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Ordinance Number 861ORDINANCE NO. 861 AN ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA , AMENDING ORDINANCE 843, ENTITLED "SPECIFIC PLAN OF VILLAGE ALIPAZ AND ONE ADJOINING PARCEL," BY INCORPORATING PARCEL "D". (TRACT 16168/VILLAGE ALIPAZ, LLC) THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1 FINDINGS Whereas, the applicant, Village Alipaz LLC, has requested approval of to incorporate Parcel "D" into the Village Alipaz Specific Development Plan for the purpose of creating four residential lots as shown on Tentative Tract 16168; and, Whereas, the proposed project has been processed pursuant to Section 9- 2.301, Development Review of the Land Use Code; and, Whereas, the Environmental Administrator has reviewed the project pursuant to Section 15061 of the California Environmental Quality Act (CEQA) and has issued a negative declaration and caused a Notice of Negative Declaration to be posted pursuant to the City's Environmental Review Guidelines and has otherwise complied with all applicable provisions of the California Environmental Quality Act (CEQA) ; and, Whereas, the Ordinance is consistent with the goals, policies and objectives of the San Juan Capistrano General Plan in that the property is designated for residential use not to exceed eight units per acre, whereas the associated subdivision proposes the creation of four residential lots on the one acre; and, Whereas, the City Council conducted a duly noticed public hearing on November 6, 2001, pursuant to Section 9-2.313 of the Municipal Code to consider public testimony on the proposed project. SECTION 2 AMENDMENT TEXT Based upon the findings set forth in Section 1 preceding, the following amendments to City Council Ordinance 843 by the incorporation of Parcel "D" and additional development language to restrict residential units within said parcel to (3) two-story units and (1) one- story unit. As per Exhibit "A" attached. - 1 - SECTION 3 EFFECTIVE DATE This Ordinance shall take effect and be in force thirty (30) days after its passage. SECTION 4 CITY CLERKS CERTIFICATION The City Clerk shall certify to the adoption of this Ordinance and cause the same to be posted at the duly designated posting places within the City and published once within fifteen (15) days after passage and adoption as required by law; or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and a certified copy of the text of this Ordinance shall be posted in the Office of the City Clerk five (5) days prior to the date of adoption of this Ordinance; and, within fifteen (15) days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post a certified copy of this Ordinance, together with the vote for and against the same, in the Office of the City Clerk. PASSED, APPROVED AND ADOPTED this 20" day of November 2001. Aya art, Mayor Attest: 4? _ (t�AA M aret R. Monahan, City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF SAN JUAN CAPISTRANO ) I, MARGARET R. MONAHAN, appointed City Clerk of the City of San Juan Capistrano, do hereby certify that the foregoing Ordinance No. 861 was regularly introduced and placed upon its first reading at the Regular Meeting of the City Council on the 6th day of November 2001 and that thereafter, said Ordinance way duly adopted an passed at a Regular Meeting of the City Council on the 20th day of November 2001 by the following vote, to wit: AYES: COUNCIL MEMBERS: NOES COUNCIL MEMBERS: COUNCI R. MONAHAN, City Clerk Gelff, Swerdlin and Mayor Hart Bathgate, Campbell None -2- A SPECIFIC DEVELOPMENT PLAN FOR VILLAGE ALIPAZ, AND ONE ADJOINING PARCEL SDP 99-01 Adopted December 12, 1999 City Council Ordinance No. 843 Table of Contents SECTION PAGE # Purpose and Intent .................................................. 3 Site Characteristics.................................................. 3 Project Description .................................................. 4 Permitted/Conditionally Permitted Uses .................................. 7 Development Standards .............................................. 8 Specific Development Plan Revisions .................................. 10 VILLAGE ALIPAZ A PLANNED DEVELOPMENT Purpose and Intent The purpose and intent of Specific Development Plan SDP 99-01 in accordance with Section 9-3.423.5 (Planned Development District) of the Municipal Code is to: • Provide a method to establish development guidelines and the precise regulation of land uses to facilitate implementation of the Land Use and other elements of the General Plan; and • Provide for the utilization of innovative land planning and building design as a means of achieving high quality, variety, flexibility, and efficiency in the design of the proposed residential development. In cases where standard regulations or other issues are not addressed in this Specific Development Plan, the appropriate provisions of Title 9 of the Municipal code shall regulate. Site Characteristics Physical Conditions The project site contains approximately 24 acres of relatively flat land. There are four parcels included in the study area (although only Parcels A, B and C are subject to a zone change) as identified on Exhibit 1, with details of each site identified on Table 1. Parcel A is about 14.5 acres in size and has frontage on Alipaz Street. The rear portion of Parcel A was graded in 1994 to raise the elevation above the 100 -year flood elevation to accommodate an expansion of the existing RV storage yard. Parcel B is owned by the same property owner as Parcel A and contains about 7.4 acres. Access is provided to this site from a paved drive along the north property line of Parcel A. Parcel C is situated south of Parcel B, adjacent to the flood control channel. This parcel is 1.5 acres in size and is owned by the Capistrano Valley Water District. Access is provided by an easement Specific Development Plan 99-01 4 Villaoe Alipaz over Parcels A and B. Parcel D is a 1 acre rectangular lot owned by Charles Vermeulen and Martin Scalzo. Access is currently provided to this parcel across Parcels A and B, however, the access easement is actually across the northern 10 feet of the Rancho del Avion Mobile home Park. See Exhibit 1 for location of study area and parcels. Table 1 is a listing of parcel information. Site Location The study area is bordered by Alipaz Street to the west and San Juan Creek to the east and is approximately 200 feet south of Valle Pacifica. Camino del Avion is located approximately 300 feet to the south of the study area. Existing Land Uses The project study area is currently developed with a vacant field and a portion of a recreational vehicle storage yard on Parcel A. Parcel B contains the remainder of the RV storage yard. The entire RV storage yard contains space for 650 vehicles. Parcel C is currently used as a water pump station. Parcel D is vacant with the exception of a water well, which serves the nearby agricultural uses across Alipaz Street. Adjacent land uses include: a Mobile Home Park to the south; condominium housing, a mini storage, mobile home park and vacant land to the north; San Juan and Trabuco Creek confluence to the east and Kinoshita Farms and the Sports Park to the west. Marco Forster Middle School, Del Obispo Elementary School and the Sports Park/ Community Center are further west of the agricultural land. The school district anticipates expanding Marco Forster Middle School into the elementary school buildings and constructing a new elementary school north of the existing schools with access to Alipaz Street from the Sports Park driveway. Project Description General A 153 unit residential community is proposed to be established on Parcels A, B and C at this time. Although there are no current plans for changes to the use of Parcel D, this parcel is included within the study area since it currently takes access through Parcels A and B. Furthermore, the ultimate development of the residential community master plan may affect the use and access to Parcel D. The proposed residential community requires Specific Development Plan 99-01 5 Village Alipaz a rezone of Parcels A, B and C since the site currently has a medium density residential General Plan Land Use Designation that permits up to 8 units per acre (184 units) and is zoned General Agriculture (AG) which does not permit medium density residential development. Parcels A, B and C of the study area are being rezoned to Planned Development (PD) District in order to establish specific guidelines, standards and criteria for the development of the site, while at the same time providing flexibility in the timing of the phasing of the community infrastructure. The proposed gated residential community is comprised of 153 one and two story single family homes, with private streets and private recreational facilities. The homes are to be designed in the Spanish Revival Period style of architecture. Proposed details include rough hewn wood balconies and window ledges, shuttered windows, iron balconies, combinations of gable and hipped roofs, arched windows and doors and french doors. Four models are proposed for phase one and provide a variety of building massing. Plans include a one story plan, a two story plan with a porte-cochere and rear garage, and two additional two story plans, one of which includes a setback garage. The proposed homes also provide first floor projections on both the front and rear elevations of each plan to eliminate the "single box" design which is often characteristic of production homes. Future Phases may utilize different models, but should incorporate compatible architecture and massing. Access is provided to the recreation trails on the creek levee. Access is also provided to Parcel D, the privately owned, adjacent land, that is vacant with the exception of a water well and pump. Specific Development Plan 99-01 6 Village Alipaz Study Area Location Map E7,-i��C)�,� r Parcel B Parcel C, - .a CL -iyp 111 i ' 1 r Parcel A l ,� .1,J II .i i7 [, /} � ;I•I I-` i f III I III I'i' >'`t= 4 �,i_ is EXHIBIT 1 Specific Development Plan 99-01 7 Villaqe Alipaz Study Area Parcel Information TABLE 1 Permitted and Conditionally Permitted Uses Principal uses and structures permitted shall include the following: Single family residential homes. Water Transmission Facilities, both public and private. Conditional Uses Recreational vehicle storage (The existing recreational vehicle storage facilities are permitted under CUP 88-10. Accessory uses and structures permitted include the following: • Caretaker residence which is incidental to and integrated with a principal use and in conformance with the requirements of Section 9-3.612 of the Municipal Code; and Parks and playgrounds, public and private (non-commercial). A SVCS 121-171-11, 47, 48, 49, 50 14.5 ACRES ..:.... .......... �,y. :,..e..,:..,..:..... .. :.. tea. �f,� 6 ` i:'fS'i C CV WATER DIST 121-171-45 1.5 ACRES iOt f tit 1 1Cf2 :.>i ..11 TOTAL 24.4 AC TABLE 1 Permitted and Conditionally Permitted Uses Principal uses and structures permitted shall include the following: Single family residential homes. Water Transmission Facilities, both public and private. Conditional Uses Recreational vehicle storage (The existing recreational vehicle storage facilities are permitted under CUP 88-10. Accessory uses and structures permitted include the following: • Caretaker residence which is incidental to and integrated with a principal use and in conformance with the requirements of Section 9-3.612 of the Municipal Code; and Parks and playgrounds, public and private (non-commercial). Specific Development Plan 99-01 8 Village Alipaz • Recreational facilities, including public or private non-commercial recreation or community centers. UNLISTED USES The Planning Director has the authority and responsibility to review uses not listed in this Specific Development Plan. A proposed unlisted use may be permitted as a principal or conditional use if the Director determines that the use is of a comparable nature to the other uses specified in the Area, is compatible with other permitted uses and will not be detrimental to property in the vicinity of said use. Such determination shall be reviewed and confirmed by the Planning Commission after providing public notification of such review. Development Standards All proposed development within the study area shall comply with the development standards outlined in Section 9-3.424 Development Standards of the Municipal Code in addition to the criteria discussed below. DESIGN STANDARDS The project design should provide visual access to surrounding open space, including both distant and nearby features. Structures should be set back a sufficient distance from Alipaz Street to allow for views from the street to the ridgelines to the east. Large, sterile, horizontal or vertical spaces, such as blank walls or parking lots, shall be avoided or otherwise treated to minimize visual impacts. For example, trees shall be incorporated within the streetscape and residential lots to buffer the view. Two-story structures should incorporate architectural treatments such as balconies, windows, and trellises to minimize building mass. Structures should give the impression of varied building setbacks and add interest with light, shadows, form and texture. In particular, the row of buildings along the north and south project boundary should not appear as a continuous wall plane, but rather have variation. Where feasible, one and two-story structures and building elements should be intermixed to provide a variety of rooflines, building mass and setbacks. Buildings along the south project boundary should be one-story and two-story in height if the setback is less than 30 Specific Development Plan 99-01 9 Village Alioaz feet in order to provide a more compatible building mass with the existing Mobilehome Park. A pedestrian circulation/sidewalk system should be provided to facilitate movement throughout the site and to separate vehicular traffic from pedestrians. The park area should be connected by pathways and developed to encourage access and use. Architectural Standards Building designs shall be compatible with and accent surrounding areas and structures in color, style, materials, building massing and character. All architectural elements of a building shall be designed as an integral part of the structure. Individual buildings shall be designed so as to consistently carry out an overall architectural theme. The architectural theme of the project will be established when the Phase I plans for development within Area 1 are submitted for design review by the Planning Commission, pursuant to Section 9-2.306 of the Municipal Code. Residential Development Standards 1. Minimum Lot Area/Dimensions Minimum Lot Size — The minimum lot size is four -thousand (4,000) square feet. • Minimum Lot Dimensions — The minimum street frontage is forty-two (42.5) feet, except on cul-de-sacs, where the minimum street frontage is twenty (20) feet. • The minimum lot depth is ninety (95) feet. 2. Setbacks • Front Yard Setback — Eighteen (18) feet. • Rear Yard Setback — Two story structures (including first floor living space) - Fifteen (15) feet; One story attached garages - five (5) feet; and one story dwelling units - seven (7) feet. • Side Yard Setback — Five feet on each side. • Encroachments into Setback Areas — Maximum thirty (30) inches for chimneys; maximum forty-two (42) inches for stairs; maximum thirty-six (36) inches for eaves. Specific Development Plan 99-01 10 Villaoe Alioaz 3. Maximum Height Primary Structure — Two (2) stories, not to exceed thirty (30) feet. 4. Accessory Structures • Development of pools and spas shall be subject to Section 9-3.606 Swimming Pools, Whirlpools and Spas, of the Municipal Code. • Development of Accessory Structures shall be subject to Section 9-3.607 Accessory Uses and Structure of the Municipal Code. 5. Parking Standards • Off-street parking shall be provided as required in Section 9-3.602 of the Zoning Ordinance. • Storage of recreational vehicles in driveways, private streets or side yards is prohibited. 6. Landscape Standards • Landscaping for residential development within Land Use Districts A, B and C shall be approved as part of the overall landscape plan for Village Alipaz Supplemental development standards not addressed in this Specific Development Plan shall be subject to the applicable provisions of the Title 9 Land Use of the Municipal Code. Specific Development Plan Revisions Revisions to this Specific Development Plan shall be made in accordance with Section 9- 3.423.5 Planned Development District of the Municipal Code.