PC Minutes-2006-04-252400 PASEO ADELANTO
SAN JUAN CAPISTRANO. CA 92675
(949) 493.1171
(949) 493-1053 FAx
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CALL TO ORDER
L SREARPCIPH1
e EVOLISREI 1A61
1776
MINUTES OF THE MEETING
OF THE
PLANNING COMMISSION
TUESDAY, APRIL 25, 2006
0
MEMBERS OF THE CITY COUNCIL
SAM ALLEVATO
DIANE BATHGATE
WYATT HART
JOE SOTO
DAVID SWERDLIN
The meeting of the Planning Commission was called to order by Chairman Neely
at 7:03 p.m., followed by the Pledge of Allegiance to the Flag.
ROLL CALL
Commissioners Present: Robert Cardoza, Chairman
Sheldon Cohen, Vice Chairman
Joe Drey
Tim Neely
Gene Ratcliffe
Commissioners Absent: None
Staff members in attendance: Molly Bogh, Planning Director; Omar Sandoval,
Deputy City Attorney; William Ramsey, Principal Planner; Sam Shoucair, Senior
Engineer; David Contreras, Associate Planner; Karen Crocker, Director of
Community Services; Sue McCullough, Recording Secretary.
ORAL COMMUNICATIONS
None.
CONSENT CALENDAR
Items listed on the Consent Calendar are considered routine and will be enacted
by one motion and one vote. There will 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 MEETING MINUTES OF
MARCH 14, 2006;
Saiz Acm Cal- 5t)-ano: Piesei-vh7g the Pa.St to FDMcmce the f'u u►e
.0 Printed on 100% Recycled Paper
PC Meeting 0 2 0 April 25, 2006
2. TENTATIVE PARCEL MAP (TPM) 05-154, TAVASSOL;
CONSIDERATION OF A RESOLUTION RECOMMENDING CITY COUNCIL
DENIAL OF AN APPLICATION TO SUBDIVIDE AN EXISTING 2.65 ACRE
PARCEL INTO THREE RESIDENTIAL LOTS GENERALLY LOCATED ON THE
EAST SIDE OF FORSTER RANCH ROAD IN THE MCCRACKEN HILL
NEIGHBORHOOD (ASSESSOR PARCEL NUMBER 675-341-02). (APPLICANT:
JAFFAR TAVOSSOL)
Commissioner Drey moved approval, seconded by Commissioner Neely, of the
Consent Calendar. The motion passed by a vote of 5-0.
PUBLIC HEARINGS
None
OLD BUSINESS
None
NEW BUSINESS
1. ARCHITECTURAL CONTROL AC 05-09 LOS RIOS PARK AND
PARKING LOT (CIP 465); AN APPLICATION FOR THE CONSTRUCTION OF A
CITY PARK AND PARKING LOT WITHIN THE LOS RIOS HISTORIC
DISTRICT. (APPLICANT: CITY OF SAN JUAN CAPISTRANO)
Written Communications
Staff report dated April 25, 2006
Applicant/Prope& Owner
City of San Juan Capistrano, 32400 Paseo Adelanto, San Juan Capistrano, CA
92675
Landscape Architect
David Volz Design, 17050 Bushard Street, Suite 300, Fountain Valley, CA 92706
Staff presentation & recommendation
Mr. Contreras presented the staff report as an application for the construction of
a City park and parking lot within the Los Rios Historic District. In April 2005 City
Council authorized staff to retain landscape and architectural design services by
David Volz Design. The park design encompasses 4 acres of the 7 acre park
site, and includes an 83 -space parking lot, trails, a pedestrian plaza connecting
the park to Los Rios Street and the Montanez Adobe, a tot lot, a group picnic
area, natural pasture area, and historic plaque.
Ms. Crocker said that two public workshops were held and the preferred design
has been reviewed by the Design Review Committee, Park and Recreation
PC Meeting • 3 • April 25, 2006
Commission, and Cultural Heritage Commission, all of which recommended
project approval with design modifications.
Staff is recommending that the Planning Commission adopt a Mitigated Negative
Declaration (MND) and approve an Architectural Control (AC) application for the
Los Rios Park project.
Commissioner Questions and Comments
Vice Chairman Cohen asked if there has been any environmental site
assessment on the property. Ms. Bogh said this property was purchased by the
Redevelopment Agency and Douglas Dumhart did a Phase 1 environmental at
the time of purchase. There is no contamination on this site that would affect the
park design because the Solag area of the site is in phase 2, and the park design
requires fill to raise the grade.
Vice Chairman Cohen asked if the parking lot will be the only parking lot. Ms.
Crocker said yes, but there is room for additional parking in Phase 2 if needed.
Vice Chairman Cohen asked on what basis we determined that 82 or 83 spaces
were required for the parking. Ms. Crocker said when the parking lot project was
first presented there were fewer parking spaces, and as part of the park design
the number of parking spaces was increased. Vice Chairman Cohen said the
plan is to use the parking lot for Los Rios District Area businesses and downtown
visitors, as well as serving the park use.
Vice Chairman Cohen asked if there is a plan to include a gate to control access
to the parking lot after hours. Ms. Crocker said there is no plan at present for a
gate, but the possibility exists in the future if needed. There will be no use of the
park at night.
Commissioner Drey asked the plans for the house up on blocks. Ms. Bogh said
this is one of the Troublesman Cottages and will be relocated to the Mission
Hill/Mission Flats District and restored for residential use.
Ms. Bogh said notice of tonight's Public Meeting was sent to neighbors and
stakeholders who attended the other Public Meetings, and suggested that David
Volz provide information regarding design of the Park.
Mr. Volz described the park site and related Montanez Adobe landscape project,
saying research of historic photos of the area was done to ensure that the design
reflects the area's ranch era.
Vice Chairman Cohen said we traditionally require historic depiction programs in
connection with buildings around town, and that this would be an ideal
opportunity to provide historical depictions. Mr. Volz said that might be a great
use in the restroom building area. Ms. Bogh said the historical depiction program
PC Meeting • 4 • April 25, 2006
will go to the Cultural Heritage Commission, and that a "path to history" along a
walkway had been discussed as well as a plaque or sculpture in the plaza center.
Public Hearing
Marianne Davidson, 26621 Ramos Street, asked about the parking lot paving
and lighting. Ms. Bogh said that the parking lot would be paved in permeable
material to allow infiltration or drain into a bio-swale, the plaza area will be pavers
or decorative hardscape, and the pathways will probably be decomposed granite.
The parking lot is not intended to be lit, other than security lighting around the
bathroom building.
Chairman Cardoza asked if the final detailing would be in a separate agreement.
Ms, Bogh said the next step would be for a landscape architect and engineering
consultant to work on the final site plan and final grading plan to go out to bid for
construction. Final decisions on lighting, landscaping, street furniture and fixtures
would be routed through the DRC for final review, and substantial compliance
with the design approved at this meeting would be expected. Ms. Bogh said that
a condition could be added to have the restroom building come back to the
Planning Commission for final design review. Mr. Contreras said Condition 1
could be modified so that the restroom component would go to the DRC and
Planning Commission for final review.
Vice Chairman Cohen said any significant deviation from the present plan should
come back to the DRC and perhaps the Planning Commission. Ms. Bogh said
that significant deviation would be treated as an AC modification, and would have
to be approved by the Planning Commission.
Commissioners Ratcliffe and Neely thanked and complimented Mr. Volz on the
conceptual park design, which reflects the Los Rios history and character.
Ms. Bogh said Condition 1 would be modified to require that the architectural
design of the restroom building be forwarded to the DRC and Planning
Commission for design review.
Motion
Commissioner Drey moved, seconded by Commissioner Ratcliffe, to approve
Resolution 06-03-25-1 adopting a Mitigated Negative Declaration and
conditionally approving an Architectural Control for the Los Rios Park & Parking
Lot located within the Los Rios Historic District, with a revision to Condition No. 1
requiring that the architectural design of the restroom building shall be forwarded
to the Design Review Committee and Planning Commission for design review.
AYES: Commissioners Drey, Neely and Ratcliffe, Vice Chairman Cohen,
and Chairman Cardoza
0 NOES: None
PC Meeting 0 5 • April 25, 2006
is ABSENT: None
ABSTAIN: None
The motion passed by a vote of 5-0.
2. TENTATIVE PARCEL MAP (TPM) 03-142, FORSTER ESTATES;
CONSIDERATION OF CONCEPT TO SUBDIVIDE AN EXISTING 2.2 ACRE
PARCEL INTO TWO RESIDENTIAL LOTS GENERALLY LOCATED ON THE
EAST SIDE OF VALLE ROAD (FORSTER RANCH ROAD) AND ABOUT 90
FEET SOUTH OF THE MCCRACKEN HILL GATED ENTRY; (ASSESSOR
PARCEL NUMBER 675-331-02). (APPLICANT: ANVARI ASSOCIATES
CORPORATION)
Written Communications
April 25, 2006
ApplicantlProperty Owner
City of San Juan Capistrano, 32400 Paseo Adelanto, San Juan Capistrano, CA
92675
Landscape Architect
David Volz Design, 17050 Bushard Street, Suite 300, Fountain Valley, CA 92706
Staff presentation & recommendation
Mr. Ramsey presented the staff report as a request for consideration and
preliminary comments regarding the General Plan consistency of the proposed
parcel map concept. After denial of the previously submitted 4 -lot Tentative
Parcel Map by the City Council on January 3, 2006, the applicant indicated to
staff that they are looking at an alternative of two lots instead of four lots on the
2.2 acre parcel. Mr. Ramsey referred to photographs of the site and asked that
the Commission provide comments to the applicant.
Staff recommends that the Planning Commission make a determination
regarding the General Plan consistency of the proposed concept.
Public Hearing
Donna Brady, Attorney with Nossaman Guthner Knox & Elliott in Irvine,
representing Anvari Associates, said the applicant has spent considerable time
and resources, and has addressed the previous concerns.
Commissioner Drey asked what the easement is for on the north side of the
property and asked how the easterly right-of-way line compares with the present
edge of the pavement. Mr. Ramsey said the easement on the north side is an
existing water line easement. The road easement width varies and the existing
PC Meeting • 6 • April 25, 2006
road surface from the entry of McCracken Hill to the top of the hill has been
widened to 24 ft.
Vice Chairman Cohen said there are severe issues with the slope and landslides
in the general area. He noted there are many projects probably coming before us
in connection with McCracken Hill, and the City Council's action on the other
pending parcel map requests will give an indication of how much development
they want to see on McCracken Hill.
Commissioner Neely said that even though reducing the density to two lots
avoids the need for the requirement for exceptional design quality and important
amenities, the General Plan Community Design Element requires hillside
residential areas to develop well-planned lot sizes in relation to existing
topography and the requirement regarding steepness of the slope and lots sited
properly. The design with grading as shown is conventional and the hammerhead
may require retaining walls. A more creative design might be a shared access
drive going into the backs or sides of the units.
Commissioner Ratcliffe said that the feasibility of the site is a concern due to the
topography.
Commissioner Neely asked if it is a legal building site for one unit and if the
grading would be subject to discretionary review to comply with hillside design
standards or issued as a ministerial permit. Ms. Bogh said the parcel is zoned for
residential in the McCracken Hill Specific Plan and construction of one house
would be subject to only administrative approval under the Specific Plan, if there
were no grading issues. However, you cannot build on this site without changing
the grade by more than two feet, which would necessitate a Grading Plan Review
Application which would come to the Planning Commission.
Commissioners Neely, Drey and Chairman Cardoza agreed that development on
this property would have to demonstrate creativity and produce a high-quality
product, in order to be consistent with General Plan Community Design policies.
Ms. Grady said the proposed plan is at the low end of the General Plan zoning
designation, the designs are preliminary, and asked if two units could be
approved if slope stability and geological conditions are addressed appropriately.
Leslie Anvari, Applicant, 24452 La Hermosa, Laguna Niguel, asked what the
Planning Commission would allow on the lot, and said that a MND had been
prepared for the previous submittal.
Commissioner Questions and Comments
Chairman Cardoza asked for clarification on General Plan criteria. Ms. Bogh said
that one provision in the General Plan is that anything over the mid -point on the
density range has to show exceptional design. The General Plan guidelines on
0 •
PC Meeting 7 April 25, 2006
hillside development, community design element, and neighborhood character
need to be followed. The Subdivision Map Act findings must be affirmed,
including findings that the design of this subdivision is consistent with the
General Plan, the site is physically suitable for residential development, that the
site is physically suitable for this density, that the design of the subdivision is not
likely to cause environmental damage, and that the design will not cause serious
public health and safety risks due to soil problems and grading.
Mr. Sandoval said the Subdivision Map Act findings would not be applicable if the
application was for one house. If the applicant does not subdivide, it would only
have to meet the hillside criteria. Mr. Sandoval said the City does not intend to
keep the property as open space.
Vice Chairman Cohen said there is not enough information before the Planning
Commission to make a determination as to General Plan conformance at this
time.
Ms. Brady said that the applicant would like to move forward with input from the
Planning Commission, and asked the most important considerations to the
Planning Commission.
Commissioner Neely suggested that the applicant bring a refined proposal to the
DRC for review and guidance.
Motion
The Planning Commission indicated there is sufficient information provided to
determine the General Plan consistency of the proposed parcel map concept,
and asked that the applicant provide the Design Review Committee with a
refined proposal for review and guidance.
COMMISSIONISTAFF COMMENTS
Ms. Bogh said that Teri Delcamp and Ilse Byrnes will be presenting information
on Historic Preservation Week at 7 p.m. Thursday, April 27 on the Cox Forum TV
show and at 6:30 p.m. Friday, April 28 on the Real Orange TV show.
She said that a presentation by Tom Merrell to the Open Space Committee on
ridgeline preservation efforts in the 1970s is scheduled at 7 p.m. Monday, May 1
at the Community Center.
Commissioner Ratcliffe asked if City employees routinely take down garage sale
signs. Ms. Bogh said Code Enforcement Officers routinely remove any signs in
the right-of-way.
Chairman Cardoza said that some of the trees on Ortega Highway in the Rancho
Viejo area have been brutally trimmed.
PC Meeting 8 April 25, 2006
Chairman Cardoza asked when the Joint City Council and Planning Commission
meeting would be held. Mr. Ramsey said the meeting date will be confirmed two
weeks before the meeting. Ms. Bogh said the main agenda item is the Ortega
Widening Project and to give Caltrans input on the sound walls and retaining
walls; and that information would be provided to the Planning Commission and
City Council prior to the meeting.
ADJOURNMENT
There being no further business before the Commission, the meeting was
adjourned at 8:35 p.m.
The next regular meeting is scheduled for Tuesday, May 9, 2006, at 7:00 p.m. in
the Council Chambers.
Approved:
J44"W
Molly BoM, Plafihing Director
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