PC Minutes-2008-03-2532400 PASEO ADELANTO
SAN JUAN CAPISTRANO, CA 92675
(949) 493.1171
(949) 493.1053 FAx
www.sanjuancapistrano.org
CALL TO ORDER
U
MEMBERS OF THE CITY COUNCIL
SAM ALLEVATO
THOMAS W. HRIBAR
EST-ILISHEDMARK NIELSEN
V75 JOE SOTO
•® DR. LONDRES USO
MINUTES OF THE MEETING
OF THE
PLANNING COMMISSION
TUESDAY, MARCH 25, 2008
The meeting of the Planning Commission was called to order by Chairman
Cardoza at 7:05 p.m., followed by the Pledge of Allegiance to the Flag.
ROLL CALL
Commissioners Present
Commissioners Absent:
Robert Cardoza, Chairman
Ginny Kerr
Tim Neely
Gene Ratcliffe
Sheldon Cohen, Vice Chairman
Staff members in attendance: Grant Taylor, Assistant Planning Director; Jason
Retterer, Deputy City Attorney; David Contreras, Senior Planner; Justin Kirk,
Assistant Planner; Teri Delcamp, Historic Preservation Manager; Douglas
Dumhart, Economic Development Manager; Laura Stokes, Administrative Intern;
Sue McCullough, Recording Secretary.
ORAL COMMUNICATIONS
None.
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.
San Juan Capistrano: Preserving the Past to Enhance the Future
Col Printed on 100% recycled paper
PC Meeting 2 March 25, 2008
1. APPROVAL OF PLANNING COMMISSION MINUTES OF FEBRUARY
26, 2008.
Commissioner Kerr asked that the minutes be corrected to indicate in Item F-1
that the Iron Bark Eucalyptus trees removed to be replaced with an appropriate
species to be determined. Commissioner Kerr moved approval of Planning
Commission Minutes of February 26, 2008 as corrected, seconded by
Commissioner Ratcliffe. The motion passed by a vote of 3-0-1, with
Commissioner Neely abstaining due to his absence at the meeting.
PUBLIC HEARINGS
1. REZONE (RZ) 07-007, SITE PLAN REVIEW (SPR) 07-002,
TROUBLEMAN'S COTTAGE RELOCATION — LOS RIOS ST., A REQUEST
FOR APPROVAL TO RELOCATE THE TROUBLEMAN'S COTTAGE AS AN
ACCESSORY DWELLING UNIT (ADU) TO 31701 LOS RIOS STREET (APN
121-143-04), WITHIN THE LOS RIOS SPECIFIC PLAN AREA. THE PROJECT
INCLUDES A REZONE OF THE REAR PORTION OF THE PROJECT SITE
FROM PARK ("P") TO LOW DENSITY RESIDENTIAL ("LDR") WHILE LEAVING
THE FRONT PORTION OF PROJECT SITE IN THE EXISTING HISTORIC
RESIDENTIAL ("HR") ZONE AND INCLUDES EXCEPTIONS TO THE
MAXIMUM HEIGHT, MAXIMUM ADU SIZE AND ADU PARKING
REQUIREMENTS. THE EXISTING BUILDING SITE (RIOS/STANFIELD
HOUSE) IS INCLUDED ON THE INVENTORY OF HISTORIC AND CULTURAL
RESOURCES AS A CONTRIBUTOR TO THE LOS RIOS STREET NATIONAL
REGISTER HISTORIC DISTRICT. (APPLICANT: IRAJ DOURAGHI / CITY OF
SAN JUAN CAPISTRANO)
Written Communications
March 25, 2008
Owner/Applicant
Iraj Douraghi, 31701 Los Rios Street, San Juan Capistrano, CA 92675
Engineer/Architect
Dana Somsel, 22 Finca, San Clemente, CA 92672
Staff presentation & recommendation
Ms. Delcamp presented the staff report and recommended that the Planning
Commission approve the project pursuant to the following actions:
1. Adopt a resolution approving the Mitigated Negative Declaration and the
exceptions to development standards for Site Plan Review 07-002; and
2. Adopt a resolution recommending that the City Council approve the
amendment to the Los Rios Specific Plan (RZ 07-007).
Public Hearing
PC Meeting 3 March 25, 2008
Nancy Topa, 25531 Purple Sage Lane, spoke in opposition to the Troubleman's
Cottage relocation.
Kathryn Smith, 32481 Spyglass Court, spoke in favor of the Troubleman's
Cottage relocation.
Bill Hardy, 26523 Calle Lorenzo, spoke in favor of the Troubleman's Cottage
relocation.
Buddy Forster, said the project is listed as a house, not a museum.
Commissioner Questions and Comments
Commissioner Neely suggested that the DRC review final construction details for
consistency with the community.
Chairman Cardoza suggested that any tree removal be reported to the City. Ms.
Delcamp said the applicant's intent is to repair and restore the building in
accordance with the Secretary of Interior standards, and the applicant is not
proposing to remove any of the existing trees.
Motion
Commissioner Kerr moved, seconded by Commissioner Ratcliffe, to adopt
Resolution 08-3-25-1 approving the Mitigated Negative Declaration and the
exceptions to . development standards for Site Plan Review 077002, to allow
relocation of the Troubleman's Cottage to the private property located at 31701
Los Rios Street (APN 121-143-04), including amendments to the Conditions of
Approval. The motion passed by a vote of 3-1, with Commissioner Neely
opposed due to concern regarding the ambiguity of Department of Interior
standards.
Motion
Commissioner Ratcliffe moved, seconded by Commissioner Kerr, to adopt
Resolution 08-3-25-2 recommending that the City Council approve the
amendment to the Los Rios Specific Plan (SP) 78-01 (RZ 07-007), Troubleman's
Cottage relocation — Los Rios Street. The motion passed by a vote of 3-0-1, with
Vice Chairman Cardoza abstaining.
2. CONDITIONAL USE PERMIT (CUP) 06-06; ZOE CHURCH; A REQUEST
FOR APPROVAL TO ESTABLISH AND OPERATE A GREEK ORTHODOX
CHURCH WITHIN A 1,807 SQUARE FOOT TENANT SUITE PORTION OF A
14,119 SQUARE FOOT TWO STORY COMMERCIAL BUILDING LOCATED AT
31952 CAMINO CAPISTRANO, AND MORE COMMONLY REFERRED TO AS
APN: 668-242-13 (APPLICANT: GREEK ORTHODOX MISSION OF SOUTH
ORANGE COUNTY, EJ CONSTANTINE)
Written Communications
PC Meeting 4 March 25, 2008
March 25, 2008
Applicant
Greek Mission Orthodox Mission of South Orange County, EJ Constantine, PO
Box 1214, San Juan Capistrano, CA 92693
Property Owner
Leonard O. Lindborg, 30100 Crown Valley Parkway, Laguna Niguel, CA 92677
Staff presentation & recommendation
Mr. Kirk said that staff recommends that the project be continued indefinitely as
the applicant has not provided the necessary information required for review and
approval.
Motion
Commissioner Neely moved, seconded by Commissioner Ratcliffe, that the
project be continued indefinitely as the applicant has not provided the necessary
information required for review and approval. The motion passed by a vote of 4-
0.
OLD BUSINESS
1. CONTINUED CONSIDERATION OF ARCHITECTURAL CONTROL (AC)
07-024, KENTUCKY FRIED CHICKEN (KFC) RESTAURANT REMODEL, A
REQUEST FOR REVIEW OF DESIGN PLANS FOR A PROPOSED REMODEL
OF AN EXISTING RESTAURANT ON A 10,354 SQUARE FOOT PARCEL
LOCATED AT 32032 CAMINO CAPISTRANO (APN 668-241-16) (APPLICANT:
ROY MILLER). CONTINUED FROM THE MEETING OF MARCH 11, 2008
Written Communications
March 25, 2008
Applicant
Roy Miller, 28052 Camino Capistrano, Laguna Niguel, CA 92677
Property Owner
Elizabeth Glass, 27982 Via Herrera, Mission Viejo, CA 92692
Architect/Engineer
Sari Ishrati, 17070 Lisette St., Granada Hills, CA 91334
Staff presentation & recommendation
Mr. Kirk presented the staff report and recommended that the Planning
Commission adopt a resolution conditionally approving AC 07-24 to remodel the
existing KFC restaurant, and finding the project exempt from CEQA.
PC Meeting
5 March 25, 2008
Applicant Miller requested the Jockey Red awning color.
Public Hearings
Matt Gaffney, 32302 Alipaz Street, Space 182, spoke in favor of the remodel
Commissioner Questions and Comments
Commissioner Neely said he wouldn't support the sign over the entrance door or
the picture of the Colonel on the side entrance sign, and asked for clarification of
signage and the paint color of the casing around the monument sign.
Chairman Cardoza called for a recess at 8:06 p.m. and reconvened the meeting
at 8:08 p.m.
Commissioner Ratcliffe asked if the faces count as signage square footage. Mr.
Kirk said they do and the larger face signs are 16.6 sq. ft., the KFC identification
sign above the entryway door is 7.25 sq. ft., for a total 23.85 sq. ft. which is within
the Municipal Code allowance of 24 sq. ft.
Chairman Cardoza said that a condition could be made for staff or the DRC to
review a new color palette.
Motion
Commissioner Kerr moved, seconded by Commissioner Ratcliffe, to adopt
Resolution 08-3-25-3 conditionally approving Architectural Control (AC) 07-024
for a remodel of an existing Kentucky Fried Chicken restaurant located at 32032
Camino Capistrano (APN 668-241-16), using Desert Mesa and Spanish Brown
for the building colors and Jockey Red for the window awning, with the plant
palette to be reviewed by the DRC, and confirming issuance of a categorical
exemption, and finding the project exempt from CEQA. The motion passed by a
vote of 3-1, with Commissioner Neely opposed.
2. CONSIDERATION OF REVISED DESIGN FOR MEXICO LINDO-
VAQUERO WEST BUILDING LOCATED AT 26755 VERDUGO STREET IN THE
TC (TOURIST COMMERCIAL) ZONE DISTRICT (GENERALLY LOCATED ON
THE EAST SIDE OF "THE SANTA FE RAIL DEPOT" AND NORTH OF THE
FRANCISCAN PLAZA -CELEBRITY THEATERS) (APN 121-141-
11)(APPLICANT: ERIC ALTMAN).
Written Communications
March 25, 2008
Owner/Applicant
Eric Altman, 29222 Rancho Viejo Road, Suite 111, San Juan Capistrano, CA
92675
Engineer/Architect
PC Meeting 6 March 25, 2008
Roy Nunn, Nunn Architecture, 27455 Via Petra, San Juan Capistrano, CA 92675
Staff presentation & recommendation
Mr. Contreras gave the staff report and said that on February 19, 2008, the City
Council, by motion agreed that the buildings were an appropriate size and design
and agreed to refer the project back to the planning commission for "fine-tuning"
of design details based solely on City Council direction and limited to one
meeting.
Mr. Altman addressed concerns with the staff report, saying the project has not
increased in building square footage since the City Council Meeting, and showed
a PowerPoint presentation.
Commissioner Questions and Comments
Commissioners Kerr and Ratcliffe and Chairman Cardoza voiced concern
regarding the bright paint colors and different colorations on each building.
Commissioner Ratcliffe and Chairman Cardoza asked that the landscaping be
appropriate and be brought back to the DRC. Chairman Cardoza said that the
process is awkward based on the constraints.
Motion
Commissioner Kerr moved to forward Commissioner concerns and recommend
that building colors and landscape plan be referred to the DRC without holding
up the process, seconded by Commissioner Ratcliffe. The motion passed by 3-1,
with Commissioner Neely opposed.
NEW BUSINESS
1. CONSIDERATION OF SAN JUAN CAPISTRANO DOWNTOWN
PARKING STUDY- FEHR AND PEERS ASSOCIATES INC.
The Downtown Parking Study suggestions:
• If the City chooses to build a parking structure, an extension of the existing
Franciscan Structure is preferred because this choice creates the least
visual impact;
• Reconfiguring the South Depot Lot (Multi Modal Lot) to reorient the
parking configuration, potentially creating 33 new stalls;
• Research a single level parking lot at the hard courts (tennis courts) on
Camino Capistrano to save costs, subject to relocation of existing hard
courts;
• Encourage strict adherence of downtown businesses to utilize downtown
employee permit parking program.
Written Communications
March 25, 2008
PC Meeting 7 March 25, 2008
Staff presentation & recommendation
Mr. Dumhart presented the staff report and recommended that the Planning
Commission forward a recommendation to the City Council that the work is
complete, accepted and approved.
Ms. Stokes presented a PowerPoint detailing the results of the Downtown
Parking Study.
Commissioner Questions and Comments
Chairman Cardoza asked if the study took into account the trolley and the current
uses of recreation facilities, such as an improved tennis court. Mr. Dumhart said
the trolley was not taken into account, and that the tennis and basketball- courts
could be relocated to another part of the City.
Commissioner Ratcliffe said that only 5 percent of the people surveyed were
special event participants.
Commissioner Neely said the commercial parking standards are excessive and
asked that the parking study be used as a basis for re-examining our commercial
parking standards with the idea that the parking ratios might be capable of being
reduced and augment that reduction with landscaping rather than building
superfluous parking.
Commissioner Neely asked for future trends for train parking. Mr. Dumhart said
that the San Juan train station will probably service the Ladera Ranch and future
ranch development. Commissioner Neely voiced concern regarding lessening
commercial business parking in favor of train commuters in Franciscan Plaza,
and suggested trolley parking across the freeway to cut traffic congestion.
Chairman Cardoza voiced concern regarding how the proposed parking locations
will impact over-all traffic circulation, a pedestrian friendly environment, open
space, and future uses.
Commissioner Ratcliffe voiced concern regarding parking for special events. Mr.
Dumhart said going vertical may free up surface parking for additional uses or
open space.
Motion
Commissioner Neely moved to transmit the report to the City Council with the
above comments, seconded by Commissioner Kerr. The motion passed by a
vote of 4-0.
Chairman Cardoza called for a recess at 9:55 p.m. and reconvened the meeting
at 10:05 p.m.
PC Meeting 8 March 25, 2008
2. LAND USE DETERMINATION: PVC MEMBRANE ROOF MATERIAL; A
REQUEST FROM PROPERTY OWNER FRANK MARKLEY TO UTILIZE A PVC
MEMBRANE (VINYL TYPE) ROOF MATERIAL ON THEIR EXISTING
ATTACHED PATIO OVERHANG ON PROPERTY LOCATED AT 28481
CAMINO DIMORA IN THE PC (PLANNED COMMUNITY) ZONE SUBJECT TO
COMPREHENSIVE DEVELOPMENT PLAN (CDP) 81-2, GLENFED PLANNING
AREA "D".
Written Communications
March 25, 2008
Applicant
Frank Markley, Homeowner, 28481 Camino Dimora, San Juan Capistrano, CA
92675
Commissioner Kerr recused herself from this item since she lives less than 500
feet from the referenced residence.
Staff presentation & recommendation
Mr. Taylor presented the staff report and recommended that the Planning
Commission accept testimony from the applicant, review the PVC membrane
roof material literature and samples, consider the General Plan Community
Design Element, consider San Juan Capistrano Municipal Code (SJCMC)
Section 9-3.501 and Section 9-3.301 — Table 3-2, consider the City's
Architectural Design Guidelines, determine that the PVC membrane roof material
is inconsistent with the above -identified codes and guidelines, and deny the
request.
Commissioner Questions and Comments
Commissioner Neely asked if the local HOA approved it and if the patio roof was
visible from any other structures. Applicant Markley said it was approved by the
HOA and would not be visible from any other structures.
Commissioner Neely said the Municipal Code has an exemption process that a
variance could be granted for a particular material.
Chairman Cardoza asked that the material color match the stucco as much as
possible.
Public Hearing
Ron Nelson, 28441 Camina Dimora, spoke in support of the item.
Motion
Commissioner Neely moved that the PVC membrane roof material be approved
on the basis that this proposed location of the patio cover is not visible from any
outside properties and approval of the material color closest to the stucco color,
PC Meeting 9 March 25, 2008
seconded by Commissioner Ratcliffe. The motion passed 3-0-1, with
Commissioner Kerr recused.
COMMISSION/STAFF COMMENTS
Mr. Taylor said that a Joint Meeting and Public Hearing with the Planning
Commission and Transportation Commission has been scheduled from 5:30 p.m.
to 8:00 p.m. on Tuesday, April 29, 2008 where Caltrans is scheduled to make a
presentation on the Caltrans interchange project.
The reorganization of the Planning Commission is scheduled at the April 8, 2008
Planning Commission meeting, with a reorganization of the DRC on April 15,
2008.
Mr. Taylor said the City Council approved a General Plan Amendment petition for
the Endevco property, and requested a Joint Special Meeting with the Planning
Commission, to be scheduled after the DAB meeting has been completed.
Mr. Taylor said that the City Council visited and continued Villa Montana to April
15, 2008. There is a Special Housing Advisory Committee meeting on April 10,
2008.
Chairman Cardoza said that he recommended to City Council that the bus stop
shelter locations and design be returned to the DRC for review.
ADJOURNMENT
There being no further business before the Commission, the meeting was
adjourned at 10:30 p.m.
The next regularly scheduled Planning Commission Meeting is scheduled for
Tuesday, April 8, 2008 at 7:00 p.m. in the City Council Chambers.
Approved:
Steven A. ApO6, AICP xr
g
Planning Director