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HomeMy WebLinkAboutBates 12035-12052 Staff Report - Item 1 - SPEC-0143-2017 (12165 & 12393 Los Osos Valley Road)CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: Discussion of the Cultural Resources evaluation in the Draft Environmental Impact Report (EIR) for the Froom Ranch Specific Plan project. ADDRESS: 12165 & 12393 Los Osos Valley Rd. BY:Emily Creel, Contract Planner Phone Number: (805) 543-7095 x6814 e-mail: ecreel@swca.com VIA: Shawna Scott, Senior Planner Phone Number: (805) 781-7176 e-mail: sscott@slocity.org FILE NUMBER: SPEC-0143- 2017 FROM: Brian Leveille, Senior Planner 1.0 RECOMMENDATION Provide comments to staff on any additional analysis or information needed to adequately evaluate cultural resource impacts in the EIR for the proposed project. Applicant John Madonna Representatives Pam Ricci and Victor Montgomery, RRM Design Group Proposed Zoning/General Plan SP-3 Madonna on LOVR, would require pre-zoning for Specific Plan. Proposes Medium-High Density Residential, High Density Residential, Commercial Retail, Conservation/Open Space, and Public Facilities Site Area Approximately 110 acres Environmental Status A Draft EIR is now under public review. The public review period will extend through December 23, 2019. 2.0 SUMMARY/BACKGROUND On April 5, 2016, the City Council authorized initiation of the Madonna on Los Osos Valley Road LOVR) Specific Plan (currently referred to as the Froom Ranch Specific Plan).1 The project includes a Specific Plan, General Plan Amendment, and related actions that would allow for development of approximatley 50 acres of the 109.7-acre Froom Ranch Specific Plan area. Amendments to the General Plan would include a change in the land uses to include a senior residential community (Villaggio) and to allow development above 150 feet in elevation, since hillside development is regulated by several General Plan policies and programs, including Policy 1 Froom Ranch Specific Plan available online: https://www.slocity.org/government/department-directory/community- development/planning-zoning/specific-area-plans/froom-ranch Meeting Date: November 18, 2019 Item Number: 1 Packet Page 112035 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 2 6.4.7(H), which specifies that no building sites should be allowed above the 150-foot elevation line in the Irish Hills area. As part of its initiation of the Specific Plan, the City Council required that the project applicant also develop a feasible “actionable alternative” that located all development below the 150-foot elevation. Both the proposed project and the actionable alternative are evaluted in the Draft EIR; the actionable alternative is discussed under Section 8.0, Alternatives Analysis, below. Following initiation by the City Council and prior to submittal of the Specific Plan, the applicant presented preliminary park concepts to the Parks and Recreation Commission (PRC) on August 3, 2016 and the Cultural Heritage Committee (CHC) on September 26, 2016. At the time of conceptual review in 2016, the applicant had identified an adjacent 7.4-acre parcel located behind west of) Home Depot within the City limits as the potential site for a park, which was conceptually proposed as a receiver site for two relocated historic structures (the main residence and bunkhouse) and other interpretive elements. During CHC’s previous conceptual review, the dairy (round-nose) barn was identified as a vital component of historical value and options for replication and adaptive re-use of the dairy barn were discussed. Committee members considered the initially proposed relocation to be incongruous in proximity to Home Depot and noted concerns that “any relocation will destroy the historic narrative”. The CHC made a motion “indicating CHC is in favor of the preservation of structures intact and in situ, in accordance with the California Environmental Quality Act and Secretary of Interior’s Standards, and toward maintaining the historic narrative and meaning of the complex”. Based on preliminary feedback received from the CHC during the September 26, 2016 pre- application review, the applicant incorporated the public park into the 110-acre Specific Plan area and developed a preliminary plan for reconstruction and reuse of certain “key” historic structures within the park (refer to Figure 3, Comparative Conceptual Relocation of Dairy Barn, Creamery/House, Main Residence, and Granary). The actionable alternative assumes a similar relocation and reuse of these four buildings at public park located to the west, adjacent to the Irish Hills Natural Reserve. The revised preliminary plan for reconstruction and reuse of key historic structures was again presented to the CHC for conceptual review on August 28, 2017. The CHC was generally supportive of the proposal moving through the environmental review process but noted that there was general discomfort with making a commitment prior to completion of the EIR Attachment 1, CHC Meeting Minutes August 28, 2017). Packet Page 212036 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 3 The Froom Ranch Specific Plan proposes a mix of land uses, including a Life Plan Community with 404 units of independent and assisted senior housing known as Villaggio, approximately 130 multi- family residential units, 30,000 square feet of retail- commercial uses, a 70,000- square foot hotel, open space 54% of the project site), and a neighborhood trailhead park see Figure 1 Conceptual Land Use Plan). Both the proposed project and the actionable alternative propose to reconstruct, relocate, and reuse four historic structures within the Froom Ranch Dairy complex to a new public park, including the main residence, creamery/house, dairy (round-nose) barn, and granary. The location of the public park under the proposed project is shown in Figure 1; the location of the public park under the actionable alternative would be located to the west of this location adjacent to the Irish Hills Natural Reserve (refer to Figure 5-1 of the Draft EIR). The Draft EIR includes evaluation of Cultural Resources affected by the proposed project, including the Froom Ranch Dairy complex. The Draft EIR has been referred to the Cultural Heritage Committee in order to receive focused comments on Cultural Resources analysis which can be incorporated into the Final EIR and included with the discussion when the Planning Commission and City Council consider certification of the Final EIR and project approval. Relevant sections of the EIR, including the Cultural Resources section and supporting technical reports are available on the City’s website: https://www.slocity.org/government/department- directory/community-development/documents-online/environmental-review-documents/-folder- 2018 Figure 1. Conceptual Land Use Plan PROPOSED PARK SITE Packet Page 312037 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 4 3.0 CHC PURVIEW The CHC’ s role is to review the Cultural Resources section of the Draft EIR and provide any feedback regarding the adequacy of the cultural resources evaluation and additional needed information or modifications or issues which should be addressed in mitigation measures. Direct link to Draft EIR Cultural and Tribal Cultural Resources section: https://www.slocity.org/Home/ShowDocument?id=24494 Direct link to Draft EIR Appendix F (Historic and Cultural Resources Studies): https://www.slocity.org/Home/ShowDocument?id=24515 Staff will be available to clarify information contained in the Draft EIR, or to respond to straightforward questions, but comments related to technical analysis are more appropriately responded to in the Final EIR, once staff and the EIR consultant are able to accurately perform any needed technical review or evaluation. Response in the Final EIR also provides full disclosure for all interested parties instead of the information only being provided to members of the public in attendance at the meeting. All comments received in this CHC review will be responded to and included in the Final EIR. The public comment period for the EIR closes on December 23, 2019. 4.0 SITE INFORMATION The project site consists of two parcels totaling approximately 109.7 acres (APNs 067-241-030 and 067-241-031) within unincorporated San Luis Obispo County, and adjacent to City of San Luis Obispo city limits. The site is located immediately west of Los Osos Valley Road between U.S. Highway 101 and the Irish Hills Plaza. These parcels are identified for future annexation in the Land Use Element (LUE) as the Madonna on Los Osos Valley Road (LOVR) Specific Plan Area (SP-3). Dominant features at the site include the Froom Ranch Dairy complex, stormwater basins, John Madonna Construction office within the dairy complex), staging and materials storage, quarry area, wetlands adjacent to Calle Joaquin, grasslands, and Froom Creek and associated tributaries. Surrounding uses include Irish Hills Plaza including the Costco/Home Depot shopping center) to the north, Los Osos Valley Road and auto dealerships to the east, hotels along Calle Joaquin and Mountainbrook Church to the south, and the Irish Hills Natural Reserve and associated trails and open space to the west. Figure 2. Location of Froom Ranch Historic Complex Historic Complex Packet Page 412038 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 5 5.0 GENERAL PLAN GUIDANCE The Froom Ranch Specific Plan area was one of three Specific Plan areas designated for development in the General Plan Land Use (LUE) and Circulation Elements update (adopted by the City Council in December 2014). The project is intended to be predominantly consistent with policy direction for the area included in the General Plan by providing a mixed use project that provides workforce housing options and preserves at least 50% of the site as open space. However, the applicant has requested modifications to the range of land uses currently designated in the LUE for the Specific Plan area, including the proposed Villaggio life plan community and a requested modification to allow some development above the 150-foot elevation, subject to certain performance standards. 6.0 HISTORICAL CONTEXT 6.1 Prehistoric Context and Onsite Resources As described in the Draft EIR, the project site was historically occupied by the Obispeño Chumash. Obispeño Chumash northern neighbors were the Southern (Migueliño) Salinan, also known as Te'po'ta'ahl. The Obispeño Chumash and the Migueliño Salinan tribes subsisted within several ecological settings, including coastal resources, oak studded valleys, foothill areas, and extensive grasslands. Previous investigations conducted within the project site, and additional investigations conducted during preparation of the Draft EIR, resulted in the recordation of two prehistoric sites and two historic-period sites (including the Froom Ranch Dairy complex described below). Table 1. Cultural Resources Recorded within the Project Site Resource Number Age Date Recorded Description P-40-000783 Prehistoric 1987 Bedrock mortars P-40-001195 Prehistoric 1987 Stone tool manufacturing flakes, shellfish and animal bone fragment scatter, hearths/pits P-40-040991 Historic- period 1998 Froom Ranch Dairy complex P-40-001780 Historic- period 1996 Building foundations/structure pads, privies/dumps/trash scatters Additional isolate artifacts, including a cluster of three isolates that the EIR determined could constitute an additional site, were also identified within the project area. This potential new site has not been further evaluated or recorded because no project-related disturbances are proposed within 100 feet of the site. For purposes of the EIR analysis, the site was potentially significant. The City consulted with Native American tribes as required by Assembly Bill (AB) 52. No specific tribal cultural resources were identified beyond those identified above. Packet Page 512039 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 6 6.2 Historical Context and Onsite Resources The Project site is historically associated with the Froom family, which operated a dairy onsite beginning in 1890. By 1905, the ranch consisted of approximately 413 acres. Supported by the cattle and creamery, the Froom family lived within the structure attached to the creamery until approximately 1915, when the modern craftsman-style residence within the northwestern portion of the property was built. The Froom family operated the dairy for several decades until the Madonna family purchased the site in 1976. Dairy operations ceased in 1977 and the Madonna family raised beef cattle on the site for several years after that date, eventually using the site primarily as an office and equipment storage area, as well as operating a small onsite quarry. The Froom Ranch Dairy complex (P-40-040991) has been identified as a historic resource. The complex is located in the northern portion of the project site, south/southeast of Home Depot (refer to Figure 2, Location of Froom Ranch Complex). The following seven structures have been identified as contributing to the historic significance of the complex: main residence, old” barn, bunkhouse, dairy barn, creamery/house, granary, and shed. Non-contributing structures within the complex include a repurposed kiosk/outhouse, storage building, and faux water tower (telecommunications facility). Additional information about each of the existing structures within the Froom Ranch Dairy complex is available in the Draft EIR and Cultural Resources Appendix F, on the City’s website (see links above). 7.0 EVALUATION AND DISCUSSION 7.1 Froom Ranch Dairy Complex - Federal, State, and Local Criteria Based on the EIR consultant’s peer review of existing documentation and prior records associated with the project site, additional technical reporting, and analysis conducted to support the Draft EIR, the complex is eligible for consideration as a local historic resource, meets California Register criteria as a historic resource, and meets National Register criteria for a historic district2. The complex is an excellent example of early 20th century ranching and dairy industry development in San Luis Obispo County, is associated with the pioneering Froom family including Bill Froom and his local contributions, and the contributing structures represent predominant Craftsman and Vernacular styles of the early 20th century. For additional eligibility information, refer to the Cultural Resources section of the Draft EIR and non-confidential supporting technical studies (Appendix F of the Draft EIR), available on the City’s website (see link above). 7.2 Current Conceptual Proposal for Froom Ranch Historic Complex The project would relocate and/or reconstruct four key contributing historic structures roughly 100 feet east of their current locations. Based on earthquake fault mapping and a Subsurface 2 A district possesses a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development. A district can comprise both features that lack individual distinction and individually distinctive features that serve as focal points. It may even be considered eligible if all of the components lack individual distinction, provided that the grouping achieves significance as a whole within its historic context. In either case, the majority of the components that add to the district's historic character, even if they are individually undistinguished, must possess integrity, as must the district as a whole (National Park Service 1997). Packet Page 612040 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 7 Fault Investigation and Development Setback Map prepared for the project, a portion of the dairy barn is currently located directly on top of the Los Osos earthquake fault and, therefore, per building code requirements, could not be utilized for habitable purposes (structures occupied more than 2,000 hours per year) if left in its current location. The project would relocate this structure to a new location outside of the identified setback of the fault line so that it could be reconstructed and used for habitable (public park) purposes. In addition, the main residence, creamery, and granary structures would be similarly relocated eastward and reconstructed on graded terrain to maintain the historic configuration and proportional relationship of the buildings to one another (refer to Table 2 and Figure 3). Table 2. Froom Ranch Historic Complex Conceptual Approach STRUCTURE YEAR BUILT APPLICANT PROPOSED CONCEPT Main residence 1915 Relocate and rehabilitate as building for City Parks and Recreation: Structurally reinforce roof and walls; Provide new foundation; and Install utilities to building. Old” barn Unknown, est. 125 years old Remove and document per SOI standards. Bunkhouse 1915 Remove and document per SOI standards. Round-nose dairy barn 1913 Relocate out of fault setback and reconstruct consistent with SOI standards for adaptive reuse in public park. Creamery/house Unknown, est. prior to 1900 Relocate and reconstruct western portion of building as public park restrooms; repurpose eastern portion for use as a covered area for picnics and events. Granary 1913 Relocate and reconstruct in public park Shed 1913 Remove and document per SOI standards. Outhouse 2000 Remove. Storage building 2010 Remove. Faux water tower 2013 Retain in place. The four buildings to be retained would each be relocated to maintain their same relative horizontal spacing with the goal of maintaining the visual hierarchy of the buildings. Grade changes would be created between the structures with the goal to approximate their existing vertical relationship, though vertical separation from the existing configuration would be reduced by approximately 50%. The main residence is proposed to be relocated and rehabilitated per SOI rehabilitation standards. The dairy barn is proposed to be reconstructed to SOI standards and adaptively reused. The building would not be fully sealed and would have Packet Page 712041 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 8 open beams without internal drywall, similar to existing conditions. Some existing siding would be harvested and reused for rebuilt facades. The creamery/house is proposed to be relocated and partially reconstructed/partially re- imagined through a more creative interpretation, rather than a full reconstruction (refer to Figure 4 Creamery/House Proposed Perspective). The applicant’s main goal of re-imagining the building is to preserve the overall building form and rooflines while providing flexibility for adaptive reuse in the public park setting. The western portion of the building (the creamery portion) would be rebuilt with the same dimensions as the existing building to house public restrooms. The eastern portion of the building (the house portion) would retain the silhouette and framing of the existing structure, but would not be entirely enclosed. This portion of the structure would be more open and would include an open trellis area to facilitate a sheltered picnic and gathering space. The open trellis area will contain steps to mimic the existing grade differential between the building areas. Figure 3. Comparative Conceptual Relocation of Dairy Barn, Creamery/House, Main Residence, and Granary. Packet Page 812042 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 9 The applicant proposes to complete historic and photographic documentation of the historic district and structures proposed for demolition through preparation of a Historic American Buildings Survey (HABS)/Historic American Engineering Record (HAER) or similar document(s). Historic dairy equipment would be donated to a local agency. Where feasible, materials (e.g., siding, roofing, iron) would be salvaged for re-use within the park, and potentially the overall Specific Plan area. 7.3 Cultural Resource Impacts Table 3 summarizes the project’s potential impacts on cultural resources and associated mitigation measures. The complete analysis is available on the City’s website (see links above). Table 3. Summary of Impacts to Cultural Resources Cultural Resources Impacts Mitigation Measures Residual Impact CR-1. Project grading and construction would occur within areas of prehistoric archaeological sensitivity with the potential to impact subsurface cultural resources. MM CR-1 MM CR-2 MM CR-3 MM CR-4 Less than Significant with Mitigation CR-2. Future resident recreational activities could impact archaeological resources located within proposed open space. MM CR-5 Less than Significant with Mitigation CR-3. The Project would result in relocation, demolition, disturbance, and/or removal of historic resources onsite, including individually eligible historic resources and a historic district. MM CR-6 MM CR-7 MM CR-8 MM CR-9 MM CR-10 MM CR-11 Significant and Unavoidable Figure 4. Creamery/House Proposed Perspective Packet Page 912043 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 10 Archaeological and Tribal Cultural Resources. The Cultural Resources section of the EIR determined that direct and/or indirect impacts to cultural resources may occur from disturbance or destruction during project construction. The project would involve extensive ground disturbance to support development of Villaggio and Madonna Froom Ranch, including excavation of subterranean parking garages, building foundations, utility installations, and construction of the stormwater basin. The project’s proposed conceptual site plan would avoid direct disturbance to the known prehistoric sites within the Specific Plan area; these are all located in proposed Open Space areas. However, the project site is considered archaeologically sensitive and unknown resources associated with these sites or other prehistoric use of the project vicinity would be vulnerable to impacts during construction. Impacts may also occur during operation through illicit artifact collection and site disturbances resulting from increased access to open space areas containing cultural resources. Mitigation measures were identified to avoid, reduce, and mitigate potentially significant impacts to archaeological and tribal cultural resources, including through preparation of an archaeological monitoring plan, construction monitoring by a City-approved archaeologist and Native American monitor during ground-disturbing activities that have the potential to encounter previously unidentified archaeological resources, exclusionary fencing around environmentally sensitive areas, and requirements for preparation of a Phase II – Subsurface Archaeological Resource Evaluation (SARE) investigation prior to any grading or development proposed within 200-feet of a recorded site or the unrecorded site comprising three mapped stone artifacts. The Draft EIR determined that, with implementation of identified mitigation measures, potential impacts to archaeological and tribal cultural resources would be mitigated to less than significant. Historic Resources. The project would relocate and adaptively reuse (within the proposed public park) four Froom Ranch Dairy buildings (i.e., main residence, creamery, dairy barn, and granary) that are eligible for listing on the NRHP, CRHR, and City’s Master List of Historic Resources. The EIR determined that the proposed relocation and reconstruction of four of the Froom Ranch Dairy complex buildings would maintain the character-defining features of the four structures to be retained, including the existence, orientation, relative horizontal and vertical relationship of the main residence, creamery, dairy barn, and granary, and the relative open space and minimally landscaped setting. The main residence would be rehabilitated consistent with the Rehabilitation Standards of the Secretary of the Interior’s Standards and the creamery, dairy barn, and granary would be reconstructed consistent with the Reconstruction Standards of the Secretary of the Interior’s Standards, requiring minimal changes to the distinctive materials, finishes, features, or construction techniques. However, the EIR identified impacts associated to the potential for conflict between the design and character of the surrounding commercial development within Madonna Froom Ranch and the rehabilitated main residence. Incompatible design of adjacent new development has the potential to reduce or inhibit the historic quality, character, and context of the relocated and rehabilitated main residence. The project would also result in the demolition and permanent loss of three contributors to the Froom Ranch Dairy historic district (i.e., the shed, bunkhouse, Packet Page 1012044 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 11 and old barn). These structures contribute to the historic setting and integrity of the Froom Ranch Dairy complex based upon their association with the Froom family, connection to the historic dairy operation, character-defining features of Craftsman-style or vernacular architecture, and good integrity (condition) of location, design, materials, workmanship, feeling, association, and overall historic integrity. The integrity of the other identified historic-period site (P-40-001780) consisting of historic building foundations and structure pads was found to be substantially damaged, such that these materials were not found to constitute historical resources or historical properties pursuant to Section 15064.5 of CEQA or under Section 106 of NHPA. Mitigation measures were identified to avoid, reduce, and mitigate potentially significant impacts to archaeological and tribal cultural resources, including design and construction drawing review and monitoring by a qualified professional historic architect, Historic American Building Survey (HABS) documentation of all seven contributing structures of the Froom Ranch Dairy complex, requirements for the reuse of original material, and preparation of design guidelines and a review process for new construction adjacent to the main residence. The EIR identified a Class I significant and unavoidable impact associated with the loss of the shed, bunkhouse, and old barn, which would reduce the concentration of physical features that make up the character and appearance of the Froom Ranch Dairy complex. While the proposal for relocation and reconstruction of the Froom Ranch Dairy complex would continue to retain sufficient integrity to convey its significant association with the dairy industry and the Froom family, the Project would result in the loss of historic materials and character defining features that existed during the resource’s period of significance. With implementation of identified mitigation, all other impacts to historic resources were determined to be mitigated to less than significant. 8.0 DRAFT EIR ALTERNATIVES ANALYSIS The Draft EIR presents an analysis of four alternatives (Draft EIR Chapter 5), including the actionable alternative” required by the City Council as part of its initiation of the Specific Plan. The complete alternatives analysis can be found in Chapter 5 of the Draft EIR: https://www.slocity.org/Home/ShowDocument?id=24506 This discussion focuses on Alternative 1: Clustered Development Below the 150-foot Elevation Alternative (the actionable alternative), which was evaluated at a similar level of detail in the Draft EIR as the proposed project to allow project review and decision-making through a detailed comparison of both alternatives. 8.1 Alternative 1 Project Summary Alternative 1 proposes the same type, number, and mix of land uses as the proposed project; however, Alternative 1 would include a major reconfiguration of the proposed land use plan to cluster proposed land uses into a smaller development footprint on the lower elevations of the site. Consistent with the 2014 General Plan LUE, under Alternative 1, all new urban development would occur below the 150-foot elevation line. All residential land uses under Alternative 1 would be relocated to areas within the Project site that are below the 150- Packet Page 1112045 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 12 foot elevation line and all development within the Upper Terrace would be removed. The only development that would occur above the 150-foot elevation line would be the proposed public park containing the same four Froom Ranch Dairy structures proposed to be retained by the proposed project. The proposed Alternative 1 land use plan is shown in Figure 5-1 of the Draft EIR. The cultural context, onsite resources, and proposed treatment and reuse of the Froom Ranch Dairy structures is the same as described above for the proposed project. 8.2 Alternative 1 Cultural Resources Impacts While the Draft EIR determined that Alternative 1 would avoid or reduce several significant impacts that would result from the proposed project, impacts to cultural resources under Alternative 1 would be similar to that of the proposed project. Impacts (compared to the proposed project) are summarized in Table 4. Table 4. Summary of Impacts to Cultural Resources Cultural Resources Impacts Mitigation Measures Residual Impact CR-1. Project grading and construction would occur within areas of prehistoric archaeological sensitivity with the potential to impact subsurface cultural resources. MM CR-1 MM CR-2 MM CR-3 MM CR-4 Less than Significant with Mitigation Incrementally Less) CR-2. Future resident recreational activities could impact archaeological resources located within proposed open space. MM CR-5 Less than Significant with Mitigation Less) CR-3. The Project would result in relocation, demolition, disturbance, and/or removal of historic resources onsite, including individually eligible historic resources and a historic district. MM CR-6 MM CR-7 MM CR-8 MM CR-9 MM CR-10 MM CR-11 Significant and Unavoidable Similar) Overall, the Draft EIR determined that impacts to archaelogical resources would be reduced under Alternative 1. Soil disturbance would still occur within areas considered to be sensitive for cultural resources but required grading and excavation would avoid the Upper Terrace, which has a higher potential for discovery of unknown buried archeological resources and a higher potential for operational impacts related to illicit artifact collection or disturbance. Retaining the four historic structures that contribute to the potential historic district within the public park and in a natural setting more reminiscent of their historic past than the project (i.e., set atop a rise against the natural hillside of the Irish Hills rather than set amongst multi-family housing units and commercial buildings) would lessen the potential impact to historic resources as well. However, similar to the project, proposed relocation of historic structures within the Froom Ranch Dairy complex would adversely affect significant historic resources, Packet Page 1212046 CHC SPEC-0143-2017 (12165 & 12393 Los Osos Valley Rd) Page 13 including through the significant and unavoidabe loss of three structures contributing to the historic district (a Class I impact). Mitigation measures would continue to be implemented to minimize potential impacts of development and operation on archaeological and prehistoric resources, as well as historic resources. Overall, the Draft EIR identified Alternative 1 as the Environmentally Superior Alternative. Alternative 1 would achieve all of the project objectives, would be largely consistent with the General Plan, and would reduce potentially significant impacts to Aesthetics and Visual Resources, Biological Resources, Cultural and Tribal Cultural Resources, Hazards and Wildfire, Land Use and Planning, and Noise (refer to Table 5-17 in the Draft EIR). 9.0 NEXT STEPS Provide any feedback regarding the adequacy of the cultural resources evaluation and additional needed information or modifications or issues which should be addressed in mitigation measures and/or the Final EIR. All comments received in this CHC review will be responded to and included in the Final EIR. When the Final EIR is complete, the CHC will consider the Final EIR, Specific Plan, and associated entitlements, and provide a recommendation to the Planning Commission and City Council. The Planning Commission and City Council will consider the following entitlements: Specific Plan, General Plan Amendment, Pre-Zoning, Vesting Tentative Map, Annexation, and certification of the FEIR. 10.0 ATTACHMENT 1. CHC Minutes, August 28, 2017 Packet Page 1312047 Minutes CULTURAL HERITAGE COMMITTEE Monday, August 28, 2017 Regular Meeting of the Cultural Heritage Committee CALL TO ORDER A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on Monday, August 28, 2017 at 5:30 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Papp. ROLL CALL Present: Committee Members Sandy Baer, Thom Brajkovich, Damon Haydu, Craig Kincaid, Glen Matteson, Vice-Chair Shannon Larrabee, and Chair James Papp Absent: None Staff: Senior Planner Brian Leveille, Assistant Planner Walter Oetzell, Contract Planner Emily Creel, and Recording Secretary Jennifer Hooper APPROVAL OF MINUTES Consideration of Minutes of the Regular Cultural Heritage Committee Meeting of July 24, 2017 and Special Meeting of August 14, 2017: ACTION: UPON MOTION BY COMMITTEE MEMBER BEAR, SECONDED BY COMMITTEE MEMBER KINCAID, CARRIED BY A 7-0 CONSENSUS, the Cultural Heritage Committee approved the Minutes of the Regular Cultural Heritage Committee Meeting of July 24, 2017 as presented. ACTION: UPON MOTION BY COMMITTEE MEMBER BEAR, SECONDED BY COMMITTEE MEMBER KINCAID, CARRIED BY A 7-0 CONSENSUS, the Cultural Heritage Committee approved the Minutes of the Regular Cultural Heritage Committee Special Meeting of August 14, 2017, as amended: Page 3: Clarify Committee Member who motioned Agenda Item 2, “MOTION BY COMMITTEE MEMBER MATTESON…” PUBLIC COMMENT None. Packet Page 14 Attachment 1 12048 Minutes – Cultural Heritage Committee Meeting of August 28, 2017 Page 2 End of Public Comment-- PUBLIC HEARING ITEMS 1. 862 ISLAY STREET. ARCH-0852-2017; Construction of a new garage and utility building to replace an existing non-historic garage (to be demolished) at the rear of property designated as a Contributing List Historic Resource in the Old Town Historic District Exempt from environmental review); R-2-H zone; Jerry & Kim Scott, applicants. Associate Planner Walter Oetzell provided a PowerPoint presentation. Applicant Representative, Ken Haggard, Architect, made a brief presentation and provided a visual guide for Committee Members. He subsequently responded to Committee Member inquiries. Public Comment None. End of Public Comment-- Committee Members discussed the project. ACTION: UPON MOTION BY COMMITTEE MEMBER LARRABEE, SECONDED BY COMMITTEE MEMBER BRAJKOVICH, CARRIED BY A 7-0 CONSENSUS, to adopt a Resolution entitled, “A Resolution of the San Luis Obispo Cultural Heritage Committee finding the demolition of an accessory structure and its replacement with a new garage and utility building on a contributing list property at 862 Islay Street to be consistent with the City’s Historic Preservation Ordinance and with the Secretary Of The Interior Standards for the Treatment of Historic Properties (ARCH-0852-2017).” 2. 12165 AND 12393 LOS OSOS VALLEY ROAD. SPEC-0143-2017; Conceptual review of plans for the multiple structures comprising the Froom Ranch Historic Complex, in association with the Froom Ranch Specific Plan; Madonna on LOVR Specific Plan Area 3; John Madonna, applicant. Contract Planner Emily Creel provided a PowerPoint presentation and responded to Committee inquiries. Applicant Representatives, Pam Ricci and Victor Montgomery of RRM Design Group, and Robert Chattel of Chattel, Inc., provided a PowerPoint presentation and responded to Committee inquiries. Applicant, John Madonna, provided brief commentary. Packet Page 15 Attachment 1 12049 Minutes – Cultural Heritage Committee Meeting of August 28, 2017 Page 3 Public Comment Resident, Neil Havlik commented that he appreciated the study effort that has gone into the structures, but does not support the concept. He stated the historic preservation effort is part of a much larger effort and is in the context of other policies and that the concept falls short since development is proposed above 150 feet, the Urban Reserve Line, and is inconsistent with policies to protect and enhance Froom Creek. He stated that the rural character of the historic complex would be impacted since development would be right around the complex and would be next to a busy street. Mr. Havlik stated that the applicant’s request to go above 150 feet could be justified as a public amenity if the complex were moved higher up the hill to provide a setting that is less busy and would protect the rural character while also providing access to the trailhead. He stated that the relocation of the complex should be integrated with other City policies and be informed by the EIR analysis. End of Public Comment-- Chair Papp asked for clarification on the project alternative analysis in the EIR which includes an “actionable alternative” for keeping development below the 150 foot elevation within the existing URL. Emily Creel responded that the Council-authorized initiation included direction to include the alternative to evaluate development below 150 feet. Committee Member Larrabee summarized the CHC’s purview to provide feedback and commented that the buildings are clearly in bad shape and that previously the CHC focused on the Dairy Barn and the more significant features. She commented that she appreciated the direction of the project in keeping the spacing of the structures, and that is a respectful reimagining of the structures and the plan helps ensure they will be utilized for years to come. Committee Member Baer stated that the revised plan from the previous conceptual review was much improved and progress has been made although there are still issues. She noted concerns about integrity with moving the buildings. She liked the open arbor plan for the house end of the creamery. Committee Member Brajkovich commended the applicants for the revised plan. And he stated agreement with the three most significant structures being retained. He noted the common features with other farm complexes and how changes are made to accommodate. He wanted to wait for EIR analysis and peer review to provide final comments. He stated he appreciates the proposed new location due to easy access from LOVR and proximity to trailhead. Committee Member Matteson noted he was not on the CHC during previous review but he thought that the response appeared adequate. He stated that he would not support moving the historic complex above the 150 foot elevation line and that keeping development below the urban reserve line is very important. He also inquired on a motion to endorse the general Packet Page 16 Attachment 1 12050 Minutes – Cultural Heritage Committee Meeting of August 28, 2017 Page 4 proposal of the historic complex but that it does not include endorsement of the overall project proposal. Chair Papp noted that the CHC’s was being asked for conceptual feedback and asked staff whether the CHC should pass a formal motion. Brian Leveille noted that based on the current discussion it would be possible to just take the CHC’s comments into account in the minutes and move forward. Committee Member Kincaid appreciated the response to previous CHC comments and noted that he thought Neil Havlik’s comments were important and should be considered in future discussions. Committee Member Haydu also said he thought Neil Havlik’s comments were important. He also stated he really wants to see the EIR, peer review, and technical studies. He brought up the importance of cumulative impact analysis of impacts to historic complexes. Committee Member Papp referenced the Long-Bonetti Ranch project which was considered significant as a ranch complex and that in this case for Froom Ranch there were individually significant buildings and significance as a complex. He noted that with Dalidio there was an issue with setting but because the agricultural buildings were going to be moved next to the agriculture area and would not be surrounded by development that they would be able to retain their setting. He commended the applicant for focusing on the most historically significant buildings and retaining their configuration. He noted his concern that the buildings will lose their setting as a ranch complex with their proposed location adjacent to development and that there are options to preserve the setting by relocating the complex in a location that would preserve the rural character. Chair Papp stated the granary is also important to understanding the function of the dairy. John Madonna, applicant, said the granary was for planting and is not feed for the dairy. In response to John Madonna’s question, Chair Papp explained the ranch could be moved slightly higher close to the existing location to preserve the rural character and be closer to the existing trailhead. He explained that it shouldn’t be a huge expense to also preserve the granary and that it is relevant. Chair Papp noted he thought that the proposal would impact its ability to qualify for the National Register. Committee Member Haydu noted his experience with similar projects and that loss of contributing elements may have an impact on its eligibility. Chair Papp noted that all of the things said by different Committee Members should be adequate for staff and the applicants and asked if staff could sum up the feedback or if single direction would be preferred. Brian Leveille stated he heard some helpful comments that could go into the EIR analysis for cultural resources and that there was general support for the proposal to move through the review Packet Page 17 Attachment 1 12051 Minutes – Cultural Heritage Committee Meeting of August 28, 2017 Page 5 process and the CHC had provided some helpful suggestions for elements that could be included in the project and alternatives to explore which may be feasible. Chair Papp confirmed that he also heard from the CHC that there was general discomfort with making a commitment without the EIR. Emily Creel confirmed that it was understood the CHC’s feedback is support in moving the proposal forward into the EIR process and that there could be changes in the CHC’s evaluation based on the analysis in the EIR. COMMENT AND DISCUSSION 1. Appointment of a subcommittee to assist staff in the preparation of ministerial review criteria for accessory dwelling units on historic properties and in historic districts and explore the scope of needed updates to the Historic Preservation Program Guidelines. Committee Members: Chair JAMES PAPP Committee Member DAMON HAYDU Committee Member GLEN MATTESON 2. Agenda Forecast & Staff Updates Senior Planner Leveille provided an agenda forecast. ADJOURNMENT The meeting was adjourned at 7:43 p.m. The next Regular Cultural Heritage Committee meeting is scheduled for Monday, September 25, 2017 at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE CULTURAL HERITAGE COMMITTEE: 10/23/2017 Packet Page 18 Attachment 1 12052