HomeMy WebLinkAboutBates 11261-11270 08-03-2016 PRC Agenda packetCity ofSanLuisObispo, Agenda, Parksand Recreation Commission
Regular Meeting on Wednesday, August 3, 2016 @ 5:30p.m., Council Chambers
CALL TO ORDER: Chair Whitener
ROLL CALL: Commissioners Greg Avakian, Susan Olson, Keri Schwab, Douglas Single, Rodney Thurman,
Susan Updegrove and Jeff Whitener
1.Presentations, Introductions, Appointments
Public Comment Period. At this time, you may address the Commission on items that are not on the agenda but are of interest to the
public and within the subject matter jurisdiction of the Parks and Recreation Commission. The Commission may not discuss or take
action on issues that are not on the agenda other than to briefly respond to statements made or questions raised, or to ask staff to follow
up on such issues.
CONSENT AGENDA
2.Consideration of Minutes of Regular Meeting of July 6, 2016
PUBLIC HEARING/BUSINESS ITEM
3.Conceptual Design and Proposed Park Site Plan for Froom/Il Villagio Project (Doug Davidson,
Shawna Scott SWCA – 30 Minutes)
4.Overview of Laguna Lake Dredging Project Relative to Laguna Lake Park (Bob Hill, Natural
Resources Manager – 30 minutes
5.Action: Select Wes Conner Awardee for 2016 – (Chair - 15 minutes)
6.Brainstorming: Park Tour Dates and Topics (Shelly Stanwyck – 15 minutes)
COMMUNICATIONS
Director’s Report (Stanwyck – 5 minutes)
LIAISON REPORTS
Committee Liaison
Adult and Senior Programming Doug Single
Bicycle Advisory Susan Olson
City Facilities (Damon, golf, pool, joint use) Greg Avakian
Jack House Committee Susan Updegrove
Tree Committee Rodney Thurman
Youth Sports Association Keri Schwab
ADJOURNMENT
APPEALS: Administrative decisions by the Parks and Recreation Commission may be appealed to the City Council in
accordance with the appeal procedure set forth in Chapter 1.20 of the San Luis Obispo Municipal Code.
The City of San Luis Obispo is committed to including the disabled in all of its services, programs, and activities.
Please contact the Clerk or staff liaison prior to the meeting if you require assistance.11261
Meeting Date: August 3, 2016
Item Number:__3_______
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.
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1.0 COMMISSION’S PURVIEW
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
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commercial and residential development anticipated are still being planned and the groundwork
for their development will be called out in the Specific Plan.
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.
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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
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
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Play Area: designed to be more rustic and natural in appearance
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
2-511266
Froom Ranch/ Il Villaggio Specific Plan
Description of Proposed Parkland
INTRODUCTION
Two park areas are proposed to be dedicated to the City of San Luis Obispo. At this conceptual stage we
have described them as the Primary Park and the Trailhead. Both areas are adjacent to existing City
owned open space areas, and will provide additional linkages to the existing trail system within the Irish
Hills Natural Reserve.
The Primary Park is located at the terminus of Froom Ranch Way, and is adjacent Home Depot.
The Primary Park will provide much needed trailhead parking and also conveniently link the
project to surrounding commercial land uses and open space.
The Trailhead is located along Froom Creek, at the existing trail connection into the open space
areas. This area will provide trailhead facilities at the base of the Irish Hill Natural Reserve trail
system.
The landscaping for the parks will primarily consist of drought-tolerant trees and shrubs. Landscaping
along creeks and drainages will include native riparian and drought-tolerant plants, located in
naturalistic spacing and groupings to enhance and blend with the surrounding open space. Dense
evergreen vegetation is proposed to screen unsightly existing views such as the Home Depot service
areas and existing basin fencing. Vegetation will also be utilized between the park and residential lots
where needed to provide screening and to soften fence lines and walls.
Paving in the parks will primarily be decomposed granite, with paved plaza spaces in key gathering
areas, and an asphalt parking area. Paved plaza areas are envisioned to be permeable pavers, colored
decomposed granite, and/or colored and scored concrete. Pedestrian pathways will be 6-feet to 8-feet
wide, and paved with stabilized decomposed granite surfacing. Trail rest areas are suggested to be
paved with decomposed granite. Wooden bridges are proposed to span across existing drainages, and
will only be utilized by pedestrians and bicyclists. Rail fencing is suggested to delineate the boundaries
of the parks and adjacent open space areas.
Lighting is not currently proposed within any of the parks or open space areas. The park and open space
areas are intended for daytime use only. If lighting is required, it is suggested to be minimal and placed
within the Primary Park at the parking area and historic plaza.
PRIMARY PARK
The Primary Park parcel is approximately 7.4 acres in size, and contains an existing fenced drainage
basin, creek, and wetland. Approximately 4.7 acres will to be dedicated to the City for public parkland,
and approximately 2.7 acres of the Primary Park parcel will remain in open space.
Attachment 1
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The Primary Park is proposed to include the following areas for recreation and play:
Off-Street Parking
o Approximately 26 spaces, which includes 1 space for ranger parking and 1 space for
handicapped parking.
Historic Plaza
o The plaza would contain a public restroom, the relocated historic main residence, and
the relocated historic bunkhouse. The main residence is envisioned to be utilized as a
park ranger station, and the bunkhouse used for storage.
o The buildings would be surrounded by a plaza containing interpretive and directional
signage, drinking fountain, benches, trash cans, and bike racks.
o The plaza could also contain decorative paving and/ or public art.
o Picnic areas are proposed adjacent to the plaza.
Playground Area (ages 5 to 12)
o The playground would contain informal play features made from natural elements such
as wood, rope, and boulders. The playground area would also utilize the adjacent creek
and contain boulders, sand play, and wood timbers.
o See the Conceptual Park Site Plan for examples of amenities.
Dog Park Area
o Two fenced areas proposed to accommodate both large and small dogs, and contain a
central common entry and plaza. The dog park will contain benches, trash cans, leash
and bag holders, and an area for obtaining water for dogs.
o The dog park may also contain stepped terraces and natural play features such as
tunnels, wood elements, and boulders.
o See the Conceptual Park Site Plan for examples of amenities.
Wetland Overlook
o An overlook area is proposed over the wetland area. The overlook is envisioned to be a
deck with benches, interpretive signs, and/ or kiosk describing the wetlands.
o The overlook could also contain decorative paving and/ or public art.
o See the Conceptual Park Site Plan for examples of amenities.
Trail Rest Area
o Two trail rest areas are proposed in key locations in the Primary Park, and will link with
others proposed along the project’s trail system.
o Trail rest areas and will contain benches, directional signage, trail maps, workout
stations, and/ or interpretive signs about the surrounding natural environment and
history of the site.
TRAILHEAD
The Trailhead is proposed to include the following areas for recreation:
Trailhead Plaza
o The trailhead plaza would contain a directional kiosk, benches, bike racks, and boulders.
o The trailhead may also include a workout station and decorative accent paving.
o Picnic areas are proposed adjacent to the plaza.
o See the Conceptual Park Site Plan for examples of amenities.
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