HomeMy WebLinkAboutMadonna-Froom PRC Agenda Report_FINMeeting Date: August 3, 2016
Item Number:_________
CITY OF SAN LUIS OBISPO
PARKS AND RECREATION COMMISSION AGENDA REPORT
SUBJECT: Conceptual Review of the Froom / Il Villagio Specific Plan (Madonna on Los Osos
Valley Road Specific Plan) Conceptual Park Site Plan, requesting feedback related to the plan
development
PROJECT ADDRESSES: 12165 Los Osos Valley Rd. BY: Shawna Scott, Contract Planner &
1561 Froom Ranch Phone Number: 805-543-7095
Email: sscott@swca.com
CITY FILE NUMBER: PRE 1293-2015 FROM: Shelly Stanwyck, Parks and
Recreation Director
RECOMMENDED ACTIONS: Receive a presentation regarding the Conceptual Park Site Plan
component of the Froom / Il Villagio Specific Plan (Madonna on Los Osos Valley Road Specific
Plan) and provide conceptual input to the applicant.
SITE DATA
Applicant John Madonna
Representative Victor Montgomery, RRM Design
Group
Zoning Park Site: Retail Commercial (City)
Would require pre-zoning for
Specific Plan
General Plan Park Site: General Retail (City);
SP-3, Madonna on LOVR Specific
Plan Area
Site Area 117.1 acres
Environmental
Status
An Environmental Impact Report
EIR) will be prepared to evaluate
the Specific Plan.
SUMMARY
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 / Il Villagio Specific Plan). The
project would require several entitlements, which would ultimately lead to the development of
the project site. The applicant is proposing a mix of land uses including a Continuing Care
Retirement Community (CCRC), housing, commercial, open space, and park land. The applicant
has identified an additional, adjacent, 7.4-acre parcel located within the City limits as the
potential site for a park. This is the first review of the project by the Parks and Recreation
Commission (PRC). The applicant is seeking early feedback from the PRC before preparing the
Draft Specific Plan for the project.
1.0 COMMISSION’S PURVIEW
Parks and Recreation Commission
August 3, 2016
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The planning process for this project includes several steps, starting with a Specific Plan that
would provide general guidance regarding basic land uses in the project area. Following the
adoption of the Specific Plan, the project would continue through the development review
process, and return to the PRC for detailed review and ultimately consideration of park, open
space, and recreational amenities to be provided within the development.
For the purposes of this meeting, the Commission will review and comment on the proposed,
conceptual, park facilities identified for the Specific Plan, and provide preliminary input with
respect to their potential consistency with policies and programs contained in the Parks and
Recreation Element (PRE). Relevant excerpts from the General Plan are included in the Project
Analysis section of this report for the Commission’s guidance. The guidance provided by the
Commission in the form of directional items and minutes will be used for a future review of
more detailed park plans.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site consists of approximately 118 acres. The majority of the site is composed of two
parcels, totaling approximately 109.7 acres, located immediately west of Los Osos Valley Road
within the County of San Luis Obispo’s jurisdiction, and adjacent to the City limits (APNs 067-
241-030 and 067-241-031). These two parcels are identified in the Land Use Element (LUE) as
the Madonna on Los Osos Valley Road (LOVR) Specific Plan Area (SP-3) (refer to LUE Figure
10 Special Focus Areas). In addition, a remnant parcel of 7.4 acres (APN 053-510-012), located
within the City limits, was added to the project site by the applicant, and is proposed to include
the 4.7-acre park site currently being reviewed.
The current land use and natural setting includes livestock grazing, unpaved agricultural roads,
stormwater basins, the historic Froom Ranch Complex, John Madonna Construction office
within the historic complex), staging and materials storage, quarry area, wetlands, grasslands,
stands of mature trees, Froom Creek and associated tributaries, and vacant land. The 7.4-acre
parcel under consideration for a park site includes an existing drainage basin, wetlands, and
vacant land; this area is also informally used by the public to gain access to the established Irish
Hills Natural Area trail system.
Surrounding uses include the Costco/Home Depot shopping center to the north, auto dealerships
and commercial uses to the east, hotels and Mountainbrook Church to the south, and the Irish
Hills Natural Reserve and associated trails and open space to the west.
2.2 Project Description
The project includes a Specific Plan, General Plan Amendments, Annexation, and related
entitlements that would allow for the development of the property. The applicant’s proposal
includes a mix of commercial and residential land uses and a Continuing Care Retirement
Community (CCRC). The project also includes a neighborhood park, and a minimum of 50% of
the site area would be designated as open space. The configuration of land uses and types of
commercial and residential development anticipated are still being planned and the groundwork
for their development will be called out in the Specific Plan.
Parks and Recreation Commission
August 3, 2016
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3.0 DISCUSSION
3.1 Situation and General Plan Guidance
The LUE provides guidelines for the envisioned development of the project site:
Section 8.1.5 SP-3, Madonna on LOVR Specific Plan Area
Purpose: The purpose of the specific plan is to provide design flexibility that will secure
the appropriate development of the site while protecting sensitive environmental
resources on the site. Development on the site should be a compact, mixed use project
that provides workforce housing options and neighborhood commercial uses that support
pedestrian and bicycle access. The specific plan for this area should consider and
address the following land use and design issues.
a. Develop a design that is sensitive to environmental constraints and adjusts
accordingly through design. Constraints include wetland protection, slope
protection, historic structures, and open space protection.
b. Maintain viewshed of surrounding mountains and secure steeper hillsides as
protected open space areas.
c. Variable height limits will be required to protect views of adjacent hills.
d. Provide access to trails.
e. Provide a plan for adequate and safe infrastructure, including appropriate points of
access to Los Osos Valley Road.
f. Address neighborhood commercial needs of new neighborhood.
g. Provide connectivity to adjacent development.”
Performance standards identified for SP-3 include Parks (acreage not specified in the LUE) and
Open Space / Agriculture (minimum 50% of site) (refer to LUE Section 8.1.5 SP-3, Madonna on
LOVR Specific Plan Area). The PRE provides policy guidance for park requirements for
residential development; the most relevant policies include the following:
Policy 3.13.1. The City shall develop and maintain a park system at a rate of 10 acres of
parkland per 1,000 residents. Five acres shall be dedicated as a neighborhood park. The
remaining five acres required under the 10 acres per 1,000 residents in the residential
annexation policy may be located anywhere within the City’ s park system as deemed
appropriate.
Policy 3.13.2. Parks shall be maintained in such a manner that priority will be given to
the preservation of the natural beauty and safe use of the land within the system.
Policy 3.13.3. Parks shall be designed to meet a variety of needs depending on park size,
location, natural features and user demands.
Policy 3.13.8. Park site acquisition should enhance the City's recreational trails,
pedestrian transportation, and open spaces in keeping with adopted policies.
Policy 3.13.9. Parkways shall serve as visual linkages between park and recreation
facilities, to be developed, landscaped and maintained in a manner that enhances the
Parks and Recreation Commission
August 3, 2016
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aesthetic quality of the City.
Policy 3.15.1. San Luis Obispo residents shall have access to a neighborhood park within
0.5 to 1.0 mile walking distance of their residence.
Policy 3.15.3. All residential annexation areas shall provide developed neighborhood
parks at the rate of 5 acres per 1,000 residents.
Policy 3.19.1. As space and funding are available and as public need is indicated, special
recreation areas shall be constructed.
Policy 3.19.2. Needed special facilities are identified as off-leash dog area, disc golf,
lighted tennis courts, bicycle motocross, bocce ball, community garden, and sand
volleyball courts.
Policy 3.20.2. Public trails shall be provided where appropriate to provide public access
to City-owned open space. Use of trails for hiking, mountain biking or equestrian activity
shall be determined as posted.
Policy 3.20.6. Open space and parks shall be connected where possible by trails or bike
paths.
The mix of residential types and associated residential and parkland acreages are still being
formulated as the site plan for the Specific Plan evolves. The applicant has stated that initial
population estimates for proposed residential land uses would yield a requirement of between 4-5
acres. While it is too early in the process to complete detailed policy analysis, the applicant’s
conceptual proposal appears to be generally consistent with the intent of the PRE policies listed
above.
3.2 Project Parks Proposal
The applicant’s Conceptual Park Site Plan (refer to Attachment 1) includes approximately 4.7
acres of improved park space to be dedicated to the City. The remaining 2.7 acres of the 7.4-acre
parcel would remain in open space, and continue to support the existing drainage basin. The
applicant also proposes a trailhead plaza at the base of the Irish Hills trail system for hikers and
bicyclists.
The applicant team met with Parks and Recreation while developing conceptual plans to
determine the character and range of improvements desired in a park at this site. The applicant
has made an effort to make the character of the park more “naturalistic”, celebrating the
uniqueness of the site”. In addition, parking and access to the open space have been identified
as priorities at this location. The following are considerations that have been incorporated into
the Conceptual Park Site Plan:
Parking Lot: that is easily accessible and convenient to users of the open space
Restrooms: provided amenity for hikers and bikers using the open space
Play Area: designed to be more rustic and natural in appearance
Parks and Recreation Commission
August 3, 2016
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Landscaping: use of drought tolerant plants to conserve water and minimize maintenance
3.2.1 Primary Park
The approximately 4.7-acre primary park is proposed to include the following amenities (refer to
Attachment 1, Conceptual Park Site Plan and Description of Proposed Parkland for additional
details):
Parking lot area to provide approximately 26 spaces
Historic plaza including relocated historic residence and bunkhouse (to be used as a
ranger’s office and storage building) and a public restroom
Playground area with naturalistic equipment
Dog park area
Wetland overlook
Trail rest area
Drought-tolerant landscaping
3.2.2 Trailhead Plaza
The applicant’s proposal includes a trailhead plaza to be located along Froom Creek, which
would provide trailhead facilities at the base of the Irish Hills Natural Reserve trail system (refer
to Attachment 1, Conceptual Park Site Plan and Description of Proposed Parkland). The
trailhead plaza is intended to be fairly minimalistic and attend to the direct needs of hikers and
bicyclists. Proposed improvements include a directional kiosk, benches, bike racks, and boulders
as additional seating.
4.0 RECOMMENDATION AND NEXT STEPS
It is recommended that the Commission receive a presentation regarding the Conceptual Park
Site Plan component of the Froom / Il Villagio Specific Plan (Madonna on Los Osos Valley
Road Specific Plan) and provide input and direction to the applicant. The Commission’s input
and direction would be incorporated into the applicant’s Specific Plan and entitlement
application.
5.0 ATTACHMENTS
1. Conceptual Park Site Plan and Description of Proposed Parkland