Solvang planning commission upholds director's façade and landscaping conditions for 1704 Mission Drive

The Solvang Planning Commission on Sept. 2 upheld the community development director's determination requiring façade, color, site-plan and landscaping changes for a partially constructed hotel-and-cottages project at 1704 Mission Drive (APN 139-240-033; planning application 25035).

The decision affirms staff and Design Review Committee (DRC) guidance that several built elements on site must be modified before final occupancy. The planning commission voted to adopt Resolution 2505, which preserves the director's recommended changes including specific limits on half-timber ornamentation, color adjustments and additional planting, with one commissioner noting an 'aye with reservations'.

The appeal before the commission was filed by the project's developer, who asked the commission to allow the as-built facades and earlier design choices to stand. The project received its original development-plan approval from the commission in December 2023, a building and grading permit in December 2024, and construction began later that month; construction subsequently paused and restarted in 2025. Staff told the commission the project is roughly three-quarters complete.

Rafael, community development staff, summarized the record and options for the commission, explaining that the director reviewed the proposed on-site changes and DRC input against the governing approvals in effect at the time of entitlement. Rafael said the director's modifications generally sought to align the built facades and colors with the approved exhibits and to add conditions addressing landscaping, stormwater, lighting under the VMU standards, and path-of-travel requirements.

Members of the DRC and other residents spoke during public comment urging the commission to uphold the director's determination. Melissa Bates, identified as a DRC member, said she wanted 'the plan as approved' to be upheld and urged the commission not to waive the façade changes. Esther Jacobson Bates, identified as chair of the Design Review Committee, told commissioners the project is 'high profile' and said she fully supported 'the director's determination in its entirety.

The applicant, identified in the record as Mr. St. George, urged the commission to allow several built details to remain, describing the project as a passion project and explaining the design decisions and cost implications of removing or altering built elements. Mr. St. George said he modified the project after other proposed, larger hotel plans did not proceed and described the current project as an attempted financially viable approach that also could serve as an event center. He estimated that, because work was paused and crews reassigned, the site could be completed in roughly January'February if construction resumed.

Staff noted several technical items that must be addressed before final approvals: revised stormwater calculations to comply with regional water-quality requirements administered by the regional water quality control board; finalization of landscape and fencing details to the satisfaction of the community development director; and coordination with Caltrans for required ADA ramp work where the state agency's standards affected accessibility improvements and required rework. Staff also explained the city's off-site parking rules and said the revised code limits off-site parking to within 500 linear feet.

During deliberations a commissioner moved to approve Resolution 2505 as written, which would uphold the director's determinations (including the façade and color modifications, site-plan clarifications and additional landscape/tree plantings). The motion was seconded and passed with four votes in favor and one member absent; commissioners recorded no abstentions. The planning commission instructed staff to work with the applicant to finalize plan revisions and to package the changes into a plan revision consistent with the adopted resolution.

Votes at a glance Resolution 2505 (uphold community development director's determination; require facade, color, site-plan and landscaping modifications) ' Approved (4-0; 1 absent). Key details: APN 139-240-033; planning application 25035; outcome requires applicant to submit revisions addressing facades, landscaping, stormwater calculations, lighting, path-of-travel, and Caltrans-coordinated ADA improvements.

The planning manager reported the city is continuing work on a design handbook and other code updates intended to reduce back-and-forth with applicants and to clarify review standards. Commissioners and several public speakers urged better process enforcement and more on-site inspection on major projects to prevent unapproved construction deviations.

The commission's action does not order removal of the entire scope of built work but requires the applicant to submit plan revisions and comply with conditions before final occupancy. The file for the project remains with city staff for plan-revision review and subsequent steps toward final inspection and occupancy.