minutes 3 January 13, 2009
Commissioner Neely commented he was out when the project went through the DRC,
the architecture falls short of the finish line, the project is not to the level of San Juan
high quality, carriage lamps are inappropriate, the landscaping is a hodge podge,
building massing is overbuilt, the zoning may be inappropriate, and the location is highly
visible from the 1-5 freeway.
Chair Cohen commented he attended the DRG meetings, the DRC refined the massing
and appearance of the building, he can support referring architectural details back to
DRC for fine tuning, and supports moving the project forward to City Council.
Motion by Commission Kerr to recommend the City Council approve the rezone,
seconded by Chair Cohen and refer architectural details back to DRC. The motion to
recommend approval of the rezone passed on a vote of 4-1 with Commissioner Neely
voting no.
Assistant Community Development Director Taylor commented the resolution
recommends the City Council approve the zoning entitlements as a whole including
certification of the Mitigated Negative Declaration, and approval of the rezone,
architectural control and conditional use permit. It would be cleaner to approve the
project as a whole rather than by individual entitlements.
Chair Cohen commented concerns were raised by the Commission pertaining to
lighting, windows, landscaping, and signs and inquired if the Commission should
rescind the rezone approval and act on all entitlements.
Vice Chair Ratcliffe commented she has concerns with landscaping and architectural
details and would be comfortable with approval subject to refinement with the Planning
Commission.
Deputy City Attorney Reterrer commented the resolution includes the environmental
review and all three zoning entitlements and it would be cleaner to rescind the rezone
and act on all entitlements.
Motion by Commissioner Kerr to rescind the rezone, seconded by Vice Chair Ratcliffe.
The motion to rescind the rezone was approved by a vote of 5-0.
Commissioner Kerr commented windows may not be desirable for a storage facility, the
massing has been addressed by the DRC and the Planning Commission previously
reviewed the floor area ratio (FAR).
Commissioner Cardoza commented he had concerns with the lighting, type of fixtures,
landscaping and signs and is comfortable with recommending approval to the City
Council subject to fine tuning by the Planning Commission.
PC Minutes 4 January 13, 2009
Associate Planner Kirk commented in the resolution that Condition #50 requires
forwarding the lighting plan to the DRC and Condition #73 requires Planning
Commission approval of a sign program. The resolution can be revised to require
signs, landscaping, lighting and windows have final review by the Planning Commission.
Mr. Kirk confirmed the Planning Commission provided conceptual approval of the FAR
at a work session, and he can meet with Commissioner Neely, Vice Chair Ratcliffe and
the applicant to discuss concerns.
Motion by Commissioner Kerr to adopt the Resolution 09-01-13-01 recommending that
the City Council certify the Mitigated Negative Declaration and approve the rezone,
architectural control and conditional use permit subject to the Planning Commission
refining landscaping, lighting, and windows but not massing, seconded by Vice Chair
Ratcliffe. The motion to approved passed by a vote of 4-1 with Commissioner Neely
voting no.
2. REZONE (RZ) 08 -008 --LOWER ROSAN RANCH PRE -ZONE APN 121-240-36):
Request to amend the official zoning map of the City of San Juan Capistrano by
establishing a CM (Commercial Manufacturing) zoning district for a one (1) acre parcel
(APN 121-240-36) owned by the Orange County Flood Control District (OCFCD) within
the Lower Rosan Ranch property prior to annexation from the City of Dana Point to the
City of San Juan Capistrano as required by the Local Agency Formation Commission
(LAFCO). A development project has not been identified at this time and the
reorganization (annexation) is necessary for the City to pursue proper site planning
(Applicant: City of San Juan Capistrano)(Project Manager: Grant Taylor, Assistant
Community Development Director).
Staff Presentation and Recommendation
Assistant Community Development Director Grant Taylor presented the staff report
stating the City of San Juan Capistrano is requesting approval to amend the official
zoning map by establishing a CM (Commercial Manufacturing) zoning district for a one
acre parcel (APN 121-240-36) owned by the OCFCD within the Lower Rosan Ranch
property prior to annexation as required by LAFCO. No development project has been
identified at this time. The remaining fifteen acres of Lower Rosan Ranch and the
surrounding properties are zoned CM which is consistent with the "4.1 Quasi -Industrial"
General Plan Land Use map designation, therefore, no General Plan Amendment would
be required. Once the City Council identifies a development project, appropriate
environmental review and zoning entitlements would be processed. Mr. Taylor
summarized the rezone chronology of events and recommended that the Planning
Commission recommend that the City Council certify the Negative Declaration and
adopt an ordinance approving Rezone (RZ) 08-008.
Public Comments
Doug Lowe, ?? (inaudible) Santa Domingo, San Juan Capistrano, requested that a map
identifying the land swap between the City and OCFCD be provided.
Planning Commissioner Comments and Questions
C Minutes 5 January 13, 2009
Commissioner Kerr commented the rezone makes sense and she supports.
Vice Chair Ratcliffe commented she supports the rezone.
Commissioner Neely commented the triangular parcel is problematic, annexation should
be performed for a more rectangular property, and he supports the rezone.
Commissioner Cardoza commented he supports the rezone and that a land use and
landscaping would be reviewed when a project is identified.
Chair Cohen commented the rezone is only for the use of land and not a project and he
supports the rezone.
Motion by Commissioner Cardoza to adopt the Resolution 09-01-13-02 recommending
that the City Council certify the Negative Declaration and adopt an ordinance approving
Rezone (RZ) 08-008, seconded by Commissioner Kerr. The motion to approve passed
on a vote of 5-0.
H. OLD BUSINESS
None
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1. ARCHITECTURAL CONTROL AC 08-043 UNION BANK OF CALIFORNIA.
Consideration of a sign program modification for the existing Union Bank building
located at 31971 Camino Capistrano (APN 121-150-17), generally located on the
northwest corner of Camino Capistrano and Del Obispo. (Applicant: Juan Gonzalez,
Adlmpact Signs)(Project Manager: Nick Taylor, Planning Technician).
Staff Presentation and Recommendation
Planning Technician Nick Taylor presented the staff report stating the applicant is
requesting approval of a sign program for the Union Bank located at 31971 Camino
Capistrano in the GC (General Commercial) zone. The sign program includes changing
the sandblasted wood signs to four halo illuminated building signs mounted on wooden
plans and painted red, a double sided cabinet monument sign with external illumination,
replace freestanding parking signs and change of copy for the ATM directional sign.
The applicants have not complied with staff or Design Review Committee (DRC)
directions and have not been in contact with staff.
Public Comments
None
Planning Commissioner Questions and Comments
Commissioner Neely commented the building signs are overdone, three inch channel
letters are inappropriate and illegible, the building looks cluttered, colors are
PC Minutes 6 January 13, 2009
inappropriate, the small parking lot signs are acceptable, and the monument sign is
terrible.
Commissioner Cardoza commented that the DRC identified similar concerns identified
by Commissioner Neely, they have not included recommended changes, and he
opposes the sign program.
Vice Chair Ratcliffe commented this is her first view of the sign program, only the
directional signs are acceptable, the monument sign is large and top heavy, and there
are too many building mounted signs.
Commissioner Kerr commented she drove through the Union Bank parking lot, the ATM
sign has not changed much, she concurs with all comments from her colleagues on the
other signs.
Chair Cohen commented he concurs with his colleagues as they have identified all
concerns.
Motion by Commissioner Cardoza to adopt the Resolution 09-01-13-03 denying the
Union Bank Sign Program, seconded by Vice Chair Ratcliffe. The motion to deny
passed by a vote of 5-0.
2. SIGN PERMIT SP 07-22 PLAZA DEL OBISPO: A sign permit application
proposal for one (1) free-standing, single -sided monument sign, located at 31882 Del
Obispo Street. (APN 668-241-21)(Applicant: Stroscher Companies, Allison
Perthou)(Project Manager: Justin Kirk, Associate Planner).
Staff Presentation and Recommendation
Associate Planner Justin Kirk presented the staff report and stated the applicant is
proposing one single -sided monument sign, T-9" in height and 16'-0" in width totaling
50 square feet in area. The sign consists of a white smooth stucco finish, letters in
papyrus font, with dark bronze letters and base. Ground illumination is proposed with
base landscaping. Mr. Kirk summarized DRC comments, commented DRC Chair Jeff
Parkhurst assisted with designing the sign. The design is acceptable except for the
excessive number of tenant panels proposed. The three anchor tenants have their
corporate colors and logos including Marshall's, Payless and Echo Blue. Staff
recommends approval of the sign permit with a condition reducing the tenant panels
from twelve to six.
Public Comments
Gretchen Stroscher-Thompson, property owner spoke in support commenting the Plaza
del Obispo has an exposure problem, only the major tenants are visible, the economy is
slow and tenants need help, the curve in Del Obispo Road requires a curved sign, and
this is her tenth sign plan.
PC Minutes / January 13, 2009
Planning Commissioner Questions and Comments
Vice Chair Ratcliffe asked the color of the Marshall's sign, confirmed minor tenants have
the bronze color letters, commented she supports the curved sign with complimentary
arches, location is appropriate, supports the colors, concerned with the font size and
long tenant names, and the proliferation of small tenant names is disorganized.
Commissioner Kerr commented reducing the tenant nameplates to six would be more
appropriate, lettering for twelve tenants is too small, discussed letter sizes and length of
tenant names, commented she likes the sign style, the sign fits the location, long tenant
names may be problematic, and the variation in the number of letters may be chaotic.
Commissioner Neely commented he missed the last DRC meeting but attended
previous DRC reviews, does not like the ladder board signs with multiple tenant plates,
likes the detailing, the curving works, concerned with the overall effectiveness of the
monument sign, the sign should include major tenants and not minor tenants, approving
multiple tenants may set a precedent.
Commissioner Cardoza commented he attended all DRC reviews of the monument
sign, the applicant has followed DRC direction regarding design and curve of the sign,
can see the sign in either direction from Del Obispo, the DRC encouraged primary
tenants with minimal panels, uncomfortable with the number of tenants, excessive
panels could set a precedent, he understands the desire to be business friendly, and
complimented the applicants for their efforts.
Chair Cohen inquired about the number of tenants, if OCFA requires an address on the
sign, discourages excessive tenant panels, cannot support without seeing view
simulations of what the panel and letter sizes look like, recommends fewer tenant
names, recommended continuing the item to allow the applicant time to provide
elevations and/or view simulations.
Ms. Stroscher-Thompson commented there are 27 tenants in the center, should would
be supportive of reducing the tenant panels to 11, and encouraged the Planning
Commission to approve.
Motion by Commissioner Kerr to continue the item to the next regular meeting on
January 27, 2009, seconded by Vice Chair Ratcliffe. Motion to continue passed by a
vote of 4-1 with Commissioner Neely voting no.
COMMISSION / STAFF COMMENTS
Assistant Community Development Director Taylor commented on the memorandum
from staff to the Planning Commission dated January 13, 2009 providing information on
the followings
12/16/08 City Council actions;
® 12/18/08 DRC actions;
0 1/6/09 City Council actions;
PC Minutes 8 January 13, 2009
N 1114109 City Council Special Budget meeting;
• 1115109 DRC agenda items;
1119109 Joint City Council 1 Planning Commission Meeting (Lower Rosan Ranch)
P 1120109 City Council agenda items;
• 1/27109 Planning Commission agenda items.
Commissioner Kerr commented on sign violations in commercial centers including
directional signs and for Mr. D's Pizza Grotto in Marbella Plaza.
Vice Chair Ratcliffe commented on a proliferation of directional signs and signs on
sticks in several commercial centers.
Commissioner Cardoza commended his colleagues for their efforts at the two sign
ordinance work sessions.
Commissioner Neely passed.
Chair Cohen commented the temporary signs at the Montessori School in Marbella
Plaza are back and new unauthorized temporary signs are appearing in Marbella Plaza.
Assistant Community Development Director Taylor commented unauthorized temporary
signs are an ongoing problem and code enforcement will be directed to enforce. Mr.
Taylor identified potential dates for a third sign ordinance work session. The Planning
Commission identified either January 21 or 22. Staff will poll members and schedule
the work session.
ADJOURNMENT
Chair Cohen adjourned the meeting at 9:20 p.m.
Approved:
Grant Taylor,
Assistant Community Development Director
PG Minutes 9 January 13, 2009