HomeMy WebLinkAboutFroom Ranch Specific Plan Story Poles Description & ExhibitsFroom Ranch - Story Poles Installation Plan
November 15, 2019
Background:
City Council Resolution # 10704 (2016 Series) dated April 5, 2016 initiated moving forward with the
General Plan Amendments necessary to process the Froom Ranch Specific Plan. This Resolution
included requirements for the project applications to provide all necessary information to fully evaluate
the potential effects of development on natural and scenic resources. The necessary information to
evaluate potential aesthetic impacts for the Froom Ranch project listed in City Council Resolution #
10704 included a wide range of techniques including the erection of story poles. The specific wording of
the Council direction is included in the excerpt below:
The formal application shall include all necessary information to fully evaluate the potential
effects of development on natural and scenic resources (particularly as it relates to visual
impacts on the City' s edge), including but not limited to: erection of story poles representative
of potential development both above and below the 150 -foot topographic elevation,
photosimulations, cross sections, grading plans (with cut and fill details), circulation diagrams,
and preliminary building layouts and massing details; assessment of potential visual effects as
seen from public areas including but not limited to roads, highways, and open space areas; a
comprehensive project-specific and quantified impact analysis on special -status plants, animals,
vegetative communities and trees, and creeks, drainages, and wetland habitat; proposed
mitigation plan(s) for both on and off-site restoration ( as applicable); and hydrological analysis
accompanying proposed plans to modify and restore Froom Creek.”
Situation:
The attached exhibits and this narrative are being submitted to the City for the Director’s approval of
the story pole installation plan. The timing and description of the plan are included in the following
paragraphs.
Story Poles Placement:
Based on the City’s request to demonstrate the proposed building heights, story poles will be
temporarily erected in various locations throughout the Life Plan Community (Villaggio) portion of the
site. The poles have been strategically located to show the tallest buildings at the highest elevations on
the site. Refer to the attached Story Pole Locations map.
Story pole located above the 150’ elevation will use the maximum building height of 238’ and be
measured from proposed finished grade.
Story poles located below the 150’ elevation will utilize proposed building heights and finished
grade.
Story Poles Installation Plan
Page 2
The story poles will be placed where existing grades may not match proposed finished grade. In these
instances, measurements for building height will incorporate the distance from finish grade.
Finish grades proposed below existing grades (occurs above 150’ elevation):
o Subtract the grade difference from existing grade to finish grade
o Subtract this grade difference from the maximum building height
Finish grades proposed above existing grades (occurs below 150’ elevation):
o Add the grade difference from existing grade to finish grade
o Add this grade difference to the maximum building height
Story Poles Construction:
The story poles will be easily viewed from a distance. Markers will be placed where the tallest portions
of the buildings are proposed; however, the tower element at the Piazza Apartments will not be shown
since it is such a small feature and would not accurately depict the overall height of the building. The
top marker on the story poles will be brightly painted and include markers on all four sides to allow for
views from multiple angles. A large number will be provided in a bold easy to read font to identify the
pole location. Refer to the attached Story Pole Details.
Story Poles Timing & Duration:
Story poles will be temporarily installed for 2 weeks during the public review period of the Draft EIR to
provide the City and community ample time to view and photograph the poles. The story poles will be
removed after the two-week period to allow the horses that are typically on the site to continue grazing.
Attachments:
Story Pole Location Map
Pole Detail – Plan View
Pole Detail – Elevation View
Calle
JoaquinCalle
JoaquinCalle
JoaquinMOUNTAINBROOK
CHURCH Calle JoaquinHOME
DEPOT 150' Topographic Elevation Elevation
varies (140' to 160')3 Story (
36' to 45' high)Tower (
45' to 55'
high -tower feature only)1 Story (
18' to 20' high)2 Story (
24'
to 30'
high)LEGEND 1000 200 Proposed
Project
Illustrative
Site
Plan
Calle JoaquinCalle JoaquinCalle
JoaquinMOUNTAINBROOK CHURCH Calle JoaquinHOME DEPOT
150' Topographic Elevation Elevation varies (140'
to 160')3 Story (36'
to 45' high)
Tower (45' to 55' high -tower
feature only)1 Story (18' to
20'
high)2
Story (24' to 30' high)
LEGEND 1000 200
Proposed Project Illustrative
Site Plan STORY
POLE
LOCATIONS
Above
150’
Elevation
Below
150’
Elevation
9
KVA3
KVA1
8
KVA4
KVA5
KVA2 1 2
5 3 4 6 7 KVA
Viewing Location SeeFigure
3.1-1 & simulations on following
pages KVA Pole Existing Finish Max Pole Ht
No# Grade Grade Bldg Ht (At Ex Grade) 1
224.8 220.0 18’-0” * 13’-2”2
114.5 125.5 45’-0” 56’-0”3
114.4 114.4 45’-0” 45’-0”4
119.8 116.0 45’-0” 41’-2” 5
118.0 112.3 45’-0” 39’-4”6
116.0 115.0 45’-0” 44’-0”7
117.9 119.3 45’-0” 46’-5”8
120.3 124.5 45’-0” 49’-2”9
170.3 162.4 30’-0” 22’-1”Pole #1
N EILHAVLIK W
AYOCEAN V I E W
FROOM
CREEK
CONNECTOR
FROOM C R E E K
OCEAN
VIEWWED NESDAYPHY
LISS’LOO
KOUT OCEAN
VIEW San
Luis Obispo
CreekDrainage 4
Drainage 3
Drainage
2
Drainage
1
FroomCreekPrefumo
Creek101
101CALLE
JOAQUINLOS OSOS
VALLEY
ROADAUTO
PARK
WAYROSEGARDENINNAUTODEALERSHIPS
IRISH
HILLSPLAZASHOPPINGCENTER MOTEL6
MARRIOTT HAMPTONINN
WHOLEFOODS
TJ
MAXXHOMEDEPOT MOUNTAINBROOKCHURCH
CALLE
JOAQUINLOS
OSOSVALLEY
ROADAUTO
PARK
WAYROSEGARDENINN
IRISH HILLSPLAZASHOPPINGCENTER
AUTODEALERSHIPS MARRIOTT
MOTEL 6
HAMPTONINN WHOLEFOODS
TJMAXXHOMEDEPOTMOUNTAINBROOKCHURCHSan
LuisObispoCreekFroom C
reekDrainage3Drainage
4Drainage2Drainage1Prefumo
CreekIRISHHILLSNATURALRESERVEIRISH HILLSNATURALRESERVE
CITYOFSANLUIS
OBISPO CITYOFSANLUISOBISPO
UNINCORPORATEDSAN LUIS OBISPOCOUNTY UNINCORPORATEDSAN LUIS
OBISPOCOUNTY
CITY
OFSAN
LUIS OBISPO CITY OFSAN LUISOBISPO N
EIL
HAVLIK W
AYOCEAN V
I E
W
FROOM
CREEK
CONNECTOR
FROOM
C
R
E
E
K OCEAN VIEWWED NESDAYPHY
LISS’
LOO KOUT
OCEANVIEW1 2
3 4 KVA1 KVA5
KVA3 KVA4
KVA2
Aerial Source: Google 2018.
LEGEND Project Site FroomRanchSpecificPlanAreaIrishHills
Natural Reserve Public
Trail QuarryFroomRanchDairy
Complex
3.
2-
Acre Existing DetentionBasin for Irish
Hills
Plaza Calle
Joaquin Wetlands KVA
Viewing
Locationand NumberKVA#
1
2
3
4
KVA
Locations
3.
1-1 FIGURE
0 600 SCALE
IN FEET N
KVA #2
8
KVA #1
1 3 6
Note: Poles 2, 4, 5 & 7 are not shown since these buildings are located behind topography, buildings and/ or vegetation.
KVA #3
3 6
KVA #4
98
Note: Poles 4, 5 & 7 are not shown since these buildings are located behind topography, buildings and/ or vegetation.
Note: Poles 3 and 6 are not shown since these buildings are located behind topography, buildings and/ or vegetation.
7 54
9
KVA #5
1 435
Note: Pole 2, 6 & 7 are not shown since these buildings are located behind topography, buildings and/ or vegetation.
8
2'-0"1 x 4
markers (Paint bright color
for visibility)Locate 4' side
of marker towards Los
Osos Valley
Road, typical 2 x 4
diagonal bracing with 1 x
2 stakes Typical
4 ways)
4'-0"1/ 4 inch
nylon rope attach
to stake and
cinch tight Typical
4
ways)SCALE:SCHEMATIC VISION POLE -
PLAN VIEW 1/4" =
238 ELEV FROM FINISH GRADE4
x 4
posts (Stagger for extension)2
x 4 diagonal bracing with
1 x 2 stakes
1/ 4 inch
nylon rope
attach to
stake and cinch tight
238 ELEVATION ABOVE FG 1 x
4 marker (4 sides
see plan view) Paint
bright color for visibility 2' x
2' plywood sign on two
sides of pole
with pole number painted
bold in bright color MAX
BLDG HT
FROM FINISH GRADE4 x 4 posts (
Stagger for extension)1
x 4 marker (4
sides see plan view) Paint
bright color for visibility 2
x 4 diagonal bracing
with 1 x
2 stakes
1/ 4
inch nylon rope
attach to stake and cinch tight
MAXIMUM BUILDING HEIGHT 2' x
2' plywood sign
on two sides of
polewithpolenumberpaintedboldinbright
color SCALE:ASCHEMATICVISIONPOLEABOVE150 - SECTION 1" =
10'SCALE: