ITEM F2 City of San Juan Capistrano Agenda Report TO: FROM: Cultural Heritage Commission Development Services Department Reviewed & Submitted by: Sergio Klotz, Assistant Development Services Director ~ Prepared by: David Contreras, Senior Planner {):,- DATE: SUBJECT: Consideration of the Cultural Resources Issues in the Addendum to the Final Environmental Impact Report for the Plaza Banderas project (SCH#201 0051 075) and new development adjacent to a structure identified on the Inventory of Historic Cultural Landmarks (IHCL}, Inn at the Mission; a new hotel and restaurant building located at 26891 Ortega Highway (Assessor Parcel Numbers 124-170-12,14,15,&16)(Applicant: Dan Friess, Mission Commercial Properties, Inc.) RECOMMENDATION: By motion, make a recommendation to the Planning Commission that the Cultural Resources discussion in the Addendum to the Final Environmental Impact Report for the Plaza Banderas project (SCH#201 0051 075) is adequate and make a recommendation to the Planning Commission that the land use improvements are of physical and aesthetic compatibility with adjacent IHCL buildings. APPLICANT/OWNER: Applicant: Dan Friess, Principal Mission Commercial Properties, Inc. 31866 Camino Capistrano San Juan Capistrano, CA 92675 EXECUTIVE SUMMARY: Property Owner: South Coast Investors II, LLC 31866 Camino Capistrano San Juan Capistrano, CA 92675 Architect: Architects Orange 144 North Orange Street Orange, CA 92866 The applicant requests approval to construct a new hotel building and restaurant at 26891 Ortega Highway in the City. The proposed project is a modification to the previously approved Plaza Banderas Hotel project. The modification includes the
Page 2 of 7 removal of the one-story restaurant building which was located approximately 72 feet from the Stroschein House (IHCL) property, which is located northwest of the project site. The Plaza Banderas Hotel building was located approximately 42 feet from the Stroschein House property and the Inn at the Mission hotel building has a proposed setback of approximately 38 feet to the trash enclosure area which has a one-story elevation and 47 feet to the hotel main building. The west end of the Plaza Banderas Hotel building was 45 feet in height and the proposed Inn at the Mission has a height of 22 feet. The restaurant building is located approximately 160 feet from the Stroschein House property. Staff has reviewed the proposed project and seeks the Commission's concurrence that the new development is physically and aesthetically compatible to the adjacent structure identified on the IHCL. DISCUSSION/ANALYSIS: The proposed Inn at the Mission Hotel is located directly adjacent to the Stroschein House, which is listed on the Inventory of Historic and Cultural Landmarks and is also listed on the National Register of Historic Places. It is located east of and across the street from Mission San Juan Capistrano and is also listed on the National Register of Historic Places. Pursuant to City Council Policy 603, it is the City Council's policy that all proposed land use improvements adjacent to buildings listed on the Inventory of Historic and Cultural Landmarks be reviewed by the Cultural Heritage Commission for a determination of physical and aesthetic compatibility. This provision shall include improvements to property either listed on the Inventory of Historic and Cultural Landmarks or immediately adjacent. Figure 1 shows the location of the Inn at the Mission project and the Stroschein House.
Page 3 of 7 Figure 2 shows an aerial photo overlay of the project site and provides context to the Stroschein House and the Mission San Juan Capistrano property. Figure 2 SPRING STREET Stroschein House -..., I I ~ HOTEL!Hon:t., ~EST,A.U ' I "\.. J" ORTEGA HWY. The hotel and restaurant buildings are designed to be complementary to the Spanish/Monterey and eclectic architecture found throughout the City and are especially designed to be complementary to the historic architecture of Mission San Juan Capistrano. The hotel and restaurant buildings will utilize Spanish/Mission style architectural elements and features such as the use of smooth stucco wall finish, wood l'(lll~illnlulq<~d I k:v(dinn I wlll<:volio11
July21,2016 Page 4 of 7 columns, wrought iron details, arches, balconies, tile roof, composite shingle roof, and drought tolerant landscaping palette (Figure 3, 4 & 5). Figure 4 Wm lllr:v< 1lion l't~lkjii nknued [ ie~ ll io n '.J t ~ I Figure 5 Norlh Elevcllion East Ele\o'O iion The adjacent historic Stroschein House is an early California Bungalow house that was built in 1927. The house features wood siding, an arched entry alcove, wood doors, wood windows framing/trim, asphalt shingle roof and a wood picket fence (Figure 6).
July21,2016 Page 5 of 7 General Plan and Zoning Analysis Pursuant to City Council Policy 603, when a land use improvement is proposed adjacent to a building on the Inventory of Historic and Cultural Landmarks, the Cultural Heritage Commission reviews the project and provides a finding of physical and aesthetic compatibility between the proposed project and historical and cultural landmark. The proposed use and design of the Inn at the Mission project is consistent with the goals, policies and objectives of the General Plan, including the Community Design Element (CDE) and Cultural Resources Element (CRE). The project will be consistent with the following policies: CDE Policy 1.2 Encourage high-quality and human scale design in development to maintain the character of the City because the proposed hotel and restaurant buildings rely on the use of varied roof lines, alternative building massing, courtyards (Garden Plaza), colonnades, balconies, wood railing, exposed rafter tails, varied color palettes and materials and demonstrates an acute understanding of the design elements of Spanish/Mission Revival style architecture. 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. The site plan and building
Page 6 of 7 architecture essentially create a development plan that effectively manages the mass and bulk of proposed buildings and will feature high quality materials and architectural detailing, and will be designed at a human scale; CDE Policy 2. 1 Encourage development which complements the City's traditional, historic character through site design, architecture, and landscaping because 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 Mission San Juan Capistrano. The theme of the proposed Historical Depiction Program (HOP) is El Camino Real "The King's Highway," which tells the story of San Juan Capistrano's contribution with the founding of the 21 California Missions, including San Juan Capistrano's Native American history. Furthermore, the proposed Inn at the Mission hotel building has a proposed setback from the Stroschein House property line of approximately 38 feet to the trash enclosure area and 47 feet to the hotel main building. The west end of the Plaza Banderas Hotel building was 45 feet in height and the proposed Inn at the Mission has a height of 22 feet. The restaurant building is located approximately 160 feet from the Stroschein House property line; and, CRE Policy 1. 1 Balance the benefits of development with the project's potential impacts to existing cultural resources because the proposed development of a hotel and restaurant will be complementary to the historic downtown and will have a minimal impact on the adjacent cultural resources. Based on compliance with these General Plan Policies, the proposed structures are physically and aesthetically compatible with the adjacent historically designated structures. Therefore, staff recommends that the Commission concur with this determination. FISCAL IMPACT: There is no direct or indirect fiscal impact resulting from the requested action. ENVIRONMENTAL IMPACT: On October 5, 201 0, the City Council certified the Final Environmental Impact Report for the Plaza Banderas Hotel project (SCH#201 0051 075) (the "EIR") pursuant to CEQA and the State CEQA Guidelines. The EIR included the development plans for the Plaza Banderas hotel and considered impacts to cultural and historic resources, including impacts to the Stroschein House. As described above, the applicant wishes to make modifications to the Plaza Banderas hotel site that was previously analyzed in the EIR. When a project is modified after an EIR for the project has been certified, pursuant to State CEQA Guidelines section 15164(a), a lead agency must prepare an addendum to a previously certified EIR if some changes or additions to the EIR are necessary but
Page 7 of 7 none of the conditions described in State CEQA Guidelines section 15162 calling for preparation of a subsequent EIR have occurred. The City's Environmental Administrator has determined that none of the circumstances identified in State CEQA Guidelines section 15162 have arisen as a result of the modified project, and that an Addendum to the Final EIR for the Plaza Banderas Hotel Project (SCH# 2010051075) is appropriate to analyze the reasonably foreseeable environmental impacts of the modified project. The reasons supporting this determination are set forth in the Addendum, which will be transmitted to the CHC under separate cover. While staff has provided the CHC with a complete copy of the Addendum, the CHC's review should be limited to and should focus on the Cultural Resources portion of the Addendum, only. Staff recommends that the CHC make a recommendation to the Planning Commission that the Cultural Resources discussion in the Addendum is appropriate. NOTIFICATION: Although the proposed project does not require publication of a formal public notice, a notification to individual property owners was mailed, including to individuals on the City Notification List. Public notice has been satisfied through the State-mandated posting of the meeting agenda at City Hall and on the City's website. Furthermore, posting of the agenda on the City's website also includes a copy of the agenda item. This agenda item has been provided to the applicant and their representative through posting of the agenda packet on the City's website. ATTACHMENTS: Attachment 1 - City Council Policy 603 Attachment 2- Addendum to Final EIR ENCLOSURE: Development Plans (Architects Orange), May 23, 2016