PC RESOLUTION NO. 16-07-26- ARCHITECTURAL CONTROL (AC) 15-035 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA APPROVING ARCHITECTURAL CONTROL (AC) 15-035, INN AT THE MISSION SAN JUAN CAPISTRANO FOR A NEW HOTEL WITH 124 ROOMS, A RESTAURANT, BANQUET FACILITIES, GARDEN PLAZA, SWIMMING POOL, KIDS CLUB AND FITNESS CENTER LOCATED AT 26891 ORTEGA HIGHWAY (ASSESSOR PARCEL NUMBERS 124-170-12, 14, 15, & 16)(APPLICANT: DAN FRIESS, MISSION COMMERCIAL PROPERTIES, INC.). Whereas, Dan Friess, Mission Commercial Properties, Inc., on behalf of South Coast Investors II, LLC, 31866 Camino Capistrano, San Juan Capistrano, CA 92675 (the Applicant ), has requested approval of AC 15-035, a request for approval of development plans for a new hotel to include 124 rooms, a restaurant, banquet facilities, garden plaza, swimming pool, kids club and fitness center (the Modified Project ). The proposed project is a modification to the previously approved Plaza Banderas Hotel (AC 10-002) project located at 26891 Ortega Highway and is generally located at the northeast corner of Ortega Highway and El Camino Real; and, Whereas, on October 19, 2010, the City Council approved a General Plan Amendment to the land use designation (GPA 10-001) and approved the Plaza Banderas Hotel Comprehensive Development Plan (CDP 10-01) within a Planned Community (PC); and, Whereas, on October 19, 2010, the City Council approved a Rezone to the City s Zoning Map (RZ 10-001) and approved the Plaza Banderas Hotel Comprehensive Development Plan (CDP 10-01) within a Planned Community (PC); and, Whereas, South Coast Investors II, LLC, 31866 Camino Capistrano, San Juan Capistrano, CA 92675, are the owners of real property located at Assessor s Parcel Numbers 24-170-12, 14, 15, & 16; and, Whereas, the AC 15-035 has been processed pursuant to Section 9-2.301, Development Review of the Land Use Code; and, Whereas, on July 26, 2016, the Planning Commission approved an Addendum to the Final EIR for the Plaza Banderas Hotel Project (SCH# 2010051075) for the Modified Project, which includes this AC15-035. The Addendum fully disclosed the changes and additions that were made to the Plaza Banderas Hotel Project EIR to make it applicable to the Modified Project, including AC15-035; and, Whereas, the Design Review Committee (DRC) reviewed the plans on February 11, 2016, March 24, 2016, April 14, 2016, May 12, 2016 and June 9, 2016 and recommended that the item move forward to the Planning Commission; and,
PC Resolution 16-07-26-2 July 26, 2016 Whereas, the Planning Commission conducted a duly-noticed public hearing on July 26, 2016 pursuant to Title 9, Land Use Code, Section 9-2.302 and City Council Policy 5 to consider public testimony on the proposed project and has considered all relevant public comments. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby find that the Addendum to the Final EIR for the Plaza Banderas Hotel Project (SCH#2010051075) fully and completely addresses any and all environmental impacts associated with the Modified Project, including AC15-035, and that no further environmental review is required before the Planning Commission approves AC15-035; and, NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano does hereby make the following findings as established by Section 9-2.313 of Title 9, Land Use Code of the City of San Juan Capistrano in support of Architectural Control (AC) 15-035: 1. The proposed use and design of the project comply with all applicable provisions of Title 9 of the San Juan Capistrano Municipal Code and any applicable specific plan or comprehensive development plan because the proposed modification reduces the overall intensity of the project while maintaining conformance with the Plaza Banderas Hotel Comprehensive Development Plan s (CDP 10-01) approved development concept, maintains consistency with the Architectural Design Guidelines through the Spanish/Mission Revival and Monterey Revival architectural design, and complies with the development standards related to building setbacks, building heights and parking requirements. Specifically, the proposed modifications reduce the overall building site coverage from about 47,907 square feet for the Plaza Banderas Hotel project to about 42,261 square feet for the proposed project. The modified design also maintains consistency with the CDP s Architectural Design Guidelines through architectural design that incorporates varied building massing, roof design, fenestration, and the use of colonnades, roof design, and tower elements, along with architectural details such as heavy wood beams, wrought iron, classic lighting, and Spanish tile to create an authentic design. Furthermore, the project has been designed to conform with the CDP Section 4.1.1 Overall Goals: 1. Reinforce and enhance the City s downtown as one of the primary focal points of the community; The proposed project is located at the main-entry gateway to the downtown area and has been designed to reinforce the City s heritage and tradition of architecture and design. The Spanish/Mission Revival and Monterey Revival architectural design elements that will allow the proposed development to architecturally exist amongst the adjacent buildings that are located within the downtown area. 2. Contribute to the existing pedestrian-oriented village-like environment; The proposed project has a well-balanced pedestrian orientation and human scale. The project provides architectural features such as balconies, arches,
PC Resolution 16-07-26-3 July 26, 2016 window awnings and varied roof planes that provide for architectural articulation that break-up the building mass. The pedestrian circulation experience is enhanced with the plaza area that is located at the southwest corner of the site, enhanced paving throughout the pedestrian corridors of the site and landscaping along the interior paseo and perimeter of the project. 3. Complement the scale, proportion and character of development in the surrounding area; The proposed project has an architectural design that incorporates varied building massing, roof design, fenestration, and the use of colonnades, roof design, and tower elements, along with architectural details such as heavy wood beams, wrought iron, classic lighting, and Spanish tile to create an authentic design. 4. Establish attractive, inviting, imaginative and functional site arrangement of buildings and parking areas; The proposed project provides a continuous access drive through the parking lot with entrances from Ortega Highway, Spring Street, and El Camino Real with a total of three (3) access driveways. Pedestrian access to the Hotel building from the parking lot is also provided via a sidewalk at the south side of the parking lot. All surface parking is designed to include landscaping to visually buffer views from the adjoining streets. Pedestrian linkages through the plaza into the project site are proposed to include landscape areas, a courtyard lounge, fountains, and lighting. Furthermore, the proposed pedestrian circulation design allows for hotel users to access the restaurant building via a paseo and with a connection to the plaza area, which will provide a place for sitting, congregating and waiting. The plaza will include a fountain, enhanced paving, landscaping and seating and will provide an inviting outdoor social experience for visitors and pedestrians that travel to and from the downtown area. 5. Create a high quality architectural and landscape design which provides proper access, visibility and identity; and, The proposed project incorporates earth-tone colors to enhance the architectural details of the project. The Mission-style stucco finish will complement the use of exposed wood beams and columns, wrought iron accent details and roof materials. The applicant also proposes to install landscaping along the perimeter of the buildings and along the interior paseo between the hotel and the restaurant building; and integrated with enhanced paving which will enhance the overall pedestrian experience because the outdoor plaza will provide visual interest with a fountain and mature trees; and will complement the existing pedestrian experience. 6. Provide stylistically diverse and creative architectural design solutions, which convey a sense of timelessness and elegance.
PC Resolution 16-07-26-4 July 26, 2016 The proposed project has an architectural design that incorporates varied building massing, earth-tone colors, roof design, fenestration, and the use of colonnades, roof design, and tower elements, along with architectural details such as heavy wood beams, wrought iron, classic lighting, and Spanish tile to create an authentic design. 2. The proposed use and design of the project is consistent with the goals, policies and objectives of the General Plan, including the Community Design Element because the goals and policies of the General Plan Community Design Element are substantially implemented through the City s adopted Architectural Design Guidelines. The Plaza Banderas Hotel Comprehensive Development Plan (CDP 10-01) was approved in 2010 because it was established that it complied with the Architectural Design Guidelines; and the proposed modifications to the Plaza Banderas Hotel project are designed to comply with the CDP which contains Design Standards that are intended to provide further guidance to ensure that high quality architectural design is integrated into the proposed development plans. Furthermore, the project will be consistent with the following policies and objectives of the Community Design Element: Community Design Goal 1: Policy 1.2: Encourage high-quality and human scale design in development to maintain the character of the City; and, The proposed project has a well-balanced pedestrian orientation and human scale. The project provides architectural features such as balconies, arches, window awnings and varied roof planes that provide for architectural articulation that break-up the building mass. The pedestrian circulation experience is enhanced with the plaza area that is located at the southwest corner of the site, enhanced paving throughout the pedestrian corridors of the site and landscaping along the interior paseo and perimeter of the project. Community Design Goal 2: Policy 2.1: Encourage development which complements the City s traditional, historic character through site design, architecture, and landscaping. The proposed project incorporates earth-tone colors to enhance the architectural details of the project. The Mission-style stucco finish will complement the use of exposed wood beams and columns, wrought iron accent details and roof materials. The applicant also proposes to install landscaping along the perimeter of the buildings and along the interior paseo between the hotel and the restaurant building, and the landscaping, integrated with enhanced paving, will enhance the overall pedestrian experience because the outdoor plaza will provide visual interest with a
PC Resolution 16-07-26-5 July 26, 2016 fountain and mature trees and will complement the existing pedestrian experience. Furthermore, the Historic Town Center Master Plan establishes the overall goals, policies, and development concept for the historic downtown including the subject property. The Master Plan specifically designates the subject property for the development of a destination hotel that would serve as an architectural focal point and entry statement to the downtown. The Master Plan notes, A primary component of the gateway is the proposed Plaza Banderas, which includes a 124- room hotel fronting Ortega Highway along with two small retail and restaurant buildings fronting Ortega Highway and El Camino Real. Moreover, the Historic Town Center Master Plan provides, An appropriately-sized plaza with an iconic element such as a fountain, statue, or other piece of public art, can also contribute to the gateway on this site while keeping the proposed retail building a comfortable distance from the busy intersection. The project proposes a fountain and Historic Depiction program within a plaza. As such, staff has determined that the proposed project design will be consistent with the goals, policies, and objectives of the Community Design Element, as well as, all other applicable provisions of the General Plan. 3. The site is adequate in size and shape to accommodate all yards, open spaces, setbacks, parking, access, and other features pertaining to the application, except as otherwise approved because the 3.18-acre Inn at the Mission site has been designed to accommodate the required project building elements, as set forth in CDP 10-001,and because the Inn at the Mission s development characteristics meet all of the development standards established in the Plaza Banderas Hotel CDP 10-01, including required building setbacks, building heights, open areas, massing, landscaping, parking and site access. Furthermore, the proposed project reduces the overall building footprint coverage on the project site from about 47,907 square feet for the Plaza Banderas Hotel project to about 42,261 square feet and provides more onsite parking than the previously approved Plaza Banderas Hotel project while reducing the overall development intensity. 4. The character, scale and quality of the architecture, site design and landscaping are consistent with the adopted Architectural Design Guidelines of the City because as demonstrated within this staff report, the proposed Inn at the Mission s design relies on the use of varied wall planes and roof lines, alternative building massing, courtyards, colonnades, varied color palettes and materials and demonstrates an acute understanding of the design elements of Spanish/Mission Revival and Monterey Revival style architecture, as required by CDP 10-001. The Inn at the Mission s site plan and building architecture essentially create a development plan that effectively manages the mass and bulk of proposed buildings. The project s proposed restaurant building is located along Ortega Highway and provides a varied building mass with wood railings and columns that are located on the exterior of the building.
PC Resolution 16-07-26-6 July 26, 2016 The project design provides varied setbacks with second story building masses setback to reduce the visual mass. Balconies, dormers, eaves and similar architectural features have been incorporated to create visual interest. The project s design conveys a sense of richness of detail and is evoked on the building elevation designs, which provide material and colors that indicate that the proposed project will use earth-tone colors and suitable building materials consistent with the architectural design. The proposed buildings include integrated tower elements and architectural projections that add visual interest to the building rooflines. Roofmounted equipment will be screened at least partially from off-site views. The project includes conceptual landscape plans with a landscape palette that incorporates a California native/friendly plant selection and relies on a combination of formal and natural plant groupings to accent entrances, visually buffer building massing and retaining walls, screen parking, and enhance courtyards and semipublic spaces. Furthermore, the project will be consistent with the adopted Architectural Design Guidelines because the following design principles are applicable to the proposed project: Design Issue/ Principal 1: Human Scale. The proposed project has a wellbalanced pedestrian orientation and human scale. The project provides architectural features such as balconies, arches, window awnings and varied wall and roof planes that provide for architectural articulation that break-up the building mass. The pedestrian circulation experience is enhanced with the plaza area that is located at the southwest corner of the site, enhanced paving throughout the pedestrian corridors of the site and landscaping along the interior paseo and perimeter of the project. Design Issue/ Principle 2: Eclectic Building Styles. The applicant proposes a Spanish/Mission Revival and Monterey Revival style theme, which incorporates architectural elements that will allow the proposed development to architecturally exist amongst the adjacent buildings that are located within the downtown area. Design Issue/ Principal 5: Heritage and Tradition. The proposed design of the buildings is reflected in the history and tradition of San Juan Capistrano. The buildings contain arched and overhead balconies with heavy timber support columns that are reminiscent of the western-type architecture. The proposed landscaping design provides a tree palette found locally and in the vicinity of the Mission. The applicant has submitted a Historical Depiction Program (HDP) pursuant to City Council Policy 606 that is designed to depict the history of El Camino Real The King s Highway, which consists of Brass Plaques on a stone pedestal. Design Issue/Principle 6: Richness of Details and Materials. The applicant proposes to incorporate earth-tone colors to enhance the architectural details of the project. The applicant also proposes to install landscaping along the perimeter of all buildings, and along the interior paseo between the hotel and
PC Resolution 16-07-26-7 July 26, 2016 the restaurant building, and integrated with enhanced paving which will enhance the overall pedestrian experience, which is consistent with the Architectural Design Guidelines, which provide, Unarticulated and solid wall surfaces degrade the quality of the pedestrian experience. Buildings facing pedestrian streets and plazas should incorporate design features that provide visual interest at the street and plaza levels. The outdoor plaza will provide visual interest with a fountain and mature trees; and will complement the existing pedestrian experience. Design Issue/ Principle 8: Linkages and Connections. The proposed pedestrian circulation design allows for hotel users to access the restaurant building via a paseo and with a connection to the plaza area, which will provide a place for sitting, congregating and waiting. The plaza will include a fountain, enhanced paving, landscaping and seating and will provide an inviting outdoor social experience for visitors and pedestrians that travel to and from the downtown area. 5. The site plan provides functional and safe vehicular, bicycle and pedestrian access and circulation because the site development concept provides a continuous access drive through the parking lot via three previously approved site access driveways at Ortega Highway, Spring Street, and El Camino Real. Pedestrian access to the Hotel building from the parking lot is also provided via a sidewalk at the east section of the parking lot. All surface parking is designed to include landscaping to visually buffer views from the adjoining streets. Pedestrian linkages through the plaza into the project site are proposed to include landscape area and lighting. 6. The proposed use and design of the project are compatible with surrounding existing and proposed land uses and community character, including scale, intensity, massing, architectural design, landscape design, and other development characteristics because the proposed project design relies on the use of varied roof and building lines, alternative building massing, courtyards, colonnades, varied color palettes and materials consistent with the design elements of Spanish/Mission Revival and Monterey Revival style architecture and is architecturally compatible with similarly designed buildings within the downtown area. Finally, the landscape design provides effective and creative use of a California native/friendly plant palette to provide buffering, enhancement, separation, and security. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby approves Architectural Control (AC) 15-035, subject to those applicable conditions of approval established in the Administrative Record, specifically City Council Resolution # 10-10-05-05. However, Architectural Control (AC) 15-035 shall not be effective unless and until the related Grading Plan Modification (GPM) 16-006 and Amendment to the Plaza Banderas Hotel Comprehensive Development Plan (CDP) 10-01 are approved. CUSTODIAN OF RECORDS: The documents and materials associated with this Resolution that constitute the record of proceedings on which these findings
PC Resolution 16-07-26-8 July 26, 2016 are based are located at San Juan Capistrano City Hall, 32400 Paseo Adelanto, San Juan Capistrano, California 92675. The Development Services Director is the custodian of the record of proceedings. PROTEST OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS: Pursuant to Government Code Section 66020, the applicant may protest the imposition of fees, dedications, reservations or other exactions imposed on this development project by taking the necessary steps and following the procedures established by Sections 66020 through 66022 of the California Government Code. PASSED, APPROVED AND ADOPTED this 26th day of July, 2016. Mark Speros, Chairman Sergio Klotz, AICP, Assistant Development Services Director/Secretary