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HomeMy WebLinkAbout10-05-2015 ARC Item 1 - Associate Planner Cohen October 2, 2015 TO: Architectural Review Commission FROM: Rachel Cohen, Associate Planner VIA: Michael Codron, Community Development Director SUBJECT: Response to Response to Initial Study of Calle Joaquin Hotel Development, received by Central Coast Grown, dated September 16, 2015 This memo is in response to a letter received on September 16, 2015 from Central Coast Grown (City Farm) Board Members. Several aspects of the project are up to the ARC to discuss and decide and staff has provided information to guide their decision. Staff responses to the subject letter are provided below. Public Notice, Impact Analysis, and Significance Determinations: The City complied with all legal public notice requirements for the Initial Study/Mitigated Negative Declaration (noticed in the San Luis Obispo Tribune, submitted to local agencies, posted at the County Clerk’s office, and submitted to the State Clearinghouse as required by Section 15073 of the State CEQA Guidelines (Public Review of a Proposed Negative Declaration or Mitigated Negative Declaration)) and additionally notified the surrounding neighbors (this is not required per CEQA). Upon receipt of the subject letter, Central Coast Grown was added to the mailing list for any future notices regarding projects within this area. The Initial Study/Mitigated Negative Declaration analyzes the whole of the action, including on and off-site improvements, and identifies project-level and cumulative impacts, direct and indirect impacts, and construction and operational impacts. Based on substantial evidence presented in the Initial Study/Mitigated Negative Declaration, the project would not result in any significant impacts that cannot be mitigated to a level of insignificance. Please refer to responses to specific comments below. Compliance with City Policies Regarding Aesthetics and Agricultural Resources: The Initial Study/Mitigated Negative Declaration analyzes potential impacts to aesthetic resources and agricultural resources (refer to Staff Report Attachment 8, Initial Study - Section 1 Aesthetics and Section 2 Agricultural Resources). The Architectural Review Commission staff report (section 3.2.2) specifically identifies Land Use Element Policy 8.11, and discusses how the project would comply with this policy (subject to determination by the Architectural Review Commission (ARC)) in addition to the applicant’s response to directional items identified by the ARC during conceptual review. The project would not affect the preservation of agricultural land, which is zoned for conservation and agricultural use, as indicated in section 3.2.2 of the ARC Staff Report. The project incorporates directional items received during the Architectural Review Commission’s conceptual review Response to Initial Study Comments by Central Coast Grown on Calle Joaquin Hotel Development October 1, 2015 Page 2 of the project, specific to the visibility of the structure. The ARC’s role will be to determine if the project is consistent with these General Plan policies and if the applicant has sufficiently addressed their directional items regarding design and compatibility. Aesthetics Impacts: The proposed project preserves the signature working agricultural landscape at the City’s southern gateway by locating development within a previously subdivided lot, which was re- zoned to C-T during the City’s recent Land Use and Circulation Element Update. The Initial Study/Mitigated Negative Declaration discloses potential short-term and long-term impacts to significant and important visual resources within and surrounding the City, including partially blocked views of the surrounding landscape (including Irish Hills, Cerro San Luis, and Bishop’s Peak) for a short period of time; the document notes that the project would result in a visual change from open space to urban development (refer to Staff Report Attachment 8, Initial Study - Section 1 Aesthetics) and would partially block views of the eucalyptus grove as seen from the northbound travel lanes. The staff report further describes, in Section 3.2.1, that existing views of prominent hillsides would be retained as viewers travel along U.S. 101. As noted in the letter, the project would be clearly visible as seen from the City Farm; however, the renderings provided in the letter do not include the applicant’s proposed landscaping plan, which would soften and partially screen views of the structure (as seen from both public roadways and the City Farm) by incorporating a variety of small, medium, and large trees around the perimeter of the lot, within parking areas, and near the structure itself; providing a transition to adjacent land. Based on the project’s location, it would be buffered from the existing agricultural use by a currently vacant lot (zoned C-T), existing drainage easements along the northern and southern property boundaries of the project lot and adjacent lot, and proposed internal setbacks. In addition, variations in vertical and horizontal elevations, exterior colors and materials, and landscaping would help blend the structure with the natural backdrop and proximate urban development along the U.S. Highway 101 corridor. Mitigation including landscaping and design standards are identified and agreed to by the applicant, which would further ensure that the project would not result in significant visual impacts. Impacts on Neighbors: Based on the project’s location, it would not affect the future implementation of improvements noted in the letter. City Farm would maintain its frontage along U.S. Highway 101, and the City will continue to work with the City Farm regarding these improvements. As stated in State CEQA Guidelines Section 15131 (Economic and Social Effects), economic or social effects of a project shall not be treated as significant effects on the environment. Although the project would be clearly visible from the City Farm, there is no substantial evidence that the development of this project would result in an adverse physical change to the agricultural operations. The project site is situated in a unique location, at the edge of existing urban development including car dealerships, hotels, and commercial services along Calle Joaquin and Los Osos Response to Initial Study Comments by Central Coast Grown on Calle Joaquin Hotel Development October 1, 2015 Page 3 Valley Road, and also proximate to agricultural land. The full context of the site was considered during project and environmental review, and the development incorporates setbacks, a reduced building footprint (approximately 15 percent compared to what is allowed by the Zoning Code [75 percent]), and perimeter and internal landscaping to promote compatibility with all surrounding uses. Although the project style maintains features of its trademarked design, it also incorporates natural-appearing exterior features including stucco in varying muted colors (greens and tans) and stone that incorporate the colors of the surrounding landscape. The design of the proposed hotel varies from, but is not incompatible with nearby development. Agricultural and Land Use Impacts: The project structure is set back approximately 180 feet from the northwest property line, and approximately 90 feet from the northeast property line. One lot, zoned C-T, is located to the northeast, providing an additional approximately 200 feet between the development and the farm (to the northeast). As noted in the Initial Study/Mitigated Negative Declaration, the applicant is required to comply with City regulated and San Luis Obispo County Air Pollution Control District dust control measures during grading and construction. The proposed project is consistent with the zoning designation and associated regulations applicable to the lot and the three adjacent C-T zoned lots. The City will assess any future development proposals on proximate lots on a project-specific basis. Cumulative development of these lots was considered in the City’s certified EIR for the Land Use and Circulation Element Update, and no significant aesthetic impacts were identified. The project’s consistency with applicable policies, ordinances, and programs is presented in the Architectural Review Commission staff report.