80-0824_CC_Minutes_Adjourned Regular Meeting43
SEPTEMBER 24, 1980
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
Hausdorfer at 7:07 p.m., in the City Council Chamber.
ROLL CALL PRESENT: Gary L. Hausdorfer, Mayor
Phillip R. Schwartze, Mayor pro tem
Lawrence F. Buchheim, Councilman
Kenneth E. Friess, Councilman
(arrived at 7:17 p.m.)
One Office Vacant
PLANNING COMMISSION: Anthony L. Bland, Chairman
Robert Davies, Commissioner
(arrived at 7:30 p.m.)
Steven Rios, Commissioner
(arrived at 7:10 p.m.)
ABSENT: Dee Tyler, Vice Chairman, Planning
Commission
Michael Berns, Commissioner
STAFF PRESENT: James S. Mocalis, City Manager; William D. Murphy,
Director of Public Works; Thomas G. Merrell, Director of Community
Planning and Development; Mary Ann Hanover, City Clerk.
DOWNTOWN MASTER PLAN WORKSHOP
(68) Mayor Hausdorfer announced that the workshop was scheduled to
discuss the Downtown Master Plan, to communicate with the
community, and to consider staff recommendations. Discussions
since 1975 have resulted in a general consensus that the area
suffers from some significant negative impacts.
The Director of Community Planning and Development advised
that four major problems are perceived in the downtown area:
(1) economic decline represented by decreasing retail
sales and increasing vacancy rates and business
turnover;
(2) traffic congestion, both pedestrian and vehicular;
(3) parking deficiencies;
(4) aesthetics.
Staff recommended that public improvements be installed first,
including public parking lots, pedestrian linkages, beautifi-
cation, and traffic flow; that anchor uses such as quality
restaurants/entertainment should be encouraged and promoted,
since the Mission is not serving as an anchor; the City
should help merchandise the downtown area and maintain
enough control to insure the proper sequence of improvement
to protect existing merchants; financing of public improvements
through formation of a Redevelopment Agency utilizing tax
increment financing procedures.
Mayor Hausdorfer requested informal comment, and the following
persons addressed the Council:
(1) Marilyn Williams, 29931 Camino Capistrano, stated that
the study was to have had a traffic and parking emphasis
while the environmental impact report recommends that
parking problems be studied first; and, noted concerns
with tax increment financing and effects on future
revenues.
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(2) Terry Trowbridge, Buena Park, asked the proposed
percentages of anchor tenants and retail shops, and
time of improvements, and building heights. Al
Gobar, of Al Gobar Associates, consultants, advised
that forty-seven percent of the ultimate total would
be restaurants. Mr. Merrell noted there may be
difficulties in purchasing parking areas and concurrent
building, and advised that some structures would be
two stories high with others having basement levels
in addition.
(3) Steven Seveli, 31766-68 Camino Capistrano, suggested
consideration be given to simultaneously installing the
parking areas with flexibility provided for upgrading
existing businesses. Council concurred that improvements _
to existing buildings should be encouraged. Mr. Seveli
stated that he concurred with the master plan concept.
(4) Dr. Herbert Stroschein, 2226 Victoria Street, Santa Ana,
inquired about the status of E1 Camino Real from the
Texaco station to the Bank of America; noted that his
developments have already provided parking; questioned
ability of businesses to receive deliveries; stated
that the extension of Del Obispo Street had relieved
downtown traffic; noted opposition to the statement
that the Mission is not the downtown anchor; stated
that he would be adverse to deeding any additional
property to the City. Mr. Merrell advised that E1
Camino Real was designed primarily for pedestrian
traffic, but that the design would allow emergency
and delivery access.
Mayor Hausdorfer commented that the Mission will continue to
be an attraction, but that visitors to the Mission do not
necessarily remain in the area to shop. Mr. Merrell advised
that parking improvements would probably begin in the area
near the railroad tracks, and that the aim is for property
owners to receive the anticipated economic return while some
of the area along Del Obispo Street is utilized as a parking
area.
(5) Mrs. Stroschein stated that their properties are all
committed for development and noted opposition to double
level parking from a safety standpoint.
(6) Harrison Negley, 31531 Camino Capistrano, requested
information on the type of anchor tenant that would
be acceptable. Mr. Gobar stated that restaurants would
create a balanced specialty center of approximately
60,000 square feet. Mr. Negley stated that developers
do not consider restaurants as viable anchors and suggested
that redevelopment procedures of the City of Glendale
be investigated.
(7) Councilman Buchheim advised that Carmen Oyharzabal,
31871 Camino Capistrano, had requested that he state
her opposition to the extent of parking proposed
between her property and the railroad tracks; further,
Ted Stroschein concurred with the statements of Dr.
and Mrs. Stroschein.
In response to Mayor Hausdorfer, the City Manager advised that
all of the land within the project area would be frozen since **
funds cannot go to taxing agencies until the bonded indebtedness
is paid; property tax revenues would go to the Agency, but
would not reflect the increases in value. Mr. Mocalis noted
that direct costs to the City would include traffic signals
and required improvements to areas outside of the project area;
job availability would increase as well as sales tax revenue.
* tax increment funds ) amended by City Council 12/10/80.
** those )
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45
Mayor Hausdorfer stated that recommendation 4.B., regarding
implementation of financial mechanisms, should include a
provision for a thoroughly detailed explanation of the
economic impact on the City of any tax increment concept.
Commissioner Bland urged that the City look closely at the
type of anchor businesses to be approved taking into considera-
tion the types of activities already available in nearby areas;
further, consideration should be given to the fact that
existing parking tends to disappear with its use by construction
equipment. Commissioner Rios noted concern with the business
anchor being a restaurant, suggested phasing of improvements,
agreed with centralized parking recognizing the difficulty
of acquiring property, and suggested that effort be made to
continue with the Mission as the anchor. Councilman Buchheim
commented that all property owners in the area must be kept
aware of progress with the master plan.
Implementation of Downtown Master Plan:
It was moved by Councilman Friess, seconded by Councilman
Schwartze and unanimously carried to approve the following staff
recommendations:
(1) Determine that the City will pursue implementation
of the Downtown Master Plan.
(2) Determine that the one-way system will not be implemented.
(3) Determine that the off-site public parking and street
improvements must be constructed to better serve the
downtown area.
(4) Direct staff to present for City Council action within
a period of 60-90 days the following documents:
(a) A precise plan or zoning mechanisms that provide
the following:
(1) phased development where public parking and
street improvements are obligations of the
City and are implemented in the first phase;
(2) deferral of additional competitive office
and retail shops until adequate square
footage of anchor uses has been implemented;
(3) a program for promoting and merchandising
the area jointly by the City and merchants;
(4) provision for flexibility in the implementation
of private developments consistent with the
objectives of the Master Plan.
(b) An implementation program that establishes the use
of the tax increment concept or other financial
mechanisms as directed by the City Council.
(5) Advise the developer of the Burruel Plaza and other
property owners that are ready to develop their
properties that development of their parcels should:
(a) be deferred until the anchor uses have been
developed; or,
(b) develop in such a manner that their properties
accommodate the anchor uses.
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M
ADJOURNMENT
There being no further business before the Council, the meeting
was adjourned at 9:00 p.m., to the next meeting time of Wednesday,
October 1, 1980, at 4:30 p.m., in the San Juan Hot Springs Dance
Hall for a workshop on Hillside Guidelines.
Respectfully submitted,
MARY ANN VER, CITY CLERK
ATTEST:
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