HomeMy WebLinkAboutBates 11887-11917 Staff Report - Item 3 - SPEC-0143-2017 (12165 and 12393 LOVR) Froom Ranch Specific PlanARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Preliminary review of the Froom Ranch Specific Plan Design Guidelines Chapter
and conceptual design review of the proposed Life Plan Community.
ADDRESS: 12165 & 12393 Los Osos Valley Rd. BY:Emily Creel, Contract Planner
Shawna Scott, Associate Planner
Phone Number: (805) 781-7176
e-mail: sscott@slocity.org
FILE NUMBER: SPEC-0143- 2017 FROM: Doug Davidson, Deputy Directordd
RECOMMENDATION: Receive a presentation regarding the Froom Ranch Specific Plan and
provide preliminary comments to the applicant and staff regarding questions posed by the
applicant related to the draft Design Guidelines, and conceptual design plan for the Villaggio
Life Plan Community portion of the project. No specific formal action is requested at this time.
SITE DATA
Applicant John Madonna
Representatives Pam Ricci and Victor Montgomery,
RRM Design Group
Proposed
Zoning/General
Plan
SP 3 Madonna on LOVR,would
require pre zoning for Specific Plan.
Proposes Medium High Density
Residential,High Density Residential,
Commercial Retail,
Conservation/Open Space,and Public
Facilities
Site Area Approximately 110 acres
Environmental
Status
An Environmental Impact Report EIR)
will be prepared to evaluate the
Specific Plan.
SUMMARY/BACKGROUND
On April 5, 2016, the City Council authorized initiation of the Madonna on Los Osos Valley
Road (LOVR) Specific Plan (SP-3; currently referred to as the Froom Ranch Specific Plan). The
applicant-prepared Draft Froom Ranch Specific Plan (July 2017) provides a comprehensive land
use program to guide future public and private development in the specific plan area.
Meeting Date: December 18, 2017
Item Number: 3
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The Draft Froom Ranch
Specific Plan proposes a mix of
land uses, including a Life Plan
Community, approximately 130
multi-family residential units,
30,000 square feet of retail-
commercial uses, a 70,000-
square-foot hotel (120 rooms),
51% open space, and a
neighborhood trailhead park
see Figure 1 Conceptual Site
Plan and Attachment 1,
Specific Plan Figure 2-1
Zoning/Land Use Map). The
Specific Plan includes draft
Design Guidelines to describe
the preferences for the
character of new development
within the Froom Ranch
Specific Plan area (see
Attachment 1, Chapter 4
Design Guidelines). The
guidelines are intended to
direct the desired character and
style of development in the
Froom Ranch area and to
augment and complement, not
fully replace, the City’s
Community Design Guidelines.
Figure 1: Conceptual Site Plan
An additional component of the project includes a General Plan Amendment addressing Land
Use Element Policy 6.4.7.H. (Hillside Planning Areas, The Irish Hills area)1, to allow for
development above the 150-foot elevation.
1.0 COMMISSION’S PURVIEW
The Commission’s purview is to review the portions of the proposed Specific Plan that relate to
building design, architecture, building massing and layout. These are embodied in Chapter 4
Design Guidelines”) of the Draft Specific Plan (Attachment 1). At this time, the intent is to
present a broad overview of the project and design guidelines, and ask the Commission for
preliminary feedback that will assist the applicant team as they refine the document. The ARC
1 “The Irish Hills area should secure permanent open space with no building sites above the 150-foot elevation, in
conjunction with any subdivision or development of the lower areas”.
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will provide additional direction and input at future meetings, which will be coordinated with the
Environmental Review process, culminating in public hearings to consider project entitlements.
In addition, the applicant anticipates that the proposed Life Plan Community (LPC) would be
developed in an earlier phase of the project; therefore, additional information regarding LPC
component is provided below and is presented for conceptual review by the ARC (see Section
2.2 Project Description, Villaggio Life Plan Community and Attachment 2, Villaggio Life Plan
Community Conceptual Plans).
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site consists of two parcels totaling approximately 110 acres (APNs 067-241-030
and 067-241-031) within unincorporated San Luis Obispo County, and adjacent to City of San
Luis Obispo city limits. The site is located immediately west of Los Osos Valley Road between
U.S. Highway 101 and the Irish Hills Plaza. These parcels are identified for future annexation
in the Land Use Element (LUE) as the Madonna on Los Osos Valley Road (LOVR) Specific
Plan Area (SP-3). The current land use and natural setting includes livestock grazing,
stormwater basins, the Froom Ranch Historic Complex, John Madonna Construction office
within the historic complex), staging and materials storage, quarry area, unpaved agricultural
roads, wetlands, grasslands, stands of mature trees, Froom Creek and associated tributaries, and
vacant land. Surrounding uses include Irish Hills Plaza (including the Costco/Home Depot
shopping center) to the north, Los Osos Valley Road and auto dealerships to the east, hotels
along Calle Joaquin 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
Froom Ranch is envisioned as a primarily residential project with some commercial
development in the northeast portion of the site closest to Los Osos Valley Road and the
adjacent Irish Hills Plaza. A major component of the planned residential uses is a Life Plan
Community (LPC) known as Villaggio. Additional residential uses in the northern portion of
the site will be multiple-family. The Specific Plan also designates approximately 51% of the
site as Open Space, and includes a Neighborhood Trailhead Park to connect to the Irish Hills
Natural Reserve, which is proposed to incorporate onsite historic structures.
Proposed Land Uses. Table 1, on the following page, summarizes the proposed project
relative to land use designations and development potential. Specific Plan Figure 2-1
Zoning/Land Use Map (Attachment 3) shows the proposed zoning/land use map for the
project, which would accommodate various land uses. Table 1 is taken from Chapter 2 of
the Specific Plan to provide the ARC with the proposed land uses of the Specific Plan.
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Table 1: Proposed Froom Ranch Specific Plan Land Use and Zoning Summary
Land Use Zoning Acres Density Potential
Units
Potential
Square
Feet/Beds
RESIDENTIAL
Medium-High Density Residential
Madonna Multifamily Units R-3-SP 5.7 20 du/ac 130
Medium-High Density Residential –
Life Plan Community
Villas
Garden Apartments
Apartments
Village Suites
Assisted living units
Memory care and skilled nursing
Ancillary facilities such as
recreation center, restaurants, and
theaters
R-3-SP 31.6 20 du/ac
61
108
150
47
38
51 beds
26,000
High-Density Residential
Multifamily Apartments R-4-SP 1.8 24 du/ac 44
Residential Subtotal 39.1 5781
NON-RESIDENTIAL
Retail Commercial C-R-SP 3.1 100,0002
Conservation/Open Space C/OS-SP 59.03
Public Facilities
Neighborhood Park
Other (Roads)
P-F-SP 2.9
5.6
Non-Residential Subtotal 70.6
TOTAL 109.7
1 Exceeds LUCE range of 200-350.
2 Consistent with LUCE range of 50,000-350,000 square feet of commercial development.
3 Includes proposed project open space (51.9 acres) as well as existing open space easement (7.1 acres).
Project Phasing. The Draft Specific Plan identifies three conceptual development phases to
accommodate orderly development and provision of services within the Specific Plan area
refer to Attachment 3, Specific Plan Figure 9-4 Phasing Plan). The first phase includes the
proposed relocation of Froom Creek and development of necessary infrastructure
improvements and utility connections. The second phase includes the lower residential units
of the LPC, LPC health center, and LPC common area buildings. The third development
phase includes the Madonna Froom commercial and residential areas, public trailhead park,
and upper residential area of the LPC.
Key Principals and Goals. The Draft Specific Plan has established the following Goals for
Quality and Character, which are intended to guide the overall project design:
Goal 4.1: Provide design guidance for high quality development that is attractive
and distinct, but also respects the site’s setting.
Goal 4.2: Provide for an eclectic mix of architectural styles of the current time and
place that complement each other.
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The Draft Specific Plan also identified the following General Architectural Design Guidance:
4.3.1 Architectural Styles
1. No specific architectural style is required for the Froom Ranch Specific Plan
Area; however, architectural design shall incorporate features that are authentic
to the style selected and compatible with the setting.
2. Modern interpretations of common San Luis Obispo styles, such as Ranch,
Craftsman, and California Mission, are permitted if the design incorporates
forms and some design details that are true to the traditional style.
3. The commercial building proposed adjacent to the historic ranch house in the
Trailhead Park shall include a form, massing, and architectural style and
detailing to complement the existing building.
Proposed Development Standards.
Residential Development Standards. Most of the residentially zoned land within the Specific
Plan area is in the Medium-High Density Residential (R-3-SP) zoning category. R-3 zoning
will be utilized for two major land uses in the Froom Ranch Specific Plan area: non-
restricted housing in the Madonna Froom Ranch portion of the site, and a gated senior
residential community in Villaggio LPC. The Madonna Froom Ranch portion of the project
also includes R-4-SP zoning to provide housing opportunities for smaller households. A
portion of this zone is set aside as a potential affordable housing site. Residential
development standards are identified in Table 2, below. Table 2 from Chapter 2 of the
Specific Plan is also included here to provide the ARC with the proposed development
standards.
Table 2: Residential Development Standards for the Froom Ranch Specific Plan
Standard R-3-SP R-4-SP
Maximum Density 20 du/ac 24 du/ac
Maximum Building Coverage 60% 60%
Maximum Building Height1 35 feet2, up to 45 feet for
multi-story LPC buildings3 35 feet
Minimum Street Yard Setback 15 feet 15 feet
Minimum Other Yard Setback 5 feet 5 feet
Minimum Lot Size 1,000 square feet
Minimum Lot Width 20 feet
Minimum Lot Depth 50 feet
1 Building heights are measured from finished grades established at time of completion of subdivision grading.
2 Structures above the 150-foot contour elevation would be limited to a maximum roof height of 238-feet.
3 Components of solar energy systems, towers, and mechanical equipment screening may extend up to 10 feet above maximum
building height.
Commercial Retail Development Standards. Froom Ranch includes 3.1 acres of C-R-SP,
located on the northeast side of the Specific Plan area, adjacent to the Irish Hills Plaza and
Los Osos Valley Road. The Draft Specific Plan specifies that property development
standards shall be consistent with the City’s Zoning Regulations for the C-R Zone.
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Villaggio Life Plan Community. The Villaggio LPC component of the project is proposed
in the southern portion of the overall Froom Ranch Specific Plan Area (refer to Figure 1:
Conceptual Site Plan). It occupies 31.6 acres, which includes the larger more central area
that is expected to be developed in phase 2 of the project, and an upper smaller development
area that would be developed in phase 3 of the project. The LPC would be a private
community, not directly accessible from adjacent public roadways. The major land use
components and their sizes within Villaggio for both phases are listed in Table 3 below.
Table 3: Life Plan Community Project Summary
Land Uses Size/Number
Independent Living 366 units
Assisted Living Units 40 units
Memory Care 17 beds
Skilled Nursing 34 beds
Ancillary Services 67,000 square feet
Wellness Center 11,000 square feet
The independent units would vary in size and type. Smaller detached structures will house
two-bedroom villas (approximately 1,700-2,000 square feet each). Other smaller-scale
buildings are proposed as garden terraces, which would consist of two-bedroom apartment
units (approximately 1,300-1,800 square feet each). Independent apartments ranging in size
from about 800-1,900 square feet would be included in larger buildings and upper floors of
multi-use buildings within the main LPC village center.
The core of the LPC community proposed in phase 1 includes a complex of mixed-use
buildings known as The Commons. The buildings would serve as the village center and
include ground floor community accessory uses including multiple restaurants and movie
theaters. The applicant’s intention is to design the Commons to feel like a central paseo with
plaza areas and a pedestrian orientation. The LPC village center includes a Wellness Center,
which would include recreational facilities including a swimming pool. Within the phase 3
LPC area, a smaller scale central building with similar types of services is also proposed.
Another key element of the overall LPC development is the Healthcare Center, a two- and
three-story building located near the main project entrance. This building would include the
skilled nursing and memory care beds for residents that require 24-hour care and supervision,
and assisted care units.
Given the security needs with the population in the community, the perimeter of the
development is proposed to be fenced. There is a guard station proposed at the main entrance
point to the community to control residents, visitors, and deliveries. Pedestrian access points
to trails would be controlled by coded gates in fencing.
As described by the applicant, proposed overall building siting and heights have been
designed with the intention of maintaining views of the Irish Hills beyond the project, with
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lower scale buildings closest to Los Osos Valley Road and the tallest buildings set back
further from the roadway with a limited footprint. The applicant intends that that LPC
community would be designed to provide adequate spacing between structures to maintain
view corridors, soften off-site views of the development, and prevent the community from
appearing like a solid continuous wall. Further analysis of potential visual impacts and
consistency with the General Plan, including preparation of visual simulations, will be
conducted during the Environmental Impact Report process.
The proposed architectural style for Villaggio is a Mediterranean theme with design elements
from European and Californian styles. The applicant has prepared preliminary character
sketches, inspiration images, and detail images for the Villaggio Life Plan Community
Attachment 2, Villaggio Life Plan Community Conceptual Plans). Character sketches on
Sheets 2-5 of the applicant’s ARC submittal illustrate the desired architectural style.
Architectural inspirations are shown on Sheets 6-8 of the applicant’s submittal.
3.0 DISCUSSION
The ARC will not be taking any formal action on the project at tonight’s meeting. The principal
purpose of the meeting is for the ARC to become familiar with the project plans early in the
process and provide conceptual comments and direction to the applicant and staff regarding the
overall site layout and project design. Staff has reviewed the San Luis Obispo Community
Design Guidelines (CDG) for conceptual review of the project. For the purposes of this
discussion, the CDG’s Goals for Design Quality and Character2 and General Design Principles
are identified below.3
A key goal identified in the CDG is to keep the City architecturally distinctive, which is attained
by maintaining high quality craftsmanship and authenticity, incorporating local cultural and
historical themes where appropriate, and considering the quality of development at city gateways
and key corridors, such Highway 101 and Los Osos Valley Road.4 Additional goals include
maintaining views of hillsides surrounding the city, protection of creek resources, control of
outdoor lighting, and providing pedestrian connections to reduce vehicle trips.5
Chapter 2 of the CDG (General Design Principles) encourages sites that are designed with
careful consideration of site character and constraints, and encourages minimizing changes to
natural features rather than altering a site to accommodate a building plan. The CDG states that a
project should consider how it fits in with appropriate site design and architecture in the vicinity
of the site, and whether the activities and elements of the site are logically located so the project
will operate efficiently and effectively to address the needs of all users. The CDG encourages
providing pleasing transitions between the street and the developed uses and coordination of site
2 Refer to CDG Chapter 1, Introduction & Applicability, Section 1.4 – Goals for Design Quality and Character
3 Refer to CDG Chapter 2, General Design Principals, Section 2.1 – Site Design
4 CDG Section 1.4.A: “Keep San Luis Obispo architecturally distinctive, don’t let it become ‘anywhere USA.’”
5 CDG Section 1.4.B: “Protect natural resources and integrate the natural environment into building and site
planning, where appropriate.”
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elements (fences, retaining walls, gates, and other site features) with building architecture and
site topography. For building design in particular, the CDG encourages keeping building
elements in proportion, creating interest but not clutter, attention to detail, selection of
appropriate materials, consideration of ease of maintenance, and coordination of new work that
coordinates with old structures that have historic and/or architectural value.
The ARC should consider these guidelines when reviewing the conceptual plans and providing
preliminary feedback.
4.0 APPLICANT QUESTIONS
In addition, the applicant has proposed the following questions for ARC discussion:
1. Does the ARC support the Mediterranean design theme depicted in the applicant’s
character sketches provided for the Villaggio component of the project?
2. Are there particular topics in Chapter 4 that need graphic illustrations or additional
narrative?
5.0 ATTACHMENTS
1. Chapter 4 of Draft Specific Plan (Design Guidelines)
2. Applicant-prepared Illustrative Site Plan, Character Sketches, Inspiration Images, and
Detail Images for the Villaggio Life Plan Community
3. Specific Plan Figure 2-1 Zoning/Land Use Map and Figure 9-4 Phasing Plan
Please refer to the following link for additional available background information, including the
complete Draft Specific Plan:
http://www.slocity.org/government/department-directory/community-development/planning-
zoning/specific-area-plans/froom-ranch
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DESIGN
GUIDELINES
04
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Design Guidelines [4-1]
CHAPTER 4: DESIGN GUIDELINES
4.1 Introduction
4.1.1 Purpose of the Design GuidelinesThepurposeofthedesignguidelinesisto describe the expectations and preferences forqualityandcharacterfornewdevelopmentwithintheFroomRanchSpecificPlanArea. Thedesignguidelinesaretailoredfortheuniquecharacteristicsoftheprojectsiteandprovidetoolstoevaluatepotentialprojectsbeyondtheregulatoryrequirementscontainedinthegoals, policies, and standards contained in the Specific Plan. These guidelines are intendedtodirectthedesiredcharacterandstyleofnewdevelopmentintheFroomRanchAreaandnottofullyreplace, but augment and complement, the City’s Community Design Guidelines. These guidelines will be used by design professionals, builders/developers, or propertyownerswhendesigning, developing, and implementing projects in the Specific Plan Area, aswellasCitystaffandtheArchitecturalReviewCommissionwhenreviewingandevaluatingprojects.
4.1.2 Goals for Quality and CharacterTheFroomRanchSpecificPlanAreahasthe dichotomy of being located adjacent to veryurbandevelopmentintheformofretailshoppingcenters, car dealerships, and hospitalityuses, but also backing up to the Irish Hills open space. The site itself has variousenvironmentalzonesincludingwetlands, flat grasslands, undulating terrain, and steeperhillsides. From many areas of the site there are dramatic open vistas and view corridors. These circumstances provide both opportunities and constraints, and influence the designguidancefordifferentareasofthesite.
Goal 4.1: Provide design guidance for high quality development that is attractive anddistinct, but also respects the site’s setting.
Goal 4.2: Provide for an eclectic mix of architectural styles of the current time and placethatcomplementoneanother.
These design guidelines are intended as a resource for developing design strategies for allbuildingsintheFroomRanchSpecificPlanArea. Design goals for the Froom Ranch SpecificPlanaretoencompassavarietyofarchitecturalstyles, and maintain a high level ofcraftsmanshipbyusingauthenticbuildingmaterials, design elements, materials, and colors.
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4.2 General Site Design Guidance
4.2.1 Views and Transitions1. Site design should retain key views to the upper elevations of the Irish Hills.
2. Transitions, such as open space, setbacks, and buffers, should be providedbetweenIrishHillsopenspaceareasandadjacentdevelopedlanduses. 3. Screening landscaping should be provided between the Mountainbrook ChurchandnewprojectdevelopmentintheLifePlanCommunity, as well as betweentheMadonnaFroomportionoftheprojectsiteandtheIrishHillsPlaza.
4.2.2 Grading PrinciplesThetopographyofthesite varies from flat near Los Osos Valley Road (LOVR) to moreundulatingterrain. Above the 150-foot contour, a significant sized plateau area existsneartheexistingMountainbrookChurchontheadjacentpropertytothesouth. 1. In areas of the site above the 150-foot elevation, the natural contours of the siteshouldberespected, and construction techniques utilized to minimize exposedgradingslopes. Building placement should respect site topography and beintegratedtominimizevisualimpacts. 2. In flatter, low-lying areas of the site near LOVR, site grading operationsassociatedwithFroomCreekrestorationactivities, floodplain management, andre-use of the quarry area, may be more significant.
4.3 General Architectural Design Guidance
4.3.1 Architectural Styles1. No specific architectural style is required for the Froom Ranch Specific PlanArea, however; architectural design shall incorporate features that are authentictothestyleselectedandcompatiblewiththesetting.
2. Modern interpretations of common San Luis Obispo styles, such as Ranch, Craftsman, and California Mission, are permitted if the design incorporatesformsandsomedesigndetailsthataretruetothetraditionalstyle.
3. The commercial building proposed adjacent to the historic ranch house in theTrailheadParkshallincludeaform, massing, and architectural style anddetailingtocomplementtheexistingbuilding.
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Design Guidelines [4-3]
4.4 Multi-Family Residential Guidelines
4.4.1 Site Design1. Site design should include design elements that facilitate neighborhoodinteractionsuchascourtyardsandentrywaysfacingpublicwalkways. 2. Higher density housing should incorporate individual storage areas and providesmallprivateoutdooruseareasforresidentssuchaspatios, decks, andbalconies. 3. Residential developments are encouraged to cluster dwellings around a sharedcommonopenspacearea. 4. Encourage zero lot line development as a means of creating more usableoutdoorareawithsmalllots.
4.4.2 Building Form and Design
1. Minimize building mass using varied wall planes and material changes. 2. Where horizontal or vertical siding is used, at a minimum, it should wraparoundtheoutsidecornersofbuildingstoafencelineorinteriorcorner. 3. Compatible with the architectural style of the building, windows should eitherberecessedorarticulatedwithaccenttrim, sills, and other features that addinterestanddepthtowallsurfaces. 4. Features such as trellises and roof line changes compatible with thearchitecturalstyleofthedwellingareencouragedtocreateawell-defined entry (front door) and appropriate interface with the public street.
4.4.3 Roof Design
1. Building designs with varied roof planes, accent details, and colors andmaterials, are encouraged to enhance the diversity and character of theneighborhood. 2. A portion of upper stories should be set back to create a variety of roof lines andpitches. 3. Roofing colors should be in earth tones to minimize reflective glare and visualimpacts. 4. Roof-mounted equipment should be screened from off-site views.
4.4.4 F encing
1. Where required, perimeter fencing between development and open space areasshouldbe an open picket or wire style in a dark or recessive color that does not
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wall off the community from the adjacent open space area. To provide forwildlifemovement, there should be a minimum of 18 inches between the bottomoffencingandthegradebelow.
2. Yard area fencing should be consistent within each neighborhood area.
4.4.5 Lighting1. All exterior lighting fixtures should be consistent with the architectural style ofthebuildingandenhancebuildingelementsandspeciallandscapefeatures. 2. Detailed lighting information, including manufacturers’ cut-sheets, shall beincludedinprojectplansforarchitecturalreviewandbuildingpermitsandshowconsistencywiththeCity’s Night Sky Preservation Ordinance (Section 17.23.050oftheZoningRegulations).
4.5 Commercial Design Guidelines
The following guidelines apply to all commercial projects in the Specific Plan area, includingretailandhoteldevelopments.
4.5.1 Site Design1. Site design should accomplish an integrated pedestrian network linking thesurroundingresidentialandopenspaceareasthroughthethoughtfulplacementofpedestrianconnectionsandpublicspacessuchasplazas, seating areas, etc. 2. Buildings should be oriented toward streets. Building design should incorporatepedestrianwalkways, outdoor seating, and landscape areas where possible. 3. Outdoor spaces such as plazas, courtyards and outdoor cafes should beintegratedintothesitedesignandencouragepedestrianuse. Outdoor spacesshouldbeinvitingandincludeamplepedestrianamenitiessuchasbenches, lighting, public art, decorative paving, recirculating fountains, shade trees, andarbors. 4. Entries, site corners, and other highly visible locations should provide focalpointstoestablishasenseofplaceandentry. These focal points could includeelementssuchasaccentplanting, public art, and recirculating fountains. 5. Restaurants should provide outdoor seating areas protected from prevailingwinds.
4.5.2 Building Form and Design1. Buildings should be designed so that all sides have been detailed to complementtheprimarystreetelevationinarchitecture, massing and materials.
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2. One or more of the following design strategies should be used to reduce theperceivedheight, bulk, and massing of a building: a. Variation in the wall plane (projection and recess). b. Variation in wall height. c. Roofs located at different levels.
3. Buildings on corner lots and elevations with high visibility should incorporateverticalarchitecturalelementsandfocalpointsthataccentthehorizontalmassingandprovidevisualinterest. 4. Varying setbacks on upper floors to accommodate balconies and otherarchitecturaltreatmentsshouldbeconsidered. 5. Architectural details should be used to enhance buildings by adding color, shadows, patterns and interesting forms. Consider the use of wall surfacesconstructedwithvaryingpatternsandchangesinmaterials, and designing buildingpop-outs, columns, and recessed areas to create shadow patterns and depth on thewallsurfaces. 6. Human scale architectural elements that are integrated into the building designshouldbeincludedtoprovidevisualinterestatthepedestrianlevel. 7. Material changes should occur at intersecting planes to appear substantial andintegraltothefaçade. Material or color changes at the outside corners of structuresshouldbeavoided. 8. The main entrance to a building should be clearly identifiable through a change inthewallplane, projecting roof element, or other appropriate architecturaldetailing. 9. New corporate development should be designed for the building site’s scale andcharacter, and not as a copy of a generic building type that might be usedanywhere. 10. Storefront windows are encouraged on all ground floor facades oncommercial/retail buildings.
4.5.3 Roof Design1. Pitched roof styles, such as hips and gables, should either cover the entire buildingorshouldappearsofromthestreet. On larger scale buildings, roofs should havemultipleplanestominimizebulkandscale. 2. Parapets should appear integral to the building design and be articulated tocomplementthearchitecturalstyle. 3. Roof-mounted equipment shall be screened from pedestrian level views fromadjacentproperties.
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4.5.4 Signage1. Wall signs shall utilize more innovative and attractive solutions such as raised, backlit metal letters, halo lighting or external lighting rather than typical strip malltypeplexletterswithinternalillumination. Internally illuminated cabinet signs areprohibited.
4.6 NoiseThemainnoise sources to the project are from Highway 101 and Los Osos Valley Road (LOVR) traffic. The City’s Noise Element (last revised May 7, 1996) includes noise contoursbasedonageneralizedcitywidestudybyBrown-Buntin Associates, Inc., showing 1990 andbuild-out conditions. These contours are expressed in Ldn which is the day-night averagelevel. The Noise Guidebook, which is a companion document to the Noise Element, qualifiesthatthenoisecontourinformationreflectsconservative (worst case) assumptions so thatsignificantnoiseexposureconcernsarenotlikelytobeomittedorunderstated. Theguidebookalsonotesthatthegeneralizedcontoursdonotconsidershieldingbybuildingsorlandformstofurtherattenuatenoiselevels. Noise-sensitive uses such as residences and hotels have maximum noise exposure levels of60dBforoutdooruseareasand45dBforinteriorspaces. Noise Element contours for 1990showthatthe60-dB noise contour is outside all planned building footprints. However, theNoiseElement60-dB noise contour at build-out does affect the footprints of two tiers ofhousingunitsclosesttotheHighway101noisesource. Figure 4-1 shows how the 1990 andbuild-out noise contours from the Noise Element affect the project site.
Figure 4-1 Noise Contours from the Noise Element
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Design Guidelines [4-7]
Consistent with Noise Element Policy 1.13, which directs an applicant to provide a noisestudyearlyinthereviewprocesswhereaprojectmayexposepeopletoprojectedbuild-outnoiselevelsexceedingacceptablelimits, the applicant team commissioned a noise study toevaluateactualcurrentnoiselevelsatthesite, as well as projected noise levels at build-out. Sound level measurements were conducted at six different locations close to the LOVR, CalleJoaquin, and Highway 101 noise sources. The noise contours plotted for existing andbuildoutconditionsfromthenoisestudypreparedby45dBAcousticsareshowninFigure4-2; these contours show that all planned building footprints are located beyond the 60-dBnoisecontourinbothcurrentandprojectedCitybuild-out conditions. The noise analysisassumedthatbuildingheightsof40-55 feet were proposed. Differences between the generalized Noise Element contours and noise study contours canbeattributedto: The precise noise level information provided by actual field measurements; andNoiseattenuationtothesiteprovidedbyinterveningbuildingsandimprovementsassociatedwiththeLOVRandHighway101interchange.
Figure 4-2 Noise Contours from the Noise Study
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The following policies, programs, and standards are intended to minimize impacts toexistingandfuturesensitivereceptors. Noise Reduction Techniques
Goal 4.6: Residential Development consistent with the General Plan Noise ElementandCityNoiseOrdinance.
Policy 4.6: New residential and hotel development shall comply with City NoiseElementnoiselevelstandardsof60dBorlessforoutdoorareasand45dBforindoorareas.
Program 4.6.a: Major recreational and outdoor gathering areas within the Life PlanCommunityshouldbeshelteredbystructures. Program 4.6.b: Development shall follow normal construction practices and City andStateBuildingCoderequirements. Use of noise reducing buildingmaterials, such as special noise attenuating windows, shall be used ifnecessarytoreduceindoornoiselevelsbyinsulatingagainstoutdoornoisesources.
4.7 Energy Conservation & SustainabilityTheFroomRanchSpecificPlaniscommittedto creating a sustainable community thatrespectsthesite’s natural resources and setting. Froom Creek will be a centerpiece for thedevelopmentwitharestoredcreekcorridorasasiteamenityandpedestrianonlycorridor. On-site pedestrian trails will provide linkages within the community, as well as off-siteconnectionstotheadjacentshoppingcenterand open space trails. Neighborhoodconnectivityisakeytooltoreducingvehicletripsandrelatedgreenhousegasemissions.
The commitment to sustainability also translates to site design and development practices. This includes building orientation to maximize solar exposure, use of recycled constructionmaterials, water conservation measures, efficient appliances, and energy conscious heatingandcoolingsystems. The following narrative includes policies to guide sustainable practicesandprojectprogramstoimplementthem. These policies and programs were developedbasedonguidancefromtheCity’s Conservation and Open Space Element (COSE) andClimateActionPlan (CAP).
Sustainable Goals, Policies & ProgramsGoal4.7a: To the extent feasible, new buildings will be oriented to maximize solarexposuretoimprovedaylightingandoverallenergyefficiencyefforts. Policy 4.7.1: Consistent with COSE Policies 4.5.1 & 4.5.2, subdivision design, siteplanningandbuildingdesignshouldtakeadvantageofallreasonableopportunitiestoreduceenergyandotherresourceconsumption, incompliancewiththeGeneralPlanCOSE’s Solar Access Standards andPoliciesforsubdivisionsandpropertydevelopment.
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Policy 4.7.2: New development in the Froom Ranch Area will follow energyefficientprojectdesigninconformancewiththeCaliforniaBuildingCode, with the goal to be at Net Zero in 2020.
Program 4.7.2a: The placement of a building on a site and the building itselfshouldbedesignedtomaximizeopportunitiesfortheoptimaloperationofpassivesystemsforheating, cooling, and lighting. Sunlight should be used for direct heating and illumination wheneverpossible. Natural ventilation and shading should be used to cool abuilding.
Program 4.8.2b: The use of exterior shading devices, skylights, daylighting controls, high performance glazing that allows the transmission of light withminimalheatgain, and high thermal mass building components isencouraged.
Program 4.7.2c: Consistent with COSE Policy 5.5.7, residential developments with fiveormoredwellingunitsandnon- residential projects over 5,000squarefeetofgrossfloorareashallsubmitchecklistsdetailingprojectcomponentstocomplywiththeCity’s baseline goals per thegreenbuildingcertificationsystem.
Program 4.7.2d: Consistent with COSE Policy 4.6.17, common-use facilities, such asrecreationrooms, spas or swimming pools, of multi-family residentialdevelopmentsshallbebuiltwithphotovoltaicsolarcollectors.
Program 4.7.2e: Development shall incorporate alternative energy systems, such asphotovoltaicsolar, wind, and geothermal, in community andcommercialbuildingswithover5,000 square feet of gross floor area, tooffsetnewenergydemand.
Program 4.7.2f: Individual garages are to be “EV-ready” to allow for the installation ofEVchargingstations. Shared parking areas for apartment units shallincorporateEVchargingstations.
Goal 4.7b: Select types of appliances and lighting in new development to improveenergyefficiencyandreducegreenhousegasemissions.
Policy 4.7.3: New residential and commercial construction shall achieve improvedenergyconservationusingenergyefficientappliancesandlighting.
Program 4.7.3a: All new residential units shall incorporate high-efficiency Energy Starcompliantappliances.
Program 4.7.3b: Where reasonably possible, new residential and commercialconstructionshallincorporateenergyefficienttypesoflightingsuchas
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compact fluorescent light bulbs (CFLs) and light-emitting diodes (LEDs). Exceptions may be considered for accent lighting or special fixtures.
Goal 4.7c: Use materials in the project that are sustainable and healthy for peopleandtheplanet.
Policy 4.7.4: Building and landscape products should be specified that includerecycledcontentand/or renewable material.
Program 4.7.4a: As feasible, recycled building materials shall be used in newconstruction.
Program 4.7.4b: Harvest old wood and other building features from demolished orrefurbishedbuildingsforpotentialuseelsewhereonthesite.
Goal 4.7d: Reduce use of potable water supplies to conserve the resource andminimizeemissionsassociatedwithwaterdelivery.
Policy 4.7.5: Plant materials used in the project shall be selected to conserve water.
Program 4.7.5a: Landscaping plans developed for the project shall use native and non-invasive drought tolerant plant materials combined with conservativeuseofwaterandlandscapedesignsthatpreventrun-off.
Program 4.7.5b: Recycled water shall be utilized to irrigate planting areas in newdevelopment.
Program 4.7.5c: Hardscape areas shall be minimized to allow for site runoff to infiltrateintothewatertable, rather than flowing into stormdrain systems.
Program 4.7.5d: Permeable pavers and other materials that maximize water infiltrationareencouraged.
Program 4.7.5e: Site and landscape design should integrate sustainable practices tomanagestormwateron-site to the maximum extent practical. Thesepracticesmayincludebioswales, rain gardens, and detention basins.
4.8 Security PlanningTheCityofSanLuisObispoPolice Department with its review of new Specific Plans hasrequestedthatsecurityguidancebeincludedinplandocumentsconsistentwithCrimePreventionThroughEnvironmentalDesignPrinciples (CPTED). CPTED is the design, maintenance, and use of the built environment to enhance quality of life and to reduce boththeincidenceandfearofcrime. Goal 4.8a. The applicant shall coordinate with the City of San Luis Obispo toaddresspotentialsecurityissuesassociatedwiththedevelopment.
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Program 4.8.a: The Life Plan Community shall coordinate with the City Fire and PoliceDepartmenttoassurethatpotentialsecurityissuesareaddressedthroughthepreparationofacomprehensivesecurityplanpriortobuildingpermitissuance. The plan will include discussion about on-sitefirstrespondersandprivatesecuritystaff. Program 4.8.b: Emergency vehicle access shall be controlled by retractable bollards orgates. The project security plan shall provide details on the installationtotheapprovaloftheCityFireandPoliceDepartment. Program 4.8.c: The Life Plan Community and other multi-family development within theprojectshallprovidedirectorysignageasneededandincludeprominentaddressnumbersforunitsandhomesthatarevisiblefromadjacentstreets. Program 4.8.d: Public park spaces shall have security lighting on timers and motion-detection devices to assist in preventing intruders from loitering inspacesaftertypicalparkhours. Program 4.8.e: Mail boxes for the Madonna portion of the project shall be in highlyvisibleandresidentactiveareas. Cluster mailboxes shall be illuminatedwithaminimummaintainedonefoot-candle of light, measured within afive-foot radius at ground level, during the hours of darkness. MailboxesfortheLPCareplannedtobeinternaltoacommunitybuildingwithinthetownsquarearea. Program 4.8.f: Private roads and parking areas or parking facilities when controlled byunmannedautomatedparkinggatesshallprovideforpoliceemergencyaccessutilizingClick2EnterradiocontrolledentrysystemandaKnoxkeyswitchdevice. Program 4.8.g: All lockable pedestrian gates or doors to common area walkways andrecreationareas/buildings of residential multi-family complexes shallprovideforpoliceemergencyaccessutilizingClick2EnterandaKnoxkeyswitchdevice. Program 4.8.h: Pedestrian gates in perimeter community walls or fencing shall utilize akeyswitchifusinganelectronicallyautomatedtypelock, or if amechanicallockisused, a key vault, mounted 4 feet above finished gradeandwithin2feetofthelockingdevice.
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Figure 2-1 Zoning/Land Use Map
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Figure 9-1 Phasing Plan
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