HomeMy WebLinkAbout02-10-2016 PC - Item 2 (1035 Madonna Road) PLANNING COMMISSION AGENDA REPORT
SUBJECT: Conceptual review of land use-related issues for the San Luis Ranch Specific Plan
(Chapters 1 through 4), requesting feedback related to the plan development.
PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner Phone Number: 805-610-1109 Email: JFRickenbach@aol.com FILE NUMBER: ANNX-1502-2015 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Receive a presentation regarding an overview of a Specific Plan for
the proposed San Luis Ranch project and provide conceptual input regarding land use-related
issues, as well as questions posed by the applicant.
SITE DATA
Applicant
Representative
General Plan
and Zoning
Site Area
Environmental
Status
Coastal Community Builders
Brian Schwartz and Marshall
Ochylski
Specific Plan Area (various land
use designations including—
residential, commercial, office,
open space and agriculture
consistent with the Land Use
Element)
131.3 acres
An Initial Study is being prepared
to identify issues and guide EIR
preparation.
SUMMARY
Coastal Community Builders has proposed a project that includes several entitlements that will
ultimately lead to the development of the 131.3-acre property. The project would include a
mixture of residential and non-residential uses, as well as the preservation of agricultural uses
and open space. The project site is currently outside the City, but within its Sphere of Influence,
and would require annexation for development. The project as proposed is envisioned to
implement the policies as articulated in the recent Land Use and Circulation Elements (LUCE)
update, and be consistent with the development parameters set forth in the LUCE.
Meeting Date: February 10, 2016
Item Number: 2
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1.0 PLANNING COMMISSION’S PURVIEW
For the purposes of this meeting, the Commission will review and provide input on the first four
chapters of the proposed Specific Plan, focusing primarily on land use and related issues. The
chapters include:
1. Introduction
2. Land Use
3. Neighborhood Form
4. Agriculture, Open Space and Parks
In the context of this initial review, it is premature to definitively determine the project’s
consistency with the General Plan and related policies, but direction provided at this meeting will
be used to guide the process and potential revisions to the Specific Plan and development project.
(Note that the draft Specific Plan is still undergoing review and refinement through the EIR
process, and may change as a result; thus a definitive policy consistency determination is not yet
possible.) Issues related to the remainder of the Specific Plan (Sustainability, Multimodal
Circulation, Infrastructure & Financing, and Implementation) will be addressed in a subsequent
meeting.
The Planning Commission previously reviewed this project as part of an EIR scoping meeting
held on October 28, 2015. Although the Commission focused on the EIR scope (and not the
merits of the Specific Plan) at that time, some of the input received was relevant to the Specific
Plan process and content, and is reflected in the staff report analysis to the extent applicable.
Additional guidance on related land use issues has been (and will continue to be) provided by
other City advisory bodies, including the Parks and Recreation Commission (PRC) and
Architectural Review Commission (ARC). The project was reviewed before the PRC on
February 3, 2016, and before the ARC on November 15, 2015. To the extent possible, the
project analysis in this staff report reflects direction received by those advisory bodies.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The site is comprised of approximately 131 contiguous acres in unincorporated San Luis
Obispo County, surrounded by areas within the City of San Luis Obispo, and within the
City’s Sphere of Influence, generally bounded by Madonna Road, Dalidio Drive and U.S.
Highway 101. Dominant features at the site are the predominantly flat landform seasonally
planted with row crops, an existing stand of eucalyptus trees in the southwest portion of the
site, and the Dalidio farm home in the northwest portion of the site.
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Table 1: Site Information
Site Size ~131 acres
Present Use & Development Agriculture
Topography Flat
Access Madonna Road, Dalidio Drive and Froom Ranch Road
Surrounding Use/Zoning West: R-1 (low density residential)
North: PF, C/OS-40, R-1, C-R-PD (Laguna Lake Park and
surrounding open space, low density residential, and the U.S.
post office)
East: PF, O-PD (U.S. Highway 101, the City’s wastewater
treatment plant and a drive-in theater)
South: C/OS-20, C-S, C-S-PD, C-T-SF, C-R (SLO City Farm, Target,
variety of commercial service uses, and auto dealerships)
2.2 Project Description
The project is a Specific Plan, General Plan Amendment, and related actions that would
allow for the development of the San Luis Ranch (formerly referred to as Dalidio) area as
identified in the City’s General Plan. The project includes a mix of residential, commercial,
and office uses while preserving substantial areas of open space and agriculture on a 131.3-acre
property. The intent is for the project to be consistent with the development parameters
described in the City’s recently updated Land Use Element, which envisions up to 500
residential units, 200,000 square feet of commercial uses, 150,000 square feet of office, 200
hotel rooms, at least 5.8 acres of parks, with a goal of preserving 50% of the site in
agriculture and open space.
2.2.1 Key Principals and Goals
The proposed specific plan was conceived with the intent to implement the goals
included in the LUCE, and was developed concurrently with the LUCE as it was
adopted. It is based on the applicant’s concept “CORE 4”, which refers to the four
underlying principles that will guide future development within the Specific Plan area:
1. Maintain and Promote San Luis Obispo’s Agricultural Heritage
2. Provide Open Space and Recreation Areas
3. Deliver Diverse Housing Opportunities, Including Workforce Housing; and
4. Create a Multimodal Community Seamlessly Integrated into the Existing
Circulation System
The San Luis Ranch Specific Plan includes the following overall goals, generally
consistent with the policy framework of adopted General Plan:
Goal 1: A mixed-use development fostering a sense of community.
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Goal 2: A community which maintains and promotes the land’s agricultural
heritage.
Goal 3: A community with commercial, office, and visitor-serving uses
integrated with existing and future commercial areas and
neighborhoods.
Goal 4: A community of diverse housing opportunities, including workforce
housing.
Goal 5: A community which protects and enhances the adjacent creek and
habitat.
Goal 6: A community seamlessly integrated into the existing circulation system.
Goal 7: A community built with architectural integrity and material
sustainability.
As stated in the Specific Plan, development is intended to provide the following
community benefits:
• Preservation of agricultural land;
• Preservation of existing viewshed corridor and open space;
• Agriculture Heritage and Learning Center, and working farm;
• A variety of recreational amenities to support diverse community needs;
• Connection from Laguna Lake to the Bob Jones Bike Trail;
• San Luis Ranch Trailhead and Fitness Loop;
• State of the art bicycle trails, including three Class IV paths, adding function and
safety to the entire area;
• Pedestrian-oriented community encouraging walking;
• Varied residential and commercial components encouraging lower usage of
automobiles;
• More efficient transit-friendly transportation network emphasizing neighborhood
connectivity;
• Long-term employment opportunities via office and commercial retail space;
• Reduces regional commuter traffic by enabling people to live where they work;
• Reduces greenhouse gases by eliminating many single-occupancy vehicle trips;
• A variety of dining, shopping, working, and hotel/conference services;
• Much needed workforce housing and affordable housing through innovative
design; and
• Improves stormwater and floodplain management.
The Specific Plan also includes goals related to each major aspect of the plan, among
them land use and circulation. Because this meeting will focus only on land use and
related issues, only the goals related to those issues will be listed here. Other goals
related to circulation and infrastructure will be described in a subsequent meeting with
the Commission.
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Land Use Goals. The draft Specific Plan includes the following Goals with
respect to Land Use, which are intended to guide the development density and land use
pattern onsite:
1. Meet requirement for open space and agriculture as established under the City’s
General Plan;
2. Maintain viewshed of Bishop Peak and Cerro San Luis Obispo mountains;
3. Develop the project with a mix of uses that maintain agricultural heritage,
provide commercial/office transition to adjacent centers, and provide diverse
housing;
4. Offer a diverse inventory of housing products;
5. Provide active recreation, add to the natural beauty of the area, and preserve
open space and agriculture.
Neighborhood Form Goals. The draft Specific Plan includes the following
Goals with respect to Neighborhood Form, which are intended to guide how land uses
relate to one another, visual form, and how future development relates to the existing
land use pattern within the City:
1. Provide complete guidance on the land use provisions that will guide future
development within the Plan Area;
2. Offer a diverse mix of housing types that are in keeping with the City’s Housing
Element and affordable and workforce housing goals;
3. Develop a land use classification system that clearly identifies uses allowed in
each subarea and provides for an overall mix of uses;
4. Establish detailed development standards for the Plan Area as a whole, and
within each subarea, organized in tables and graphically illustrated wherever
possible;
5. Provide a detailed set of design guidelines that establish the expected level of
design while still allowing for flexibility and innovation.
Agriculture, Open Space, Parks and Recreation. The draft Specific Plan
includes the following Goals with respect to Agriculture, Open Space, Parks, and
Recreation, which are intended to guide the overall design of the open space and parks
network onsite, and how it would integrate into the rest of the City:
1. Provide agricultural, open space and recreational resources on-site in a
manner consistent with the City’s General Plan.
2. Preserve the site’s agricultural facilities to build a sense of place and agricultural
heritage.
3. Educate and actively involve locals and visitors in Central Coast agriculture.
4. Provide a restored and enhanced natural habitat area along the Prefumo Creek
corridor for passive recreation.
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5. Ensure parks and recreational facilities reflect community values as expressed in
the General Plan.
6. Provide a variety of recreational amenities that support the diverse needs of the
community at large and set the standard for multimodal community design.
7. Provide a natural environment and recreational amenities for residents and
the broader community in order to encourage an active, healthy lifestyle.
8. Provide enhanced open space by introducing new amenities throughout the
project site, including a key link to the Bob Jones City to Sea Trail, as well as an
active linear park with a fitness loop, a central park, pocket parks and bicycle and
pedestrian trails.
9. Provide recreational opportunities for the community that accommodate all
fitness levels.
It should also be noted that some of these are either slightly different from, or expand
upon, those that are currently included in the version of the draft Specific Plan available
for review.
2.2.2 Proposed Land Uses
Table 2 (from Section 8.1.4 of the LUCE) summarizes the proposed project relative to
land use designations and development potential:
Table 2: Proposed land use designations and development potential
Type Designations
Allowed
% of Site Minimum 1 Maximum
Residential LDR
MDR
MHDR
HDR
350 units 500 units
Commercial NC
CC
50,000 SF 200,000 SF
Office/High Tech O 50,000 SF 150,000 SF
Hotel/Visitor-Serving 200 rooms
Parks PARK 5.8 ac
Open Space/ Agriculture OS
AG
Minimum 50% 2 No maximum
Public n/a
Infrastructure n/a
1. There can be a reduction in the minimum requirement based on specific physical and/or environmental
constraints.
2. The City Council may consider allowing a portion of required open space to be met through off-site dedication
provided:
a. A substantial multiplier for the amount of open space is provided for the off-site property exchanged to meet
the on site requirement; and
b. Off-site land is of similar agricultural and visual value to the community; and
c. Off-site land is protected through an easement, dedication or fee title in perpetuity for agriculture/open
space.
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Figure 1 shows the proposed land use map for the project, including all land use
designations described in Table 2. Note that the map is slightly revised from what is
included in the draft Specific Plan available for review, primarily to clarify the intent of
the area previously labeled “Interim Open Space.” This area adjacent to Madonna Road
is now shown as High Density Residential, which was the original intent of the plan. It
had been considered “interim open space” pending an evaluation of that area’s habitat
potential. The ultimate disposition of that area will be determined as a result of the EIR
for the project.
Figure 1: Proposed Land Use Designations
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3.0 PROJECT ANALYSIS
3.1 Situation and General Plan Guidance
The subject site is designated as a Specific Plan area under the General Plan, intended to
accommodate development generally consistent with what the applicant proposes.
Section 8.1.4 of the Land Use Element provides direction for future development under the
Specific Plan:
“This project site should be developed as a mixed use project that maintains the
agricultural heritage of the site, provides a commercial / office transition to the existing
commercial center to the north, and provides a diverse housing experience. Protection of
the adjacent creek and a well-planned integration into the existing circulation system will
be required.”
The specific plan for this area should consider and address the following land use and
design issues:
a. Provide land and appropriate financial support for development of a Prado Road
connection. Appropriate land to support road infrastructure identified in the Final
Project EIR (overpass or interchange) at this location shall be dedicated as part of
any proposal and any area in excess of the project’s fair share of this facility shall
not be included as part of the project site area used to calculate the required 50%
open space.
b. Circulation connections to integrate property with surrounding circulation network
for all modes of travel.
c. Connection to Froom Ranch and Calle Joaquin, if proposed, shall not bifurcate on-
site or neighboring agricultural lands. Any connection to Calle Joaquin shall be
principally a secondary / emergency access by design.
d. Development shall include a transit hub. Developer shall work with transit officials to
provide express connections to Downtown area.
e. Maintain agricultural views along Highway 101 by maintaining active agricultural
uses on the site, and maintain viewshed of Bishop Peak and Cerro San Luis.
f. Maintain significant agricultural and open space resources on site (see Policy
1.13.8.B). Land dedicated to Agriculture shall be of size, location and configuration
appropriate to maintain a viable, working agricultural operation.
g. Where buffering or transitions to agricultural uses are needed to support viability of
the agricultural use, these shall be provided on lands not counted towards the
minimum size for the agriculture / open space component. Provide appropriate
transition to agricultural uses on-site.
h. Integrate agricultural open space with adjacent SLO City Farm and development on
property.
i. Site should include walkable retail and pedestrian and bicycle connections to
surrounding commercial and residential areas.
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j. Commercial and office uses shall have parking placed behind and to side of buildings
so as to not be a prominent feature.
k. Neighborhood Commercial uses for proposed residential development shall be
provided.
l. Potential flooding issues along Prefumo Creek need to be studied and addressed
without impacting off-site uses.
m. All land uses proposed shall be in keeping with safety parameters described in this
General Plan or other applicable regulations relative to the San Luis Obispo
Regional Airport.
n. Historic evaluation of the existing farm house and associated structures shall be
included.
3.2 Specific Plan and Development Overview
The major project components (with zones in parentheses) are summarized in Table 3,
shown in Figure 2, and described in greater detail below:
Table 3: Summary of the proposed lot sizes, lot coverage, and building heights
Zone
Product Type Lot Sizes/Lot
Coverage
Max Building
Height
Neighborhood General One (NG-1): Traditional Single Family 3,200 SF min 35’
Small Lot Front Loaded 2,400 SF min 35’
Small Lot Alley Loaded 2,400 SF min 35’
Neighborhood General One (NG-2): Detached Townhome 1,000 SF min 50’
Attached Townhome 1,000 SF min 50’
Multi-Family 1,000 SF min 50’
Neighborhood Commercial (NC) Commercial, Office and
Hotel
80% max 20’ min; 50’
max
Parks and Open Space (P-OS) No residential or
commercial
Agriculture (A) Ag Learning Center 3,000 SF max
Market/Farm Stand 3,000 SF max
Ag Processing Center 10,000 SF
max
Food Services 5,000 SF max
Ag Accessory Structures * 1,500 SF max 35’
* up to a total of 10,000 SF in structures; historical structures may go to 45’
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Single-Family Residential (NG-1)
There will be a mix of alley-loaded lots and conventional front loaded lots ranging in size.
The low and medium density residential neighborhood is located in the center of the project
area and bordered by the extension of Froom Ranch Road on the south and the Open Space
habitat to the north. Many of the homes within the project are intended to be “work force”
housing. The architectural styles for the single-family residential will reflect the character of
San Luis Obispo in Modern Agrarian, Craftsman, and Contemporary.
Multi-Family Residential (NG-2)
The multi-family residential component is located in the northwestern portion of the project
site adjacent to Madonna Road. This neighborhood will be connected to the project trail
system. A local street through the multifamily area will serve the neighborhood to the
southeast as well.
Figure 2: Proposed Zones
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Neighborhood Commercial (NC)
The proposed Commercial area is located along Dalidio Drive/Prado Road extension adjacent
to the Madonna Plaza commercial center. The proposal includes a mix of shops with
supporting ancillary retail and restaurant uses. This will help serve the community needs, as
well as be convenient for tourists and travelers. Office uses are also allowed in this area. It is
intended to provide for office uses such as medical, high tech, and green technology related
companies. Access is proposed to be taken from the Prado Road extension and through
internal connections with the adjoining commercial center. A Hotel/Conference Center is
proposed to be an upscale facility with restaurant, conference facilities and high end rooms.
The hotel site would afford highway visibility and will access both Prado Road and the
Froom Ranch Road frontages.
Parks/Open Space/Agriculture (P-OS and A)
The project would provide a total of 60 acres of parks, open space, and agriculture. Of this
total, 53 acres will be in Agriculture. The remaining 7 acres are intended for parks and open
space uses, much of which will be for the purpose of protecting creek areas. The applicant
intends to make up the shortfall of meeting the 50% onsite open space/ag requirement
through off-site dedication, consistent with LUCE Policy 8.1.4.
Planning Commission Discussion Items:
Open Space Requirement Calculation. There is some question as to how to determine the
total open space need, because of potential ambiguity in the language included in the LUCE,
specifically, what is shown in the table of performance standards included as part of Land
Use Element Policy 8.1.4. This table is included in this staff report (Table 2). It is clear that
the policy calls for leaving 50% of the site in open space and/or agriculture, or failing that,
making up for the shortfall offsite with suitable offsite land “of similar agricultural and visual
value to the community.” What is unclear is what forms the basis for the acreage
determination. Policy 8.1.4 suggests that credit be given for land dedicated toward a future
Prado Road overpass or interchange against the gross acreage of the entire site. It is silent
regarding whether any other roadways that have potential Citywide or regional benefits
should also be credited.
In the draft Specific Plan, the applicant has interpreted Policy 8.1.4 to mean that land
dedicated toward the following major rights-of-way be credited against the gross acreage for
the purpose of calculating open space requirements:
• Prado Road Extension (1.8 acres)
• Dalidio Drive (1.3 acres)
• Froom Ranch Way (4.2 acres)
• Madonna Road (0.5 acres)
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In this interpretation, the total 7.8 acres of dedicated ROW would be credited against the total
gross acreage of the site, or 131.3 acres less 7.8 acres. This would result in a net site area of
123.5 acres on which to base the 50% open space requirement, or a 61.75-acre open space
requirement. Please refer to Attachment 3, which shows the application of this methodology
in tabular form.
As noted above, the applicant has proposed 60 acres of agriculture and open space remain on
the site, and thus make up the difference with 1.8 acres offsite. Assuming a 1:1 ratio is
assumed regarding the replacement value and quality of offsite land, this amount of land
would be adequate and satisfy the policy.
A more conservative interpretation of Policy 8.1.4 suggests that only the land associated with
the Prado Road freeway-oriented improvement should be credited against the gross acreage,
based on the following language included in the policy:
“Appropriate land to support road infrastructure identified in the Final Project EIR
(overpass or interchange) at this location shall be dedicated as part of any proposal and
any area in excess of the project’s fair share of this facility shall not be included as part
of the project site area used to calculate the required 50% open space.”
Under this standard, assuming that the applicant’s estimate of 1.8 acres needed for Prado
Road improvements is accurate, that would result in a net acreage of 129.5 acres as the basis
of calculating the 50% open space requirement (131.3 gross acres less 1.8 acres for needed
Prado Road improvements). In this interpretation, the total open space requirement would
be 64.75 acres. When compared to the 60 acres provided onsite, an additional 4.75 acres
would be needed offsite, assuming a 1:1 replacement ratio. Lesser quality land would require
a higher replacement ratio.
Table 4 compares the two open space calculation methodologies.
Table 4: Comparison of Open Space Calculation Methodologies
Applicant Approach Conservative Approach
Gross Acreage 131.3 131.3
ROW assumed as basis for Open
Space calculation credit 1
Prado Road extension (1.8 ac)
Dalidio Drive (1.3 ac)
Froom Ranch Way (4.2 ac)
Madonna Road (0.5 ac)
Prado Road extension (1.8 ac)
Total ROW acreage credits 1 7.8 1.8
Net Acreage 2 123.5 129.5
OS Requirement (50% of Net
acreage)
61.75 64.75
OS Provided on site (per Draft SP) 60.0 60.0
OS needed offsite (assume 1:1) 3 1.75 4.75
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OS proposed offsite (per Draft SP) 1.8 1.8
1 Acreages are from applicant (see Attachment 3). Prado extension does not assume area for possible interchange; acreage
credited for open space calculation could be higher if it did. 2 Gross site acreage less credited ROW land. Used as basis for the 50% OS calculation. 3 Assumes 1:1 replacement ratio; could be higher at discretion of City Council depending on agricultural land value.
Regardless of how the policy is ultimately interpreted by City Council, the applicant’s
proposal would require some amount of offsite open space, ranging from 1.75 to 4.75 acres
or more, depending on how much road ROW is given credit against the gross site acreage for
the purpose of calculating the 50% open space requirement, and the quality of offsite
replacement land.
The applicant has proposed dedicating 1.8 acres of open space offsite to account for the
onsite open space shortfall. Using the applicant’s methodology, this amount is a sufficient.
Using a more conservative methodology, this acreage is insufficient. At this point, no
specific offsite land has been identified, pending further analysis in the EIR.
3.3 Entitlements Needed
In order to pursue development consistent with the mix of land uses shown in the project
application, the following entitlements will need to be processed in order to implement
development on the site:
1. General Plan Amendment/Pre-Zoning
2. Specific Plan
3. Processing Memorandum of Understanding (outlining a framework for process,
fees, and a methodology for determining a fair share for Prado Road
improvements)
4. Development Agreement
5. Annexation
6. Development Plan/Tentative Tract Map(s)
7. Architectural Review
Details regarding these steps are included in Attachment 4.
4.0 KEY QUESTIONS
The applicant was actively involved during the City’s LUCE update process and worked closely
with the Task Force, the Planning Commission, and the City Council to understand the City’s
expectations of the San Luis Ranch development. The draft Specific Plan currently under
consideration represents the applicant’s implementation of that update.
The applicant and staff have proposed the following questions for Commission discussion and
direction:
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1. Please provide general feedback regarding the extent to which you believe the Specific
Plan is responsive to General Plan requirements?
2. Are there any significant concerns regarding the proposed land use mixture or pattern?
3. The project does not meet the 50% open space requirement onsite, but intends to provide
suitable land offsite in accordance with an approach that is allowed under the LUCE.
What are your concerns (if any) regarding this approach? How would you advise the City
Council regarding how to interpret Land Use Element Policy 8.1.4 regarding land
credited against gross acreage for the purpose of determining open space requirements?
4. Do the product types and densities appear consistent with what is envisioned under the
LUCE?
5. What are your concerns regarding the community character and neighborhood form
suggested by development under the Specific Plan?
6. Do you think the Specific Plan has adequately addressed the interface between
residential and agricultural uses?
7. Do you think the Specific Plan has adequately addressed the interface between
residential and commercial uses?
5.0 RECOMMENDATION
It is recommended that the Commission receive a presentation regarding the San Luis Ranch
project and provide input and direction specifically relating to questions posed in Section 4.0.
6.0 ATTACHMENTS
1. Draft Specific Plan – Chapters 1 through 4
2. Errata sheets that update information provided in the August 2015 Specific Plan.
3. Applicant’s Open Space Calculation Methodology
4. Details of the Entitlement Process
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PREL
I
M
I
N
A
R
Y
DRAF
T
San Luis Ranch Specific Plan
City of San Luis Obispo, California
Coastal Community Builders, Inc.
Preliminary Draft | August 28, 2015
ATTACHMENT 1
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1 Introduction
1.1 Scope 1-1
1.2 Core 4 1-2
1.3 Planning Area Character 1-13
1.4 Consistency with the City of San Luis Obispo
General Plan 1-15
1.5 San Luis Ranch Adoption Process 1-15
1.6 Use of the Plan 1-15
1.7 Goals and Benefits of the Plan 1-16
2 Land Use
2.1 Introduction 2-1
2.2 Land Use — Categories 2-11
2.3 Land Use — Residential 2-12
2.4 Land Use — Parks, Agriculture, and Open Space 2-19
2.5 Land Use — Commercial 2-20
2.6 Airport Compatibility Performance Standards 2-23
3 Neighborhood Form
3.1 Introduction 3-1
3.2 Traditional Single Family Overview 3-8
3.3 Small Lot Front Loaded Overview 3-12
3.4 Small Lot Alley Loaded Overview 3-16
3.5 Detached Townhome Overview 3-22
3.6 Attached Townhome Overview 3-26
3.7 Multi-Family Overview 3-30
3.8 Commercial, Office, Hotel Overview 3-38
3.9 Agricultural Heritage Facilities and Learning Center
Overview 3-50
3.10 Architectural Style Reference Guide 3-54
3.11 Sign and Monument Development Standards 3-63
3.12 Plant Palette 3-69
4 Agriculture, Open Space & Parks
4.1 Introduction 4-1
4.2 Agriculture 4-4
4.3 Open Space 4-7
CONTENTS
ATTACHMENT 1
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1 Introduction
1.1 Ranch Looking West 1-1
1.2 Agricultural Preservation and Heritage Plan 1-4
1.3 Parks and Recreation Plan 1-6
1 . 4 H o u s i n g P l a n 1 - 8
1.5 Multimodal Circulation Plan 1-10
1.6 Site Location Aerial View and Surrounding Uses 1-12
1.7 Measure J Site Plan 1-14
2 Land Use
2.1 Land Use Plan 2-2
2 . 2 B i r d s E y e 2 - 3
2 . 3 C o m m e r c i a l P l a z a 2 - 3
2 . 4 R e s i d e n t i a l N e i g h b o r h o o d 2 - 3
2.5 Draft Site Plan 2-4
2.6 Commercial Area Site Plan 2-5
2 . 7 S i t e C o n n e c t i v i t y 2 - 5
2.8 Agricultural Heritage and Learning Center Aerial 2-5
2.9 Single Family 30’ Front Loaded Lot 2-5
2.10 Single Family 40’ Front Loaded Lot 2-5
2.11 Infill Development and Design Constraints Map 2-9
2.12 A View of Bishop Peak and Cerro San Luis Looking North From Highway 101 Before Development 2-10
2.12 B View of Bishop Peak and Cerro San Luis Looking North From Highway 101 After Development 2-10
2.13 Pedestrian Refuge Island Rendering 2-12
2.14 Single Family Traditional Lot Size Plan 2-14
2.15 Single Family Traditional Lot Elevations 2-14
2.16 Single Family Small Lot Front Loaded Site Plan 2-15
2.17 Single Family Small Lot Front Loaded Elevations 2-15
2.18 Single Family Small Lot Alley Loaded Site Plan 2-16
2.19 Single Family Small Lot Alley Loaded Elevations 2-16
2.20 A Multi-Family Detached Compact Lot Site Plan 2-17
2.20 B Multi-Family Attached Compact Lot Site Plan 2-17
2.21 A Multi-Family Detached Compact Lot Elevations 2-17
2 . 2 1 B M u l t i - F a m i l y A t t a c h e d C o m p a c t L o t E l e v a t i o n s 2-17
2.22 Multi-Family Flats - Option A 2-18
2.23 Multi-Family Flats - Option B 2-18
2.24 Pedestrian and Bicycle Pathway and Open Space 2-19
2.25 Agricultural Heritage Facilities and Learning Center 2-19
2.26 Conceptual Elevation for Commercial Area 2-20
2.27 Illustrative Plan for Commercial Area 2-20
2.28 Illustrative Plan for Hotel and Conference Area 2-21
2.29 Illustrative Plan for Agricultrual Heritage and Learning Center Area 2-22
LIST of FIGURES
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3 Neighborhood Form
3.1 Zoning Map 3-2
3.2 NG-1 Zone Map 3-6
3.3 NG-2 Zone Map 3-20
3.4 NC Zone Map 3-35
3.5 P-OS Zone Map 3-46
3.6 A Zone Map 3-48
4 Agriculture, Open Space & Parks
4.1 Bike Path Along the Creek 4 -1
4.2 Agriculture and Open Space 4 -3
4.3 Froom Ranch Road Section Agriculture Buffer 4 - 5
4.4 Agricultural Heritage Facilities and Family Center 4-5
4.5 Aerial of Agricultural Heritage Facilities and Family Center 4 -5
4.6 City of San Luis Obispo Open Space 4-7
4.7 Potential Bob Jones Trail Connection Through the Plan Area 4-8
4.8 Open Space and Park Plan 4-10
4.9 Overall Plan Area with Open Space and Linear Recreation Area 4-12
4.10 BBQ Oven/Community Picnic Area 4-13
4.11 Overall Plan Area with Fitness Loop and Parkway 4-14
4.12 Overall Plan Area with Central Neighborhood Park 4-16
4.13 Neighborhood Park 4-17
4.14 Overall Plan Area with Pocket Parks 4-18
4.15 Pocket Park Concept 4-19
4.16 Interim Open Space 4-20
5 Sustainability
5.1 San Luis Ranch Single Family Home Prices vs. SLO New Single Family Home Prices 5 - 2
5.2 San Luis Ranch Flat Condo Prices vs. SLO New Flat Condo Prices 5-3
5.3 Illustrative San Luis Ranch Multi-Family Housing 5-5
5.4 Examples of Healthy & Active Lifestyle Amenities 5-6
5.5 Example Agricultural Facilities and Learning Center Design 5-7
5.6 City of San Luis Obispo GHG Emissions Forecast 5-10
6 Multimodal Circulation
6.1 Multimodal Residential Streetscape 6-1
6.2 Multimodal Access Plan 6-2
6.3 Bicycle Circulation Map 6-3
6.4 Pedestrian Circulation Map 6-3
6.5 Vehicular Circulation Map 6-3
6.6 Dog-Friendly Circulation Map 6-3
6.7 Exisiting Transit - Local Bus Route Map 6-4
6.8 San Luis Ranch Walking Proximity to Daily Need Amenities 6-5
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1 Introduction
- - - -
2 Land Use
2-1 General Plan San Luis Ranch Perfomance Standards 2-7
2-2 San Luis Ranch Land Use Distribution 2-8
2-3 San Luis Ranch Land Use Designations and Acreage 2-8
3 Neighborhood Form
3-1 Specific Plan Zones 3-3
3-2 NG-1 Allowable Uses 3-6
3-3 Traditional Single Family Development Standards 3-8
3-4 Small Lot Front Loaded Development Standards 3-12
3-5 Small Lot Alley Loaded Development Standards 3-16
3-6 NG-2 Allowable Uses 3-20
3-7 Detached Townhome Standards 3-22
3-8 Attached Townhome Standards 3-26
3-9 Multi-Family Standards 3-30
3-10 NC Allowable Uses 3-34
3-11 Commercial, Office, Hotel Standards 3-39
3-12 P-OS Allowable Uses 3-46
3-13 A Allowable Uses 3-48
3-14 Agricultural Heritage Facilities and Learning Center Standards 3-50
3-15 Sign and Monument Development Standards 3-63
3-16 Plant Palette 3-69
4 Agriculture, Open Space & Parks
-- --
5 Sustainability
5.1 City of San Luis Obispo Housing Element Requirement 5-4
5.2 City of San Luis Obispo Inclusionary Adjustment Factor 5-5
LIST of TABLES
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INTRODUCTION
Chapter 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 1-1
1 INTRODUCTION
1.1 Scope
Under California law (Government Code §65450-65457), a
specific plan is a planning tool that allows a community
to articulate a vision for a defined area and apply
guidelines and regulations to implement that vision. The
San Luis Ranch Specific Plan (Specific Plan or Plan) guides
development of San Luis Ranch (project) by defining
land uses, delineating a multimodal circulation system,
and providing development standards. It also analyzes
required public infrastructure facilities, suggests financing
scenarios, and provides an implementation strategy.
Under California law (Government
Code §65450-65457), a specific plan is a
planning tool that allows a community
to articulate a vision for a defined area
and apply guidelines and regulations to
implement that vision.
Figure 1.1 Ranch Looking West
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1.2 Core 4
The following four points represent the core values established as guideposts for which San Luis Ranch is imagined. While
there are many significant elements that represent the formation and development of this project, the following “Core 4”
points are primary in determining the unique qualities that enable a diverse neighborhood, maintain community character,
and provide sustainable land use practices and infrastructure. Detailed policies can be found in Chapter 8.
1.2.1 Maintain and Promote San Luis
Obispo’s Agricultural Heritage
The Dalidio Ranch, home to San Luis Ranch, has
for decades provided a gateway to the City that
embodies its agricultural legacy. The Specific
Plan preserves and celebrates this heritage and
visual identity by continuing the operation of a
farm coupled with the addition of a community
agricultural learning center. Fifty percent of the
site will be permanently dedicated to agriculture
and open space. The same agricultural
identity will be integrated into San Luis Ranch
neighborhoods with architectural styles
designed to capture an agrarian feel.
1.2.2 Provide Open Space and
Recreation Areas
San Luis Ranch protects lands for open space,
recreation, and visual significance. Open space
including agricultural land is a dominant feature
of the project. Recreation is emphasized
throughout the Plan Area through creation of
linear parks, creating a fitness loop along the
creeks as well as a central neighborhood park.
More than 10 acres of the existing site will be
preserved in parks, natural habitat, creeks, and
open spaces that enhance the neighborhood
and extend the City’s parks and recreation
system. Natural resources are also protected,
preserving the City’s unique character and
contributing to its sustainable future.
AGRICULTURE AND HERITAGE RECREATION
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1.2.3 Deliver Diverse Housing
Opportunities, Including Workforce
Housing
Provision of workforce housing is a primary goal
of San Luis Ranch. Using principles of responsible
land use and innovative architectural design,
San Luis Ranch will provide quality workforce
housing at diverse price points focused on
families and individuals looking to enter the
City’s real estate market. Smaller lot sizes,
narrow frontages, available secondary dwelling
units, and efficient infrastructure enable
affordability. In addition, efficient use of water
and energy resources are incorporated as part of
the overall emphasis on building homes that are
environmentally and economically sustainable.
1.2.4 Create a Multimodal
Community Seamlessly Integrated
Into the Existing Circulation System
The San Luis Ranch neighborhood is designed
to promote a pedestrian and bicycle-oriented
community with daily needs situated within easy
and enjoyable walking distance to each other. A
network of interconnected walking and biking
paths is intended to promote a healthy lifestyle.
The San Luis Ranch Specific Plan completes a
key component of the Bob Jones Trail, the City
to Sea bike trail that connects San Luis Obispo
and Avila Beach. Additionally, a central transit
stop provides access to SLO Transit and an
alternative to the automobile.
DIVERSE HOUSING MULTIMODAL COMMUNITY
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1-4 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Architecture and Heritage aerial
Figure 1.2 Agricultural Preservation and Heritage Plan
SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
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ALIAT.AGRICULTURE AND HERITAGE
HERITAGE CENTER AND GATHERING SPACE
AGRICULTURAL LAND BIRDSEYE
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Agricultural Land Birdseye
Heritage Center and Gathering Space
AGRICULTURE AND HERITAGE
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Figure 1.3 Parks and Recreation Plan
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Agrarian Picnic Shelter Fitness Zones Along Path
Neighborhood Park Fitness Loop
Drought Tolerant Landscaping Sitting Areas
RECREATION
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Figure 1.4 Housing Plan
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Open Space Between Compact and Multi-Family
Attached Compact
Single Family Neighborhood
Detached Compact Multi-Family
40’ Single Family
30’ Single Family
DIVERSE HOUSING
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LEGEND SAN LUIS RANCH
VEHICULAR CIRCULATION
BIKE CIRCULATION
PEDESTRIAN CIRCULATION
DOG-FRIENDLY CIRCULATION
BIKE STAGING/TRAILHEAD
TRANSIT STOP LOCATIONS
(DASHED LINE = PROPOSED)
Figure 1.5 Multimodal Circulation Plan
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Walking Path
Dog-Friendly Path
Bike Path Vehicular Circulation
Bike StagingTransit Stops
MULTIMODAL COMMUNITY
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1-12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
1.2.1 Location and Setting
San Luis Ranch is an unincorporated, 131-acre infill site
located west of U.S. Highway 101 and east of Madonna
Road in the southwestern part of the City of San Luis
Obispo, California. San Luis Obispo is on the California
Central Coast and is surrounded by abundant open space
and agricultural valleys with vineyards and crops. It is also
the business and government hub of San Luis Obispo
County. With a population of 45,119 (US Census 2010), it
is the largest incorporated city between Santa Maria and
Salinas.
Over time, land surrounding San Luis Ranch has changed
from agriculture to residential areas, shopping centers,
and auto dealerships. With this change of land uses,
the Specific Plan Area is surrounded by development
consisting of the Promenade Plaza to the north, Target
and the SLO City Farm to the south, U.S. Highway 101
to the east, and Laguna Lake Park to the west. This
represents a key neighborhood infill opportunity site
for the City of San Luis Obispo. San Luis Ranch is also
treasured for its historic agricultural use and Highway 101
view shed. This led the City to require that a significant
portion of the existing agriculture and open space be
preserved in perpetuity. In addition to the preservation of
agriculture and open space, development in the Plan Area
will achieve creek restoration goals, flood protection and
multiple connections with existing circulation patterns.
Figure 1.6 Site Location Aerial View and Surrounding Uses
“This project site should be developed as a mixed
use project that maintains the agricultural
heritage of the site, provides a commercial/
office transition to the existing commercial
center to the north, and provides a diverse
housing experience. Protection of the adjacent
creek and a well-planned integration into the
existing circulation system will be required.”
San Luis Obispo’s General Plan
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1.3 Planning Area Character
San Luis Ranch builds on a rich history in the agricultural
and cultural development of California’s Central Coast. The
legacies of the Chumash and more recent cultivation of
the “Ranch” by the Dalidio family together with a beautiful
natural setting all contribute to the area’s character.
1.3.1 Natural Setting: Creeks, Trees and
Visual Resources
San Luis Ranch’s character is defined in part by its natural
habitat. The site is home to many trees and the Prefumo
Creek, which support local wildlife. The site is also home to a
small rookery of great blue herons and wintering monarch
butterflies. Further, the relatively flat on-site topography
and the low profile of the row crops provide expansive
views across San Luis Ranch. For northbound travelers
on U.S. Highway 101, foreground views to the west are
of the San Luis Obispo Promenade, with background
views of Cerro San Luis and Bishop Peak. Southbound
travelers looking west view vegetation associated with
Prefumo Creek, as well as the edges of the commercial
uses clustered at the Los Osos Valley Road/U.S. Highway
101 interchange in the foreground and the Irish Hills in
the background.
1.3.2 Pre-Historic and Historic Settings:
Chumash Lands and Agricultural Heritage
The City of San Luis Obispo is located within the area
historically occupied by the Obispeño Chumash, the
northernmost of the Chumash people of California. The
Spanish Incursion colonized the area of San Luis Obispo
initially in 1542, with the first official settlement on
Chumash Territory occurring in 1772, when the Mission
San Luis Obispo de Tolosa was established.
Agriculture has played a prominent role in the history and
development of the San Luis Obispo area. After World
War I, San Luis Obispo County became a national source
for dairy and produce. Today, the County is a leading
provider of wine grapes and strawberries and, in 2013,
maintained a total crop value of $960 million.
San Luis Ranch Existing Conditions Existing San Luis Ranch Barn
San Luis Ranch will protect and
preserve over 60 acres of agricultural
land and open space for the
community.
“Industries in the cultural sector add value by
leveraging a “sense of place” into a commodity
that is embedded in the qualities of the goods
and services produced locally. This sense of
place is derived from the physical qualities of the
place, its history, meaning and social relations,
and by a common understanding of what the
place means to a broader audience.”
San Luis Obispo Economic Development
Strategic Plan, p. 26
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1.3.3 Land Use: Current and Historic Ranch
and Agricultural Uses
In the early 1920s, the Dalidio family acquired the land
in the Specific Plan Area. The Dalidios moved to the area
from Cayucos where they controlled a string of dairies
along the northern coast of California. Subsequently,
they built the “Dalidio Ranch” and cultivated the land in
the Specific Plan Area growing flowers, snow peas, and
other vegetables. The character of the Specific Plan Area
is shaped by the remaining structures from the Dalidio
family’s farm, including the Dalidio home, bungalow, barn,
and water tower. Currently, a significant portion of the
131-acre site are used for the production of irrigated row
crops including celery, broccoli, lettuce, Asian vegetables,
and peas.
1.3.4 Current Entitlements Under Measure J
Known for years as Dalidio Ranch, the 131-acre San Luis
Ranch property is currently entitled under Measure J,
a Countywide initiative that was approved by voters in
2006 and affirmed by the California 2nd District Court of
Appeals in 2009. Measure J remains in effect, paving the
way for development of a large-scale retail-commercial
center under County jurisdiction.
The land use entitlements under Measure J look very
different from the San Luis Ranch proposal. The Measure J
entitlements consist of 530,000 square feet of commercial
space, 198,000 square feet of office space, a 150-room,
four-story hotel, 60 residential units, and 13 acres of
agricultural uses. Parking requirements for Measure J
include over 3,000 parking spaces, covering approximately
15 acres of land with impervious surface (see Figure 1.7).
Figure 1.7 Measure J Site Plan
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1.4 Consistency with the City of
San Luis Obispo General Plan
The underlying document governing the San Luis Ranch
Specific Plan Area is the City of San Luis Obispo General
Plan. Under Government Code Section 65450 et seq., a
specific plan implements and must be consistent with
the governing general plan. However, a specific plan is a
separate document from the general plan and contains
a greater degree of detail, including land use regulations,
design guidelines, and capital improvement plans. The San
Luis Ranch Specific Plan is written to maintain consistency
with the City’s General Plan, and addresses key City values
by providing much needed workforce and affordable
housing (Chapter 5), preserving agricultural resources
(Chapter 4), addressing current and future traffic issues
(Chapter 6), addressing existing and future potential
flooding (Chapter 7), and compatibility with the airport
(Chapter 2), all with an eye on social, economic, and
environmental sustainability (Chapter 5). See Appendix A
for a detailed general plan consistency analysis.
1.5 San Luis Ranch Adoption
Process
Consistent with the requirements of the General Plan, the
San Luis Ranch Specific Plan must be adopted by the City
Council prior to annexation of the Plan Area. Chapter 8
details the implementation measures and procedures for
the San Luis Ranch Specific Plan, including an outline of
the annexation process.
1.6 Use of the Plan
The Specific Plan is intended to serve as a comprehensive
guide to development policy, standards, and applicable
regulations for the San Luis Ranch Specific Plan Area. To
this end, its structure, policies, and plans are designed to
best inform and direct the user regarding build-out of the
Specific Plan Area.
City of San Luis Obispo 2015 General Plan
The Specific Plan is organized as follows:
Chapter 2: Land Use
Chapter 3: Neighborhood Form
Chapter 4: Agriculture, Open Space, & Parks
Chapter 5: Sustainability
Chapter 6: Multimodal Circulation
Chapter 7: Infrastructure & Financing
Chapter 8: Implementation
Appendix A: General Plan Consistency
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1.7 Goals and Benefits of the Plan
San Luis Ranch is designed with the following goals in mind, pursuant to Section 8.1.4 of the General Plan:
OVERARCHING GOALS FOR SAN LUIS RANCH DESIGN, as described by the General Plan
Goal 1: A mixed-use development that fosters a sense of community.
Goal 2: A community that maintains and promotes the land’s agricultural heritage.
Goal 3: A community with commercial, office, and visitor serving uses that are integrated with existing
and future commercial areas and neighborhoods.
Goal 4: A community of diverse housing opportunities, including workforce housing.
Goal 5: A community that protects and enhances the adjacent creek and habitat.
Goal 6: A community seamlessly integrated into the existing circulation system.
Goal 7: A community built with architectural integrity and material sustainability.
Through innovative design and community values rooted in the Core 4, San Luis Ranch will provide the following benefits
to the residents of San Luis Ranch, its neighbors, and the community as a whole:
COMMUNITY BENEFITS PROVIDED BY SAN LUIS RANCH
• Preservation of agricultural land
• Preservation of existing viewshed corridor and open space
• Agriculture Heritage and Learning Center, and working farm
• A variety of recreational amenities for diverse community needs
• Extension of the Bob Jones Bike Trail
• San Luis Ranch Trailhead and Fitness Loop
• State of the art bicycle trails, including three Class I paths, adding function and safety to the
entire area
• A truly walkable community with numerous pedestrian amenities
• Varied commercial components that encourage lower usage of automobiles
• A more efficient transit-friendly transportation network emphasizing neighborhood connectivity
• Long term job creation via office space and commercial retail space
• Reduces out of area commute traffic by enabling people to work where they live
• A variety of dining, shopping, working, and hotel/conference services
• Desperately needed workforce housing and affordable housing through innovative design
• Improved stormwater and floodplain management
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LAND USE
Chapter 2
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2 LAND USE
2.1 Introduction
The Land Use Chapter of the San Luis Ranch Specific Plan
presents the Land Use Plan (Figure 2.1) and describes and
illustrates the desired form, character, and uses of the
Plan Area. The illustrations and examples in this Chapter
represent the vision for a complete neighborhood
connected by an open space network. The entire site
is outside City’s limits, but within the City’s sphere of
influence and identified for future infill development.
As proposed, the land uses and densities are consistent
with the City of San Luis Obispo General Plan Land Use
Element, configured to meet the goals and objectives of the
San Luis Ranch Specific Plan and work within the existing
land use constraints, including agricultural preservation,
the airport, water ways, wildlife, and floodplain. The Land
Use Plan is implemented with the Development Standards
in Chapter 3.
This chapter outlines the general policies and objectives
for San Luis Ranch as established in the City’s Land Use
Element, and the following Chapters establish policies and
describe the Specific Plan in much greater detail.
2.1.1 Goals
LAND USE GOALS
Meet requirement for open space and
agriculture as established under the City’s
General Plan.
Maintain viewshed of Bishop Peak and
Cerro San Luis Obispo mountains.
Develop the project with a mix of uses that
maintain agricultural heritage, provide
commercial/office transition to adjacent
centers, and provide diverse housing.
Offer a diverse inventory of housing
products.
Provide active recreation, add to the natural
beauty of the area, and preserve open
space and agriculture.
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Figure 2.1 Land Use Plan
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LAND USE PLAN
Figure 2.2 Birdseye
Figure 2.3 Commercial Plaza
Figure 2.4 Residential Neighborhood
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Figure 2.5 Draft Site Plan
SAN LUIS RANCH SITE PLAN - OPTION A
PUBLIC PARKING
ALLEY (LANE) TYP.
STAMPED
CONCRETE
TREE PLANTED
MEDIAN
TREE PLANTED
BERM WITH SPLIT
RAIL FENCE AND
CLASS 2 BIKE PATH
TRAFFIC SLOWING
PLANTED AREAS,
TYP.
CLASS 1 BIKE PATH
PARKING
SCALE 1:100 (ON 36X48 SHEET)
0 100 400200500100200
April 21st, 2015
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DRAFT SITE PLAN
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Figure 2.6 Commercial Area Site Plan
Figure 2.7 Site Connectivity Figure 2.8 Agricultural Heritage and Learning
Center Aerial
1014024 - MAY 22, 2015
san luis ranch CoMMerCiAl Site PlAn
Dalidio Drive
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a. Provide land and appropriate financial support for development of a Prado Road connection. Appropriate
land to support road infrastructure identified in the EIR (overpass or interchange) at this location shall be
dedicated as part of any proposal.
b. Circulation connections to integrate property with surrounding circulation network for all modes of travel.
c. Connection to Froom Ranch Way and Calle Joaquin, if proposed, shall not bifurcate on-site or neighboring
agricultural lands. Any connection to Calle Joaquin shall be principally a secondary / emergency access by
design.
d. Development shall include a transit hub. Developer shall work with transit officials to provide express
connections to Downtown area.
e. Maintain agricultural views along Highway 101 by maintaining active agricultural uses on the site, and
maintain viewshed of Bishop Peak and Cerro San Luis.
f. Maintain significant agricultural and open space resources on site. Land dedicated to agriculture shall be of
size, location, and configuration appropriate to maintain a viable, working agricultural operation.
g. Where buffering or transitions to agricultural uses are needed to support viability of the agricultural use,
these shall be provided on lands not counted toward the minimum size for the agriculture/open space
component. Provide appropriate transition to agricultural uses on-site.
h. Integrate agricultural open space with adjacent SLO City Farm and development on property.
i. Site should include walkable retail and pedestrian and bicycle connections to surrounding commercial and
residential areas.
j. Commercial and office uses shall have parking placed behind and to side of buildings so as not to be a
prominent feature.
k. Neighborhood commercial uses for proposed residential development shall be provided.
l. Potential flooding issues along Prefumo Creek need to be studied and addressed without impacting off-site
uses.
m. All land uses proposed shall be in keeping with safety parameters described in this General Plan or other
applicable regulations relative to the San Luis Obispo Regional Airport.
n. Historic evaluation of the existing farm house and associated structures shall be included.
General Plan Land Use Element, Requirements/Policies Specific to San Luis Ranch.
Section 8.1.4 (See Appendix A for complete table of General Plan conformity)
2.1.1 General Plan Objectives
This Section provides the purpose, land use issues, and
performance standards for San Luis Ranch as stated in
the City’s Land Use Element (Section 8.1.4, P. 1-88), quoted
below. Other relevant City documents, such as Housing
Element, Parks and Recreation Element, Circulation
Element, Economic Development Plan and Calle Joaquin
Agricultural Master Plan are discussed in subsequent
chapters as they apply.
San Luis Ranch Purpose, as stated in the General Plan
Land Use Element (Section 8.1.4):
“This project site should be developed as a mixed use project
that maintains the agricultural heritage of the site, provides a
commercial/office transition to the existing commercial center
to the north, and provides a diverse housing experience.
Protection of the adjacent creek and a well-planned integration
into the existing circulation system will be required.”
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-7
LDR – Low Density Residential – Maximum Density 7 du/ac
MDR – Medium Density Residential – Maximum Density 12 du/ac
MHDR – Medium High Density Residential – Maximum Density 20 du/ac
HDR – High Density Residential – Maximum Density 24 du/ac
NC – Neighborhood Commercial – Maximum Density 12 du/ac; Max FAR 2.0
CC – Community Commercial – Maximum Density 36 du/ac; Max FAR 2.0
O – Office – Maximum Density 12 du/ac; Max FAR 1.5
PARK – Park
OS – Open Space
AG – Agriculture
Type Designations
Allowed
Percent of
Site Minimum Maximum
Residential LDR, MDR, MHDR, HDR -350 units 500 units
Commercial NC, CC -50,000 sq. ft.200,000 sq. ft.
Office O -50,000 sq. ft.150,000 sq. ft.
Hotel n/a -n/a 200 rooms
Parks PARK -5.8 ac.-
Open Space/Agriculture OS, AG 50%--
Table 2-1 General Plan San Luis Ranch Performance Standards
2.1.2 San Luis Ranch Land Use Distribution
Table 2-2 illustrates how the San Luis Ranch meets
the fifty percent requirement for open space and
agriculture as established under the City’s General Plan.
To calculate the amount of open space and agriculture
required, the net site area was first determined. The net
site area is the gross site area less the right-of-ways for
Froom Ranch Way, Dalidio Drive, Prado Road extension,
and the Madonna Road improvements. The local streets
were not deducted to calculate the net site area. (See
Chapter 6, for additional information on street and road
improvements.)
The net site area was multiplied by fifty percent to
calculate the acreage required to be set aside for
open space and agriculture (approximately 62 acres).
The set aside includes 50 acres of agriculture. Interim
Open Space (4.41 acres) is the existing heron habitat.
If the herons naturally relocate or this habitat can be
mitigated offsite, the area may be open for development.
Chapter 4 provides more information on open space
and agriculture.
San Luis Ranch’s site design provides a traditional
neighborhood street layout that matches the adjacent
existing home tracts. Open space is integrated into a
central neighborhood park around which roads, walking
and bicycle paths, and multi-use areas circumnavigate
the center.
*Maximum density figure not inclusive of affordable housing units
“The City encourages mixed-use projects that
mix residential and commercial on the same
site. Mixed-use projects play an increasingly
important role in providing additional
housing, without sacrificing opportunities
for commercial and office spaces. The City
has entitled several mixed-use projects in the
Downtown core.”
Climate Action Plan
P. 28-29
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2-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Acres Percentage
Gross Site Area 131.38
Less Right-of-Ways 7.46
Includes Froom Ranch Way,
Dalidio Drive, Prado Road
extension, and Madonna
Road improvements
Net Site Area 123.92 100%
Development Area 61.96 50%
Agriculture and Open Space 61.96 50%
Table 2-2 San Luis Ranch Land Use Distribution
2.1.3 Infill Development and Design
Constraints
This infill project has several major constraints. On the
east side is U.S. Highway 101. The Plan recognizes the
importance of preserving the view looking west from
the Highway (see Chapter 4 for more information on
the protection of scenic resources). On half of the south
perimeter lies the SLO City farm. As a high priority, the
Plan was designed so that San Luis Ranch agriculture is
contiguous with the SLO City farm to maximize agriculture
viability and views. On the southwest border is Prefumo
Creek. There is also a water drainage channel that bisects
the Plan Area and runs north alongside the Post Office.
This is an important area for stormwater drainage, and
it provides an excellent area for open space. The most
westerly border is adjacent to Madonna Road.
About two thirds of the property adjacent to Madonna
Road will be multi-family. The other one third of the area
along Madonna is designated as Interim Open Space as
there are limited wildlife issues on this area. However,
the open space could be appropriate for additional
multi-family housing in the future (see Section 4.5.2 for
future use of interim open space). The northern border is
adjacent to Dalidio Road and existing commercial. It is the
most appropriate area for commercial uses. The Prado
Road overpass will bypass this area and provide regional
access to the existing and proposed commercial uses.
Lastly, Froom Ranch Way, if required, would bisect the
entire property from north to south. If Froom Ranch Way
is not required, the natural flood plain boundary provides
a natural split between agriculture and residential area.
Any conflicts with existing easements will be accounted
for in the final site design, including those respecting the
Calle Joaquin Agricultural Master Plan, utilities easements,
and the existing billboard.
Table 2-3 San Luis Ranch Land Use Designations
and Acreage
*The City General Plan requires 5.8 acres of parks that is comprised of
the above 3.39 acres and a 2.41 acre credit for the Bob Jones Trail.
DEVELOPMENT LAND USES
ITEM ACREAGE DENSITY
Single-Family Res.350 UNITS 35.33 9.9 du
Multi-Family Res.150 UNITS 6.52 23.0 du
Commercial 150,000 SF 9.45
Hotel 200 ROOMS 3.50
Office 100,000 SF 3.77
Parks*3.39
TOTAL 61.96
AGRICULTURE AND OPEN SPACE
ITEM ACREAGE
Agricultural 50.00
Interim Open Space 4.41
Parks, Creeks, Basins, Internal Open Spaces 7.55
TOTAL 61.96
“The City shall support the location of mixed-
use projects and community and neighborhood
commercial centers near major activity
nodes and transportation corridors/transit
opportunities where appropriate.”
General Plan Policy 2.3.6
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-9
Figure 2.11 Infill Development and Design Constraints Map
Source: San Luis Obispo Creek Watershed Waterway Management Plan Volume I (2003)
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2-10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
2.1.4 Scenic Resources
San Luis Ranch offers views of Bishop Peak and Cerro
San Luis (see Figure 2.12 A). The City of San Luis Obispo’s
General Plan Land Use Element requires development in
the San Luis Ranch Specific Plan Area to “maintain viewshed
of Bishop Peak and Cerro San Luis.” (Section 8.3.2.4, p.
104) These mountains are two of the “Seven Sisters”— a
chain of volcanic peaks and hills stretching from San Luis
Obispo to Morro Bay. Bishop Peak stands at 1,559 feet
and is the tallest, while Cerro San Luis at 1,292 feet is the
fourth tallest. Aside from serving as scenic assets for the
San Luis Ranch Specific Plan Area, both mountains are
popular hiking sites in the region.
The Specific Plan maximizes the aesthetic benefits of these
viewsheds to as great an extent possible. The preservation
of view sheds to Bishop Peak and Cerro San Luis was
considered in relation to building siting, orientation, and
size and in the context of views from open space and
recreational amenities and adjacent public right-of-way
(see Figure 2.1 B for an illustration of the view of the site
going North on U.S. Highway 101 after development).
Source: Dalidio/San Luis Marketplace Annexation and Development Project EIR
Figure 2.12 B View of Bishop Peak and Cerro San Luis Looking North From Highway 101 After Development
Figure 2.12 A View of Bishop Peak and Cerro San Luis Looking North From Highway 101 Before Development
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-11
2.2 Land Use — Categories
Table 2-3 (page 2-8) shows the land use categories and
densities consistent with the City of San Luis Obispo
General Plan. The San Luis Ranch Land Use Plan is made
up of the following land use categories, described in the
sections below, and in detail in the chapters following:
• Residential
• Commercial
• Parks, Agriculture, and Open Space
• Airport Compatibility
In accordance with the City of San Luis Obispo General
Plan Land Use Element, the maximum residential density
shall not exceed 24 dwelling units per acre, and maximum
units provided in the aggregated San Luis Ranch Specific
Plan Area shall not exceed 500 units (excluding affordable
units). When calculating the density to determine the
number of units permitted, the total number of units is
divided by the gross land area, before lot subdivision and
required dedications.
San Luis Ranch is designed as a horizontal mixed use project
to stay in character with surrounding neighborhoods and
to distinguish it from the Downtown Core. For a more
detailed discussion of zoning, see Chapter 3.
Land Use Categories: Open Space, Residential, Commercial, Agriculture
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2-12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
2.3 Land Use — Residential
To allow flexibility and meet the demand for workforce
housing by families with varying lifestyles, San Luis Ranch
offers a wide range of housing densities and products. This
includes single family attached and detached housing on
a range of lot sizes, and multi-family housing. Residential
uses are generally to be located on the western portion
of the San Luis Ranch Specific Plan Area, west of Froom
Ranch Way and south of Dalido Drive. Residential land
uses will be accessible from local streets, with connections
to Froom Ranch Way, Madonna, and Prado Roads.
The City of San Luis Obispo has a recognized need for
workforce housing, or housing affordable to households
with an annual income up to 120 percent of the area
median income. The San Luis Ranch Specific Plan aims to
help meet the City’s housing needs by providing a highly
desirable new home type to the San Luis Obispo housing
market: small lot (1,000, 2,400, and 3,200 square feet)
single family and multi-family housing types, designed
for families and working professionals with family-style
kitchens and dining rooms, open concept floor plans, and
tot-lots and other child- and family-friendly amenities.
Walkability and connectivity are key components of the
residential areas. As stated above, the Land Use Element
puts forth a performance standard for the San Luis Ranch
Specific Plan that addresses walkability.
Site should include walkable pedestrian and bicycle
connections to surrounding commercial and residential
areas. (Section 8.1.4-i, p. 1-87)
Residents and visitors will be able to walk and bike
to nearby commercial and recreational areas. The
neighborhood provides adequate sidewalk widths and
pedestrian crossings, as described in Chapter 6. The
residential street network is designed to prevent dead-
ends/cul-de-sacs, thereby increasing the ability of bikes
and pedestrians to move quickly and easily through the
project area. Residential frontage design will promote
activity at the street, and provide an attractive interface
between the public and private realm (see Figure 2.4).
Residential areas will ensure integration of public and
private open space within the neighborhood, creating a
physical and visual connection between the agricultural
and open space uses east of Froom Ranch Way and along
Prefumo Creek and the residential area in between.
Pedestrian Refuge Island
Rendering
SAN LUIS RANCH 0 4 8 16
April 21st, 2015
SCALE: 3/32” = 1’-0”
(ON 11X17 SHEET)CENTRAL RESIDENTIAL SPINE STREET
7’11’12’
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Figure 2.13 Pedestrian Refuge Island Rendering
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-13
SAN LUIS RANCH
1014024 - MAY 26, 2015 A14COMPACT LOTS
04 8 16
Scale: 3/32” = 1’-0”
(on 11x17 sheet)
PLAN A
GREY
OPTION 1
PLAN B
SAGE GREEN
OPTION 1
PLAN C
GREY
OPTION 1
PLAN C
BARN RED
OTION1
2.3.1 Single Family
Single family uses within the San Luis Ranch Specific Plan
Area are to be comprised of 350 low to medium density
units constructed on lots ranging from 1,000 square feet
to 3,200 square feet. Units will include up to approximately
1,800 square feet of living space on the largest lot sizes
(see Figure 2.5). Secondary dwellings units are allowed and
will be incorporated, where feasible. Secondary dwelling
units can provide a home office, extra space for growing
families, potential quarters for senior family members, and
additional income to working households.
Four detatched/attached product types will be available,
as well as multi-family flats. See Chapter 3 for detailed
standards and design guidelines.
Single Family | TRADITIONAL Single Family | SMALL LOT FRONT
LOADED
Single Family | SMALL LOT ALLEY
LOADED
Multi-Family | COMPACT
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2-14 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft SAN LUIS RANCH
1014024 - MAY 26, 2015 A740’ WIDE LOTS
PLAN 1_A
PALE YELLOW
OPTION 1
PLAN 2_B
LIGHT GREY
OPTION 2
PLAN 3_A
BARN RED
OPTION2
PLAN 4_A
SAGE GREEN
OPTION 1
04 8 16
Scale: 3/32” = 1’-0”
(on 11x17 sheet)
Built on standard sized 40’ x 80’ lots, Single Family
Traditional homes will be the largest products offered
at San Luis Ranch. These lots will surround the Central
Neighborhood Park, and abut the Active Linear Park, and
Class I bicycle trail at the southwest portion of the project.
The single family traditional lot products will be on front-
loaded, 3,200 square foot lots (lot area may vary up to 10%
on irregularly shaped lots). Dwellings will have 1200-1600
square feet of living space. Garages will be front-loaded. To
create a diverse street frontage, some of the garages may
be pushed back to the rear of the property turned to the
side, or setback back from the front building façade (see
Figures 2.14 and 2.15).
2.3.1 A Single Family | TRADITIONAL
SAN LUIS RANCH
1014024 - MAY 26, 2015 A6
04 8 16
Scale: 1 :400
(on 11x17 sheet)
Scale: 1 :400
(on 11x17 sheet)
0 200 400 800
40’ WIDE LOTS
Figure 2.14 Single Family Traditional Lot Site Plan
Figure 2.15 Single Family Traditional Lot Elevations
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-15
2.3.1 B Single Family | SMALL LOT FRONT LOADED
Situated between the traditional homes and the
commercial zone, single family small lot, front loaded
homes will maximize both affordability and walkability to
all features of San Luis Ranch.
The single family small lot, front loaded products will be
on narrow 30 foot wide, 2400 square foot lots (lot area
may vary up to 10% on irregularly shaped lots). Dwellings
will have 1100-1600 square feet of living space. Attached,
tandem garage parking will minimize visual effect of
garages along the street (see Figures 2.16 and 2.17)SAN LUIS RANCH
1014024 - MAY 26, 2015 A11
04 8 16
Scale: 1 :400
(on 11x17 sheet)
Scale: 1 :400
(on 11x17 sheet)
0 200 400 800
30’ WIDE LOTS
SAN LUIS RANCH
1014024 - MAY 26, 2015 A1230’ WIDE LOTS
04 8 16
Scale: 3/32” = 1’-0”
(on 11x17 sheet)
OPTION A
BLUE
OPTION 2
OPTION B
WHITE
OPTION 1
OPTION C
BROWN
OPTION 2
OPTION D
PALE YELLOW
OPTION 2
Figure 2.16 Single Family Small Lot Front Loaded Site Plan
Figure 2.17 Single Family Small Lot Front Loaded Elevations
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2-16 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
2.3.1 C Single Family | SMALL LOT ALLEY
LOADED
Similar to the small lot, front loaded homes, the small lot,
alley loaded homes will be located between the traditional
homes and the commercial zone, adjacent to the Interim
Open Space. These homes will visually minimize the
influence of automobiles, and will enjoy proximity to the
Interim Open Space, the Active Linear Park, and the Bob
Jones Bike Trail.
The single family small lot, alley loaded products will be on
narrow 30 foot wide, 2400 square foot lots. Dwellings will
be 1100-1600 square feet. Garages can be attached or
detached, and can be tandem if desired. Auto access to the
property will be from the alley (see Figures 2.18 and 2.19).
SAN LUIS RANCH
1014024 - MAY 26, 2015 A9
Scale: 1 :400
(on 11x17 sheet)
0 200 400 800
30’ WIDE ALLEY LOTS
Figure 2.18 Single Family Small Lot Alley Loaded Site Plan
Figure 2.19 Single Family Small Lot Alley Loaded Elevations
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-17
2.3.1 D Multi-Family | COMPACT
Highly affordable, multi-family compact homes will be
located at the northwest portion of San Luis Ranch,
effectively transitioning between the existing neighborhood
to the west, and Madonna Road to the North.
The multi-family compact lot is an alley loaded product on
narrow lots located on the northwest corner of San Luis
Ranch. Units can be either attached or detached. Auto
access to the property will be from the alley and parking
inside garages can be side by side or tandem (see Figures
2.20 A, B and 2.21 A, B).
SAN LUIS RANCH
1014024 - MAY 26, 2015 A13
04 8 16
Scale: 1 :400
(on 11x17 sheet)
Scale: 1 :400
(on 11x17 sheet)
0 200 400 800
COMPACT LOTS
Figure 2.20 A Multi-Family Detached Compact Lot
Site Plan
Figure 2.21 A Multi-Family Attached Compact Lot
Site Plan
Figure 2.21 B Multi-Family Attached Compact Lot
Elevations
Figure 2.20 B Multi-Family Detached Compact Lot
Elevations
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2-18 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Multi-family flats within the San Luis Ranch Specific Plan
Area are to be comprised of medium to high-density units
in buildings of 12 units or larger. Units will be designed as
townhouses or apartments with up to 4 bedrooms per unit
focused toward multigenerational families (Figures 2.22
and 2.23). Parking shall be located on the interior of the
site whenever possible, and accessed from a side street.
Parking courts are encouraged to provide parking shielded
from the street. Guest parking shall be provided on-site,
within close proximity to the multi-family complex.
SAN LUIS RANCH
1014024 - MAY 26, 2015 A16MULTI-FAMILY_OPTION A
04 8 16
Scale: 3/32” = 1’-0”
(on 11x17 sheet)
LIGHT GREY
OPTION 2
SAN LUIS RANCH
1014024 - MAY 26, 2015 A17MULTI-FAMILY_OPTION B
04 8 16
Scale: 3/32” = 1’-0”
(on 11x17 sheet)
BROWN
OPTION1
SAN LUIS RANCH
1014024 - MAY 26, 2015 A15
04 8 16
Scale: 1 :400
(on 11x17 sheet)
Scale: 1 :400
(on 11x17 sheet)
0 200 400 800
MULTI-FAMILY
2.3.1 E Multi-Family | FLATS
Figure 2.22 Multi-Family Flats - Option A
Figure 2.23 Multi-Family Flats - Option B
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-19
2.4 Land Use — Parks, Agriculture,
and Open Space
2.4.1 Parks and Open Space
The park system is intended to provide active recreation,
add to the natural beauty of the area, and create a better
neighborhood. San Luis Ranch will include many forms,
including a large central neighborhood park, pocket parks,
an active linear park, green space, greenways, pedestrian
and bike paths, and sports fields.
2.4.2 Agriculture
Open space and agricultural uses wrap around the
residential neighborhood and comprise the largest portion
of the San Luis Ranch Specific Plan. With 50 percent of the
site dedicated to contiguous agricultural land and open
space, the San Luis Ranch Specific Plan emphasizes the
agricultural history of the City while protecting views along
U.S. Highway 101. The size, location, and configuration
of the agriculture maximizes the viability and integration
of a working agricultural operation. Where buffering
or transitions to agricultural uses are needed, they are
provided on right-of-ways and provide appropriate
transitions to agricultural uses.
The Agricultural Heritage Facilities and Learning Center
will serve as an agri-tourism destination with seasonal
attractions and promote the region’s agricultural
history. Uses allowed in the open space and agricultural
areas include educational uses, urban agriculture, crop
production, agricultural accessory uses, produce stands,
and temporary events.
Chapter 4 provides more detail on parks, open space, and
agricultural lands.
Figure 2.24 Pedestrian and Bicycle Pathway and
Open Space
Figure 2.25 Agricultural Heritage Facilities and
Learning CenterExample of Agricultural Row Crops
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2-20 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
1014024 - MAY 22, 2015
san luis ranch neighborhooD Center
2.5 Land Use — Commercial
San Luis Ranch will provide a high quality neighborhood
and regional center focused on Prado Road to serve area
residents and the City as a whole. Allowed commercial
uses include retail, services, restaurants, office, and hotel.
The commercial land use category provides flexibility of
uses to respond to market demands up to the maximum
intensities allowed in the General Plan. Commercial
areas will be accessible by automobiles, transit riders,
pedestrians, and bicyclists and will provide a primary
street sidewalk entrance for pedestrians that is separate
from driveways and attractively landscaped with trees
and plants. It is anticipated that hotel uses could include
conference facilities, meeting space, and restaurants.
Specifics for possible uses are further discussed in
Chapter 3.
2.5.1 Commercial Retail
The Commercial-retail center will offer a variety of uses
that will both provide for the needs of the residential
neighborhood in San Luis Ranch, as well as complement
the overall retail offerings within the City. Enhanced
pedestrian orientation and bicycle-friendly amenities
create a friendly, walkable neighborhood center, and
regional transit services will connect residents and visitors
throughout the area.
Figure 2.26 Conceptual Elevation for Commercial Area
1014024 - MAY 22, 2015
san luis ranch CoMMerCiAl Site PlAn
Dalidio Drive
Pad
Pad
Pad
Anchor
Anchor
Mini Anchor ShopsShops
Shops
Shops
Transit Hub
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Figure 2.27 llustrative Plan for Commercial Area
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-21
2.5.2 Office Space
San Luis Ranch will offer commercial office space,
contributing much needed square footage for San Luis
Obispo’s fast-growing economy and the City’s emphasis on
developing head-of-household jobs. Its proximity to the
neighborhood and emphasis on multimodal circulation
will encourage workers to leave their cars behind in favor
of a true live-work community. San Luis Ranch office space
will be comprised of two to three story buildings built in
the modern or agrarian architecture styles.
2.5.3 Hotel and Conference Area
A 200-room hotel and conference center will contribute
to local tourism and complement other facilities in the
areas adjacent to San Luis Ranch. Visitors can come
enjoy the agricultural facilities and shopping amenities at
San Luis Ranch and neighboring shopping centers, and
the combination of hotels nearby will allow more robust
conferences to come to San Luis Obispo, adding a heavy
multiplier-factor to the local economy, as well as significant
transient occupancy tax to the City.
Figure 2.28 Illustrative Plan for Hotel and Conference Area
Example of Office BuildingExample of Office Building
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2-22 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
2.5.4 Agricultural Preservation and
Agricultural Heritage and Learning Center
San Luis Ranch will preserve and emphasize the
community’s roots in farming, as well as the historical
significance of the site area by setting aside 50 acres of
the plan area for agricultural uses and saving historic
structures. Working farmland will be preserved adjacent
to the SLO City Farm, and the Agricultural Heritage and
Learning Center will provide educational, interpretive
experiences, as well as access to local produce and
products and agri-tourism amenities. See Section 4.2 for
details.
2.5.5 Parks, and Open Space
San Luis Ranch will provide a wide variety of park and
open space amenities that are closely aligned with the
values set forth in the General Plan. Parklands will include
an active linear park with a fitness loop and multi-use
trails, a central neighborhood park featuring both active
and passive recreational opportunities, and pocket parks
interspersed throughout the residential areas to provide
enhanced pedestrian connectivity and visual openness.
An offer of dedication will be made for the Bob Jones Bike
Trail Extension, enabling connection to Laguna Lake Park
and Madonna Road Bike Path. Details on agriculture,
parks, and open space can be found in Chapter 4.
Figure 2.29 Illustrative Plan for Agricultural Heritage and Learning Center Area
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-23
2.6 Airport Compatibility
Performance Standards
Avigation easements, which provide important disclosure
information to prospective buyers and lessees, shall be
required of San Luis Ranch Specific Plan Area development.
Easements shall be in the form approved by the County
of San Luis Obispo (per Part 150, Airport Compatibility
Planning, of the Federal Aviation Administration
Regulations), which stipulates the site would be exposed
to aircraft noise and provides legal protection to the
airport, City, and County against noise lawsuits. These
easements shall also grant the San Luis Obispo County
Regional Airport the right to maintain the safety of
airspace, including the right to clear any obstructions into
that airspace.
The following standards will be implemented throughout
the San Luis Ranch Specific Plan Area.
2.6.1 Risk of Injury
No use may be established and no activity conducted
which entails a risk of physical injury to operators or
passengers of aircraft (such as outdoor laser light shows).
2.6.2 Airspace Protection
No object or structure may be erected, and no plant allowed
to grow, to penetrate any “imaginary surface” as defined
in Federal Aviation Regulations Part 77. Any proposed
feature approaching these surfaces will be referred to
the airport manager for review and recommendation.
Buildings within the height limits of this specific plan will
not approach the FAA imaginary surfaces.
2.6.3 Operations Interference
No material, equipment, or facility may be used which
causes smoke or vapors, illumination or reflective glare, or
an electromagnetic disturbance that would interfere with
aircraft navigation or communication.
2.6.4 Bird Attractants
No use may be established and no activity conducted
which attracts birds to the extent of creating a significant
hazard of bird strikes. Examples are outdoor storage or
disposal of food or grain, or large, artificial water features.
This provision is not intended to prevent enhancement
or protection of existing wetlands or the mitigation of
wetlands impacts.
2.6.5 Indoor Noise
Indoor space for the following uses must provide a
maximum noise exposure not exceeding 45 decibels (dB)
Community Noise Equivalent Level, and a 60 dB maximum
for aircraft single events: dwellings; offices and incidental
meeting rooms; public reception areas; worker break
rooms; research, development, and production areas
where concentration is required and interior-generated
noise is typically at or below the level of an office.
2.6.6 Avigation Easements
At the time of subdivision or development, each affected
parcel must be made subject to the County of San Luis
Obispo’s standard avigation easement.
2.6.7 Real Estate Disclosure
Notice of airport operations, in a form approved by the
San Luis Obispo County Airport Land Use Commission,
must be provided to all prospective buyers and renters.
Such notice shall disclose that aircraft may fly directly
over San Luis Ranch Specific Plan Area property without
restrictions.
2.6.8 Non-Reflective Building Materials
Building materials shall not produce glare that conflicts
with the operation of the airport
The San Luis Ranch Specific Plan
maximizes open space on the property,
maintaining approximately fifty percent
of the site for agriculture and open space.
“All land uses proposed shall be
in keeping with safety parameters
described in this General Plan or other
applicable regulations relative to the San
Luis Obispo Regional Airport.”
General Plan policy 8.1.4(m)
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Chapter 3
NEIGHBORHOOD FORM
1014024 - MAY 22, 2015
san luis ranch neighborhooD Center
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3.1 Introduction
This chapter sets forth general provisions for development
within the San Luis Ranch Specific Plan Area and details
zoning, allowable land uses, development standards, and
design guidelines.
While the San Luis Obispo General Plan is the primary
guide for growth and development, this Specific Plan
focuses on the San Luis Ranch Specific Plan Area in
greater detail by organizing land use and residential
development products within customized zoning
designations. The intent is to establish a regulating
document that implements the “Core 4” values identified
within Section 1.2 that includes providing diverse housing
opportunities, creating a multi modal community,
maintaining and promoting San Luis Obispo’s agricultural
heritage, and providing open space and recreation areas.
Using this Chapter
The Specific Plan area is organized into five (5) unique
zones. These include Neighborhood General 1 (NG-
1), Neighborhood General 2 (NG-2), Neighborhood
Commercial (NC), Parks and Open Space (P-OS), and
Agriculture (A). Table 3-1 describes the general vision
for each zone in greater detail. Zone boundaries were
determined based upon protection of 50% of the Specific
Plan area as agriculture and open space, incorporation
of Prefumo Creek as an open space trail amenity,
the desire to locate higher density residential within
walking distance to commercial areas; and maximizing
commercial visibility along Highway 101 while buffering
internal residential uses.
The uses shown in each table as Allowed (A) are
acceptable anywhere in the zone in which they are
located. They will not require special conditions when
developed in accordance with this Specific Plan. Several
uses are shown as either “D” or “PC” as a result of
potentially incompatible characteristics. “D” or Director’s
Administrative Use Permit requires the applicant to
submit documents to the City as prescribed by the
Director. These documents may include site plans,
written descriptions of activities to be conducted, and/or
technical studies of site characteristics.
3 NEIGHBORHOOD FORM
NEIGHBORHOOD FORM GOALS
Provide complete guidance on the land use
provisions that will guide future development
within the Plan Area.
Offer a diverse mix of housing types that are in
keeping with the City’s Housing Element and
affordable and workforce housing goals.
Develop a land use classification system that clearly
identifies uses allowed in each subarea and
provides for an overall mix of uses.
Establish detailed development standards for the
Plan Area as a whole, and within each subarea,
organized in tables and graphically illustrated
wherever possible.
Provide a detailed set of design guidelines that
establish the expected level of design while still
allowing for flexibility and innovation.
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3-2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
The Director will review the project to ensure the project is
properly located with respect to its effects on surrounding
properties. Uses that require Planning Commission Use
Permit are indicated “PC.” Planning Commission Use
Permit uses may require special conditions to make
them acceptable at particular locations. This may be
because of their hours of operation or their potential
nuisance aspects such as litter, light, odors, glare, or
noise. Uses that are conditionally permitted must submit
a Planning Commission Use Permit application to the
City. This application is obtainable from the Community
Development Department or the City’s website. Planning
Commission Use Permits are subject to public review
and therefore require a Planning Commission hearing.
Uses not identified within one of the zoning designation
allowable use tables in this chapter are not permitted
within the San Luis Ranch Specific Plan Area.
Within each zone there is a summary of permitted uses,
development standards, and design guidelines. Permitted
uses within each zone have been customized to reinforce
the activities and livable environment. In addition,
the Neighborhood General zones incorporate unique
residential product types with tailored development
standards and guidelines.
Development standards constitute the constraints for a
project’s building envelope in which new construction is
permitted. This approach provides guidance for the built
environment while allowing both certainty and flexibility to
the built environment. Development standards typically
include the words “shall,” “minimum,” “maximum,” “must,”
“required,” or “will.”
Design guidelines shape development of the built
environment and are intended to serve as a guide for
developers, architects, and designers when preparing
development plans. Flexibility in interpretation of the
design guidelines is permitted as long as the intent is
followed. Design guidelines typically include the word
“should.”
A
NG-1
P-OS
NG-2
NC
Neighborhood General One
Neighborhood General Two
Neighborhood Commercial
Parks and Open Space
Agriculture
Figure 3.1 Zoning Map
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Table 3-1 Specific Plan Zones
Neighborhood General 1 (NG-1)
This zone allows for attached and detached single family
residential units on lots ranging from 2,400 sf to 3,200
sf with up to 10% exception on irregular shaped lots.
Residential products envisioned for this zone include
Traditional Single Family, Small-Lot Front Loaded, and
Small-Lot Alley Loaded. These products will appeal to a
wide variety of home buyers and will support workforce
housing needs on the Central Coast.
Neighborhood General 2 (NG-2)
This zone allows for attached and detached units on lots
as small as 1,000 sf to lot sizes that can accommodate
multi-family residential structures. Residential products
envisioned for this zone include Detached Townhomes,
Attached Townhomes, and Multi-Family structures such as
apartments or condos.
Neighborhood Commercial (NC)
This zone allows commercial development intended to
serve neighborhood residents as well as visitors. Table
3-10 includes a wide variety of allowable uses. The vision
for this zone is to include a blend of retail, office, hotel, and
horizontal mixed-use buildings.
Parks and Open Space (P-OS)
The primary intent of this zone is to provide areas for
active and passive recreation that includes community
parks, neighborhood parks, pedestrian paths, and habitat
restoration areas. This zone accommodates trails, paths,
playground equipment, and limited structures necessary
to support the specific uses.
Agriculture (A)
The primary intent of this zone is to preserve and maintain
agriculture uses consistent with the San Luis Obispo
General Plan, as well as integrate agricultural history into
the community. Physical development should promote the
Specific Plan area’s agricultural uses and heritage.
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SPECIFIC PLAN ZONENeighborhood General One (NG-1)
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3-6 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Neighborhood General - One (NG-1)
LAND USE PERMIT REQUIREMENTS USE REGULATION
Caretaker quarters A
Community Gardens D
Day care - Family day care home (small/large)A 17.08.100
Home occupation Home Occ Permit 17.08.090
Mobile home as temporary residence at building site A
Outdoor/temporary/seasonal sales A
Park, playground A
Secondary dwelling units A 17.21
Small-Lot Alley Loaded dwelling A See Section 3.4 herein
Small-Lot Front Loaded dwelling A See Section 3.3 herein
Traditional Single Family dwelling A See Section 3.2 herein
Transit stop A
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3-2: NG-1 Allowable Uses
Neighborhood General - One
NG-1
Figure 3.2 NG-1 Zone Map
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DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Traditional Single Family
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3-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.2 Traditional Single Family Overview
Traditional Single Family residential units are permitted on 3,200 sf minimum
lots with a 10% exception on irregular shaped lots. These front-loaded, two
story homes evoke a familiar and inviting neighborhood environment. Emphasis
should be placed on street setback variations, enhanced articulation of building
forms, and incorporation of high-quality materials and architectural detailing.
In order to create a diverse and interesting streetscape, garages are setback
from the front of the building, turned to the side, or pushed to the rear of the
property.
3.2.1. Traditional Single Family Development Standards
Table 3-3 includes development standards to guide development of Traditional
Single Family homes.
Table 3-3: Traditional Single Family Development Standards
Development Standards
LAND USE
Zone NG-1
Allowable Uses See Table 3-2
LOT REQUIREMENTS
Lot Area 3,200 sf minimum (Lot Area may vary up to 10%
on irregular shaped lots)
Lot Width 40’ minimum
Lot Depth 80’ minimum
Lot Coverage 75% maximum
BUILDING HEIGHT
Building Height 35’ maximum
SETBACKS
Street Front 10’ minimum
Porch, Portico 8’ minimum. Minimum porch dimension shall
be six (6) feet.
Garage Interior Lot 18’ minimum
Side Interior Lot 0’ minimum. Detached buildings are subject to
building code separation requirements.
Street Side Corner Lot 5’ minimum
Rear 10’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Fences/Walls/Hedges See SLOMC Section 17.16.050
Signs See Table 3.15
Traditional Single Family site plan
Traditional Single Family product type
10’
18’
8’
10’
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Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Traditional Single Family units should
not be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
Setback Variations
A. In order to improve the visual quality of the streetscape, every third
house should include a variation to the front yard setback.
B. Setback variations should not be less than twenty-five percent (25%)
of the standard minimum front yard setback (e.g., a front yard setback
of ten [10] feet would include an offset of two-and-a-half [2.5] feet).
An offset may be an increase or decrease in setback, as long as the
minimum setback is met.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
3.2.2. Traditional Single Family Design Guidelines
The following design guidelines apply to Traditional Single Family residential homes within San Luis Ranch.
Use of front yard setback variation
Example of home that incorporates
architectural features such as porches and
siding
Offset windows and recessed second story
to avoid direct sight lines and views
Home with varying roof planes and pitches,
accent details enhance the visual quality
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3-10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Porches
A. Porches should have a minimum depth of six (6) feet and should
accommodate a small seating area for chairs or a bench.
B. Homes located on corner lots should have porches that wraparound
and address both the primary and secondary building frontages.
Private Yard Areas
A. Traditional Single Family houses should have at least one usable
private yard area. Multiple usable outdoor areas (i.e. front, side, and/
or rear) are preferable and encouraged where possible.
B. When used as an outdoor living area, private yards should be a
minimum of one hundred and twenty-five (125) square feet with a
minimum dimension of eight (8) feet.
C. When used as a private yard area, side yards should be a minimum
one hundred and twenty-five (125) square feet with a minimum
dimension of eight (8) feet. Side yards utilized as private yard areas
should be integrated into the floor plan of the house to emphasize
indoor/outdoor living opportunities.
Garages
A. Garages should be recessed behind the home’s main facade to
minimize the visual impact of the garage door and parking apron from
the street.
B. Corner side street-loaded garages may be used on corner lots if the
garage is located in the rear half of the lot.
C. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
Enhanced and articulated entry to reflect
architectural style of the house
Seating area has been incorporated into
the entry porch of this house
This home recessed the garage in order to
help minimize visual impact of garage door
Drought- tolerant plants have been used in
the landscaping of this home’s front yard
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DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Small Lot Front Loaded
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3-12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.3 Small Lot Front Loaded Overview
Small Lot Front Loaded residential units are permitted on 2,400 sf minimum lots
with a 10% exception on irregular shaped lots. Due to the compact nature of
this product type, it is assumed that homes will be two-to-three stories high. As
a result, an emphasis should be placed on varying street setbacks, use of high-
quality materials, and enhanced articulation of building forms. Tandem garages
are permitted to minimize the visual effect of garages along the street.
3.3.1. Small Lot Front Loaded Development Standards
Table 3-4 includes development standards to guide development of Small Lot
Front Loaded homes.
Table 3-4: Small Lot Front Loaded Development Standards
Development Standards
LAND USE
Zone NG-1
Allowable Uses See Table 3-2
LOT REQUIREMENTS
Lot Area 2,400 sf minimum (Lot Area may vary up to 10%
on irregular shaped lots)
Lot Width 30’ minimum
Lot Depth 80’ minimum
Lot Coverage 75% maximum
BUILDING HEIGHT
Building Height 35’ maximum
SETBACKS
Street Front 10’ minimum
Porch 8’ minimum. Minimum porch dimension shall
be six (6) feet.
Garage 18’ minimum
Side Interior Lot 0’ minimum. Detached buildings are subject to
building code separation requirements.
Street Side Corner Lot 5’ minimum
Rear 5’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Yard
At least one (1) private side or rear yard shall
be provided at a minimum of 125 sf with a
minimum dimension of 8’.
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Small Lot Front Loaded site plan
Small Lot Front Loaded product type
8’10’18’
5’
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Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Small Lot Front Loaded units should
not be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
Setback Variations
A. In order to improve the visual quality of the streetscape, every third
house should include a variation to the front yard setback.
B. Setback variations should not be less than twenty percent (20%) of the
standard minimum front yard setback (e.g., a front yard setback of ten
[10] feet would include an offset of two [2] feet). An offset may be an
increase or decrease in setback, as long as the minimum setback is met.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
Setback variation improve streetscape
quality
Architectural features such as porch, wood
detailing, and siding enhance this home
Offset windows prevent direct views from
neighboring homes
Overhangs and accent details on the roof
enhance the visual quality of the building
3.3.2. Small Lot Front Loaded Design Guidelines
The following design guidelines apply to Small Lot Front Loaded residential homes within San Luis Ranch.
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3-14 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Porches
A. Porches should have a minimum depth of six (6) feet and should
accommodate a small seating area for chairs or a bench.
B. Homes located on corner lots should have porches that wraparound
and address both the primary and secondary building frontages.
Private Yard Areas
A. Private Yard Areas may include balconies, terraces, patios, roof decks,
and/or side and rear yards.
B. Small Lot Front Loaded houses should have at least one usable private
yard area. Multiple usable outdoor areas (i.e. front, side, and/or rear)
are preferable and encouraged where possible.
C. Side yards utilized as private yard areas should be integrated into
the floor plan of the house to emphasize indoor/outdoor living
opportunities.
Garages
A. Garages should be recessed behind the home’s main facade to
minimize the visual impact of the garage door and parking apron from
the street.
B. Corner side street-loaded garages may be used on corner lots if the
garage is located in the rear half of the lot.
C. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Window accent trim enhances the
architectural style of the building
Porch that incorporates seating area
Private side yard which integrates indoor/
outdoor living
Native plants and tree varieties were used
in landscaping this home
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DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Small Lot Alley Loaded
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3.4 Small Lot Alley Loaded Overview
Small-Lot Alley Loaded residential units are permitted on 2,400 sf minimum lots
with a 10% exception on irregular shaped lots. The inviting nature of this product
type creates warm and friendly street environments with homes that will be two
stories high. Use of high-quality materials, enhanced articulation of building
forms, and varying street setbacks contribute to the intricacies of the product
type. Garages within this product type contain a variety of single, double, and
tandem designs with access taken from rear alleys.
3.4.1. Small Lot Alley Loaded Development Standards
Table 3-5 includes development standards to guide development of Small-Lot
Alley Loaded homes.
Table 3-5: Small Lot Alley Loaded Development Standards
Development Standards
LAND USE
Zone NG-1
Allowable Uses See Table 3-2
LOT REQUIREMENTS
Lot Area 2,400 sf minimum (Lot Area may vary up to 10%
on irregular shaped lots)
Lot Width 30’ minimum
Lot Depth 80’ minimum
Lot Coverage 75% maximum
BUILDING HEIGHT
Building Height 35’ maximum
SETBACKS
Street Front 10’ minimum
Porch 8’ minimum. Minimum porch dimension shall
be six (6) feet.
Garage (alley loaded)0’ minimum to side; 3’ minimum to side street;
0’ minimum to rear
Side Interior Lot 0’ minimum. Detached buildings are subject to
building code separation requirements.
Street Side Corner Lot 5’ minimum
Rear 3’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Yard
At least one (1) private side or rear yard shall
be provided at a minimum of 100 sf with a
minimum dimension of 8’.
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Small Lot Alley Loaded site plan
Small Lot Alley Loaded product type
3’
10’
8’
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Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Small Lot Alley Loaded units should not
be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
E. Articulation along alleys should create visual interest through variation
in garage and building massing.
Setback Variations
A. In order to improve the visual quality of the streetscape, every third
house should include a variation to the front yard setback.
B. Setback variations should not be less than twenty percent (20%) of the
standard minimum front yard setback (e.g., a front yard setback of ten
[10] feet would increase an offset of two [2] feet). An offset may be an
increase or decrease in setback, as long as the minimum setback is met.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
match the roof color.
3.4.2. Small Lot Alley Loaded Design Guidelines
The following design guidelines apply to Small Lot Alley Loaded residential homes within San Luis Ranch.
A variety of different architectural features
were used on these neighboring homes
This home incorporates elevation setbacks,
porches, chimneys, and siding
Setback variation improves the visual
quality of the streetscape
Varying roof planes, pitches and accent
details enhance the design of this house
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Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Porches
A. Porches should have a minimum depth of six (6) feet and should
accommodate a small seating area for chairs or a bench.
B. Homes located on corner lots should have porches that wraparound
and address both the primary and secondary building frontages.
Private Yard Areas
A. Private Yard Areas may include balconies, terraces, patios, roof decks,
and/or side and rear yards.
B. Small Lot Alley Loaded houses should have at least one usable private
yard area. Multiple usable outdoor areas (i.e. front, side, and/or rear)
are preferable and encouraged where possible.
C. Side yards utilized as private yard areas should be integrated into
the floor plan of the house to emphasize indoor/outdoor living
opportunities.
Garages
A. Corner, detached alley-loaded garages may be used on corner lots if
the garage is consistent with the architectural style of the building and
addresses the streetscape.
B. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Accent trim such as sills and shutters make
this house authentic to it’s architectural style
This seating porch enhances the home’s
front exterior
Detailed garage doors were used in these
alley loaded garages
A variety of trees and native plants were
used on these homes
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-19
SPECIFIC PLAN ZONENeighborhood General Two (NG-2)
ATTACHMENT 1
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3-20 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Neighborhood General - Two (NG-2)
LAND USE PERMIT REQUIREMENTS USE REGULATION
Attached Townhome dwelling A See Section 3.6 herein
Caretaker quarters A
Club, lodge, private meeting hall D
Community Gardens D
Day care - Family day care home (small/large)A
Detached Townhome dwelling A See Section 3.5 herein
Fitness/health facility D
Home occupation Home Occ Permit 17.08.090
Library, museum D
Library, branch facility D
Live/work unit A 17.08.130
Mobile home as temporary residence at building site A
Multi-Family dwelling A See Section 3.7 herein
Outdoor/temporary/seasonal sales A
Park, playground A
Parking facility D
Senior citizen housing development D
Transit stop A
Work-live units A 17.08.130
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3-6: NG-2 Allowable Uses
Neighborhood General Two
NG-2
Figure 3.3 NG-2 Zone Map
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-21
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Detached Townhome
ATTACHMENT 1
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3-22 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.5 Detached Townhome Overview
Detached Townhome residential units occur on compact, alley loaded lots that
are a minimum of 1,000 sf. This higher-density detached product type provides
an urban composition with three-story high units containing optional roof decks.
Enhanced articulation of building forms, use of high-quality materials, and
integrated balcony spaces contribute to the attractiveness of this product type.
Auto access to individual garages within this product type is provided via rear
alleys.
3.5.1. Detached Townhome Development Standards
Table 3-7 includes development standards to guide development of Detached
Townhomes.
Table 3-7: Detached Townhome Standards
Development Standards
LAND USE
Zone NG-2
Allowable Uses See Table 3-6
LOT REQUIREMENTS
Lot Area 1,000 sf minimum
Lot Width 25’ minimum
Lot Depth 40’ minimum
Lot Coverage 100% maximum
BUILDING HEIGHT
Building Height 50’ maximum
SETBACKS
Street Front 5’ minimum
Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six
(6) feet.
Garage (alley loaded)0’ minimum to side; 3’ minimum to side street;
0’ minimum to rear
Side Interior Lot 0’ minimum. Detached buildings are subject to
building code separation requirements.
Street Side Corner Lot 10’ minimum
Rear 5’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Yard
At least one (1) private side or rear yard shall
be provided at a minimum of 100 sf with a
minimum dimension of 8’.
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Detached Townhome site plan
Detached Townhome product type
5’
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-23
Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Detached Townhome units should not
be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
E. Articulation along alleys should create visual interest through variation
in garage and building massing.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
A variety of different materials and wall
planes complement this house
Varying architectural features such as
porches and dormers enhance these homes
Varying roof planes, overhangs, and
accent details increase visual quality
Vents were painted to match the trim
which help enhance the visual quality
3.5.2. Detached Townhome Design Guidelines
The following design guidelines apply to Detached Townhomes within San Luis Ranch.
ATTACHMENT 1
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3-24 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Terraces, Patios, and Porches
A. Terraces, Patios, and Porches should have a minimum depth of six
(6) feet and should accommodate a small seating area for chairs or a
bench.
B. Homes located on corner lots should have terraces, patios, and/
or porches that wraparound and address both the primary and
secondary building frontages.
Private Yard Areas
A. Private Yard Areas may include balconies, terraces, patios, roof decks,
and/or side and rear yards.
B. Detached Townhomes should have at least one usable private yard
area. Multiple usable outdoor areas (i.e. front, side, and/or rear) are
preferable and encouraged where possible.
C. Side yards utilized as private yard areas should be integrated into
the floor plan of the house to emphasize indoor/outdoor living
opportunities.
D. In order to take advantage of surrounding views, roof decks are
encouraged for units where other private yard areas may be limited.
Garages
A. Garages should be recessed from the property’s rear yard setback
to minimize the visual impact of the garage door and parking apron
along the alley.
B. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Window accent trim such as shutters and
balconies enhance the style of this building
Private patios were integrated into the
design of these units
Garage doors were recessed and alley
loaded to minimize visual impact
Drought- tolerant plants were used on this
home’s landscaping
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-25
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Attached Townhome
ATTACHMENT 1
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3-26 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.6 Attached Townhome Overview
Attached Townhome residential units are constructed with a variety of facades
on the same building to distinguish units in rows, blocks, or clusters that are
a minimum of 1,000 sf. This higher-density attached product type provides an
urban composition with three-story high units containing optional roof decks.
Enhanced articulation of building forms, use of high-quality materials, and
integrated balcony spaces contribute to the attractiveness of this product type.
Auto access to individual garages within this product type is provided via rear
alleys or a private shared driveway or autocourt.
3.6.1. Attached Townhome Development Standards
Table 3-8 includes development standards to guide development of Attached
Townhomes.
Table 3-8: Attached Townhome Standards
Development Standards
LAND USE
Zone NG-2
Allowable Uses See Table 3-6
LOT REQUIREMENTS
Lot Area 1,000 sf minimum
Lot Width 20’ minimum
Lot Depth 40’ minimum
Lot Coverage 60% maximum
BUILDING HEIGHT
Building Height 50’ maximum
SETBACKS
Street Front 5’ minimum
Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6)
feet.
Garage (alley loaded)0’ minimum to side; 3’ minimum to side street;
0’ minimum to rear
Side Interior Lot 0’ minimum
Street Side Corner Lot 10’ minimum
Rear 5’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Outdoor Space
At least one (1) private outdoor space or rear
yard shall be provided at a minimum of 100 sf
with a minimum dimension of 8’.
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Attached Townhome site plan
Attached Townhome product type
ATTACHMENT 1
PC2 - 91
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-27
Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Attached Townhome units should not
be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
E. Articulation along alleys should create visual interest through variation
in garage and building massing.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
Roof accent details and varying pitches
increase the visual quality of this home
Varying elevations, setbacks and materials
were used to create visual interest
Offset balconies and decks prevent direct
views into the neighboring windows
Window details reflect the architectural
style of this home
3.6.2. Attached Townhome Design Guidelines
The following design guidelines apply to Attached Townhomes within San Luis Ranch.
ATTACHMENT 1
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3-28 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Terraces, Patios, and Porches
A. Terraces, Patios, and Porches should have a minimum depth of six
(6) feet and should accommodate a small seating area for chairs or a
bench.
B. Homes located on corner lots should have terraces, patios, and/
or porches that wraparound and address both the primary and
secondary building frontages.
Private Yard Areas
A. Private Yard Areas include balconies, terraces, patios, roof decks, and/
or side and rear yards.
B. Attached Townhomes should have at least one usable private yard
area.
C. Side yards utilized as private yard areas should be integrated into
the floor plan of the house to emphasize indoor/outdoor living
opportunities.
D. In order to take advantage of surrounding views, roof decks are
strongly encouraged for units where other private yard area may be
limited.
Garages
A. Garages should be recessed from the property’s rear yard setback
to minimize the visual impact of the garage door and parking apron
along the alley.
B. Corner, detached alley-loaded garages may be used on corner lots if
the garage is consistent with the architectural style of the building and
addresses the streetscape.
C. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Garage windows complement the
architectural style of this building
Use of private patios were used on this
project to emphasize indoor /outdoor living
Alley loaded , recessed garage doors with
architectural detail enhance this project
A blend of turf, drought-tolerant, and
native plants comprised this landscaping
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-29
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Multi-Family
ATTACHMENT 1
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3-30 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.7 Multi-Family Overview
Multi-family residential units may be comprised of apartments, condos, and/
or flats. This product type is oriented towards a variety of age and income
demographics and provides ease of access to nearby park and open space
areas. Use of high-quality materials, enhanced building form articulation, and
integrated balcony spaces contribute to the attractiveness of this product type.
Parking for residential units are integrated into the site while minimizing visibility
from the street.
3.7.1. Multi-Family Development Standards
Table 3-9 includes development standards to guide development of multi-family
residential units.
Table 3-9: Multi-Family Standards
Development Standards
LAND USE
Zone NG-2
Allowable Uses See Table 3-6
LOT REQUIREMENTS
Lot Area 1,000 sf minimum
Lot Width 25’ minimum
Lot Depth 40’ minimum
Lot Coverage 100% maximum
BUILDING HEIGHT
Building Height 50’ maximum
SETBACKS
Street Front 5’ minimum
Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6)
feet.
Side Lot 0’ minimum
Rear 5’ minimum
OTHER
Automobile Parking
1 space per unit. 0.25 guest space per unit.
Required residential parking shall not be visible
from a public street.
Bicycle Parking See SLOMC Section 17.16.060
Outdoor Space
A minimum of 100 square feet of private yard
space shall be provided for first floor units. A
minimum of 50 square feet of private outdoor
space shall be provided for upper floor units.
A minimum of 400 square feet of community
open space shall be provided per unit.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Multi-Family site plan
Multi-Family product type
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-31
Building Form
A. Attached residential units should be designed and detailed to correlate
with neighboring single-family detached and/or attached homes. The
architecture should incorporate the best features of the neighboring
units.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located above
the first story should be recessed or enclosed on three (3) sides.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into multi-family designs to increase
the visual quality and character of a building, while reducing the bulk
and size of the structure.
B. Roof tiles and colors consistent with the architectural style of the
multi-family units should be incorporated to enhance the diversity and
character of the community. Roofing colors should be soft earth tones
to minimize reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
3.7.2. Multi-Family Design Guidelines
The following design guidelines apply to Multi-Family residential units within San Luis Ranch.
Varying wall planes and building materials
create visual interest
Balconies and wood detailing complement
this building’s visual quality
The use of a variety of roof pitches
increases the visual quality of this home
Details on the entry on the home reflect it’s
architectural style
ATTACHMENT 1
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3-32 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
architectural style of the building.
Terraces, Patios, and Porches
A. Terraces, Patios, and Porches should have a minimum depth of six
(6) feet and should accommodate a small seating area for chairs or a
bench.
B. Units located on corner lots should have terraces, patios, and/
or porches that wraparound and address both the primary and
secondary building frontages.
Private Yard Areas
A. Multi-family units should provide multiple usable outdoor areas where
feasible.
B. Functional and usable outdoor porches, patios, courtyards, roof decks,
and/or other areas for the use of all building residents are encouraged
for multi-family buildings.
Garages/Carports
A. Garage entries, carports, and parking areas should be internalized in
building groups or oriented away from street frontages to minimize
visual impact on the street where practical.
B. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Accessory Structures
A. Community accessory structures, including garages, carports, grouped
mailboxes, storage and maintenance facilities, recreational facilities,
picnic shelters, and outdoor shade structures, should incorporate
compatible materials, scale, colors, architectural details, and roof
slopes as the primary multi-family building or buildings they serve.
B. Rear or end walls of detached garages and carports that face a
perimeter street should be screened with landscaping and articulated
through the use of trellises or attached arbors, windows, or variation
in wall or roof planes.
C. Trash enclosure and recycling storage areas should be located in
convenient areas with reduced visual prominence, such as inside
parking courts or at the end of parking bays. Lighted access that meets
applicable accessibility standards should be incorporated.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Terraces with seating areas were
incorporated to increase visual interest
Garage entries were orientated away from
street frontages to reduce visual impact
This accessory structure used compatible
building materials to match the project
Native landscaping and varying trees
comprised this project’s landscaping
ATTACHMENT 1
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SPECIFIC PLAN ZONENeighborhood Commercial (NC)
ATTACHMENT 1
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3-34 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Neighborhood Commercial - (NC)
LAND USE PERMIT REQUIREMENTS USE REGULATION
Antennas and telecommunications facilities D 17.16.120
Bar/tavern D
Bed and Breakfast inn A
Building and landscape materials, sales, indoor/
outdoor D
Caretaker quarters A
Catering service D
Club, lodge, private meeting hall A
Commercial recreation facility - Indoor A 17.08.060
Commercial recreation facility - Outdoor D
Community Gardens D
Copying and quick printer service A
Convenience store A 17.08.095
Day care - Day care center (child/adult)A 17.08.100
Day care - Family day care home (small/large)A 17.08.100
Educational conference D 17.08.010(c)(6)
Extended hour retail D
Fitness/health facility A
General retail - 15,000 sf or less A
General retail - more than 15,000 sf up to 60,000 sf D
General retail - more than 60,000 sf up to 140,000 sf PC
Home occupation Home Occ Permit 17.08.090
Hotel, motel A
Library, museum D
Library, branch facility D
Liquor store/alcohol sales D 17.11, 17.100.180
Live/work units A 17.08.130
Medical service - doctor office A
Medical service - clinic, laboratory, urgent care A
Mobile home as temporary residence at building site A
Multi-family dwelling A 17.22.010(G)
Night club PC 17.95
Outdoor/temporary/ seasonal sales A 17.08.020
Park, playground A
Parking facility D (3)
Parking facility - multilevel D (3)17.95
Parking facility - temporary D
Personal services A
Personal services - restricted PC
Produce stand A
Public assembly facility D
Public safety facilities A
Recreational vehicle (RV) park accessory to hotel, motel PC
Table 3-10: NC Allowable Uses
ATTACHMENT 1
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Notes:
1. Safe parking is only allowed to a public assembly use, such as a club, lodge, private meeting hall, or religious facility.
Safe parking is prohibited on properties where residential uses are the primary use.
2. Behind ground floor use only. Allowed as a ground floor use with Administrative Use Permit.
3. Parking as a Principal Use. Use permit approval may include deviations to otherwise applicable setback requirements
and building height limits. A multi-level parking facility will require the approval of a use permit by the planning
commission.
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3:10: NC Allowable Uses continued
Recycling facilities - small collection facility D
Religious facility PC
Residential care facilities - 7 or more residents PC
Residential support services A (2)
Rest Home PC
Restaurant A
Safe parking (1)PC 17.08.115
School - Specialized education/training D
Service station D 18.08.030
Social services organization A
Special Event D 17.08.010
Sports and active recreation facility PC
Studio - Art, dance, martial arts, music, etc.A
Theater D 17.95
Transit stop A
Vehicle services - car wash D
Veterinary clinic/hospital, boarding, small animal
indoor A
Wine/cider/beer tasting room or distillation facility D
NC
Neighborhood Commercial
Figure 3.4 NC Zone Map
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DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Commercial, Office, Hotel
ATTACHMENT 1
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3-38 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.8 Commercial, Office, Hotel Overview
Commercial areas within San Luis Ranch include restaurant, retail, office,
hotel, and other complementary land uses. The variety of uses and enhanced
pedestrian orientation creates a friendly, welcoming neighborhood center
serving the adjacent residential neighborhoods while at the same time providing
a wide-range of regional services for Central Coast residents and visitors. Use of
high-quality materials, enhanced articulation of building forms, and consistent
architectural styles contribute to the connection between commercial and
adjacent residential neighborhoods. An integrated transit hub within the
commercial area provides convenient access to local and regional transit services
for both residents and visitors.
3.8.1. Commercial Development Standards
Table 3-11 includes development standards to guide development of Commercial,
Office, and Hotel (NC) designated areas.
A variety of uses will provide a wide-range of regional services for Central Coast residents
Enhanced pedestrian orientation create
friendly neighborhood centers
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Table 3-11: Commercial, Office, Hotel Standards
Development Standards
LAND USE
Zone NC
Allowable Uses See Table 3-10
LOT REQUIREMENTS
Lot Coverage 80% maximum
BUILDING ORIENTATION
Orientation Buildings shall be oriented toward the street.
BUILDING HEIGHT
Building Height 20’ minimum; 50’ maximum
SETBACKS
Street Front 5’ minimum
Side Interior Lot 0’ minimum
Street Side Corner Lot 0’ minimum
Parking 15’ minimum (Setback shall be landscaped when located adjacent to public street.)
Rear 10’ minimum; 25’ minimum when adjacent to residential uses.
OTHER
Automobile Parking
A. Retail Sales (all types) 1 space per 500 sf
B. Grocery, specialty food: 1 space per 500 sf
C. Bar/Tavern: see SLOMC Section 17.16.060 Table 6
D. Office: 1 space per 400 sf
E. Hotel: 1 space per room; 1 space per manager quarters
F. Multi-family: 1 space per unit Guest Parking: 0.25 space per unit
Bicycle Parking See SLOMC Section 17.16.060
Landscaping
20% minimum lot area. Up to 1/3 of the required landscape area may be hardscape or
plaza. Parking is not permitted within this area. 10% of landscape requirement can be met
through use of pervious paving.
A minimum 6’ wide landscape area as measured perpendicularly from the building shall be
provided around the perimeter of the building where visible from a public street. Loading
zones, building entrances, and street setbacks areas excluded. A minimum 10’ landscape
buffer shall be provided adjacent to residential uses.
Architectural Lighting
All upward-aimed light shall be fully shielded, fully confined from projecting into the sky by
eaves, roofs, or overhangs, and mounted as flush to a wall as possible.
Building facade lighting shall be fully shielded, aimed downward, and mounted as flush to a
wall as possible.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Building Facades
A. No building facade visible from a public street shall extend more than 30’ in length
without a 2’ minimum variation in the wall plane.
B. Buildings shall be designed to meet the intent of the design guidelines in Section
3.8.2.
Transit Center
A transit hub containing benches, covered awnings, and signage designed in the
architectural style of adjacent buildings shall be provided along the Commercial project
frontage near the Dalidio Road and Froom Ranch Way intersection. Applicant shall
coordinate with SLO Transit and SLORTA for final placement and design detailing.
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Site Planning and Design
A. Buildings should be sited close to and oriented toward external
and interior streets. Building design should incorporate pedestrian
walkways, outdoor seating, and landscape areas where possible.
B. Outdoor spaces should reflect careful planning and provide plaza
spaces with defined edges, benches, and lighting that establish a
sense of place.
C. Plazas, courtyards, pocket parks, and outdoor cafes should be designed
in an inviting manner that encourages pedestrian use through the
incorporation of trellises, fountains, art, seating, and shade trees.
D. Public art is encouraged as an on-site amenity for all projects.
Building Form
A. 360-Degree architecture is the concept of designing a building where
all sides of the building have been detailed to complement the primary
street elevation in architecture, massing, and materials. Buildings should
be aesthetically pleasing from all angles, especially for buildings that
have high visibility.
B. Roofs covering the entire building such as hips and gables, are preferred
over mansard roofs.
C. The appearance of several smaller buildings, rather than one large
building is preferred to foster a more intimate, pedestrian-friendly
scale. Vertical elements such as pilasters help create bays to give the
appearance of several smaller buildings.
D. Vertical elements such as towers can be used to accent horizontal
massing and provide visual interest, especially on corner buildings.
Building Elements and Articulation
A. Human scale should be created through the use of awnings, arches,
walls, trellises, arbors, pergolas, and other architectural elements.
These elements should be integrated into the building design to avoid
the look of “tacked on” architectural features.
B. Storefront windows, display cases, and other elements that provide
visual interest to facades should be provided.
C. Details such as wall surfaces constructed with patterns, changes in
materials, building pop-outs, columns, and recessed areas should be
used to create shadow patterns and depth on the wall surfaces.
D. Building materials and finishes should be true to the structure’s
architectural style.
E. Building facades facing paseos should be articulated with detail and
display windows.
F. Murals, trellises, or vines should be placed on large expanses of walls
Building should be aesthetically pleasing
from all angles
Outdoor plaza spaces with water features
help to establish a sense of place
The use of towers accent horizontal
massing and provide visual interest
Change in building materials, pop-outs, and
columns create shadow patterns and depth
3.8.2. Commercial, Office, Hotel Design Guidelines
The following design guidelines apply to Commercial, Office, and Hotel development within San Luis Ranch.
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at the rear or sides of buildings to soften the appearance and create
visual interest.
Commercial Plazas
A. Specialized, defined, public outdoor spaces should be incorporated
into the overall building and project design. These outdoor spaces
should have clear, recognizable shapes that reflect careful planning
and should not be a result of “leftover” areas between structures.
B. Site amenities, including benches, drinking fountains, provisions for
bicyclists, water features, and public art, should be utilized and should
complement the project’s architectural character.
C. Pedestrian links should be provided between buildings on the same
site, public open spaces, and parking areas and should be visually
emphasized through the use of landscaping or trellis features, lighting,
walls, and/or distinctive paving. Pedestrian links should be consistent
with Title 24 California Code of Regulations accessibility requirements.
Sidewalk Cafes
A. Sidewalk cafe areas should be screened with semi-permanent
decorative screens, walls, or planters. Screens can be solid or semi-
solid and should be consistent with building facade design and/or
restaurant theme.
B. Screen layout needs to enclose the entire outdoor cafe area, leaving
required exit width accommodations for occupancy of facility.
C. Tables and chairs can be of varying type, but those designed for
exterior use are recommended. Plastic chairs are prohibited. Tabletop
sunshades, pole shades, and sunscreens are recommended.
Lighting
A. Lighting should be designed to provide ambiance, safety, and security
without unnecessary spillover or glare onto adjacent properties.
B. The quality of light, level of light as measured in foot-candles, and the
type of bulb or source should be carefully addressed. Lighting levels
should not be so intense as to draw attention to the flow or glare of
the project site. The lighting plan should incorporate current energy-
efficient fixtures and technology.
C. Building light fixtures should be designed or selected to be
architecturally compatible with the main structure, which should
complement the theme of the surrounding area.
D. Accent lighting that is downlit and focused on key architectural
elements and trees can be effective and attractive; however, light
sources should be screened from view.
Defined outdoor plazas enhance the
pedestrian experience
Public seating should be used to
complement the project’s character
Sidewalk cafes should be screened with
decorative walls or planters
Light fixtures should be architecturally
compatible to the building’s style
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3-42 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Signs reflect the type of business through
design and shape
This sign was constructed to reflect a high
quality of craftsmanship
The use of brick complements the
architectural style of this building
Plant material was used to screen this trash
from public view
E. Pedestrian areas, paseos, sidewalks, and building entrances should be
adequately lit to provide safety and security.
Signs
A. Signs should be in scale with and in proportion to the primary building
facade so that the signs do not dominate the appearance.
B. Signs that reflect the type of business through design, shape, or
graphic form are encouraged.
C. The method of attaching the sign to the building should be integrated
into the overall sign design.
D. Signs should not cover up windows or important architectural features.
E. Where several tenants occupy the same site or building, individual
wall-mounted signs should be used in combination with a monument
sign identifying the development and address.
F. Flush mounted signs should be positioned within architectural
features such as the window panel above the storefront or flanking
the doorway.
G. Project architect should be consulted when preparing a signage
program to ensure consistency with the project architecture and
character.
H. Sign construction should reflect a high level of craftsmanship.
Building Materials
A. Building materials should consist of materials commonly associated
with the architectural style of the building. Highly reflective or tinted
glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles,
and undecorated concrete block should be avoided.
B. Smooth plaster finishes are preferred over rough, textured stucco.
Stucco may be used in combination with other materials such as
siding and brick. Stucco should be primarily used for side and back
walls that are not as visible from public view; with the richer materials
used on the front or to accent architectural features.
Exterior Colors
A. Exterior colors should be consistent with the architectural style of the
building. Color schemes that involve a minimum of three (3) colors
should be utilized.
B. Different colors accentuating different aspects and details of the
building architecture should be utilized. Except for accenting different
aspects and details of a building, bright colors should be avoided.
C. Certain materials, such as stone and brick, have distinct coloring in
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Plant material was used to screen this
mechanical equipment from view
This trash enclosure was design to match
the architectural style of the project
Decorative landscaping was used to
enhance this parking lot
Bicycle parking was provided in a
convenient place out of pedestrian’s way
their natural state and should be thought of as an element of the color
palette used. These materials should not be painted.
Utilitarian Aspects of Buildings
A. Outdoor storage areas, including trash and recycling, should be
located to the rear or sides of a building and should be screened from
public view with walls, berms, or landscaping.
B. All mechanical equipment on the roof or ground, including air
conditioners and heaters, should be screened from public view.
Screening elements should be architecturally compatible in color,
shape, size, and material with the primary building and should be
carefully integrated into the overall building design.
C. Utility service areas, such as electrical panels, should be placed within
enclosures that are architecturally integrated into the building design.
D. Trash enclosures and loading areas should be designed using similar
materials and colors as the surrounding buildings within the project
and must be screened with landscaping or wall materials and sited
where least visible to the public.
E. Trash enclosures should be combined among buildings where
possible and should be large enough to handle the refuse generated
by the users and accessible for service vehicles.
F. A pedestrian entrance to the trash enclosure should be provided so
the large access gates do not have to be opened as often.
G. Sheet metal vents, pipe stacks, and flashing should be painted to
match the adjacent roof or wall material.
H. Gutters and downspouts on the exterior of the building should be
decorative or designed to integrate with the building facade.
I. Roof access should be provided from the interior of the building.
Exterior roof access ladders should be avoided if possible.
Parking Lot Design and Screening
A. Parking should be located at the rear of buildings, where feasible.
B. Large areas of parking should be avoided. It is preferable to create
small, connected parking lots utilizing shared driveways, pedestrian
connections, and landscape buffers.
C. Parking lots should provide areas for bicycle and motorcycle parking
and are encouraged to incorporate electrical vehicle charging stations.
D. Decorative landscaping and lighting will enhance parking areas and
reduce the visual impact. Shade trees and lampposts reflecting the
desired architectural style of the project should be provided.
E. Parking areas abutting a public sidewalk or street should provide a
landscaped stop or planter that includes a combination of trees and
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Bike parking should be conveniently
located and not conflict with pedestrians
Landscaping should be comprised of
edible, native, and drought-tolerant plants
Parking areas should be screened as much
as possible from public streets
shrubs.
F. Patterns and colors should be installed in paving treatments using
tile, brick, or textured concrete in order to provide clear identification
of pedestrian access points into buildings and to highlight parking
features.
Bicycle and Pedestrian Circulation
A. All development within the Commercial area of San Luis Ranch should
provide bicycle parking per the City of San Luis Obispo’s standards.
B. Bicycles parking should be conveniently located, but should not
conflict with pedestrian or auto circulation. Parking areas can be
combined and placed in locations that do not conflict with stores and
pedestrian circulation.
C. All buildings within the Commercial area of San Luis Ranch should
provide paved access to the stores from adjacent walks along parkways
and streets. This hard surface accessway shall have minimal number
of conflicts with interior auto circulation and meet all accessibility
codes and requirements.
Project Landscape and Hardscape
A. Landscaping should be comprised of edible, production, drought-
tolerant, or native plant and tree varietals.
B. Trees and shrubs should be located and spaced to allow for mature
and long-term growth.
C. Trees should be selected based on performance basis with the
objective of producing fruit, minimizing water use, providing shade,
minimizing hazardous litter, minimizing root intrusion, and providing
color and contrast.
A. Vines and potted plants should be incorporated to provide wall,
column, and post texture and color, as well as for accentuating
entryways, courtyards, and sidewalks.
B. Plantings should be used to screen or separate less desirable areas
from public view, such as trash enclosures, parking areas, storage
areas, loading areas, and public utilities.
Screen Walls and Fences
A. Where serving as a visual or noise barrier for enclosure of storage
areas, open work areas, or refuse collection areas, wall and fence
heights and materials should be sufficient to ensure that adjacent
properties and public streets are protected from visual or noise
impacts.
B. Parking areas should be screen as much as possible from outside
streets. This can be accomplished through the use of low walls,
hedges, berms and grade changes. This screening does not need to
obscure sight lines to commercial structures.
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SPECIFIC PLAN ZONEParks and Open Space (P-OS)
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Parks/Open Space (P-OS)
LAND USE PERMIT REQUIREMENTS USE REGULATION
Community gardens A
Park, playground A
Special event D 17.08.010
Sports and active recreation facility PC
Outdoor/temporary/seasonal sales A
Transit stop A
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3-12: P-OS Allowable Uses
P-OS
Parks and Open Space
Figure 3.5 P-OS Zone Map
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SPECIFIC PLAN ZONEAgriculture (A)
1014024 - MAY 22, 2015
SAN LUIS RANCH BIRDSEYE VIEW OF PROJECT
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Agricultural (A) Allowed Uses
LAND USE PERMIT REQUIREMENTS USE REGULATION
Agricultural events D
Agricultural retail sales D
Animal keeping D
Bar/tavern D
Caretaker quarters A
Catering service PC
Commercial recreation facility - outdoor D
Community garden D
Crop production and processing A
General retail - 15,000 sf or less D
Grazing D
Greenhouse/plant nursery, commercial PC
Library, museums (Heritage Learning Center)D
Liquor store/alcohol sales D 17.11, 17.100.180
Outdoor/BBQ/grill, accessory to restaurant D
Outdoor/temporary/seasonal sales A 17.08.020
Parking facility - temporary D
Produce Stand A
Public assembly facility D
Restaurant D
Special event D 17.08.010
Wine/local beer tasting room D
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3-13: A Allowable Uses
A
Agriculture
Figure 3.6 A Zone Map
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DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Agricultural Heritage & Learning Center
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3.9 Agricultural Heritage Facilities and Learning
Center Overview
The Agricultural Heritage Facilities and Learning Center includes a learning
center, market/farm stand, agricultural processing center, food services, and
agricultural accessory structures. This community and visitor serving cultural
destination will provide a venue for locally grown and produced products,
educational and hands-on learning opportunities, and seasonal community
gathering spaces. With a major portion of the site remaining in agricultural
production, agricultural operations will be supported by an appropriately scaled
agricultural processing center and a limited amount of accessory structures.
Historic structures identified on-site will be integrated into the site plan design
and utilized as part of the Agricultural Heritage Facilities and Learning Center
operations.
3.9.1. Agricultural Heritage Facilities and Learning Center
Development Standards
Table 3-14 includes development standards to guide development of the
Agricultural Heritage Facilities and Learning Center.
Table 3-14: Agricultural Heritage Facilities and Learning Center
Standards
Development Standards
LAND USE
Zone A
Allowable Uses See Table 3-13
DEVELOPMENT POTENTIAL
Learning Center 3,000 sf maximum
Market/Farm Stand 3,000 sf maximum
Ag Processing Center 10,000 sf maximum
Food Services 5,000 sf maximum
Ag Accessory Structures 10,000 sf maximum with no structure greater
than 1,500 sf
BUILDING HEIGHT
Building Height 35’ maximum; Historical structures may exceed
height limit up to 45’ maximum.
SETBACKS
Street Front 20’ minimum
Side Interior Lot 20’ minimum
Street Side Corner Lot 20’ minimum
Rear 20’ minimum
OTHER
Automobile Parking 1 space per 500 sf
Bicycle Parking See SLOMC Section 17.16.060
Landscaping
Landscape plantings shall be comprised of
native, drought tolerant, and/or edible plant
varietals.
Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Plan view illustrative of Agricultural Heritage
Facilities and Learning Center Site
Birdseye view of Agricultural Heritage
Facility
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Site Planning and Design
A. Site design should consider the highly visible character of this site and
place loading/delivery/back of house uses in various inconspicuous
locations.
B. Buildings should be aesthetically pleasing from all angles, especially for
buildings that have high visibility from Highway 101.
C. Site design should incorporate pedestrian walkways, outdoor seating,
and landscape areas.
D. Outdoor spaces should reflect careful planning and provide plaza
spaces with defined edges, benches, and lighting that establish a
sense of place.
E. Building forms, materials, and finishes should reflect the agrarian
heritage of the site.
F. Murals, trellises, or vines should be placed on large expanses of walls
at the rear or sides of buildings to soften the appearance and create
visual interest.
G. A series of pedestrian promenades and plazas should link the various
structures placed on-site for the Agricultural Heritage Facilities and
Learning Center.
H. A variety of outdoor seating areas should be incorporated to encourage
formal and informal on-site dining.
I. Site amenities, including benches, drinking fountains, provisions for
bicyclists, water features, and public art, should be utilized and should
complement the project’s architectural character.
J. Flexible spacing for use by food trucks, formal and informal events, live
music, and other agricultural related activities should be incorporated
adjacent to the planned Agricultural Heritage Facilities and Learning
Center.
K. Lighting should be designed to provide ambiance, safety, and security
without unnecessary spillover or glare onto adjacent properties.
L. Building light fixtures, such as barn style or gooseneck, should be
designed or selected to be architecturally compatible with the main
structures, which should complement the agrarian theme of the site.
M. Signs should be in scale with and in proportion to the primary building
facade so that the signs do not dominate the appearance.
N. Building materials should consist of materials commonly associated
with the architectural style of the building. Highly reflective or tinted
glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles,
and undecorated concrete block should be avoided.
Building materials such as barn wood were
consistent with character of this building
Site design of highly visible areas should
reflect mountain viewsheds
Pedestrian promenades link various uses
Site amenities such as a public gardens
complement the project’s character
3.9.2. Agricultural Heritage Facilities and Learning Center Design Guidelines
The following design guidelines apply to the Agricultural Heritage Facilities and Learning Center within San Luis Ranch.
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O. Exterior colors should be consistent with the architectural style of the
building. Color schemes that involve a minimum of three (3) colors
should be utilized.
P. Different colors accentuating different aspects and details of the
building architecture should be utilized. Except for accenting different
aspects and details of a building, bright colors should be avoided.
Q. Landscaping should be comprised of edible, production, drought-
tolerant, or native plant and tree varietals.
R. Trees and shrubs should be located and spaced to allow for mature
and long-term growth.
S. Trees should be selected based on performance basis with the
objective of producing fruit, minimizing water use, providing shade,
minimizing hazardous litter, minimizing root intrusion, and providing
color and contrast.
T. Vines and potted plants should be incorporated to provide wall,
column, and post texture and color, as well as for accentuating
entryways, courtyards, and sidewalks.
U. Plantings should be used to screen or separate less desirable areas
from public view, such as trash enclosures, parking areas, storage
areas, loading areas, and public utilities.
The color red was selected to be
reminiscent to it’s barn-like inspiration
Trees were selected that produce fruit and
minimize water use
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REFERENCE GUIDE
ARCHITECTURAL STYLE
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3.10 Architectural Style Reference
Guide
3.10.1. San Luis Ranch Buildings and Houses
The Architectural Style Reference Guide is intended to be
used as a resource for developing design strategies for
residential, commercial, office, hotel, and other land uses
within the San Luis Ranch Specific Plan. There are three
(3) distinct architectural styles permitted within San Luis
Ranch: Modern Agrarian, Craftsman, and Contemporary.
Each architectural style includes design criteria for a
variety of elements and the composition of that style.
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3.10.2. Modern Agrarian
Style Introduction
Modern agrarian architecture is a hybrid style that
combines local, utilitarian farmhouse materials
with modern accents. Stone base accents, simple
massing, a clean roofline, and an open floor plan
are a typical mix of style components. Details may
include an entry court, multiple breezeways or open-
air walkways, classic barn colors such as red, yellow,
white or black, shutters, metal roofs, and limited
stone accents.
Style Essentials
Low pitched roofline with gabled, hipped, shed, or
simple single primary roof
Decorative vented cupolas
Covered porches with square posts and brackets
Regularly placed and shaped multi-paned windows
that are vertically oriented with divided lights
Massing and Composition
Single front gabled with steep to moderate pitch
Single front gabled roof pitch is typically 5:12. Front
porch or interior bay is located under main roof or in
front projection.
Cross gabled with steep to moderate pitch
Cross gabled roof pitch is typically 5:12. Front porch
or interior bay is located under main roof or in front
projection.
Side gabled with shed roof
Side gabled roof pitch is typically 5:12. Front porch
or interior bay is located under main roof or in front
projection.
Possibilities and Precedents
Modern Agrarian style example
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Materials
Siding/Cladding
• Wood or fiber cement board and batten
• Wood or fiber-cement lap siding
• Stucco up to 50%
• Metal siding either corrugated or paneled
Roofing
• Standing seam metal, corrugated metal,
composite shingles, or concrete tile with flat
profile
Windows
• Single- or double-hung and casement, sliders
to meet egress only
• Energy-efficient wood, PVC-clad, cellular PVC,
aluminum clad, aluminum, or vinyl
• Traditional wood profiles
Trim
• Wood, composition board, cellular PVC, or
polyurethane
Columns/Brackets
• Square posts
• Wood or composite
Railings
• Flat or profiled
• Wooden top and bottom rails with square
balusters
Soffits and Porch Ceiling
• Exposed rafters at soffits with starter board or
v-groove sheathing
• T&G wood, beaded plywood, exterior-grade
plywood, or stucco ceiling
Gutters
• Ogee, half-round, or square, primed or pre-
finished metal
• Fascia gutter permitted
Downspouts
• Rectangular or round
• Primed or pre-finished metal
Shutters
• Raised or flat-paneled
• Louvered or plank
• Wood or composite material, or colored vinyl
• Hinges, shutter dogs, and latches are
encouraged
Chimneys
• Manufactured stone or brick veneer or siding
to match house
Front Yard Fences
• Wood picket, prefinished metal, stone,
masonry, or stucco finish
• Vinyl picket permitted
Rear Yard Fences
• Cedar, redwood, or masonry with stucco finish
• Vinyl and pressure-treated wood are permitted
Details
• Knee brackets
Colors
Siding and Trim
• White, cream, or natural colors
Windows
• White or sashes and frames to match trim color
Roof Shingles
• Natural shake color
Gutters and Downspouts
• Match color of siding/cladding and trim
Front Yard Fences
• Wood to be white
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3.10.3. Craftsman
Style Introduction
Craftsman style architecture highlights natural materials,
simplicity, and handiwork. Open porches feature
overhanging beams and exposed rafters. A low-pitched
roof and projecting eaves are typical of this style. Typical
details can include shingle siding and stone details.
Gables and dormers are accentuated with decorative
trim. Porches are often supported with square or round
columns and stone supports.
Style Essentials
• Low sloped roof with smaller gable over the
porch or alternatively a shed roof facing
the front with a broad dormer for an upper
story room
• Open or enclosed front porch serves as an
extension of the indoor living space
• Variety of window sizes with various
patterns based on style
• More than one material is utilized, often
dividing the main floor from the second
story.
Massing and Composition
One and a half-story side gabled with dormer
Simple shed roof pitch is typically 8:12. Front porch
is located under main roof. Optional side bays with
one-story shed roof.
One-story front gable with bay or porch
projection
Front gable roof with max pitch 8:12. Front porch or
interior bay is in the front projection. Optional side
bays under eaves.
Possibilities and Precedents
Craftsman style example
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One and a half-side gabled with shed porch
Front facing shed roof with dual pitch at max 8:12.
Front porch is included within the main building
massing. Front dormer is aligned with exterior entry
door. Optional one-story side bays with shed roof.
One and a half-story front gabled
Simple gable roof with max pitch 8:12. Front porch is
included within the main building massing. Optional
side bays under eaves.
Cross-gable roof
Shed roof on main massing facing the front.
Projecting front porch or bay is gable-front. Optional
wrap around porches for corner lots fronting onto
two streets.
Low-pitched hipped
Low pitched hipped roof on main massing facing
the front. Front porch or interior bay is in the front
projection.
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Materials
Siding/Cladding
• Wood or fiber-cement lap siding
• Wood of fiber cement shingles/shake
• Brick or river stone
Roofing
• Composition shingles, concrete tile with flat
profile
Windows
• Single- or double-hung and casement, sliders
to meet egress only.
• Energy-efficient wood, PVC-clad, cellular PVC,
aluminum clad, aluminum, or vinyl
• Traditional wood profiles
Trim
• Wood, composition board, cellular PVC, or
polyurethane
Columns/Porch Supports
• Low piers of wood or stone with column above
• Column style - battered, square, groupings of
square
Railings
• Flat or profiled
• Wooden top and bottom rails
• Balusters - flat board or rectangular pattern
rhythmic spacing
• Wood sided or stone porch walls acceptable
Soffits and Porch Ceiling
• Exposed rafters at soffits with starter board, or
v-groove sheathing at eaves
• T&G wood, beaded plywood, exterior-grade
plywood, or stucco ceiling at porches or box
soffits
Gutters
• Ogee or half-round, primed or pre-finished
metal
• Fascia gutter permitted
Downspouts
• Rectangular or round
• Primed or pre-finished metal
Shutters
• Not common for Craftsman style
Chimneys
• Manufactured stone or brick veneer or siding
to match house
Front Yard Fences
• Wood picket, prefinished metal or river stone
• Vinyl picket permitted
Rear Yard Fences
• Cedar or redwood
• Vinyl and pressure-treated wood are permitted
Details
• Decorative (false) beams
• Outlookers and knee braces
• Gable and roof vents
Colors
Siding and Trim
• White, cream, or natural colors
Windows
• White or sashes and frames to match trim color
Roof Shingles
• Natural shake color
Gutters and Downspouts
• Match color of siding/cladding and trim
Front Yard Fences
• Wood to be white
ATTACHMENT 1
PC2 - 124
3-60 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.10.4. Contemporary
Style Introduction
The Contemporary style home features a range of sleek
and contemporary architectural styles. Clean and simple
lines, minimal decoration or ornamentation, generous
amounts of glass, and a flat or shed-like roofline
characterize this style. The floor plan is typically unusual
and open featuring indoor/outdoor living spaces. Details
may include multiple flat rooflines, irregular massing,
clean lines, minimal decoration, and oversized windows
Style Essentials
• Multiple flat or shed-like rooflines with
irregular massing and clean lines defining
different stories
• Features multiple indoor/outdoor living
spaces
• Generous amounts of glass in various sizes
and patterns
• Minimal decoration or ornamentation but
material accents define some portion of
each facade at different stories
Massing and Composition
Two and/or three-story flat roof
Flat roof is typically below 2:12. Front porch may be
located under or projecting from front massing.
Two and/or three story shed-like roof
Shed-like roof ranges from 4:12 to 8:12. Front porch
may be located under or projecting from front
massing.
Possibilities and Precedents
Contemporary style example
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-61
Materials
Siding/Cladding
• Wood or fiber cement board and batten
• Wood or fiber-cement lap siding
• Stucco up to 65%
• Metal siding either corrugated or paneled
Roofing
• Standing seam metal, corrugated metal,
composite shingles, or concrete tile with flat
profile
Windows
• Single- or double-hung and casement, sliders
to meet egress only
• Energy-efficient PVC-clad, cellular PVC,
aluminum clad, aluminum, or vinyl
Trim
• Wood, composition board, cellular PVC, or
polyurethane
Columns/Brackets
• Not common for Contemporary style
• Emphasis on clean lines
Railings
• Flat or profiled
• Metal top and bottom rails with square
balusters
Soffits and Porch Ceiling
• Stucco soffits
• T&G wood, beaded plywood, exterior-grade
plywood, or stucco ceiling
Gutters
• Ogee, half-round, or square, primed or pre-
finished metal
• Fascia gutter permitted
Downspouts
• Rectangular or round
• Primed or pre-finished metal
Shutters
• Not common for Contemporary style
Chimneys
• Manufactured stone or brick veneer, concrete
block, stucco or siding to match house
Front Yard Fences
• Wood picket, prefinished metal, stone,
masonry, or stucco finish
• Vinyl picket permitted
Rear Yard Fences
• Cedar, redwood, or masonry with stucco finish
• Vinyl and pressure-treated wood are permitted
Details
• Flat profile, metal window awning
Colors
Siding and Trim
• White, cream, gray or natural colors
Windows
• White or sashes and frames to match trim color
Roof Shingles
• Natural shake color
Gutters and Downspouts
• Match color of siding/cladding and trim
Front Yard Fences
• Wood to be white
• Metal to be gray
ATTACHMENT 1
PC2 - 126
3-62 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Development Standards
Signs and Monuments
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-63
3.11 Sign and Monument Development Standards
The following standards shall be used in conjunction with Chapter 15.40 - Sign Regulations of the San Luis Obispo
Municipal Code. Where conflict occurs, the standards herein shall prevail. Where silent, the Municipal Code shall be
used. The standards below will be used to develop specific sign programs for different project components as they move
forward through the City’s architectural review process. All sign programs will require the review and approval of the City’s
Architectural Review Commission (ARC).
Table 3-15: Sign and Monument Development Standards
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Residential
Subdivision
Entry
Monument
1 per
street
frontage
20 sf
As ap-
proved
by the
ARC
Shall be
located in a
landscaped
planter
typically at the
neighborhood
entrance.
Illumination
is not
permitted
except for
external
directed and
shielded
lights.
Wall Sign,
Directory
Sign
1 each
per street
frontage
20 sf NA
Wall Signs
shall be
located over
building
entrances.
Illumination
is not
permit-
ted except
for direc-
tory signs.
Directory
Signs shall
be consis-
tent with
Section
15.40.430
of the
Municipal
Code.
Address Address signs shall comply with Article 901.4.4 of the 1997 Uniform Fire Code
Sales See Temporary Sales Below
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3-64 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Commercial
Monument
1 per
street
frontage
24 sf 6
Shall be
located in a
landscaped
planter. May
be located
in required
street front
setback.
External or
halo lighting
is preferred.
Internally
illuminated
signs shall
have a dark
background
with light
lettering.
Fixtures
shall be
selected
that do not
allow light
or glare to
shine onto
any public
right-of-way
or adjoining
property.
Wall Sign,
Awning Sign,
Window
Sign,
Projecting
Sign,
Hanging
Sign
Single
Buildings
shall be
permitted
up to 4
signs.
Multiple
tenant
buildings
are limited
to 2 signs
per tenant.
200 sf
total for
primary
anchor
tenants
with
no sign
permitted
larger
than 100
sf. All
other
tenants
- 50 sf.
total for
all signs.
NA
Shall be
consistent
with Section
15.40.470 of
the Municipal
Code.
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Shopping
Center
1 per
street
frontage
Subject to
approval
of ARC.
16
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Pylon/Pole 1 per
center 72 sf 16
Shall be
located
outside of
required
setbacks.
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Table 3-15: Sign and Monument Development Standards continued
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-65
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Hotel
Monument
1 per
street
frontage
24 sf 6
Shall be
located in a
landscaped
planter. May
be located
in required
street front
setback.
External or
halo lighting
is preferred.
Internally
illuminated
signs shall
have a dark
background
with light
lettering.
Fixtures
shall be
selected
that do not
allow light
or glare to
shine onto
any public
right-of-way
or adjoining
property.
Wall Sign
"3
Additional
2 signs
allowed
for porte-
cochere."
"50 sf
each.
Porte-
cochere
sign area
shall be
propor-
tionate
with
fascia."
3
Shall be
consistent
with Section
15.40.470 of
the Municipal
Code.
Pylon/Pole 1 72 sf 16
Shall be
located
outside of
required
street front
setback.
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Table 3-15: Sign and Monument Development Standards continued
ATTACHMENT 1
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3-66 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Park Monument
1 per
street
frontage
24 sf 4
Shall be
located in a
landscaped
planter.
External or
halo lighting
is preferred.
Internally
illuminated
signs shall
have a dark
background
with light
lettering.
Fixtures
shall be
selected
that do not
allow light
or glare to
shine onto
any public
right-of-way
or adjoining
property.
Open Space
Monument
1 per
street
frontage
24 sf 4
Shall be
located in a
landscaped
planter.
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Wayfinding/
Directional
Signage
10 20 sf each NA NA
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Table 3-15: Sign and Monument Development Standards continued
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-67
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Heritage
Center
Monument 1 20 sf 4
Shall be
located in a
landscaped
planter. May
be located
in required
street front
setback.
Wall Sign,
Awning Sign,
Window
Sign,
Projecting
Sign
4
50 sf
each.
Signs
greater
than 24 sf
in size are
subject to
archi-
tectural
review.
3
Shall be
consistent
with Section
15.40.470 of
the Municipal
Code.
External or
halo lighting
is preferred.
Internally
illuminated
signs shall
have a dark
background
with light
lettering.
Fixtures
shall be
selected
that do not
allow light
or glare to
shine onto
any public
right-of-way
or adjoining
property.
Informational
Wayfinding/
Directional
Signage
6 within
the
Specific
Plan Area
20 sf each NA NA
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Temporary
Sales Signage As needed 20 sf each 4
Shall be
located
outside
of public
right-of-way.
Prohibited
Table 3-15: Sign and Monument Development Standards continued
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3-68 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
REFERENCE GUIDE
Plant Palette
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-69
3.12 Plant Palette
3.12.1. Tree and Shrub Recommendations
Table 3.16 includes trees and shrubs recommended for all San Luis Ranch zoning designations.
Table 3-16: Plant Palette
PLANT NAME SIZE
(FEET)
WATER
USE TYPE ZONE LANDSCAPE USES
TREES
HE
I
G
H
T
WI
D
T
H
EV
E
R
G
R
E
E
N
(
E
)
/
DE
C
I
D
U
O
U
S
(
D
)
NG
1
NG
2
NC
PA
R
K
S
/
O
P
E
N
S
P
A
C
E
AG
R
I
C
U
L
T
U
R
E
RI
P
A
R
I
A
N
V
E
G
E
T
A
T
E
D
B
U
F
F
E
R
PA
T
I
O
T
R
E
E
PA
R
K
I
N
G
L
O
T
PA
R
K
W
A
Y
SP
E
C
I
M
E
N
PR
O
D
U
C
T
I
O
N
DE
T
E
N
T
I
O
N
B
A
S
I
N
/
SW
A
L
E
CA
L
I
F
O
R
N
I
A
N
A
T
I
V
E
ST
R
E
E
T
T
R
E
E
Acer circinatum
Vine Maple 15 20 Moderate D ••••
Acer
macrophyllum
Big Leaf Maple
100 50 Moderate D •••••
Acer negundo
v. Californicum
Box Elder
60 20 Moderate D ••••
Aesculus
californica
California
Buckeye
20 20 Very Low D •••••
Alnus
Rhombifolia
White Alder
80 40 High D •••••
Arbutus marina
Marina
Madrone
40 40 Low E ••••••••
Betula nigra
River Birch 90 60 High D •••
Brachychiton
acerifolius
Australian
Flame Tree
60 30 Low D ••
Calocedrus
decurrens
Incense Cedar
100 30 Moderate E •••
Cassia
leptophylla
Gold
Medallion Tree
30 20 Low Semi-
E ••••
ATTACHMENT 1
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3-70 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
PLANT NAME SIZE
(FEET)
WATER
USE TYPE ZONE LANDSCAPE USES
TREES
HE
I
G
H
T
WI
D
T
H
EV
E
R
G
R
E
E
N
(
E
)
/
DE
C
I
D
U
O
U
S
(
D
)
N
G
1
NG
2
NC
PA
R
K
S
/
O
P
E
N
S
P
A
C
E
AG
R
I
C
U
L
T
U
R
E
RI
P
A
R
I
A
N
V
E
G
E
T
A
T
E
D
B
U
F
F
E
R
PA
T
I
O
T
R
E
E
PA
R
K
I
N
G
L
O
T
PA
R
K
W
A
Y
SP
E
C
I
M
E
N
PR
O
D
U
C
T
I
O
N
DE
T
E
N
T
I
O
N
B
A
S
I
N
/
SW
A
L
E
CA
L
I
F
O
R
N
I
A
N
A
T
I
V
E
ST
R
E
E
T
T
R
E
E
Chionanthus
retusus
Chinese Fringe
Tree
20 20 Moderate D •••••••
Citrus x ‘Bearss’
Lime 15 15 Moderate E •••••
Citrus x ‘Eureka’
Eureka Lemon 20 20 Moderate E •••••
Citrus x sinensis
‘Washington
Navel’
Orange
20 20 Moderate E •••••
Cedrus deodara
Deodar Cedar 80 40 Low E ••
Eriobotrya
deflexa
Bronze Loquat
15 10 Moderate E •••
Fagus sylvatica
Common
Beach
70 40 Moderate D •
Geijera
parviflora
Australian
Willow
30 20 Moderate E •••
Ginkgo biloba
Maidenhair
Tree
50 30 Moderate D •••••
Jacaranda
mimosifolia
Jacaranda
40 30 Moderate D •••
Lagerstroemia
faurei
Japanese
Crape Myrtle
30 30 Low D •••
Table 3-16: Plant Palette continued
ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-71
PLANT NAME SIZE
(FEET)
WATER
USE TYPE ZONE LANDSCAPE USES
TREES
HE
I
G
H
T
WI
D
T
H
EV
E
R
G
R
E
E
N
(
E
)
/
DE
C
I
D
U
O
U
S
(
D
)
N
G
1
NG
2
NC
PA
R
K
S
/
O
P
E
N
S
P
A
C
E
AG
R
I
C
U
L
T
U
R
E
RI
P
A
R
I
A
N
V
E
G
E
T
A
T
E
D
B
U
F
F
E
R
PA
T
I
O
T
R
E
E
PA
R
K
I
N
G
L
O
T
PA
R
K
W
A
Y
SP
E
C
I
M
E
N
PR
O
D
U
C
T
I
O
N
DE
T
E
N
T
I
O
N
B
A
S
I
N
/
SW
A
L
E
CA
L
I
F
O
R
N
I
A
N
A
T
I
V
E
ST
R
E
E
T
T
R
E
E
Liriodendron
tulipifera
Tulip Tree
70 40 Moderate D •
Lyonothamnus
floribundus
Ironwood
35 15 Low E ••
Malus x
‘Braeburn’
Braeburn
Apple
20 10 Moderate D ••••
Malus x ‘‘Dorsett
Golden’
Dorsett
Golden Apple
20 10 Moderate D ••••
Persea
americana
‘Fuerte’
Fuerte
Avocado
40 20 Low E ••••
Persea
americana
‘Hass’
Hass Avocado
20 10 Low E ••••
Pistacia
chinensis
Chinese
Pistache
60 40 Low D ••••
Platanus
acerifolia
London Plane
Tree
80 40 Moderate D ••••
Platanus
racemosa
California
Sycamore
80 50 Moderate D •••••
Table 3-16: Plant Palette continued
ATTACHMENT 1
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3-72 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
PLANT NAME SIZE
(FEET)
WATER
USE TYPE ZONE LANDSCAPE USES
TREES
HE
I
G
H
T
WI
D
T
H
EV
E
R
G
R
E
E
N
(
E
)
/
DE
C
I
D
U
O
U
S
(
D
)
N
G
1
NG
2
NC
PA
R
K
S
/
O
P
E
N
S
P
A
C
E
AG
R
I
C
U
L
T
U
R
E
RI
P
A
R
I
A
N
V
E
G
E
T
A
T
E
D
B
U
F
F
E
R
PA
T
I
O
T
R
E
E
PA
R
K
I
N
G
L
O
T
PA
R
K
W
A
Y
SP
E
C
I
M
E
N
PR
O
D
U
C
T
I
O
N
DE
T
E
N
T
I
O
N
B
A
S
I
N
/
SW
A
L
E
CA
L
I
F
O
R
N
I
A
N
A
T
I
V
E
ST
R
E
E
T
T
R
E
E
Populus
fremontii
Fremont’s
Cottonwood
100 50 Moderate D •••••
Prunus salicina
‘Beauty’
Beauty Plum
15 10 Low D •••••
Prunus x
‘Satsuma’
Satsuma Plum
15 15 Moderate D ••••
Pyrus calleryana
Aristocrat
Flowering Pear
40 20 Moderate D ••••
Quercus
agrifolia
Coast Live Oak
70 70 Very Low E •••••
Quercus ilex
Holly Oak 60 60 Low E •••
Quercus lobata
Valley Oak 70 70 Low E ••••
Quercus suber
Cork Oak 60 60 Low E •••
Tristaniopsis
laurina
Water Gum
15 10 Moderate E ••••
Ulmus parvifolia
Chinese
Evergreen Elm
60 60 Low E ••••••
Table 3-16: Plant Palette continued
ATTACHMENT 1
PC2 - 137
Figure 8.1http://www.newyorker.
com/cartoons/daily-cartoon/
daily-cartoon-thursday-february-
12th-jon-stewart?mbid=social_
facebook
Chapter 4
AGRICULTURE, OPEN SPACE & PARKS
1014024 - MAY 22, 2015
SAN LUIS RANCH BIKE PATH ALONG CREEK
ATTACHMENT 1
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ATTACHMENT 1
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 4-1
4.1 Introduction
With half of the site set aside for agriculture, open
space, and parks, San Luis Ranch takes an integrated,
comprehensive approach to planning and managing open
and recreational spaces. As a high priority and key feature
of the Plan, the proposed open spaces envelop and extend
into future residential and commercial development,
reinforcing the visual prominence of agricultural uses at
the southern gateway to San Luis Obispo. The design
focuses on connecting open spaces throughout the
neighborhood, expanding the City’s network of parks and
paths, protecting natural
resources, preserving the City’s agricultural character, and
contributing to a sustainable future (see Figure 4.1).
The San Luis Ranch Specific Plan Area’s visually sensitive
location and the quality of the agricultural land led to a
General Plan requirement to set aside 50 percent of the
site for open space and agriculture. Figure 4.2 illustrates
the configuration of the agriculture, open space, and parks
in the Plan Area.
4 AGRICULTURE, OPEN
SPACE & PARKS
1014024 - MAY 22, 2015
SAN LUIS RANCH BIKE PATH ALONG CREEK
Figure 4.1 Bike Path Along the Creek
ATTACHMENT 1
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4-2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Park and exercise equipment
Recreation trail open space accomodates all ages
Agricultural produce
AGRICULTURE, OPEN SPACE AND PARKS GOALS
Preserve the site’s agricultural facilities
to build a sense of place and agricultural
heritage.
Connect agricultural lands to the adjacent
San Luis Obispo City Farm.
Maintain agricultural and open space
resources on-site in a manner consistent
with the City’s General Plan.
Inform locals and visitors about Central
Coast agriculture.
Ensure parks and recreational facilities
reflect community values as expressed in the
General Plan.
Provide a variety of amenities that support
the diverse needs of the community at
large and set the standard for multimodal
community design.
Provide a natural environment and
recreational amenities for residents and the
broader community.
4.1.1 Goals
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 4-3
Figure 4.2 Agriculture and Open Space
“Provide a wide range of parks and sports
and recreational facilities for the enjoyment
of our citizens.”
General Plan Goal #28
“Parks shall be designed to meet a variety of
needs depending on park size, location, natural
features, and user demands… San Luis Obispo
residents shall have access to a neighborhood
park within .5 to 1.0 mile walking distance of
their residence.”
Parks and Recreation Element policy
ATTACHMENT 1
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4-4 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
4.2 Agriculture
Dating back to the turn of the 20th century, the Dalidio
Ranch included a collection of structures: the Dalidio home,
Laguna Racetrack viewing stand, barn, water tower, and
other buildings supporting the farming of the ranch. Some
buildings within the complex, most notably the Dalidio
home, barn, and the Laguna Racetrack viewing stand, may
be considered historically significant based on State
and local criteria and guidelines, and “Historic evaluation
of the existing farm house and associated structures shall
be included” as required by the General Plan’s Land Use
Element (Section 8.3 p. 105).
Two potentially historically significant buildings in the area,
the Dalidio Home and the Laguna Race Track Viewing
Stand, will be relocated to the Agricultural Heritage and
Learning Center area for permanent preservation. Both
will be subject to historic documentation by a qualified
historian prior to relocation, including being photographed
and recorded consistent with professional historical
standards, and a qualified historic preservation architect
will be consulted during relocation planning to ensure that
significant historic materials and fabric are retained and
reconstructed appropriately. The associated structures in
the area will also similarly be photographed and recorded
before they are removed from the site.
The San Luis Ranch Specific Plan will preserve a significant
piece of San Luis Obispo agriculture as well as integrate the
site’s historical agriculture into the community (see Figure
4.2), with farm operations to be provided by a private lease
agreement. The agricultural land will be contiguous with the
adjacent San Luis Obispo City Farm to allow for integration,
and will include a community learning center.
The Agricultural Heritage Facilities and Learning Center will
be a destination for residents and tourists alike and will
provide the community with local food, education,
and a connection to agriculture. The Agricultural Heritage
Facilities and Learning Center may include the following:
Heritage
Preservation of Historic Structures
Iconic Barn Feature
Historic Architectural Ambiance
Bucolic Vistas of Agriculture and Barn Setting
Amenities
Agricultural Heritage Facilities and Learning Center
Market/Farm Stands
Community Garden
Hay Rides
Pumpkin Patch
Agricultural Processing Center
Farm Animals
Fresh Produce Baskets
Locally Made Goods/Products
Agricultural Events
Seasonal and Special Events
Hoedowns with live music
Learning Activities
Community Gatherings
Cultural significance of the relocated historic structures will
be reflected in new architecture at the Learning Center.
Most notably, the Agricultural Heritage Facilities and
Learning Center will feature a reconstruction of the iconic
barn that creates the ambiance of farm culture.
In addition to the agricultural and seasonal events, the barn
at San Luis Ranch will be available to host private events
including, hoe downs, family reunions, business gatherings,
and other community gatherings. The Agricultural Heritage
Facilities and Learning Center will be closed on Thursdays
to avoid competition with the Downtown farmer’s market
and will work with the Saturday farmer’s market on cross
promotional opportunities.
Agriculture at Dalidio Ranch
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 4-5
Figure 4.3 Froom Ranch Road Section Agriculture Buffer
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July 7, 2015Scale: 3/32” = 1’-0”
(on 11x17 sheet)
4.2.1 Agriculture Buffer
Agricultural Buffers provide space for typical farming
practices to continue when development occurs in or near
farm operations. Buffers protect the health and safety of
the general public from farm operations noise, dust, odor,
legal pesticide use and the other normal activities that are
part of farming and ranching. Buffers limit human-occupied
structures in the space between croplands and adjacent
non-agriculture uses.
San Luis Obispo County has adopted agricultural buffer
policies that are discretionary in nature, and determined on
a case-by-case basis. A typically agriculture buffer is 100
feet. In order to maximize the amount of agricultural use
area the San Luis Ranch Specific Plan proposes a 72-foot
buffer (Figure 4.3). To meet the intent of the agricultural
buffer in the 72 foot section the San Luis Ranch buffer
will include berm and bioswale configurations limits on
production hours and machinery use.
Figure 4.4 Agricultural Heritage Facilities and Family
Center
Figure 4.5 Aerial of Agricultural Heritage Facilities
and Family Center
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4-6 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Benefits of the Agricultural Heritage
Facilities and Learning Center
Convenient location: The agricultural land will be
contiguous with the adjacent San Luis Obispo City
Farm and will serve as a buffer between housing and
the freeway. The Agricultural Heritage Facilties and
Learning Center will be visible from Highway 101 and
add to the City’s southern gateway.
Close to home: The Agricultural Heritage Facilities
and Learning Center will be integrated within San
Luis Ranch neighborhood and the greater San Luis
Obispo community. Neighborhood residents will have
convenient access through the various bike paths and
pedestrian trails. Visitors to the Agricultural Heritage
Facilities and Learning Center from outside the
neighborhood can access the facility via the Bob Jones
Bike Path, transit, or car.
Experience for children and adults: Children and
adults will enjoy the Agricultural Heritage Facilities
and Learning Center. There will be various learning
opportunities and activities, such as shopping for
local produce, visiting farm animals, getting involved in
communal farming, and attending special events.
See where food is grown: At the Agricultural Heritage
Facilities and Learning Center, all produce is grown
locally on the Central Coast.
Amenities
Learning Center: The Agricultural Heritage
Facilities and Learning Center hopes to provide
information, activities, and tours about local
produce, farm animals, building a compost pile, and
food labeling. More intensive programs may include
activities or workshops on nutrition, cooking, and
sustainable agriculture. Programs will be suitable
for adults, families, children, and groups.
Market/Farm Stand: There will be a market/farm
stand to sell products sourced from local farms.
Whenever possible, the market will carry products
that are organic, pesticide free, and/or preservative
free. The market will sell seasonal fruits and
vegetables including cherries, peaches, tomatoes,
onions, squash, green beans, and much more. The
market may also carry local wine and beer, gourmet
cheeses, nuts, and locally produced food and
beverage.
Community Garden: The community garden can
be a public space intended for communal farming.
This garden can promote local food production, as
well as maintain the historical agricultural tradition.
The community garden hopes to encourage
community interaction and access to healthy foods.
Hay Rides: Hay rides may be offered to allow
visitors of San Luis Ranch to hop on board and head
out into the fields to get a tour and pick fresh fruits
such as peaches and apples. Hayrides are a perfect
family activity and promote local agriculture and
healthy eating.
Agricultural Processing Center: The Agricultural
Heritage Facilities and Learning Center may include
an agricultural processing center to support the
production of local produce.
Farm Animals: There may be various farm animals
at the facility, such as goats, chickens, and sheep.
Children may be able to pet and feed the animals.
Food Services: May include a restaurant or café
that offers delicious home-grown and fresh-picked
produce. All offerings will be Central Coast inspired
and grown and will be handcrafted using the
freshest, all-natural ingredients.
4.2.2 Agricultural Heritage Facility and Learning Center
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Figure 4.6 City of San Luis Obispo Open Space
4.3 Open Space
San Luis Obispo is known for its open, rural character,
punctuated by scenic peaks, parks, and trails serving its
active community. As shown in Figure 4.6, San Luis Ranch
is surrounded by parks and open space, including the Irish
Hills Natural Reserve immediately west, Laguna Lake and
the Main Open Space to the north, and the South Hills
Open Space to the east. The City of San Luis Obispo seeks
to provide park and trail amenities that are accessible to
members of the community. Specifically, a goal of the
Parks and Recreation Element is to ensure that new
development provides parks and recreational facilities in
proportion to increases in population.
The San Luis Ranch Specific Plan enhances the City’s open
space by introducing new amenities, including adding a
key link in the Bob Jones Trail and active linear parks. For
additional discussion of amenities relevant to open space,
please see Section 4.4 for parks and Chapter 6 for bicycle
and pedestrian trails. Figure 4.8 illustrates the overall
open space concept for San Luis Ranch.
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4-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
4.3.1 Bob Jones City to Sea Trail
The Bob Jones City-to-Sea Trail is a bicycle and pedestrian
path intended to expand the City’s greenbelt, preserve
scenic views along Highway 101, provide access to City
amenities, such as the Octagon Barn, and connect the
communities of San Luis Obispo and Avila Beach. The
San Luis Ranch Specific Plan development will complete
the integral connection of the Bob Jones Trail from
Laguna Lake to Los Osos Valley Road. The Bob Jones Trail
alignment will also connect with a larger network of trails
to join Laguna Lake Park to the San Luis Ranch Specific
Plan Area and the Prado Road extension.
Figure 4.7 shows a possible alignment of the Bob Jones
Trail as it traverses the Plan Area. Alignment design will
be finalized during the environmental review process. This
connection is consistent with the goals set forth in San
Luis Obispo’s 2013 Bicycle Transportation Plan and the
City’s Circulation Element. The connection will provide a
significant benefit to bicyclists moving through the Plan
Area, as well as members of the broader community, and
will be given to the City as an offer of dedication.
Figure 4.7 Potential Bob Jones Trail Connection
through the Plan Area
From the Vision of San Luis Obispo’s 2013 Bicycle Transportation Plan:
“Bicycling becomes an important element of the City’s economy, with connections provided to
important regional destinations such as beaches and inland parks. For tourists and residents alike,
the careful location and design of off-street paths (such as the Railroad Safety Trail and the Bob Jones
City-to-Sea Trail) allow them to appreciate unique community features“ (p. vi).
Source: SLO 2013 Bicycle Transportation Plan
Bob Jones Trail
Froom Ra
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Figure 4.7 Potential Bob Jones Trail Connection Through
the Plan Area
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4.4 Parks
The City of San Luis Obispo is home to 21 parks totaling
158 acres of park landscape and 82 acres of turf. An
objective of the City’s Parks and Recreation Element is
to ensure new developments provide needed parkland
for new residents. San Luis Ranch will meet the City’s
requirements concerning new development parkland, and
will enhance the City’s already robust parkland inventory
and experience through its varied park and open space
amenities, shown overall in Figure 4.8.
Offers of dedication will be made to the City for all open
space and parks, with the exceptions of the Central
Neighborhood Park and the Pocket Parks, which will be
owned and maintained by the San Luis Ranch Home
Owners’ Association. All areas will have intermittent
mutt-mitt stations installed, as well as trash and recycling
receptacles.
4.4.1 Central Neighborhood Park
A large neighborhood park will provide recreational
amenities to all age groups. Centrally located in the San
Luis Ranch community, this park can be easily accessed
by all residents, serve as a community gathering space,
provide active recreational amenities such as sport
courts and play activities for children, as well as passive
recreational areas. Figures 4.12 and 4.13 illustrate the
Central Neighborhood Park Concept.
4.4.2 Pocket Parks
Pocket parks provided throughout the San Luis Ranch
community will provide both recreational and pedestrian
amenities and open space breaks among the urban
fabric, allowing connectivity between residential areas and
creating a more open feel to the neighborhood. Figures
4.14 and 4.15 illustrate the Pocket Parks concept.
4.4.3 San Luis Ranch Preserve and Trailhead
A key linear park element of the Specific Plan will be the San
Luis Ranch Preserve and Trailhead that will incorporate
the Bob Jones Trail extension and connect the linear
park behind Target to Laguna Lake. The San Luis Ranch
Preserve and Trailhead will include natural habitat, native
plants, open space experiences, park recreation features,
nature viewing areas and art elements of interest. It will
accommodate biking, hiking, walking, and dog playing. The
San Luis Ranch Preserve and Trailhead will serve as
a centrally located amenity for the City of San Luis Obispo
and Specific Plan residents alike. Figure 4.8 and illustrates
the San Luis Ranch Preserve and Trailhead.
4.4.4 Active Linear Park: Fitness Loop and
Parkway
Linear parks in the San Luis Ranch community (as
distinguished from the central neighborhood park and
pocket parks) buffer the residential perimeters and the Bob
Jones Trail. These linear parks are envisioned as a different
type of open space offering enhanced recreational
opportunities for the entire San Luis Obispo community.
These linear parks will include active recreational areas
in conjunction with their creek-side setting, walking and
biking pathways, and natural connections throughout the
community and extending to Laguna Lake Park. Figure
4.11 illustrates the Active Linear Park’s Fitness Loop and
Parkway.
Half basketball courts
Perimeter path with drought tolerant landscaping
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4-10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.OPEN SPACE AND PARK CONCEPT OVERVIEW
SAN LUIS RANCHPRESERVE AND
TRAILHEAD
CENTRALNEIGHBORHOOD
PARK
POCKET PARKS
FITNESS LOOP AND
PARKWAY ALONGFROOM RANCH WAY
AGRICULTURE
DERO CORP. FIX IT STATIONS THROUGHOUT
LANDSCAPE FORMS BIKE RACKS FITNESS LOOP
DROUGHT TOLERANT LANDSCAPING
NATIVE RE-PLANTING/ WATER DETENTION
STORMWATER RETENTION AREA, BOULDERS, AND NATIVE LANDSCAPING
Preserving open space helps maintain the quality of life enjoyed on our beautiful Central Coast. With the
San Luis Ranch Preserve and Trailhead, CCB will honor this tradition and protect and enhance some of the
most exquisite natural habitats in the area. There will be significant recreational activities to accommodate all
fitness levels. The “Ranch” offers a recreational experience to the community unlike anthing else in San Luis
Obispo County. The interconnectivity of the parks creates a variety of exploration opportunities for people
and our four legged friends. There will be pet waste stations throughout the Ranch. Additionally, the parks
connect directly to Laguna Lake Park and Cerro San Luis Hiking Trail. San Luis Obispo can add this beautiful,
exceptional recreation area to its existing inventory of spectacular parkland.
Figure 4.8 Open Space and Park Plan
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 4-11
Stormwater retention area, boulders, and native landscaping
Dero Corp. Fix-It Stations throughout
Fitness loop
Drought tolerant landscaping
Landscape forms bike racks
OPEN SPACE AND PARK CONCEPT OVERVIEW
Native re-planting / water detention
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4-12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.SAN LUIS RANCH PRESERVE AND TRAILHEAD
OVERALL PLAN AREA WITH OPEN SPACE AND LINEAR RECREATION AREA
BBQ OVEN / COMMUNITY PICNIC AREA
SITTING AREASSCULPTURE GARDENS
COMMUNITY GARDENS
BBQ AND COMMUNITY OVENS/FIRE PIT
NATURAL EDUCATIONAL PRESENTATION AREA
BRIDGE
SITTING AREA
SITTING AREA
SCULPTURE GARDEN
SCULPTURE GARDEN
SCULPTURE GARDEN
COMMUNITYGARDENS
SITTING AREA
“PLAY MOUNDS” AND BOULDERS
BBQ OVEN / COMMUNITY PICNIC
AREA, SEE ENLARGEMENT
“PLAY MOUNDS” AND BOULDERS
NATURAL EDUCATIONPRESENTATION AREA
“PLAY MOUNDS” AND BOULDERS
“PLAY MOUNDS”
AND BOULDERS
SCULPTURE
CONNECTION TO CENTRAL NEIGHBORHOOD PARK
FIRE PIT/SITTING AREA
NATIVE RE-PLANTING/WATER
DETENTION
BOULDERS/SEAT WALL
BBQ OVENS AND PICNIC TABLES
BBQ OVEN AND PICNIC TABLES
BIKE RACK
Figure 4.9 Overall Plan Area with Open Space and Linear Recreation Area
Nestled between Prefumo Creek and the charming neighborhood of San Luis Ranch will be a restored natural
habitat with links to the Bob Jones Trail, Laguna Lake Park as well as the trailhead to the Cerro San Luis. At “The
Preserve” the emphasis will be on reclaiming not rebuilding the open spaces. The multi-purpose trails will offer
various recreational activities and adventures. In addition to hiking, there are running and cycling opportunities for
the exercise enthusiast. The nature lover will enjoy bird-watching, viewing the various native plantings, sculptures,
and serene views. Friends and families can gather for a midday picnic after working in the community gardens or
enjoying the natural play structures throughout the Preserve.
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SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.SAN LUIS RANCH PRESERVE AND TRAILHEAD
OVERALL PLAN AREA WITH OPEN SPACE AND LINEAR RECREATION AREA
BBQ OVEN / COMMUNITY PICNIC AREA
SITTING AREASSCULPTURE GARDENS
COMMUNITY GARDENS
BBQ AND COMMUNITY OVENS/FIRE PIT
NATURAL EDUCATIONAL PRESENTATION AREA
BRIDGE
SITTING AREA
SITTING AREA
SCULPTURE GARDEN
SCULPTURE GARDEN
SCULPTURE GARDEN
COMMUNITY
GARDENS
SITTING AREA
“PLAY MOUNDS”
AND BOULDERS
BBQ OVEN / COMMUNITY PICNIC
AREA, SEE ENLARGEMENT
“PLAY MOUNDS” AND BOULDERS
NATURAL EDUCATION
PRESENTATION AREA
“PLAY MOUNDS”
AND BOULDERS
“PLAY MOUNDS” AND BOULDERS
SCULPTURE
CONNECTION TO CENTRAL NEIGHBORHOOD PARK
FIRE PIT/SITTING AREA
NATIVE RE-PLANTING/WATER
DETENTION
BOULDERS/SEAT WALL
BBQ OVENS AND PICNIC TABLES
BBQ OVEN AND PICNIC TABLES
BIKE RACK
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.SAN LUIS RANCH PRESERVE AND TRAILHEAD
OVERALL PLAN AREA WITH OPEN SPACE AND LINEAR RECREATION AREA
BBQ OVEN / COMMUNITY PICNIC AREA
SITTING AREASSCULPTURE GARDENS
COMMUNITY GARDENS
BBQ AND COMMUNITY OVENS/FIRE PIT
NATURAL EDUCATIONAL PRESENTATION AREA
BRIDGE
SITTING AREA
SITTING AREA
SCULPTURE GARDEN
SCULPTURE GARDEN
SCULPTURE GARDEN
COMMUNITYGARDENS
SITTING AREA
“PLAY MOUNDS” AND BOULDERS
BBQ OVEN / COMMUNITY PICNICAREA, SEE ENLARGEMENT
“PLAY MOUNDS” AND BOULDERS
NATURAL EDUCATIONPRESENTATION AREA
“PLAY MOUNDS”
AND BOULDERS
“PLAY MOUNDS” AND BOULDERS
SCULPTURE
CONNECTION TO CENTRAL NEIGHBORHOOD PARK
FIRE PIT/SITTING AREA
NATIVE RE-PLANTING/WATER DETENTION
BOULDERS/SEAT WALL
BBQ OVENS AND PICNIC TABLES
BBQ OVEN AND PICNIC TABLES
BIKE RACK
Natural educational presentation area
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.SAN LUIS RANCH PRESERVE AND TRAILHEAD
OVERALL PLAN AREA WITH OPEN SPACE AND LINEAR RECREATION AREA
BBQ OVEN / COMMUNITY PICNIC AREA
SITTING AREASSCULPTURE GARDENS
COMMUNITY GARDENS
BBQ AND COMMUNITY OVENS/FIRE PIT
NATURAL EDUCATIONAL PRESENTATION AREA
BRIDGE
SITTING AREA
SITTING AREA
SCULPTURE GARDEN
SCULPTURE GARDEN
SCULPTURE GARDEN
COMMUNITYGARDENS
SITTING AREA
“PLAY MOUNDS”
AND BOULDERS
BBQ OVEN / COMMUNITY PICNICAREA, SEE ENLARGEMENT
“PLAY MOUNDS” AND BOULDERS
NATURAL EDUCATIONPRESENTATION AREA
“PLAY MOUNDS” AND BOULDERS
“PLAY MOUNDS” AND BOULDERS
SCULPTURE
CONNECTION TO CENTRAL NEIGHBORHOOD PARK
FIRE PIT/SITTING AREA
NATIVE RE-PLANTING/WATER DETENTION
BOULDERS/SEAT WALL
BBQ OVENS AND PICNIC TABLES
BBQ OVEN AND PICNIC TABLES
BIKE RACK
Community gardens
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.SAN LUIS RANCH PRESERVE AND TRAILHEAD
OVERALL PLAN AREA WITH OPEN SPACE AND LINEAR RECREATION AREA
BBQ OVEN / COMMUNITY PICNIC AREA
SITTING AREASSCULPTURE GARDENS
COMMUNITY GARDENS
BBQ AND COMMUNITY OVENS/FIRE PIT
NATURAL EDUCATIONAL PRESENTATION AREA
BRIDGE
SITTING AREA
SITTING AREA
SCULPTURE GARDEN
SCULPTURE GARDEN
SCULPTURE GARDEN
COMMUNITY
GARDENS
SITTING AREA
“PLAY MOUNDS”
AND BOULDERS
BBQ OVEN / COMMUNITY PICNICAREA, SEE ENLARGEMENT
“PLAY MOUNDS” AND BOULDERS
NATURAL EDUCATION
PRESENTATION AREA
“PLAY MOUNDS”
AND BOULDERS
“PLAY MOUNDS” AND BOULDERS
SCULPTURE
CONNECTION TO CENTRAL NEIGHBORHOOD PARK
FIRE PIT/SITTING AREA
NATIVE RE-PLANTING/WATER DETENTION
BOULDERS/SEAT WALL
BBQ OVENS AND PICNIC TABLES
BBQ OVEN AND PICNIC TABLES
BIKE RACK
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.SAN LUIS RANCH PRESERVE AND TRAILHEAD
OVERALL PLAN AREA WITH OPEN SPACE AND LINEAR RECREATION AREA
BBQ OVEN / COMMUNITY PICNIC AREA
SITTING AREASSCULPTURE GARDENS
COMMUNITY GARDENS
BBQ AND COMMUNITY OVENS/FIRE PIT
NATURAL EDUCATIONAL PRESENTATION AREA
BRIDGE
SITTING AREA
SITTING AREA
SCULPTURE GARDEN
SCULPTURE GARDEN
SCULPTURE GARDEN
COMMUNITYGARDENS
SITTING AREA
“PLAY MOUNDS” AND BOULDERS
BBQ OVEN / COMMUNITY PICNIC
AREA, SEE ENLARGEMENT
“PLAY MOUNDS”
AND BOULDERS
NATURAL EDUCATIONPRESENTATION AREA
“PLAY MOUNDS” AND BOULDERS
“PLAY MOUNDS” AND BOULDERS
SCULPTURE
CONNECTION TO CENTRAL NEIGHBORHOOD PARK
FIRE PIT/SITTING AREA
NATIVE RE-PLANTING/WATER DETENTION
BOULDERS/SEAT WALL
BBQ OVENS AND PICNIC TABLES
BBQ OVEN AND PICNIC TABLES
BIKE RACK
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.SAN LUIS RANCH PRESERVE AND TRAILHEAD
OVERALL PLAN AREA WITH OPEN SPACE AND LINEAR RECREATION AREA
BBQ OVEN / COMMUNITY PICNIC AREA
SITTING AREASSCULPTURE GARDENS
COMMUNITY GARDENS
BBQ AND COMMUNITY OVENS/FIRE PIT
NATURAL EDUCATIONAL PRESENTATION AREA
BRIDGE
SITTING AREA
SITTING AREA
SCULPTURE GARDEN
SCULPTURE GARDEN
SCULPTURE GARDEN
COMMUNITY
GARDENS
SITTING AREA
“PLAY MOUNDS” AND BOULDERS
BBQ OVEN / COMMUNITY PICNICAREA, SEE ENLARGEMENT
“PLAY MOUNDS”
AND BOULDERS
NATURAL EDUCATIONPRESENTATION AREA
“PLAY MOUNDS”
AND BOULDERS
“PLAY MOUNDS” AND BOULDERS
SCULPTURE
CONNECTION TO CENTRAL NEIGHBORHOOD PARK
FIRE PIT/SITTING AREA
NATIVE RE-PLANTING/WATER
DETENTION
BOULDERS/SEAT WALL
BBQ OVENS AND PICNIC TABLES
BBQ OVEN AND PICNIC TABLES
BIKE RACK
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.SAN LUIS RANCH PRESERVE AND TRAILHEAD
OVERALL PLAN AREA WITH OPEN SPACE AND LINEAR RECREATION AREA
BBQ OVEN / COMMUNITY PICNIC AREA
SITTING AREASSCULPTURE GARDENS
COMMUNITY GARDENS
BBQ AND COMMUNITY OVENS/FIRE PIT
NATURAL EDUCATIONAL PRESENTATION AREA
BRIDGE
SITTING AREA
SITTING AREA
SCULPTURE GARDEN
SCULPTURE GARDEN
SCULPTURE GARDEN
COMMUNITY
GARDENS
SITTING AREA
“PLAY MOUNDS” AND BOULDERS
BBQ OVEN / COMMUNITY PICNICAREA, SEE ENLARGEMENT
“PLAY MOUNDS” AND BOULDERS
NATURAL EDUCATIONPRESENTATION AREA
“PLAY MOUNDS”
AND BOULDERS
“PLAY MOUNDS” AND BOULDERS
SCULPTURE
CONNECTION TO CENTRAL
NEIGHBORHOOD PARK
FIRE PIT/SITTING AREA
NATIVE RE-PLANTING/WATER DETENTION
BOULDERS/SEAT WALL
BBQ OVENS AND PICNIC TABLES
BBQ OVEN AND PICNIC TABLES
BIKE RACK
Sculpture gardens Sitting areas BBQ and community ovens/fire pit
Figure 4.10 BBQ Oven / Community Picnic Area
SAN LUIS RANCH PRESERVE AND TRAILHEADS
ATTACHMENT 1
PC2 - 152
4-14 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.FITNESS LOOP AND PARKWAY CONCEPT
OVERALL PLAN AREA WITH FITNESS LOOP AND PARKWAY
FITNESS ZONE
BIKE LANE/PATH (ALONG FROOM RANCH WAY)
SECTION A - FROOM RANCH WAY
PHYSICAL FITNESS ZONES (ALONG FROOM RANCH WAY)
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11’12’8’
60’ RIGHT OF WAY
92’ AGRICULTURE BUFFER
FITNESS LOOP AND
PARKWAY ALONG
FROOM RANCH WAYSECTION A
Walk, Run, Ride - choose your pace. An innovative linear park will provide a tree lined fitness loop around the
permieter of the “Ranch.” A true multimodal experience, these accessible, sheltered recreational areas offer
jogging, biking and pedestrian paths that create a fresh environment to enjoy fitness at any level. Bike to work,
walk to get your morning coffee or use the “outdoor gym” of fitness stations disbursed throughout the Parkway.
The “Loop” can be a carefree, social “walk and talk” outing with neighbors; an enhanced lifestyle choice in one’s
own backyard.
Figure 4.11 Overall Plan Area with Fitness Loop and Parkway
FITNESS LOOP AND PARKWAY CONCEPT
ATTACHMENT 1
PC2 - 153
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 4-15
14
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11’12’8’
60’ RIGHT OF WAY
72’ AGRICULTURE BUFFER
SAN LUIS RANCH FROOM RANCH WAY
0 4 8 16
July 7, 2015Scale: 3/32” = 1’-0”
(on 11x17 sheet)
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.FITNESS LOOP AND PARKWAY CONCEPT
OVERALL PLAN AREA WITH FITNESS LOOP AND PARKWAY
FITNESS ZONE
BIKE LANE/PATH (ALONG FROOM RANCH WAY)
SECTION A - FROOM RANCH WAY
PHYSICAL FITNESS ZONES (ALONG FROOM RANCH WAY)
12’12’4’5’8’11’5’4’
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11’12’8’
60’ RIGHT OF WAY
92’ AGRICULTURE BUFFER
FITNESS LOOP AND PARKWAY ALONGFROOM RANCH WAYSECTION A
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.FITNESS LOOP AND PARKWAY CONCEPT
OVERALL PLAN AREA WITH FITNESS LOOP AND PARKWAY
FITNESS ZONE
BIKE LANE/PATH (ALONG FROOM RANCH WAY)
SECTION A - FROOM RANCH WAY
PHYSICAL FITNESS ZONES (ALONG FROOM RANCH WAY)
12’12’4’5’8’11’5’4’
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11’12’8’
60’ RIGHT OF WAY
92’ AGRICULTURE BUFFER
FITNESS LOOP AND PARKWAY ALONGFROOM RANCH WAYSECTION A
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.FITNESS LOOP AND PARKWAY CONCEPT
OVERALL PLAN AREA WITH FITNESS LOOP AND PARKWAY
FITNESS ZONE
BIKE LANE/PATH (ALONG FROOM RANCH WAY)
SECTION A - FROOM RANCH WAY
PHYSICAL FITNESS ZONES (ALONG FROOM RANCH WAY)
12’12’4’5’8’11’5’4’
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11’12’8’
60’ RIGHT OF WAY
92’ AGRICULTURE BUFFER
FITNESS LOOP AND
PARKWAY ALONGFROOM RANCH WAYSECTION A
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.FITNESS LOOP AND PARKWAY CONCEPT
OVERALL PLAN AREA WITH FITNESS LOOP AND PARKWAY
FITNESS ZONE
BIKE LANE/PATH (ALONG FROOM RANCH WAY)
SECTION A - FROOM RANCH WAY
PHYSICAL FITNESS ZONES (ALONG FROOM RANCH WAY)
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11’12’8’
60’ RIGHT OF WAY
92’ AGRICULTURE BUFFER
FITNESS LOOP AND PARKWAY ALONGFROOM RANCH WAYSECTION A
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.FITNESS LOOP AND PARKWAY CONCEPT
OVERALL PLAN AREA WITH FITNESS LOOP AND PARKWAY
FITNESS ZONE
BIKE LANE/PATH (ALONG FROOM RANCH WAY)
SECTION A - FROOM RANCH WAY
PHYSICAL FITNESS ZONES (ALONG FROOM RANCH WAY)
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60’ RIGHT OF WAY
92’ AGRICULTURE BUFFER
FITNESS LOOP AND
PARKWAY ALONG
FROOM RANCH WAYSECTION A
Physical fitness zones (along Froom Ranch Way)
Bike lane/path (Along Froom Ranch Way)
FITNESS LOOP AND PARKWAY CONCEPT
ATTACHMENT 1
PC2 - 154
4-16 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.CENTRAL NEIGHBORHOOD PARK CONCEPT
OVERALL PLAN AREA WITH CENTRAL NEIGHBORHOOD PARK
NEIGHBORHOOD PARK
SPLIT RAIL FENCE
BOCCE BALL COURT HALF BASKETBALL COURTS
SPINNER
FLOWER MAZE
TRACTOR AND HAY BALES
AGRARIANGREENROOFPICNIC SHELTER AND BBQ
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
BOCCE BALL COURT
TURF TURF
SWINGSET, SPINNER (5-12 YRS OLD)
FLOWER CANOPY MAZEAND BOULDERS (2-12 YRS OLD)
HALF BASKETBALL COURTS
GREENROOF PICNIC SHELTER WITH BBQ
PERIMETER PATH WITH DROUGHT TOLERANT LANDSCAPING CROSSWALK TO LINEAR PARK AND OPEN SPACE
TRACTOR, WAGON AND HAY BALES (2-5 YRS OLD)
CENTRAL
NEIGHBORHOODPARK
Figure 4.12 Overall Plan Area with Central Neighborhood Park
A large neighborhood park centered in the heart of San Luis Ranch will provide a sanctuary and leisure
opportunities for all ages. Young children and their neighborhood friends can create fun adventures on the
inspired play structures. Basketball courts for the young and young at heart, yoga with the neighbors or just
sitting and gazing at the view. A community gathering in the barbeque area are all possible. Social activities are
encouraged with picnic benches, outdoor community oven and barbeques. The central park is easily accessible
from home through pedestrian friendly walking paths and Pocket Parks.
ATTACHMENT 1
PC2 - 155
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 4-17
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.CENTRAL NEIGHBORHOOD PARK CONCEPT
OVERALL PLAN AREA WITH CENTRAL NEIGHBORHOOD PARK
NEIGHBORHOOD PARK
SPLIT RAIL FENCE
BOCCE BALL COURT HALF BASKETBALL COURTS
SPINNER
FLOWER MAZE
TRACTOR AND HAY BALES
AGRARIANGREENROOFPICNIC SHELTER AND BBQ
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
BOCCE BALL COURT
TURF TURF
SWINGSET, SPINNER (5-12 YRS OLD)
FLOWER CANOPY MAZEAND BOULDERS (2-12 YRS OLD)
HALF BASKETBALL COURTS
GREENROOF PICNIC SHELTER WITH BBQ
PERIMETER PATH WITH DROUGHT TOLERANT LANDSCAPING CROSSWALK TO LINEAR PARK AND OPEN SPACE
TRACTOR, WAGON AND HAY BALES (2-5 YRS OLD)
CENTRALNEIGHBORHOODPARK
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.CENTRAL NEIGHBORHOOD PARK CONCEPT
OVERALL PLAN AREA WITH CENTRAL NEIGHBORHOOD PARK
NEIGHBORHOOD PARK
SPLIT RAIL FENCE
BOCCE BALL COURT HALF BASKETBALL COURTS
SPINNER
FLOWER MAZE
TRACTOR AND HAY BALES
AGRARIANGREENROOFPICNIC SHELTER AND BBQ
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
BOCCE BALL COURT
TURF TURF
SWINGSET, SPINNER (5-12 YRS OLD)
FLOWER CANOPY MAZEAND BOULDERS (2-12 YRS OLD)
HALF BASKETBALL COURTS
GREENROOF PICNIC SHELTER WITH BBQ
PERIMETER PATH WITH DROUGHT TOLERANT LANDSCAPING CROSSWALK TO LINEAR PARK AND OPEN SPACE
TRACTOR, WAGON AND HAY BALES (2-5 YRS OLD)
CENTRALNEIGHBORHOODPARK
Flower maze
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.CENTRAL NEIGHBORHOOD PARK CONCEPT
OVERALL PLAN AREA WITH CENTRAL NEIGHBORHOOD PARK
NEIGHBORHOOD PARK
SPLIT RAIL FENCE
BOCCE BALL COURT HALF BASKETBALL COURTS
SPINNER
FLOWER MAZE
TRACTOR AND HAY BALES
AGRARIANGREENROOF
PICNIC SHELTER AND BBQ
DRY STORMWATER RETENTION AREA, BOULDERS, AND
LANDSCAPING
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
BOCCE BALL
COURT
TURF TURF
SWINGSET, SPINNER (5-12 YRS OLD)
FLOWER CANOPY MAZE
AND BOULDERS (2-12 YRS OLD)
HALF BASKETBALL COURTS
GREENROOF PICNIC SHELTER WITH BBQ
PERIMETER PATH WITH DROUGHT TOLERANT LANDSCAPING CROSSWALK TO LINEAR PARK AND OPEN SPACE
TRACTOR, WAGON AND HAY BALES (2-5 YRS OLD)
CENTRALNEIGHBORHOOD
PARK
Split rail fence
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.CENTRAL NEIGHBORHOOD PARK CONCEPT
OVERALL PLAN AREA WITH CENTRAL NEIGHBORHOOD PARK
NEIGHBORHOOD PARK
SPLIT RAIL FENCE
BOCCE BALL COURT HALF BASKETBALL COURTS
SPINNER
FLOWER MAZE
TRACTOR AND HAY
BALES
AGRARIANGREENROOFPICNIC SHELTER
AND BBQ
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
BOCCE BALL COURT
TURF TURF
SWINGSET, SPINNER (5-12 YRS OLD)
FLOWER CANOPY MAZEAND BOULDERS (2-12 YRS OLD)
HALF BASKETBALL COURTS
GREENROOF PICNIC SHELTER WITH BBQ
PERIMETER PATH WITH DROUGHT TOLERANT LANDSCAPING CROSSWALK TO LINEAR PARK AND OPEN SPACE
TRACTOR, WAGON AND HAY BALES (2-5 YRS OLD)
CENTRAL
NEIGHBORHOODPARK
Spinner
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.CENTRAL NEIGHBORHOOD PARK CONCEPT
OVERALL PLAN AREA WITH CENTRAL NEIGHBORHOOD PARK
NEIGHBORHOOD PARK
SPLIT RAIL FENCE
BOCCE BALL COURT HALF BASKETBALL COURTS
SPINNER
FLOWER MAZE
TRACTOR AND HAY BALES
AGRARIANGREENROOFPICNIC SHELTER AND BBQ
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
BOCCE BALL COURT
TURF TURF
SWINGSET, SPINNER (5-12 YRS OLD)
FLOWER CANOPY MAZEAND BOULDERS (2-12 YRS OLD)
HALF BASKETBALL
COURTS
GREENROOF PICNIC SHELTER WITH BBQ
PERIMETER PATH WITH DROUGHT TOLERANT LANDSCAPING CROSSWALK TO LINEAR PARK AND OPEN SPACE
TRACTOR, WAGON AND HAY BALES (2-5 YRS OLD)
CENTRALNEIGHBORHOODPARK
Tractor and hay bales
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.CENTRAL NEIGHBORHOOD PARK CONCEPT
OVERALL PLAN AREA WITH CENTRAL NEIGHBORHOOD PARK
NEIGHBORHOOD PARK
SPLIT RAIL FENCE
BOCCE BALL COURT HALF BASKETBALL COURTS
SPINNER
FLOWER MAZE
TRACTOR AND HAY
BALES
AGRARIANGREENROOFPICNIC SHELTER AND BBQ
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
BOCCE BALL COURT
TURF TURF
SWINGSET, SPINNER (5-12 YRS OLD)
FLOWER CANOPY MAZEAND BOULDERS (2-12 YRS OLD)
HALF BASKETBALL COURTS
GREENROOF PICNIC
SHELTER WITH BBQ
PERIMETER PATH WITH DROUGHT TOLERANT LANDSCAPING CROSSWALK TO LINEAR PARK AND OPEN SPACE
TRACTOR, WAGON AND HAY BALES (2-5 YRS OLD)
CENTRAL
NEIGHBORHOOD
PARK
Half basketball courts
SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.CENTRAL NEIGHBORHOOD PARK CONCEPT
OVERALL PLAN AREA WITH CENTRAL NEIGHBORHOOD PARK
NEIGHBORHOOD PARK
SPLIT RAIL FENCE
BOCCE BALL COURT HALF BASKETBALL COURTS
SPINNER
FLOWER MAZE
TRACTOR AND HAY
BALES
AGRARIANGREENROOFPICNIC SHELTER AND BBQ
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
DRY STORMWATER RETENTION AREA, BOULDERS, AND LANDSCAPING
BOCCE BALL COURT
TURF TURF
SWINGSET, SPINNER (5-12 YRS OLD)
FLOWER CANOPY MAZEAND BOULDERS (2-12 YRS OLD)
HALF BASKETBALL COURTS
GREENROOF PICNIC SHELTER WITH BBQ
PERIMETER PATH WITH DROUGHT TOLERANT LANDSCAPING CROSSWALK TO LINEAR PARK AND OPEN SPACE
TRACTOR, WAGON AND HAY BALES (2-5 YRS OLD)
CENTRALNEIGHBORHOODPARK
Bocce ball court
Figure 4.13 Neighborhood Park
CENTRAL NEIGHBORHOOD PARK CONCEPT
ATTACHMENT 1
PC2 - 156
4-18 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.POCKET PARK CONCEPT
OVERALL PLAN AREA WITH POCKET PARKS
NEIGHBORHOOD CONNECTOR CONCEPT
SITTING AREA
WALKING PATH
DROUGHT
TOLERANT
LANDSCAPING
ACCENT PAVING
FRUIT TREES
BIKE RACK
POCKET PARKS
Figure 4.14 Overall Plan Area with Pocket Parks
A popular trend in urban areas, pocket parks will be interspersed throughout San Luis Ranch. These charming, tree
lined spaces will provide a sheltrered place to cool down from a run, visit with a friend, read the latest best seller, or just
enjoy nature. These quiet corridors will provide the connectivity for residents to get from their homes to the Central
Park and open spaces.
ATTACHMENT 1
PC2 - 157
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 4-19 SAN LUIS RANCH| SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015 SAN LUIS RANCH | SPECIFIC PLAN | CITY OF SAN LUIS OBISPO, CA | JULY 2015
CLIENT APPROVED TEXT
RA VOLORE, QUATIS ET LACEPERIO. NAM EXCESTRUM ET QUI VOLUPTATEM QUATQUA
TQUIBUSAM, SUMQUUNT ABORLORERUPTATQUE VERSPIS ENT ET, OMNIHIL IAERUNT
RE VELLAB IUM, QUI DELLO MOLENDISTI TEM FUGIA VERCIENIM VELIGENIM FACCUM
ILLATES TIORAT VENDUNT, TECTIST AUDIT, EXPLAUT PEROREM IDELITIA VOLUPTATUREM
ENDUSANT, AUT ALIT EST UNTOTAS EOS ESSIM AD ET MAGNI CONSEQUAE VOLUT OFFICIL
LIGNIMUSAM RAE ET IPSAPIENDIAE ETUR MA NONE IUM IN NONSEQUO ESED QUIBUS DOLO
VOLOREM NATI AUT VOLORRO VOLUPTASSED MOLUPTA DOLORPO REHENDAE SITA IUNTIS
ALIAT.POCKET PARK CONCEPT
OVERALL PLAN AREA WITH POCKET PARKS
NEIGHBORHOOD CONNECTOR CONCEPT
SITTING AREA
WALKING PATH
DROUGHT
TOLERANT
LANDSCAPING
ACCENT PAVING
FRUIT TREES
BIKE RACK
POCKET PARKS
Figure 4.15 Pocket Park Concept
POCKET PARK CONCEPT
ATTACHMENT 1
PC2 - 158
4-20 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
4.5 Interim Open Space
The San Luis Ranch Specific Plan designates the existing
blue heron habitat as 4.4 acres of interim open space. The
interim open space is located in the northwestern of the
Plan Area adjacent to the multi-family residential uses.
4.5.1 Wildlife
There is currently an active great blue heron rookery
in the Specific Plan Area, located in the stand of blue
gum eucalyptus between the Post Office and the farm
buildings. The great blue heron is a large wading bird that
occurs in a variety of habitats from wetlands to pastures
where it forages for fish, small mammals, and other small
wildlife. Great blue herons have been nesting in the San
Luis Ranch Specific Plan Area since at least 1979, though
not always in the same trees.
Great blue herons are colonial breeders, aggregating
during the breeding season to nest in a variety of tree
species. They typically nest in the tallest trees available to
avoid predation, are most sensitive during pre-nesting and
courtship periods, and generally do not tolerate human
activity underneath their habitat and nests. Herons may
relocate upon experiencing increased predation, changes
in feeding area, as well as human-related disturbance,
which may be influenced by the amount of tolerance a
particular nesting population develops if the activity is
repeatedly non-threatening.
4.5.2 Future Off-Site Mitigation and Use of
Interim Open Space
As part of the implementation of the Specific Plan, the
nesting location of the great blue herons in the Plan Area
will either be protected in place or relocated. The San Luis
Ranch Specific Plan will attempt to retain herons onsite,
but create alternative heron habitat offsite to ensure a
colony remains extant in the project vicinity after project
construction is done. If the herons naturally relocate or
the habitat is mitigated offsite, then this interim open
space will become open for development of additional
multi-family residential units.
Blue Heron Habitat
Figure 4.16 Interim Open Space
INTERIM OPEN SPACE
ATTACHMENT 1
PC2 - 159
2-2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Figure 2.1 Land Use Plan (ERRATA - REVISED 1/26/2016)
LEGEND (REVISED 1/26/2016)
ATTACHMENT 2
PC2 - 160
2-4 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Figure 2.5 Draft Site Plan (ERRATA - REVISED 1/26/2016)
LEGEND (REVISED 1/26/2016)
ATTACHMENT 2
PC2 - 161
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-7
LDR – Low Density Residential – Maximum Density 7 du/ac
MDR – Medium Density Residential – Maximum Density 12 du/ac
MHDR – Medium High Density Residential – Maximum Density 20 24 du/ac
HDR – High Density Residential – Maximum Density 24 30 du/ac
NC – Neighborhood Commercial – Maximum Density 12 du/ac; Max FAR 2.0
CC – Community Commercial – Maximum Density 36 du/ac; Max FAR 2.0
O – Office – Maximum Density 12 du/ac; Max FAR 1.5
PARK – Park
OS – Open Space
AG – Agriculture
Type Designations
Allowed
Percent of
Site Minimum Maximum
Residential LDR, MDR, MHDR, HDR -350 units 500 units
Commercial NC, CC -50,000 sq. ft.200,000 sq. ft.
Office O -50,000 sq. ft.150,000 sq. ft.
Hotel n/a -n/a 200 rooms
Parks PARK -5.8 ac.-
Open Space/Agriculture OS, AG 50%--
Table 2-1 General Plan San Luis Ranch Performance Standards
2.1.2 San Luis Ranch Land Use Distribution
Table 2-2 illustrates how the San Luis Ranch meets
the fifty percent requirement for open space and
agriculture as established under the City’s General Plan.
To calculate the amount of open space and agriculture
required, the net site area was first determined. The net
site area is the gross site area less the right-of-ways for
Froom Ranch Way, Dalidio Drive, Prado Road extension,
and the Madonna Road improvements. The local streets
were not deducted to calculate the net site area. (See
Chapter 6, for additional information on street and road
improvements.)
The net site area was multiplied by fifty percent to
calculate the acreage required to be set aside for open
space and agriculture (approximately 62 acres). Interim
Open Space (4.41 acres) is the existing heron habitat.
If the herons naturally relocate or this habitat can be
mitigated offsite, the area may be open for development.
The set aside includes 50 acres of agriculture. Chapter
4 provides more information on open space and
agriculture.
San Luis Ranch’s site design provides a traditional
neighborhood street layout that matches the adjacent
existing home tracts. Open space is integrated into a
central neighborhood park around which roads, walking
and bicycle paths, and multi-use areas circumnavigate
the center.
*Maximum density figure not inclusive of affordable housing units
“The City encourages mixed-use projects that
mix residential and commercial on the same
site. Mixed-use projects play an increasingly
important role in providing additional
housing, without sacrificing opportunities
for commercial and office spaces. The City
has entitled several mixed-use projects in the
Downtown core.”
Climate Action Plan
P. 28-29
ATTACHMENT 2
PC2 - 162
2-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Acres Percentage
Gross Site Area 131.3
Less Right-of-Ways Includes Froom Ranch Way, Dalidio
Drive, Prado Road extension, and
Madonna Road improvements
7.8
Net Site Area 123.5 100%
Development Area 63.5 -
On-Site Agriculture/Open Space 60 -
Open Space Off-Site Mitigation*1.8 -
Total Agriculture/Open Space 61.8 50%
*The General Plan allows a portion of the Agriculture/Open Space requirement to be met through off-site dedication.
Table 2-2 San Luis Ranch Land Use Distribution
2.1.3 Infill Development and Design
Constraints
This infill project has several major constraints. On the
east side is U.S. Highway 101. The Plan recognizes the
importance of preserving the view looking west from
the Highway (see Chapter 4 for more information on
the protection of scenic resources). On half of the south
perimeter lies the SLO City farm. As a high priority, the
Plan was designed so that San Luis Ranch agriculture is
contiguous with the SLO City farm to maximize agriculture
viability and views. On the southwest border is Prefumo
Creek. There is also a water drainage channel that bisects
the Plan Area and runs north alongside the Post Office.
This is an important area for stormwater drainage, and
it provides an excellent area for open space. The most
westerly border is adjacent to Madonna Road.
About two thirds The majority of the property adjacent to
Madonna Road will be multi-family. The other one third
of the area along Madonna is designated as Interim
Open Space as there are limited wildlife issues on this
area. However, the open space could be appropriate
for additional multi-family housing in the future (see
Section 4.5.2 for future use of interim open space).
The northern border is adjacent to Dalidio Road and
existing commercial. It is the most appropriate area for
commercial uses. The Prado Road overpass will bypass
this area and provide regional access to the existing and
proposed commercial uses.
Lastly, Froom Ranch Way, if required, would bisect the
entire property from north to south. If Froom Ranch Way
is not required, the natural flood plain boundary provides
a natural split between agriculture and residential area.
Any conflicts with existing easements will be accounted for
in the final site design, including those respecting the Calle
Joaquin Agricultural Master Plan, utilities easements, and
the existing billboard.
Table 2-3 San Luis Ranch Land Use Designations
and Acreage
*The City General Plan requires 5.8 acres of parks. that is comprised of
the above 3.39 acres and a 2.41 acre credit for the Bob Jones Trail.
The remaining 2.6 acres is proposed to be met by payment of in-lieu
fees.
DEVELOPMENT LAND USES
ITEM ACREAGE DENSITY
Single Family Res.350 310 UNITS 35.33 32.8
Traditional 201 UNITS 22.3 9
Small Lot 109 UNITS 10.5 10.4
Multi-Family Res.150 270 UNITS 6.52 10.6
MFR-A 190 UNITS 6.3 24
MFR-B 80 UNITS 4.3 30
Commercial 150,000 SF 9.45 16.9
Hotel 200 ROOMS
Office 100,000 SF
Parks*3.39 3.2
TOTAL 61.96 63.5
AGRICULTURE AND OPEN SPACE
ITEM ACREAGE
Agricultural Area/Agricultural Center 50.00 53.0
Off-Site Open Space 1.8
Parks, Creeks, Basins, Internal and Open Spaces 7.55 7.0
TOTAL 61.96 61.8
“The City shall support the location of mixed-
use projects and community and neighborhood
commercial centers near major activity
nodes and transportation corridors/transit
opportunities where appropriate.”
General Plan Policy 2.3.6
ATTACHMENT 2
PC2 - 163
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 2-13
SAN LUIS RANCH
1014024 - MAY 26, 2015 A14COMPACT LOTS
04 8 16
Scale: 3/32” = 1’-0”
(on 11x17 sheet)
PLAN A
GREY
OPTION 1
PLAN B
SAGE GREEN
OPTION 1
PLAN C
GREY
OPTION 1
PLAN C
BARN RED
OTION1
2.3.1 Single Family
Single family uses within the San Luis Ranch Specific Plan
Area are to be comprised of 350 310 low to medium density
units constructed on lots ranging from 1,000 square feet
to 3,200 square feet. Units will include up to approximately
1,800 square feet of living space on the largest lot sizes
(see Figure 2.5). Secondary dwellings units are allowed and
will be incorporated, where feasible. Secondary dwelling
units can provide a home office, extra space for growing
families, potential quarters for senior family members, and
additional income to working households.
Four detatched/attached product types will be available,
as well as multi-family flats. See Chapter 3 for detailed
standards and design guidelines.
Single Family | TRADITIONAL Single Family | SMALL LOT FRONT
LOADED
Single Family | SMALL LOT ALLEY
LOADED
Multi-Family | COMPACT
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2-22 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
2.5.4 Agricultural Preservation and
Agricultural Heritage and Learning Center
San Luis Ranch will preserve and emphasize the
community’s roots in farming, as well as the historical
significance of the site area by setting aside 50 53 acres
of the plan area for agricultural uses and saving historic
structures. Working farmland will be preserved adjacent
to the SLO City Farm, and the Agricultural Heritage and
Learning Center will provide educational, interpretive
experiences, as well as access to local produce and
products and agri-tourism amenities. See Section 4.2 for
details.
2.5.5 Parks, and Open Space
San Luis Ranch will provide a wide variety of park and
open space amenities that are closely aligned with the
values set forth in the General Plan. Parklands will include
an active linear park with a fitness loop and multi-use
trails, a central neighborhood park featuring both active
and passive recreational opportunities, and pocket parks
interspersed throughout the residential areas to provide
enhanced pedestrian connectivity and visual openness.
An offer of dedication will be made for the Bob Jones Bike
Trail Extension, enabling connection to Laguna Lake Park
and Madonna Road Bike Path. Details on agriculture,
parks, and open space can be found in Chapter 4.
Figure 2.29 Illustrative Plan for Agricultural Heritage and Learning Center Area
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3-22 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.5 Detached Townhome Overview
Detached Townhome residential units occur on compact, alley loaded lots that are a
minimum of 1,000 sf. This higher-density detached product type provides an urban
composition with three-story high units containing optional roof decks. Enhanced
articulation of building forms, use of high-quality materials, and integrated balcony
spaces contribute to the attractiveness of this product type. Auto access to individual
garages within this product type is provided via rear alleys.
3.5.1. Detached Townhome Development Standards
Table 3-7 includes development standards to guide development of Detached
Townhomes.
Table 3-7: Detached Townhome Standards
Development Standards
LAND USE
Zone NG-2
Allowable Uses See Table 3-6
LOT REQUIREMENTS
Lot Area 1,000 sf minimum
Lot Width 25’ minimum
Lot Depth 40’ minimum
Lot Coverage 100% maximum
BUILDING HEIGHT
Building Height 35’ maximum
SETBACKS
Street Front 5’ minimum
Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6)
feet.
Garage (alley loaded)0’ minimum to side; 3’ minimum to side street; 0’
minimum to rear
Side Interior Lot 0’ minimum. Detached buildings are subject to
building code separation requirements.
Street Side Corner Lot 10’ minimum
Rear 5’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space shall
be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Yard
At least one (1) private side or rear yard shall be
provided at a minimum of 100 sf with a minimum
dimension of 8’.
Landscaping
Street setback area shall be landscaped prior to
occupancy. One 15 gallon (minimum) production
tree shall be planted per unit. Turf is prohibited
within the street yard area.
Exterior Lighting All lighting shall be downward focused except for
ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Detached Townhome site plan
Detached Townhome product type
5’
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3-26 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.6 Attached Townhome Overview
Attached Townhome residential units are constructed with a variety of facades on the
same building to distinguish units in rows, blocks, or clusters that are a minimum of
1,000 sf. This higher-density attached product type provides an urban composition
with three-story high units containing optional roof decks. Enhanced articulation of
building forms, use of high-quality materials, and integrated balcony spaces contribute
to the attractiveness of this product type. Auto access to individual garages within this
product type is provided via rear alleys or a private shared driveway or autocourt.
3.6.1. Attached Townhome Development Standards
Table 3-8 includes development standards to guide development of Attached
Townhomes.
Table 3-8: Attached Townhome Standards
Development Standards
LAND USE
Zone NG-2
Allowable Uses See Table 3-6
LOT REQUIREMENTS
Lot Area 1,000 sf minimum
Lot Width 20’ minimum
Lot Depth 40’ minimum
Lot Coverage 60% maximum
BUILDING HEIGHT
Building Height 35’ maximum
SETBACKS
Street Front 5’ minimum
Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6)
feet.
Garage (alley loaded)0’ minimum to side; 3’ minimum to side street; 0’
minimum to rear
Side Interior Lot 0’ minimum
Street Side Corner Lot 10’ minimum
Rear 5’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space shall
be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Outdoor Space
At least one (1) private outdoor space or rear yard
shall be provided at a minimum of 100 sf with a
minimum dimension of 8’.
Landscaping
Street setback area shall be landscaped prior to
occupancy. One 15 gallon (minimum) production
tree shall be planted per unit. Turf is prohibited
within the street yard area.
Exterior Lighting All lighting shall be downward focused except for
ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Attached Townhome site plan
Attached Townhome product type
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3-30 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.7 Multi-Family Overview
Multi-family residential units may be comprised of apartments, condos, and/or flats.
This product type is oriented towards a variety of age and income demographics and
provides ease of access to nearby park and open space areas. Use of high-quality
materials, enhanced building form articulation, and integrated balcony spaces
contribute to the attractiveness of this product type. Parking for residential units are
integrated into the site while minimizing visibility from the street.
3.7.1. Multi-Family Development Standards
Table 3-9 includes development standards to guide development of multi-family
residential units.
Table 3-9: Multi-Family Standards
Development Standards
LAND USE
Zone NG-2
Allowable Uses See Table 3-6
LOT REQUIREMENTS
Lot Area 1,000 sf minimum
Lot Width 25’ minimum
Lot Depth 40’ minimum
Lot Coverage 100% maximum
BUILDING HEIGHT
Building Height 50’ maximum
SETBACKS
Street Front 5’ minimum
Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6)
feet.
Side Lot 0’ minimum
Rear 5’ minimum
OTHER
Automobile Parking
1 space per unit. For 2+ bedrooms, 1.5 spaces per
unit. 0.25 guest space per unit. Required residential
parking shall not be visible from a public street.
Bicycle Parking See SLOMC Section 17.16.060
Outdoor Space
A minimum of 100 square feet of private yard space
shall be provided for first floor units. A minimum
of 50 square feet of private outdoor space shall
be provided for upper floor units. A minimum of
400 square feet of community open space shall be
provided per unit.
Exterior Lighting All lighting shall be downward focused except for
ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Multi-Family site plan
Multi-Family product type
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3-48 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Agricultural (A) Allowed Uses
LAND USE PERMIT REQUIREMENTS USE REGULATION
Agricultural events D
Agricultural Processing A
Agricultural retail sales D
Animal keeping D
Bar/tavern D
Caretaker quarters A
Catering service PC
Commercial recreation facility - outdoor D
Community garden D
Crop production A
General retail - 15,000 sf or less D
Grazing D
Greenhouse/plant nursery, commercial PC
Library, museums (Heritage Learning Center)D
Liquor store/alcohol sales D 17.11, 17.100.180
Outdoor/BBQ/grill, accessory to restaurant D
Outdoor/temporary/seasonal sales A 17.08.020
Parking facility - temporary D
Produce Stand A
Public assembly facility D
Restaurant D
Special event D 17.08.010
Wine/local beer tasting room D
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3-13: A Allowable Uses
A
Agriculture
Figure 3.6 A Zone Map
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4-20 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
4.5 InterimWildlife and Open Space
The San Luis Ranch Specific Plan designates the existing
blue heron habitat as 4.4 acres of interim open space.
The interim open space is located in the northwestern
of the Plan Area adjacent to the multi-family residential
uses.
4.5.1 Wildlife
There is currently an active great blue heron rookery
in the Specific Plan Area, located in the stand of blue
gum eucalyptus between the Post Office and the farm
buildings. The great blue heron is a large wading bird that
occurs in a variety of habitats from wetlands to pastures
where it forages for fish, small mammals, and other small
wildlife. Great blue herons have been nesting in the San
Luis Ranch Specific Plan Area since at least 1979, though
not always in the same trees.
Great blue herons are colonial breeders, aggregating
during the breeding season to nest in a variety of tree
species. They typically nest in the tallest trees available to
avoid predation, are most sensitive during pre-nesting and
courtship periods, and generally do not tolerate human
activity underneath their habitat and nests. Herons may
relocate upon experiencing increased predation, changes
in feeding area, as well as human-related disturbance,
which may be influenced by the amount of tolerance a
particular nesting population develops if the activity is
repeatedly non-threatening.
4.5.2 Future Off-Site Mitigation and Use of
Interim Open Space
As part of the implementation of the Specific Plan, the
nesting location of the great blue herons in the Plan Area
will either be protected in place or relocated. The San Luis
Ranch Specific Plan will attempt to retain herons onsite,
but create alternative heron habitat offsite to ensure a
colony remains extant in the project vicinity after project
construction is done. If the herons naturally relocate or
the habitat is mitigated offsite, then this interim open
space will become open for development of additional
multi-family residential units.
Blue Heron Habitat
ERRATA - Figure 4.16 Removed 1/26/2016
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SAN LUIS RANCH LAND DISTRIBUTION TABLE
GROSS SITE AREA 131.3
ACREAGE
Prado extention (100% based on LUCE)60' & 92' R.O.W.1.8
Dalidio Drive (gross)60' & 92' R.O.W.1.3
Froom Ranch Way (gross)72' R.O.W.4.2
Madonna Road (gross)20' R.O.W.0.5
RIGHT-OF-WAY TOTAL (7.8)
NET SITE AREA 123.5
ON-SITE AG/OPEN SPACE AREA
ACREAGE
Creeks and Open Spaces 7.0
Agricultural Area/Ag Center 53.0
ON-SITE AG/OPENSPACE AREA SUBTOTAL 60.0
OFF-SITE MITIGATION AREA
ACREAGE
Open Space Off-Site Mitigation 1 1.8
OFF-SITE MITIGATION AREA SUBTOTAL 1.8
AG/OPEN SPACE/OFFSITE MITIGATION AREA 61.8
DEVELOPMENT LAND USES
ACREAGE
Traditional SFR 201 UNITS 22.3
Small Lot SFR 109 UNITS 10.5
MFR-A 190 UNITS 6.3
MFR-B 80 UNITS 4.3
3.2
Commercial 150,000 SF 16.9
Hotel (included)200 ROOMS
Office (Included)100,000 SF
63.5
DEVELOPMENT AREA 63.5
1. The General Plan allows a portion of the required Ag/Open Space to be met through off-site dedication.
2. The General Plan requires 5.8 acres of Parks. The remaining 2.6 acres is proposed to be met by payment of in lieu fees.
RIGHT OF WAY AREAS
ITEM
ITEM
ITEM
ITEM
50% of Net Site Area
24 units/acre
DEVELOPMENT AREA SUBTOTAL
30 units/acre
Parks 2
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ATTACHMENT 4
San Luis Ranch Specific Plan
Entitlement Process
1. General Plan Amendment and Pre-Zoning. The project site would require a
General Plan Amendment in order to address potential changes to the Land Use
and Circulation Element maps associated with the detailed development pattern
under the Specific Plan, although in general it is intended to be consistent with the
general development parameters currently envisioned in the General Plan.
Because the site is currently unincorporated, it will need to be pre-zoned prior to
annexation to the City.
2. Specific Plan. The LUCE identifies the San Luis Ranch property as a Special
Focus Area that requires the adoption of a Specific Plan prior to any development.
The applicant is preparing a Specific Plan to accommodate the proposed
development consistent with guidance for development contained in Section 8.1.4
of the Land Use Element.
3. Processing Memorandum of Understanding. The applicant team and staff
have prepared a permit processing agreement due to the complex nature of the
project that entails multiple entitlements and actions prior to development,
including annexation, where the process may take a substantial amount of time.
This agreement provides a framework for the planning process and related
activities with respect to the project application, even conceptually describing a
framework for evaluating and implementing fees and mitigation measures. It
should be noted that approval of this agreement in no way implies or obligates the
Council to approve the project. Instead, it provides the “ground rules” under
which the project application will be processed, and the conditions under which
an annexation request would be taken to the San Luis Obispo Local Agency
Formation Commission (LAFCo) should the project be approved. The Processing
Memorandum of Understanding also authorizes a Development Agreement
application, which if approved would bind the applicant to a series of specific
conditions under which development would be allowed, subject to approval of a
General Plan Amendment, Specific Plan, and certification of related studies, and
an Environmental Impact Report (EIR).
In summary, the Processing Memorandum of Understanding is intended to
achieve the following objectives:
• Develop a mutual understanding in terms of the planning process to
ensure the orderly development of the project;
• Ensure a desirable and functional community environment;
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• Provide effective and efficient development of public facilities,
infrastructure, and services appropriate for the development of the
project;
• Assure the most effective use of resources within the City, and provide
other significant public benefits to the City and its residents.
4. Development Agreement. A Development Agreement establishes certain
development rights, but also commits the developer to construct or pay for certain
amenities for the City’s public benefit that are greater than the infrastructure and
mitigations that are required to facilitate the development. These are also known
as “public benefits” and can include but not be limited to public infrastructure and
services such as bike facilities, endowments to support public services such as
open space, and/or other items of value. In that context, a Development
Agreement is an important tool that can be used when a site is considered for
annexation. The Development Agreement is intended to reduce uncertainty in
planning and to provide for the orderly development of the Project, consistent
with LAFCo guidelines.
5. Annexation. If the project is approved, the City would initiate the annexation
process with LAFCo. This application would be based in part on the Processing
Memorandum of Understanding and Development Agreement, which the City
Council would need to approve. Annexation will also depend on the City’s ability
to address key issues to LAFCo, including agricultural preservation, the ability to
provide public services to the site (including water), and the nature of a tax-
sharing arrangement with the County of San Luis Obispo.
6. Development Plan/Tentative Tract Maps. The applicant will submit tract maps
to implement the provisions of the Specific Plan and Development Agreement.
The Tract Map establishes the proposed lot lines to allow individual ownership
of properties and to layout the required infrastructure and utilities.
7. Architectural Review. Ultimately final architectural review of housing,
commercial buildings, and some site facilities will be needed. The ARC will take
an early look at design guidance in the development plan and provide comments.
In addition, the project will need to be formally reviewed by the Airport Land Use
Commission (ALUC) for consistency with the Airport Land Use Plan. Other advisory
bodies that will weigh in on aspects of the project development include the Parks &
Recreation Commission reviewing park proposals, and the Bicycle Advisory Committee
advising on the proposed bicycle trail network.
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