98-1207_CC_Minutes_Adjourned Regular Meeting395
December 7, 1998
ADJOURNED REGULAR MEETING OF THE CITY COUNCIL
OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA
The Adjourned Regular Meeting of the City Council of the City of San Juan Capistrano, California
was called to order by Mayor Greiner at 7:05 p.m. in the City Council Chamber, to conduct a joint
City Council and Planning Commission worksession on the EI Parador Hotel property.
ROLL CALL: PRESENT: John Greiner, Mayor
Collett Campbell, Mayor pro tem
Gil Jones, Council Member
Wyatt Hart, Council Member
David M. Swerdlin, Council Member
Mark McGuire, Chairman
Diane Bathgate, Commissioner
Ed Johnson, Commissioner (arrived @ 7:10 p.m.)
Timothy Neely, Commissioner
William Pichler, Commissioner
ABSENT: Bill Sonka, Vice Chairman
Sheldon Cohen, Commissioner
STAFF PRESENT: George Scarborough, City Manager; Cheryl Johnson, City Clerk; William M.
Huber, Engineering and Building Director; Thomas Tomlinson, Planning Director.
ORAL COMMUNICATIONS
None
ADMINISTRATIVE ITEMS
PLANNING DIRECTOR
JOINT MEETING OF THE CITY COUNCIL AND PLANNING COMMISSION TO
REVIEW POTENTIAL MODIFICATIONS TO THE PREVIOUSLY -APPROVED EL
PARADOR HOTEL (GENERAL PLAN AMENDMENT 82-3) (440.25)
Proposal:
Worksession held jointly with the Planning Commission to identify individual issues of
concern regarding the project proposal for the El Parador Hotel property located at the
southeast corner of Valle Road and San Juan Creek Road. The applicant had requested a
I
worksession to present a revised development concept and to receive comments prior to
submission of a formal application for City consideration. The El Parador Hotel project was
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approved in 1982; General Plan Amendment 82-3 designated the 9.5 -acre site as a Special _
Study area restricted to providing ahotel/convention facility, designed and located consistent
with Zone Change 82-9 and Architectural Control 82-5. The current project approvals for
the property located the building mass on the upper portion of the property and included both
3- and 4 -story elements.
Applicant:
Cameo Homes, c/o Victor Mahony, P. O. Box 2990, Newport Beach, California 92658
Written Communications:
Report dated December 7, 1998, from the Planning Director, describing the revised proposal
and resulting planning issues. The ground level at San Juan Creek Road would include the
formal registration area, lobby and two small restaurants; the second level would include the
conference center; and, the third level would include a restaurant and food terrace. The hotel
rooms would be located on the upper portion of the site in seven separate building, all having
either full or partial four stories, and include a recreation area with a health club as the focal
point. Parking would consist of 309 underground spaces at the main entry area off San Juan
Creek Road. The Report further advised that this project was not subject to the current
General Plan update urgency ordinance because the project site was less than 10 usable acres
and because prior approvals existed.
Under the revised proposal, the building mass would be spread throughout the site, with a
major building structure located immediately adjacent to San Juan Creek Road, built into the
hillside area leading toward the upper elevations. The Report indicated that planning
opportunities and constraints to be addressed included a redesign of the Valle Road street
improvements; traffic circulation improvements for San Juan Creek Road; the architectural
theme and building massing; consideration of the hotel operator; and, the applicability of ine
City transient occupancy tax to the proposed time-share rooms. Notice of this meeting had
been provided to surrounding properties and homeowner associations.
Staff Presentation:
Conceptual site plans, artist renderings and the site plans approved in 1982 were on display.
The Planning Director provided a history of the 1982 approvals, noting that the approvals
remain in effect and the present applicant could request building permits for those approvals.
He discussed the proposed design, noting that the new concept oriented the facility to a more
resort -type hotel. He discussed street improvement issues, noting that alternatives were
being explored that may eliminate the use of retaining walls for the Valle Road
improvements. He further advised that staff had not completed a full review of the
conceptual site plans and there would be significant changes following a full review.
Applicant Presentation:
(1) Jim Gianulias, applicant, 1105 Quail Street, Newport Beach, expressed his
appreciation for the workshop. He noted that in comparison with the current
approvals, their proposal would not require as much grading; would include more
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' open space; and, would address traffic concerns. He further advised that the family-
owned Regent Hotels was on board with the project.
(2) Gin Wong, architect, Gin Wong Associates, 10390 Santa Monica Boulevard, Los
Angeles, indicated he had spent time studying the City and its requirements. He
appreciated the City's desire to maintain its historical integrity. He stated that the hill
needed to be preserved; there should be minimum cut and fill; and, the buildings
should be integrated into the hill to allow as much landscaping, sunlight, and open
space as possible. He further indicated that the proposal would occupy less than 28%
of the site. He described the proposed architecture and site circulation, noting that
there would be no automobiles allowed beyond the entry area other than emergency
vehicles. The architecture would include Spanish tile roofs, verandas, wood ceiling
and vaults; therefore, he felt the hotel design would specifically tie into the
community identity and would "belong" to the City.
(3) Ms. Andy Culbertson, President of Culbertson, Adams & Associates, planning
consultants representing the applicant, felt the proposal was superior to the current
approvals for its elimination of the building massing and for attracting a high-quality
hotel operator. She noted that although the proposal was in the very early stages and
serious review was necessary, hotel siting in the City was a time -sensitive matter and
the applicant wished to accomplish the reviews in an expedited manner to allow the
' realization of the project.
Council/Commission Discussion:
Discussion ensued with the project team regarding architectural and landscaping treatments
that would be used to break up the building mass and the visual and grading impacts; the
geotechnical work and amount of grading that may be necessary; the use of golf carts, which
would minimize heavy road work; the vacation club concept in concert with hotel rooms, and
applicability of the transient occupancy tax; and, the types of recreation proposed for the
facility. Concerns were expressed regarding secondary access, sufficient parking to
accommodate the conference use, queuing of cars in the lobby courtyard, and the timing of
traffic improvements, including improvements to the Valle Road freeway ramps. Staff
advised that the Planning Department was the only Department who had seen the plans and
extensive review and input was still needed to address many of the issues. It was clarified
that the original approvals for the site required full intersection improvements and that
requirement remained in effect for the development. However, several developments were
occurring in the area and the first development to go forward would be required to construct
the circulation improvements. Andy Culbertson, planning consultant, advised that the
applicant was conferring with the SunCal project team regarding coordination of the traffic
improvements.
Public Comments:
Don Tryon, 27539 Paseo Mimosa, noted that a historical depiction would be required of the
project and suggested that a bas relief would help soften the impact of a blank retaining wall
along Valle Road.
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oil
The Council and Planning Commission expressed appreciation to the applicant for their _
efforts and expressed general support for the proposed project, stating it was an improvement J
over the currently -approved project. The Council expressed confidence in the Planning
Commission and the ability to work toward a project that would be acceptable to the
community.
COUNCIL COMMENTS
None
ADJOURNMENT
There being no further business before the Council, the meeting was adjourned at 8:20 p.m. to the
next regular meeting date of Tuesday, December 15, 1998, at 5:30 p.m. in the City Council
Chambers.
Respectfully submitted,
CHERYL JOEWWWOTY CLERK
ATTEST:
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12/7/98