PC Minutes-2009-01-2732400 PASEO ADELANTO
SAN JUAN CAPISTRANO, CA 92675
(949) 493-1171
(949) 493.1053 FAx
www.sanjuancapistrano.org
A. CALL TO ORDER
January 27, 2009
PLANNING COMMISSION MINUTES
REGULAR MEETING
MEMBERS OF THE CITY COUNCIL
SAM ALLEVATO
LAURA FREESE
THOMAS W. HRIBAR
MARK NIELSEN
DR. LONDRES USO
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
NONE
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 JANUARY 13 2009 —
REGULAR MEETING. Assistant Community Development Director Taylor identified the
date in the title should be 2009. Motion by Commissioner Cardoza to approve the
January 13, 2009 Planning Commission Minutes as amended, seconded by
Commissioner Kerr. The motion to approve passed on a vote of 5-0.
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San Juan Capistrano: Preserving the Past to Enhance the Future
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F. CONTINUED PUBLIC HEARINGS
G. NEW PUBLIC HEARINGS
1. ARCHITECTURAL CONTROL (AC) 08-048, TOMRA PACIFIC RECYCLING
CENTER (VON'S). A request for review of plans for a small recycling collection facility
on an approximately 5.5 acre parcel located at 32401 Camino Capistrano, generally
located on the west side of Camino Capistrano at Avenida Padre. (APN 668-091-
10)(Applicant: Tomra Pacific, Inc.)(Project Manager: Nick Taylor, Planning Technician).
Staff Presentation and Recommendation
Planning Technician Nick Taylor presented the staff report and stated the applicant is
requesting approval to install a 496 square foot "Re -Planet" recycling facility within the
existing parking lot behind the Vons supermarket. The subject property is located at
31972 Camino Capistrano in the GC (General Commercial) zone. On December 4,
2008 the DRC forwarded to the Planning Commission with the following comments:
• The proposed location is acceptable;
• The sign and side panels should be eliminated, however, screening with fencing
and landscaping is not necessary.
Mr. Taylor commented that with the recycling facility the commercial center will have a
sixteen (16) stall deficiency or 8% of the required parking. The parking deficiency
requires a minor exception and findings can be made to support the Architectural
Control and Minor Exception. Photographs were presented on the overhead projector.
Assistant Community Development Director Grant Taylor commented the site plan not
in the packet was previously forwarded to the Planning Commission via email and a
hardcopy plan has also been provided, staff can add conditions to remove the signs and
regulate leaving recyclables, and if the Planning Commission elects to continue the item
the next available meeting is March 10, 2009.
Planning Technician Nick Taylor answered Planning Commission inquiries stating the
photograph of the recycling facility was taken in Dana Point, the signs on both recycling
agenda items are identical, the Re -Planet facility would replace the existing recycling
facility, the new facility would be unmanned and automated, the proposed color is
consistent with the existing building, the applicant was present at the DRC meeting, no
foundation is proposed, there is an existing directional sign on Camino Capistrano for
the existing facility, and conditions can be added to remove the decal signs, dormer sign
and address leaving recycle items.
Associate Planner Justin Kirk commented State Law requires recycling facilities for
stores with over $200,000 gross receipts otherwise large fines,
PC Minutes 2 January 27, 2009
Public Comments
None. The applicant was not present.
Planning Commissioner Questions and Comments
Commissioner Kerr inquired where the picture was taken, if other grocery stores and
markets would request recycling facilities, including Costco, how will the public know the
facility is on-site, commented she prefers no foundation as the structure is temporary
and could be more easily removed and concurred with other comments from her
colleagues.
Chair Cohen inquired if the Tomra structures on the agenda were identical, if signs were
the same, if the facility was unmanned, what if the facility gets full and recyclables are
left outside, if an automatic receipt is provided, and if the applicant was at the DRC
meeting. Chair Cohen commented that not much money is returned which may lead to
leaving recyclables, the non-visible location does not justify a horrendous structure, the
structure may be visible from the bike path and metrolink, the applicant is not present to
answer questions, he cannot support at this time, and recommended the item be
continued.
Commissioner Neely inquired about the decal signs and sign on the dormer, if the
structure color is consistent with the existing buildings, if the facility is required by State
Law, and if other jurisdictions have better recycling facilities. Commissioner Neely
commented he was under whelmed by the proposal at DRC, not normally supportive
but State Law mandates recycling, the structure is utilitarian and the location in the rear
is appropriate, recommended the sign decals and sign dormer be removed, and
commented the facility is obvious and no directional signage is necessary.
Commissioner Cardoza commented he was at the DRC to review the application, the
structure is sub -par and an aesthetic nuisance, the location in the back is appropriate,
the white color blends with the buildings and is acceptable, and inquired if a concrete
foundation is proposed.
Vice Chair Ratcliffe commented the parking reduction is not a concern as the center has
sufficient parking, does not like the sign decals or sign dormer and the location is
inconspicuous.
Motion by Commissioner Neely to continue the item to the March 10, 2009 regular
Planning Commission meeting, seconded by Commissioner Cardoza. The motion to
continue passed on a vote of 5-0.
2. ARCHITECTURAL CONTROL (AC) 08-027, TOMRA SAN JUAN CAPISTRANO
(RALPH'S). A request for review of site plans for a proposed small collection recycling
facility located on a 2.714 acre parcel located at 31874 Del Obispo, approximately 800
feet west of the intersection of Del Obispo and Camino Capistrano and approximately
900 feet south of the intersection of Del Obispo and Ortega Highway. (APN 668 -241 -
PC Minutes 3 January 27, 2009
19)(Applicant: Tomra Pacific Inc, Joe Perez agent)(Project Planner: Justin Kirk,
Associate Planner).
Staff Presentation and Recommendation
Associate Planner Justin Kirk presented the staff report stating the applicant is
proposing to install a "Re -Planet" recycling facility in the existing parking lot of the
Ralph's supermarket center. The applicant has not submitted revised plans and staff
recommends continuing the item to March 10, 2009.
Public Comments
None
Planning Commissioner Comments and Questions
Motion by Commissioner Cardoza to continue the item to the regular Planning
Commission meeting on March 10, 2009, seconded by Vice Chair Ratcliffe. The motion
to continue passed by a vote of 5-0.
3. GENERALPLAN AMENDMENT (GPA) 08-002, REZONE (RZ) 08-007,
ARCHITECTURAL CONTROL (AC) 08-005 & ZONE VARIANCE (ZV) 08-008, CACHIA
MEDICAL OFFICES. A request for a General Plan Amendment for the change in
General Plan Land Use Map Designation from Office/Research Park (ORP) to Planned
Community (PC), a Rezone to change the official zoning designation from Office
Commercial (OC) to Planned Community (PC) with a comprehensive development plan
and review, and approval of final design plans for a proposed 7,488 square foot two
story office building with a 12,539 square foot subterranean parking area on a 15,342
square foot parcel located at 31551 Avenida Los Cerritos. (APN 650-151-16)(Applicant:
Vic Cachia)(Project Planner: Justin Kirk, Associate Planner).
Staff Presentation and Recommendation
Associate Planner Justin Kirk presented the staff report stating the applicant is
requesting approval to develop a 7,488 square foot office building, two stories in height
with subterranean parking that would replace a nonconforming residence. The project
includes a General Plan Amendment from Office/Research Park to Planned
Community, a Rezone from Office Commercial to Planned Community, an Architectural
Control for the building and site plan, and a Zone Variance to allow a 5'10"
encroachment in the rear yard setback and a 3-6" increase in building height. Mr. Kirk
summarized the history of the project, the floor area ratio inconsistency between the
General Plan and zoning code. Mr. Kirk recommended the Planning Commission
authorize no minimum lot size in the Comprehensive Development Plan (CDP). Mr.
Kirk also commented that the Planning Commission may consider the zone variance or
incorporate development standards into the CDP to remove the need for a zone
variance.
Associate Planner Kirk responding to Planning Commission inquiries stated there are
more windows on the north elevation and deferred to the architect, the color board is the
proposed colors, the DRC has not reviewed the light fixtures, a condition of approval is
PC Minutes 4 January 27, 2009
included that a sign program shall be approved by the Planning Commission, deferred
landscaping comments to the architect, the property has significant slope and
maintaining a 35 foot roof height would result in a flat roof with unusable areas, clarified
the variances would be acted upon rather than a CDP amendment, and clarified
landscaping, lighting and building colors would return to the DRC.
Public Comments
Victor Cachia, 28334 Paseo Michelle, San Juan Capistrano spoke in support.
John Staley, architect from Lake Forest spoke in support and commented there is a
color variation on the stucco and lighter around the windows, and there are more
windows on the north and west elevations.
Planning Commission Comments and Questions
Commissioner Kerr inquired about more windows on the north and west elevations,
commented the white stucco color appears stark and should maybe be a brown tone,
and window colors in palette are acceptable, commented the variances are acceptable
as the site is unique, and appreciates the DRC comments.
Vice Chair Ratcliffe inquired if the color board is the proposed colors as the rendering
colors appear different, commented she was initially concerned with the building height
but the design does make sense, does not support flat roofs or parapets, the
landscaping is too much and should be simplified, prefers native trees especially Oaks,
and the shrub palette should be simplified.
Commissioner Cardoza inquired if the light fixtures had been reviewed by the DRC, if
signs were part of the proposal, and commented the DRC proposed substitute
landscaping that has not been incorporated and new landscaping has been included,
the white stucco color is too stark, trim colors are acceptable, the lighting fixtures should
be complimentary with the Gates building, and the desert willows are inappropriate and
not reviewed by the DRC, the building height is acceptable, would like to move the
project to the City Council, but would like landscaping and lighting to return to the DRC.
Commissioner Neely commented he is satisfied with the project overall, the DRC
reviewed the rear setback and building height and due to the awkward shape of the
property supported the variance to accommodate better building design, the project is
consistent with surrounding developments including the Gates Building, the trim color is
acceptable but not the white stucco, concerned with the landscaping palette and prefers
native trees, the sample sign is not permitted, he opposes carriage lamps and the
lighting requires DRC review, the project is a good development, and the applicant was
responsive.
Chair Cohen inquired about the building height exceeding 35 feet, and commented he
appreciates his Planning Commission colleagues comments, the proposal is a good
project, the DRC made the project better, and recommends that the landscaping,
lighting and colors be referred to the DRC.
PC Minutes 0 January 27, 2009
Motion by Commissioner Kerr to adopt the resolution recommending that the City
Council approve the project subject to the DRC reviewing landscaping, lighting and
building colors, seconded by Commissioner Cardoza. The motion recommending
approval passed by a vote of 5-0.
H. OLD BUSINESS
1. 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
requesting approval to install one free-standing single -sided monument sign 3'9' in
height by 16 feet in width totaling 50 square feet in area. The item was continued from
the last meeting to allow the applicant to reduce the number of tenant panels and
provide mock ups of the sign verbiage and tenant panels.
Associate Planner Kirk responding to Planning Commission comments measured the
sign mock ups stating the Plaza Del Obispo lettering is 59" wide, the minor tenants (i.e.
Verizon, Thai Juan On, and UPS) are 27" wide with 4" letter height, and the major
tenants (i.e. Marshall's and Blue Echo) are 29" wide with 5" letter heights. Mr. Kirk
commented the Commission could request photo shop and offered to meet with the
applicant and sign contractor,
Assistant Community Development Director Taylor commented the next available
Planning Commission meeting for a continuance is February 24, 2009.
Public Comments
Gretchen Stroscher-Thompson, property owner spoke in support referring to mock ups
of the tenant panels.
Ms. Stroscher-Thompson responding to Planning Commission comments and inquiries
stated the mock ups in the back of the room are farther than cars would be from the real
sign, the printer made the letters crowded and not to scale, an 8 %2 X 11 mock up did
not work, the sign maker does not follow directions, can photo shop the proposal, this
proposal has taken two years, her budget is blown, she is ready to withdraw, and if the
item is continued would need more than two weeks to the next meeting.
Planning Commissioner Questions and Comments
Chair Cohen commented the plans identify 42 letters and the mock ups do not appear
to match, the letters appear out of scale, has a problem visualizing the sign without
accurate depictions, recommended a print shop realistic visual depiction, sign programs
are normally to scale, concerned with this monument sign setting a precedent, maybe
PC Minutes 6 January 27, 2009
the 16 foot width is not appropriate, and suggested continuing the item to review
accurate to scale mockups of the lettering and tenant panels.
Commissioner Cardoza commented the lettering should be more spread out, concerned
about the final length of the letters, the sign is rounded/curved, not comfortable with the
mock ups, referred to the Cachia sign rendering that is accurate and to scale,
suggested the applicant obtain a different sign contractor, and thanked the applicant for
her efforts.
Commissioner Kerr commented the major tenants lettering is acceptable, minor tenants
lettering is too narrow, Plaza Del Obispo lettering should be spread out, and the sign
plans and rendering should be to scale.
Commissioner Neely concurred with his colleagues concerns.
Vice Chair Ratcliffe concurred with her colleagues comments.
Motion by Commissioner Kerr to continue the item to the next regular meeting on
February 24, 2009, seconded by Vice Chair Ratcliffe. The motion to continue passed
by a vote of 5-0.
COMMISSION / STAFF COMMENTS
Assistant Community Development Director Taylor commented on the memorandum
from staff to the Planning Commission dated January 27, 2009 providing information on
the following:
• 1/15/09 DRC actions;
• 1/19/09 Joint City Council / Planning Commission Recommendation
• 1/20/09 City Council actions;
• 2/3/09 City Council agenda items;
• 2/5/09 DRC agenda items;
• 2/10/09 Planning Commission agenda items.
Commissioner Cardoza inquired about the status of the Mammoth sign litigation.
Vice Chair Ratcliffe passed.
Commissioner Kerr passed.
Commissioner Neely passed.
Chair Cohen commented that City Council appointments to Commissions and Boards is
coming up, hopes he and his colleagues will be back, and thanked his colleagues and
staff for their dedication.
PC Minutes 7 January 27, 2009
Deputy City Attorney Retterer commented that a trial for the Mammoth sign litigation is
scheduled for late February.
Assistant Community Development Director Taylor apologized for the delay in
temporary sign code enforcement that will be addressed.
ADJOURNMENT
Chair Cohen adjourned the meeting at 9:15 p.m.
Approved:
Grant Taylor, ' M.
Assistant Community Development Director
PC Minutes d January 27, 2009