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HomeMy WebLinkAboutBates 08488-08502 Staff Report - Item 3 - SPEC-0143-2017 (12165 & 12393 LOVR, Froom Ranch)Meeting Date:December 2,2019 Item Number: ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING 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).The project includes a Specific Plan,General Plan Amendment,and related actions that would allow for development of approximately 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 1)include a senior residential community Villaggio)and 2)to allow development above 150 feet in elevation,since hillside development is regulated by several General Plan policies and programs,including Policy 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 locates all development below the 150 foot elevation. Both the proposed project and the actionable alternative are evaluated in the Draft EIR;the actionable alternative is discussed under Section 6.0,Draft EIR Alternatives Analysis,below. General Location:The 109.7 acre specific plan area is located west of LOVR,between Calle Joaquin and the Irish Hills Plaza,and is accessed via an existing driveway from LOVR. Present Use:Froom Ranch Dairy complex,John Madonna Construction office,quarry area,staging and materials storage,horse grazing,and stormwater basin. General Plan and Zoning:SP3 Madonna on LOVR, would require pre zoning including residential, commercial/general retail,public facilities,and conservation/open space. Surrounding Uses and Zoning: East:LOVR and automobile dealerships,C S West:Irish Hills/open space,unincorporated County North:Irish Hills Plaza,C R South:Hotels,Mountainbrook Church,C T FROM:Emily Creel,Contract Planner Shawna Scott,Senior Planner PROJECT ADDRESS:12165 12393 Los Osos Valley Rd FILE NUMBER:SPEC 0143 2017 APPLICANT:John Madonna Construction,Inc.REPRESENTATIVE:RRM Design Group For more information contact:Shawna Scott at 781 7176 or sscott@slocity.org Figure 1:Subject Property 3 Packet Page 86 08488 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 2 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,up to 174 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 public park. Previous Entitlement Background.Following initiation by the City Council and submittal of the Specific Plan,the applicant presented draft Specific Plan Design Guidelines and a conceptual design plan for the Villaggio Life Plan Community portion of the project to the Architectural Review Commission ARC) on December 18,2017.At the time of conceptual review in 2017,the Commission provided the following comments on the draft Design Guidelines and conceptual design plan for Villaggio: Mediterranean style architectural is appropriate for the Villaggio Life Plan Community Viewshed lines should be shown from the street Emphasize truth in materials Address parking Consider a wind study Development over 150 feet and relocation of Froom Creek may be hard sells These are good first steps Detailed minutes and Commission comments are included as Attachment 1,ARC Meeting Minutes December 18,2017. The Specific Plan Design Guidelines have not been revised since the ARC’s 2017 conceptual review,in anticipation of additional feedback from the ARC following release of the Draft EIR.The analysis in the Draft EIR has evaluated the potential aesthetic and visual impacts of the project and includes mitigation measures that relate to changes that would be incorporated into the Specific Plan Design Guidelines upon preparation of the Final EIR and revised Specific Plan.Proposed project design is described in Section 2.4.2 of the Draft EIR.Viewsheds and simulated views of the proposed project from public streets and public areas are provided in Section 3.1.3.3 of the Draft EIR.Proposed parking facilities are described in Section 2.4.3.5 of the Draft EIR. The ARC will review and provide comments and recommendations on the Specific Plan Design Guidelines following completion of the Final EIR and revised Specific Plan. 2.0 FOCUS OF REVIEW The Draft EIR includes evaluation of Aesthetics and Visual Resources affected by the proposed project, including as a result of proposed development above the 150 foot elevation.The Draft EIR has been referred to the ARC in order to receive focused comments on the analysis of Aesthetics and Visual Resources and any mitigation measures that could relate to changes to the Specific Plan Design Guidelines,which would be incorporated into the Final EIR and Final Specific Plan as applicable).The ARC’s role is to provide any feedback regarding additional needed information,or modifications or issues which should be addressed in mitigation measures and included with the discussion when the project comes back to the ARC for final consideration of the Specific Plan and associated Design Guidelines. Packet Page 87 08489 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 3 Relevant sections of the EIR,including the Aesthetics and Visual 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 Direct link to Draft EIR Aesthetics and Visual Resources section: https://www.slocity.org/Home/ShowDocument?id=24490 3.0 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 LPC and a requested modification to allow some development above the 150 foot elevation,subject to certain performance standards. 4.0 PROJECT STATISTICS Froom Ranch is envisioned as a primarily residential project with some commercial development in the northeast portion of the site closest to Los Osos Valley Road and the adjacent Irish Hills Plaza.A major component of the planned residential uses is a Life Plan Community LPC)known as Villaggio. Additional residential uses in the northern portion of the site will be multi family residential.The Specific Plan also designates approximately 51%of the site as Open Space,and includes a public park to connect to the Irish Hills Natural Reserve,which is proposed to incorporate four onsite historic structures. Proposed Land Uses.Table 1 summarizes the proposed project relative to land use designations and development potential.Draft EIR Figure 2 4 Proposed Land Use Plan shows the proposed zoning/land use map for the project,which would accommodate the identified land uses. Refer to the Draft EIR Project Description,available here: https://www.slocity.org/Home/ShowDocument?id=24488 Packet Page 88 08490 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 4 Table 1:Proposed Froom Ranch Specific Plan Land Use and Zoning Summary Proposed Zones Acreage Housing Units/sf VILLAGGIO R 3 SP Medium High Density Residential 31.6 404 units/51 beds Independent Living Units 366 units Assisted Living Units 38 units Health Care Units Skilled Nursing Memory Care)51 beds Health Care Administration Building 85,670sf Ancillary Uses wellness center,restaurants,theater,etc.)84,078 sf MADONNA FROOM RANCH R 3 SP Medium High Density Residential 5.7 130 multi family units R 4 SP High Density Residential 1.8 44 multi family units C R SP Retail Commercial 3.1 100,000 sf Hotel with Restaurant 70,000 sf Other Commercial 30,000 sf PF SP Public Facilities 2.9 N/A ADDITIONAL USES C/OS SP Conservation/Open Space 59.0 N/A Designated Open Space 51.9 N/A Reconfigured Agricultural Easement 7.1N/A Roadways 5.6 N/A TOTAL 109.7 578 units/51 beds1 100,000 sf commercial2 1Exceeds LUCE range of 200 350. 2Consistent with LUCE range of 50,000 to 350,000 square feet of commercial development. Key Principals and Goals.The Draft Specific Plan has established the following Goals for Quality and Character,which are intended to guide the overall project design: Goal 4.1:Provide design guidance for high quality development that is attractive and distinct, but also respects the site’s setting. Goal 4.2:Provide for an eclectic mix of architectural styles of the current time and place that complement each other. The Draft Specific Plan also identified the following General Architectural Design Guidance: 4.3.1 Architectural Styles 1. No specific architectural style is required for the Froom Ranch Specific Plan Area; however,architectural design shall incorporate features that are authentic to the style selected and compatible with the setting. 2. Modern interpretations of common San Luis Obispo styles,such as Ranch,Craftsman, Packet Page 89 08491 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 5 and California Mission,are permitted if the design incorporates forms and some design details that are true to the traditional style. 3. The commercial building proposed adjacent to the historic ranch house in the Trailhead Park shall include a form,massing,and architectural style and detailing to complement the existing building. The proposed Design Guidelines for new development within the Specific Plan area are set forth in Chapter 4 of the Specific Plan,and proposed scenic resources goals,policies,and programs are provided in Section 3.5 of the Draft Specific Plan:https://www.slocity.org/government/department directory/community development/planning zoning/specific area plans/froom ranch Proposed Development Standards.Most of the residentially zoned land within the Specific Plan area is in the Medium High Density Residential R 3 SP)zoning category.R 3 zoning will be utilized for two major land uses in the Froom Ranch Specific Plan area:non restricted housing in the Madonna Froom Ranch portion of the site,and a gated senior residential community in Villaggio LPC.The Madonna Froom Ranch portion of the project also includes R 4 SP zoning to provide housing opportunities for smaller households.A portion of this zone is set aside as a potential affordable housing site. Residential development standards are identified in Table 2,below.Table 2 from Chapter 2 of the Specific Plan is also included here to provide the ARC with the proposed development standards. Table 2:Residential Development Standards for the Froom Ranch Specific Plan Standard Existing R 3 Standards Proposed R 3 SP Standards Existing R 4 Standards Proposed R 4 SP Standards Maximum Density units/acre)18 du/ac6 20 du/ac 24 du/ac 24 du/ac Maximum Building Coverage 60%60%60%60% Maximum Building Height1,2,3 35 feet 35 feet for Madonna Froom Ranch;45 feet for Villaggio 35 feet 35 feet Minimum Street Yard Setback4 15 feet 15 feet 15 feet 15 feet Minimum Other Yard Setback4 10 feet 0 5 feet 10 feet 0 5 feet Minimum Lot Size5 5,000 sf 1,000 sf 5,000 sf 1,000 sf Minimum Lot Width5 50 feet 20 feet 50 feet 20 feet Minimum Lot Depth5 80 feet 50 feet 80 feet 50 feet Note:du/ac dwelling units per acre 1 Building heights are measured from finished grades established at the time of completion of subdivision grading. 2 Structures above the 150 foot elevation line would be limited to a maximum roof height of 238 feet above mean sea level. 3 Components of solar energy systems,towers,and mechanical equipment screening may extend up to 10 feet above the maximum building height. 4 Yard setbacks do not apply to development in Villaggio as all development is located along private streets. 5 Lot area and dimensions standards do not apply to Villaggio as individual lots for housing units are not proposed. 6 Density of 18 du/ac for properties within an Airport Safety Zone;20 du/ac for all other properties. Packet Page 90 08492 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 6 Froom Ranch includes 3.1 acres of Commercial/General Retail C R SP),located on the northeast side of the Specific Plan area,adjacent to the Irish Hills Plaza and Los Osos Valley Road.The Draft Specific Plan specifies that property development standards shall be consistent with the City’s Zoning Regulations for the C R Zone. 5.0 DRAFT EIR ANALYSIS The EIR analysis evaluated the project’s visibility and change in scenic views from local scenic roadways refer to Section 3.1.3.3,Impact VIS 1 of the Draft EIR,pages 3.1 24 through 3.1 32),the potential change in visual character and setting associated with the proposed development refer to Section 3.1.3.3,Impact VIS 2 of the Draft EIR,pages 3.1 33 through 3.1 38),and the potential for impacts associated with nighttime lighting refer to Section 3.1.3.3,Impact VIS 3 of the Draft EIR, pages 3.1 38 through 3.1 39). Table 3 summarizes the project’s potential impacts on aesthetics and visual resources and associated mitigation measures.The complete analysis is available on the City’s website see links above). Table 3.Summary of Impacts to Aesthetics and Visual Resources Aesthetics and Visual Resources Impacts Mitigation Measures Residual Impact VIS 1.Project implementation would change views of scenic resources,including hillsides,rock outcroppings, open space,and historic buildings,from a State Scenic Highway or local scenic roadway. MM VIS 1 Less than Significant with Mitigation VIS 2.The Project would significantly impact the existing visual character of the site by changing a rural setting to a commercial and residential setting,particularly as viewed from the Irish Hills Natural Reserve trail system. MM VIS 1 Significant and Unavoidable VIS 3.The Project would introduce a new source of nighttime light,impacting the quality of the nighttime sky and increasing ambient light. None Less than Significant Architectural Design and Visual Character.The Draft EIR determined that visual character of the project,including the architectural style,height,bulk,scale,and landscaping would be generally consistent with architectural styles and scale of adjacent commercial development in the Irish Hills Plaza to the north,the four multi story hotels to the south,and the automobile dealerships and service centers to the east.The Design Guidelines for residential and commercial architectural design aim to adhere to the policies in the City’s General Plan,including Policy LU 1.4,Urban Edges,which requires development to maintain a clear boundary between urban development and undeveloped open space;and Policy COS 2.3.7,Natural Features,which requires residential developments to preserve natural site features such as vegetation and ridgelines. Packet Page 91 08493 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 7 Views from Public Roadways.Views of the proposed development would be limited from U.S. Highway 101,as most of the project site is shielded by existing vegetation,topography,and/or development.Existing views from LOVR and the LOVR Overpass are similarly obstructed by multi story development or thick vegetation.Therefore,the project would only result in a substantial change to existing views from U.S.101,LOVR,and the LOVR Overpass in limited places,including KVA1,KVA 2,and KVA 3.With the loss of vegetation,mid range views of the project site from public roadways would become urbanized similar to adjacent development in Irish Hills Plaza or the existing hotels on Calle Joaquin.However,while mid range views would change,views of scenic resources, including the Irish Hills ridgelines and outcroppings,would remain. The Draft EIR concluded that the project would not eliminate or change views of scenic resources, such as Irish Hills ridgelines,outcroppings,and vegetation,and the loss of views of the Froom Ranch Dairy complex in the background would not be substantially perceptible from U.S.101.However,even though the project’s impacts would be limited to development in the mid range that would not obscure important scenic resources,the impact on views from LOVR and the LOVR Overpass would be substantial due to the potential loss of vegetation currently providing visual shielding for the project site,as well as the loss of distant views of the Froom Ranch Dairy complex.Because LOVR and the LOVR Overpass are considered scenic roadways by the City,and the Project would expose viewers to a replacement of open space and vegetation with urban development,the impact to scenic resources is considered potentially significant.Mitigation was identified in the Draft EIR requiring revision of the Draft Specific Plan to incorporate Landscape Screening Guidelines to provide effective screening of proposed structural massing as experienced from public roadways refer to MM VIS 1 on page 3.1 31 and 3.1 32 of the Draft EIR).With implementation of this mitigation,residual impacts on visual resources from public roadways were determined to be less than significant. Views from Public Trails.The proposed development would transition the project site from predominantly open space and grazing uses to dense multi story development creating a continuous swath of urban development at the base of the Irish Hills Natural Reserve.The Draft EIR determined that,while the scale and style of the project would be generally visually compatible with surrounding commercial development to the south,east,and north,development of the 116.8 acre site would substantially change the visual character of the area from the loss of open space and vegetation, particularly as viewed from hillsides in the Irish Hills.This change in character would be substantial and development would be highly visible from several public trails within the Irish Hills Natural Reserve,including the Froom Creek Connector,Neil Havlik Way,and Ocean View trails,as well as the existing City designated scenic vista located 0.35 mile southwest of the project site near Filipponi Ranch,behind Mountainbrook Church.Development of the Upper Terrace of Villaggio and upper elevations of Madonna Froom Ranch would cause the most dramatic change to site character on the project site’s highly visible hillsides refer to KVA 4 on page 3.1 35 and KVA 5 on page 3.1 37 of the Draft EIR). The Draft EIR determined that,while development of the Lower Area would eliminate open grazing lands that are highly visible from the Irish Hills Natural Reserve,the development would occur in visual context with the Irish Hills Plaza,the four multi story hotels,and automobile dealerships and service centers.In this context,development of the Lower Area would be visually compatible with Packet Page 92 08494 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 8 surrounding development and would not substantially change the character of the area,including for viewers within the Irish Hills Natural Reserve.However,the project would include substantial development above 150 feet in elevation within the Upper Terrace and portions of Madonna Froom Ranch and place urban development in visual context with the undeveloped Irish Hills Natural Reserve.While open space maintained in the Upper Terrace would buffer proposed development from the project site boundary with the Irish Hills Natural Reserve,the visual result of this development would intrude into or obstruct views of the Irish Hills Natural Reserve natural open spaces. Although adherence to City policies and regulation,as well as the architectural and landscape Design Guidelines in the Draft Specific Plan,would ensure compatibility of the project with surrounding commercial development,analysis of both visual susceptibility and visual severity of project impacts indicated a high potential for substantial impacts to the visual character of the site,including public perception from the Irish Hills Natural Reserve.As depicted by KVA 4 and KVA 5,the project site would be extremely visible and would replace existing scenic views of grazing land and riparian habitat.The project design and style would be compatible with adjacent development in the Lower Area,but because the project would substantially degrade the visual quality of the site’s hillsides and upper elevations,aesthetic impacts would be considered potentially significant.The Draft EIR determined that even with implementation of identified mitigation Landscape Screening Guidelines),this impact would remain significant and unavoidable. Nighttime Lighting.Development of the project site would increase the amount of exterior lighting fixtures and light produced on the project site.However,light from surrounding land uses already dominates the night sky and as described above,the project site would not be highly visible from surrounding roadways.The Irish Hills Natural Reserve is closed at night and would not be affected by additional lighting.Therefore,the EIR determined that the project would not result in substantial impacts related to nighttime views. 6.0 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. 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 foot elevation Packet Page 93 08495 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 9 line and all development within the Upper Terrace on the Villaggio side of the Specific Plan area) 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. Aesthetics and Visual Resources Impacts.Impacts on aesthetics and visual resources compared to the proposed project)are summarized in Table 4. Table 4.Summary of Impacts to Aesthetics and Visual Resources Aesthetics and Visual Resources Impacts Mitigation Measures Residual Impact VIS 1.Alternative 1 implementation would change views of scenic resources,including hillsides,rock outcroppings, open space,and historic buildings,from a State Scenic Highway or local scenic roadway. MM VIS 1 Less than Significant with Mitigation Incrementally Less) VIS 2.Alternative 1 would significantly impact the existing visual character of the site by changing a rural setting to a commercial and residential setting,particularly as viewed from the Irish Hills Natural Reserve trail system. MM VIS 1 Less than Significant with Mitigation Less) VIS 3.Alternative 1 would introduce a major new source of nighttime light,impacting the quality of the nighttime sky and increasing ambient light. None required Less than Significant Similar) Under Alternative 1,site design alterations would substantially reduce aesthetic impacts in comparison to the Project.Although total residential units and commercial square footage would remain the same,urban development would not occur above the 150 foot elevation line.Avoiding development of the Upper Terrace of Villaggio would reduce impacts to scenic resources,including natural habitats,historic resources,and rock outcroppings,that are visible to viewers in the surrounding area,including within the public trail system of the Irish Hills Natural Reserve.Alternative 1 would avoid identified significant and unavoidable Class I impacts associated with urban development above the 150 foot elevation,particularly as seen from open space trails refer to KVA 4 on page 5 48 and KVA 5 on page 5 49 of the Draft EIR). Alternative 1 is identified in the Draft EIR as the environmentally preferred alternative. 7.0 MITIGATION MEASURES THAT RELATE TO POTENTIAL REVISIONS TO DESIGN GUIDELINES Mitigation measures identified in the Draft EIR that will potential require revisions to the Draft Specific Plan Design Guidelines include: MM VIS 1 The Draft Froom Ranch Specific Plan shall be revised to include the following Landscape Screening Guidelines to provide effective screening of proposed structural massing Packet Page 94 08496 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 10 as experienced from public views along LOVR and the LOVR Overpass.The Project landscape plan shall be prepared by a qualified landscape architect and include the following: 1.Maximize protection of existing vegetation along the Project site boundary to provide visual screening during Project construction and operation. 2.Specify a plant palette and landscape plan that ensure a vegetated site boundary of sufficient height and density to provide visual screening of the proposed development from public views. 3.Native tree specimens and shrubs capable of reaching or exceeding the heights of the adjacent proposed structures shall be planted along Project site boundaries visible from public views. 4.Screening planting specimen selection and location shall emphasize the ability to interrupt the contiguous massing of structures as experienced from area roadways and scenic vistas. Spacing shall be sufficient to minimize views of structures within the Project site. 5.Screening planting specimen selection shall emphasize the ability of planting species to effectively establish and thrive over the life of the Project,such that smaller sizes shall be considered rather than exclusively larger box sizes.Planting establishment rates shall be considered but shall not preclude the use of slower growing species,such as coast valley oak and willows. 6.Native tree specimens capable of reaching or exceeding the heights of adjacent structures shall be planted adjacent to multi family and commercial structures located within the interior of the Specific Plan area consistent with the specifications above. 7.A bond for screening landscaping and irrigation shall be provided to ensure establishment of plantings.The bond shall be revoked upon satisfactory establishment of screen planting vegetation according to the plan. MM AQ 5 The Applicant shall revise the Draft FRSP to include measures necessary to reduce Project operational stationary source GHG emissions to achieve net zero emissions,consistent with the City’s 2035 net zero GHG emissions target.These measures shall include Best Available Mitigation strategies for reducing operational emissions,including but not limited to the following: Electrical power for the entirety of Project operations including but not limited to illumination,heating,cooling,and ventilation shall be provided by alternative or carbon free energy sources according to the following priority:1)on grid power with 100 percent renewable or carbon free source a planned product of Monterey Bay Community Power available to the City in 2020),or 2)a combination of grid power and on site renewable generation to achieve annual zero net electrical energy usage,or 3)purchase of carbon offsets of any portion of power not from renewable or carbon free sources.As a first priority,carbonfree sourced energy shall be purchased from Monterey Bay Community Power. Packet Page 95 08497 SPEC 0143 2017 12165 12393 Los Osos Valley Road Page 11 For new buildings,onsite solar photovoltaic systems shall be required,and retrofitted buildings shall be encouraged to install onsite solar photovoltaic systems to offset energy demand,regardless of building size. All proposed commercial and health care facilities shall exceed the minimum standards of Title 24,Part 11 Cal Green)by adopting all or some elements of Cal Green Tier 1 and 2 voluntary elective measures to increase energy efficiency in new buildings,remodels and additions.These measures shall prioritize upgrading lighting e.g.,using light emitting diode LED]lights),heating and cooling systems, appliances,equipment and control systems to be more energy efficient MM CR 13 The Applicant and historic architect shall prepare design guidelines and a review process for new construction proximate to the main residence.New construction shall be undertaken in such a manner that the essential form and integrity of the main residence and its setting would be unimpaired.The design guidelines and review by City Community Development Director shall ensure new construction is compatible with main residence in material,features,size,scale and proportion, and massing. 8.0 NEXT STEPS Provide any feedback regarding the aesthetics and visual resources evaluation and mitigation measures that may relate to changes in the Specific Plan Design Guidelines,and additional needed information,modifications,or issues which should be addressed in mitigation measures and/or the Final EIR.When the Final EIR and revised Specific Plan are complete,the ARC will consider the Final EIR and Specific Plan,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. 9.0 ATTACHMENTS 1.ARC Meeting Minutes December 18,2017 Packet Page 96 08498 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, December 18, 2017 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, December 18, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Vice Chair Soll. ROLL CALL Present: Commissioners Amy Nemcik, Brian Rolph, Allen Root, Richard Beller, and Vice-Chair Angela Soll Absent: Commissioner Micah Smith and Chair Greg Wynn Staff: Doug Davidson, Deputy Director, Shawna Scott, Associate Planner, Emily Creel, Contract Planner, Kip Morais, Planning Technician and Jennifer Hooper, Recording Secretary. Other staffmembers presented reports or responded to questions as indicated in the minutes. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. End of Public Comment-- APPROVAL OF MINUTES 1.Minutes of the Architectural Review Commission Meetings of December 4, 2017. ACTION: MOTION BY COMMISSIONER ROOT SECOND BY COMMISSIONER ROLPH, CARRIED 5-0-2, to approve the minutes of the Architectural Review Commission meetings of December 4, 2017 as presented. ATTACHMENT 1 Packet Page 97 08499 PUBLIC HEARINGS 2.3897 South Higuera Street; Final review of the Public Art submittal for the Public Market at Bonetti Ranch project. Case #: ARCH-0941-2017; M-SP zone; John Belsher, PB Companies, applicant. Associate Planner Shawna Scott and Parks and Recreation Public Art Program Manager Melissa Mudgett presented the staffreport with the use of a Power Point presentation and responded to Commissioner inquiries. Applicants Michael Reddell, Artist, and Peggy Sonoda, Project Assistant responded to comm1ss1oner mqmres. Public Comments: Jamila Haseeb, Project Consultant. End ofPublic Comment-- Commission discussion followed. ACTION: MOTION BY COMMISSIONER ROOT SECOND BY COMMISSIONER NEMCIK CARRIED 5-0-2 to adopt a Resolution entitled: A Resolution of the San Luis Obispo Architectural Review Commission finding that the proposed public art entitled "Obispo Town Musicians" meets the City's Guidelines for public art in private development for the public market at Long Bonetti Ranch project, as represented in the staffreport and attachments dated December 18, 2017, 3825 and 3897 South Higuera Street (ARCH-0941-2017) With the following amendments: Condition 4: Delete signage reference, add the following language: "could include raising sculpture and use of motion sensor lighting." 3.12165 and 12393 Los Osos Valley Road; Preliminary review of the Froom Ranch Specific Plan Design Guidelines Chapter and conceptual design review of the proposed Life Plan Community. Case #: SPEC-0143-2017, Madonna on LOVR Specific Plan Area 3; JM Development Group Inc., applicant Contract Planner Emily Creel presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicant Representatives Scott Martin and Pam Ricci presented with the use of PowerPoint and responded to commissioner inquires. Applicant Bob Richmond responded to Commissioner inquiries. Minutes -Architectural Review Commission Meeting of December 18, 2017 Page 2 ATTACHMENT 1 Packet Page 98 08500 Public Comments: Ray Walters. Don and Gwen MacLane. Neil Havlik. End of Public Comment-- Commission discussion followed. ACTION: Commissioners provided the following comments: 1.Mediterranean style architecture is appropriate for the Villaggio Life Plan Community. 2.Draft Froom Ranch Specific Plan Design Guidelines should incorporate the following: a.Illustrations of view sheds and site plan sections/elevation renderings with special attention to the 150-foot elevation line on the hills. b.Discussion of honesty and integrity of building materials. c.Show plans forgarages at the rear of villas; show where cars would go; supportive of the concept of a non-car centric design and careful garage design. d.Throughout Chapter 4, use the term "guideline(s)" consistently rather than guidance." e.Clarify intention behind lot sizes within Table 2: Residential Development Standards for the Froom Ranch Specific Plan; suggestion that additional detail could be helpful. f.Design Guideline 4.1 add: "Provide design guideline for high quality development that is attractive and distinctive but also respects the site's natural features." g.Design Guideline 4.2.1: Specifically, identify distinct natural features and key views of the site to preserve/retain. h.Design Guideline 4.2.2: Add diagram/graphics including average natural grade, how to measure average natural grade, how to determine upper story setbacks; graphically show the size of terraces, possibly including min/max cut and fill slopes; show 10% and 20% slopes; dig into grading principles. 1.Section 4.3 General Architectural Design Guidance: add design guidelines for wind protection (building placement, larger courtyards). J.Add Landscape Design Guidelines (soil types, slopes, plants); be receptive to landscape; identify fencing types (wildlife passage). k.Discussion regarding the need for an actionable alternative (as requested by the City Council) that would locate all development below the 150-foot elevation and commented that it would be helpful to see both alternatives at the same level of detail to be able to compare them equally. 1.Chair summary: 1.Show viewshed lines from the street 11.Emphasize truth in materials 111.Address parking. Where are the cars going? 1v. Use guidelines, not guidance v.Consider a wind study to reduce cold v1. Development over 150 feet and realignment of Froom Creek may be hard sells Minutes -Architectural Review Commission Meeting of December 18, 2017 Page 3 ATTACHMENT 1 Packet Page 99 08501 v11. These are good first steps Architectural Review Commission takes Recess at 6:52 -6:58 p.m. 4.257 Madonna Road; Review of new sign program for the Madonna Plaza shopping center. Case #: ARCH-1149-2017; C-R zone; Schottenstein Property Group, applicant. (Kip Morais) Planning Technician Kip Morais presented the staff report with the use of a PowerPoint presentation and responded to Commissioner inquiries. Applicants Emily Ewer and Carol Florence presented with the use of Power Point and responded to commissioner inquires. Public Comments: None. End ofPublic Comment-- Commission discussion followed. ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER BELLER, CARRIED 3-2-2 (COMMISSIONER ROOT AND NEMCIK NO) to adopt a Resolution entitled: A Resolution of the San Luis Obispo Architectural Review Commission approving a master sign program for the Madonna Plaza Shopping Center with a categorical exemption from environmental review, as represented in the staffreport and attachments dated December 18, 2017 (257 Madonna Road ARCH-1149-2017). COMMENT AND DISCUSSION Deputy Director Davidson provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 7:54 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, January 29, 2018 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 01/18/2018 Minutes -Architectural Review Commission Meeting of December 18, 2017 Page 4 ATTACHMENT 1 Packet Page 100 08502