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Home My WebLink About03-21-16 ARC Item 2 - ARCH-2336-2016 (408 Prado) ConceptualARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Conceptual architectural review of a new, three-story affordable housing project with 36 residential units. PROJECT ADDRESS: 408 Prado Road BY: Kyle Bell, Assistant Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-2663-2016 (Conceptual) FROM: Doug Davidson, Deputy Director RECOMMENDATION Continue the project to a date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final approval. SITE DATA SUMMARY The applicant has submitted plans (Attachment 3) for conceptual review for the subject site located at 408 Prado Road. The proposed project includes the construction of a four new, three-story Spanish Style residential structures with a total of 36 affordable residential units composed of one- bedroom, two-bedroom, and three-bedroom units. Staff has conducted an analysis of the conceptual project (Section 2.0) and provided directional items (Section 6.0) for consideration and discussion by the Architectural Review Commission (ARC) with the purpose of providing feedback to the applicant prior to finalizing plans and returning for final approval. Applicant SLO Non-Profit Housing Corp. Representative Michael Burke, HASLO Submittal Date January 22, 2016 Zoning R-3-SP, Medium-High Density Residential within the Margarita Area Specific Plan General Plan Medium-High Density Residential Site Area 60,548 square feet (~1.39 acres) Environmental Status Final plans for the proposed project will likely require further environmental analysis. Meeting Date: March 21, 2016 Item Number: 2 ARC1 - 1 ARCH-2663-2016 (Conceptual) 408 Prado Road Page 2 1.0 COMMISSION’S PURVIEW The purpose of conceptual review before the ARC is to offer feedback to the applicant as to whether the project design is headed in the right direction before plans are further refined for final review. The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines, Margarita Area Specific Plan, and applicable City standards. 2.0 PROJECT ANALYSIS Staff has used the Community Design Guidelines (CDG), Margarita Area Specific Plan (MASP) and Zoning Regulations to review the proposed project and created a set of draft directional items (Section 6.0) to be used as a basis for discussion about the project. The following highlights key elements of the site and building design that the ARC should discuss and provide direction to staff and the applicant. ARC Discussion Items: The ARC should consider the following concerns: 1. Site Planning: CDG Chapter 5.4A states that site planning for multi-family housing should create a pleasant comfortable place for residences without the project “turning its back” on the surrounding neighborhood. ARC Directional Item #1: The ARC should consider the project’s site plan for compliance with Residential Design Guidelines for Multi-Family Housing Design (CDG 5.4 A). 2. Building Design. The project is surrounded by single family neighborhoods, and CDG 5.4C states that care in design should ensure that the height and bulk of higher density projects do not impact adjacent lower density residential areas. Structures with greater heights may require additional setbacks along the street frontage so they do not shade adjacent properties or visually dominate the neighborhood. A structure with three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale. ARC Directional Item #2: The ARC should consider the project design’s compliance with Residential Design Guidelines for Multi-Family Project Architecture. (CDG 5.4 C) 3. Setbacks. The MASP Table 3-B requires a setback for the side yard consistent with the R-2 zone and a 15 foot setback for the front yard in the Medium Density Residential Zone (R-3- SP). The project proposes a 10 foot setback along the front yard for portions of the project design. The applicant is also requesting a side yard reduction of 10 feet along one of the side yards. ARC Directional Item #3: The ARC should discuss concerns for the reduced setbacks for the three story structure along the front yard and side yard. (MASP Table 3-B & Zoning Regulations Table 3) 4. Building Height. The maximum building height is determined by the Zoning Regulations (Table 5.5 Maximum Height by Zone) for the R-3 zone at 35 feet. The applicant is requesting a height exception of approximately 3 feet for two of the proposed buildings on ARC1 - 2 ARCH-2663-2016 (Conceptual) 408 Prado Road Page 3 the south side of the property, due to the average natural slope of the property. ARC Directional Item #4: The ARC should discuss concerns related to the maximum height of the structures as it relates to the building design. 5. Parking. Long, monotonous parking drives and large undivided parking lots are discouraged. The length of a parking court should not exceed the width of eight adjoining stalls. Large scale multi-family projects should have internal streets designed as if they were pleasant public streets, with comprehensive streetscapes including sidewalks, and planting strips between curb and sidewalk with canopy trees. Planters shall be placed after each six parking spaces in any row, and at the ends of each row of parking spaces. ARC Directional Item #5: The ARC should consider the proposed parking lot for compliance with Site Planning & Other Design Details for Parking Facilities. (CDG 6.3 C, D, & E) 3.0 AFFORDABLE HOUSING The applicant is requesting a density bonus of 35% consistent with Zoning Regulations Chapter 17.90 Affordable Housing Incentives. The MASP limits the locations of density bonuses within Residential Development Areas due to the need of consistency with the County Airport Land Use Plan, density bonuses are only available in the areas identified in Figure 5. The Airport Land Use Commission (ALUC) is currently updating the Airport Land Use Plan. The proposed project has been scheduled for a pre-application review to determine if the proposed location is appropriate for density bonus in accordance with the updated plan. The applicant has requested the proposed exceptions for setbacks and maximum building height though the City’s affordable housing incentive program. All proposed incentives shall be considered by the City Council consistent with Chapter 17.90. 4.0 OTHER DEPARTMENT COMMENTS Information needs and comments from the other departments were provided to the applicant team separately. 5.0 ALTERNATIVES & RECOMMENDATION 4.1. Continue the project with direction to the applicant and staff on pertinent issues. 4.2. Deny the project based on findings of inconsistency with the Community Design Guidelines. 6.0 DIRECTIONAL ITEMS Continue the project to a date uncertain with the following directional items and application requirements (Attachment 1): ARC1 - 3 ARCH-2663-2016 (Conceptual) 408 Prado Road Page 4 Directional Items 1. The ARC should consider the project’s site plan for compliance with Residential Design Guidelines for Multi-Family Housing Design. 2. The ARC should consider the project design’s compliance with Residential Design Guidelines for Multi-Family Project Architecture. 3. The ARC should discuss concerns for the reduced setbacks for the three story structure along the front yard and side yard. 4. The ARC should discuss concerns related to the maximum height of the structures as related to the building design. 5. The ARC should consider the proposed parking lot for compliance with Site Planning & Other Design Details for Parking Facilities. 8.0 ATTACHMENTS 1. Application requirements and code requirements 2. Vicinity Map 3. Reduced Project Plans 4. Serra Meadows Site Matrix 5. MASP Community Design Standards Included in Commission member portfolio: project plans ARC1 - 4 ARCH-2663-2016 (Conceptual) 408 Prado Road Application requirements and code requirements Planning Division 1. Submit complete plans with all of the required information on the City’s checklist for final architectural approval. 2. Include detailed information on pedestrian pathways, wall and site lighting, location of backflow prevention devices, and screening of mechanical equipment. 3. Provide details and locations of trash and recycling enclosures. Enclosures shall be screened from street and off-site views and architecturally integrated with the design of the project. 4. The applicant is encouraged to provide public art within the project rather than paying the public art in-lieu fee. Engineering Division – Public Works 5. The ARC submittal shall show all existing and proposed frontage improvements. Complete frontage improvements will be required with this project. 6. The ARC submittal shall show compliance with the Parking and Driveway Standards for access and maneuverability into the proposed parking spaces. Label all bay widths and parking stall dimensions. 7. The ARC submittal shall clarify the proposed trash strategy for the site to the satisfaction of the City and San Luis Garbage Company. 8. The ARC submittal shall provide a preliminary utility plan. Show all existing and proposed utilities along with utility company meters. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structure shall be underground. All work in the public right-of-way shall be shown or noted. 9. The ARC submittal shall show compliance with the Post Construction Stormwater Requirements as regulated by the Regional Water Quality Control Board for developed sites. Provide a Post Construction Stormwater Control Plan Template as available on the City’s Website. 10. The ARC submittal shall include a preliminary grading and drainage plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage Attachment 1 ARC1 - 5 ARCH-2663-2016 (Conceptual) 408 Prado Road shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 11.The ARC submittal shall include a preliminary drainage report. The drainage report shall show compliance with the waterways management plan, post construction stormwater requirements and the grading ordinance. 12.The ARC submittal shall show street trees per city standard. Current city standard requires one 15-gallon street tree for each 35 linear feet of frontage. The city arborist shall approve tree species and planting requirements. Label the proposed street tree species on the plans. Utilities Department 13.No utility information was provided with the set of plans for the City’s Utilities Department to fully comment service to the proposed project during conceptual review. Conditions are provided below related to future detailed plan preparation. a.The applicant shall submit a plan that delineates the location of the property’s existing and proposed water meter(s), water services (including recycled water for the project’s landscape irrigation), and sewer laterals to the points of connection at the City water and sewer mains. b.The proposed project shall provide a master water meter located consistent with City standards. Sub-meters shall be provided for each proposed unit. Submeters shall be provided to enable each unit to be billed according to water use. The proposed non- residential space (rental office, meeting room, laundry facility) shall be separately metered from the proposed residential units. c.Consistent with the City’s Solid Waste Enclosure Standards, please include size, capacity, and location of the solid waste enclosures to serve the project. Applicant will need to contact the General Manager of San Luis Garbage Company (SLG) at 805-543-0875, and obtain in writing that the proposed enclosures and collection method meets the SLG requirements. d.The project’s proposed landscape and irrigation plans must comply with the City’s Water Efficient Landscape Standards (Municipal Code Chapter 17.87) and the City’s Engineering Standards. The requirements can be found online at: http://www.slocity.org/home/showdocument?id=4723 Code Requirements - Fire Department 1.Type V-B construction is not permitted for 3 story group R-2 occupancies. 2.Fire sprinklers conforming to NFPA 13R standards are required. Show location of fire riser room with exterior door acces. for each building. Show location of double backflow device and Fire Department connection. If fire sprinklers are used to gain an extra story Attachment 1 ARC1 - 6 ARCH-2663-2016 (Conceptual) 408 Prado Road or height they shall be a full NFPA 13 system with a minimum density of 0.10 gpm/sf. 3. Exterior construction shall be per CBC chapter 7A for exposure to wildland fire (exclusive of glazing) 4. Provide a vegetation management plan and landscape plan as building is immediately adjacent to wildland fuels. Attachment 1 ARC1 - 7 C/OS-100 R-1-SP R-3-SP R-3-SP R-2-SP R-2-SP R-2-SP R-1-SP R-2-SP C/OS-SP R-2-SP C/OS-SP C/OS-40-SP DA I S Y VI O L E T AS T E R PLUM VICINITY MAP File No. 2663-2016408 PRADO RD ¯ Attachment 2 ARC1 - 8 MA S P A F F O R D A B L E L O T 1 0 8 | P1 JA N U A R Y 2 1 , 2 0 1 5 01 7 2 - 0 1 - R S 1 5 | C O N C E P T U A L A R C S U B M I T T A L AV E R A G E N A T U R A L G R A G E - ' B ' 19 7 ' - 0 " AV E R A G E N A T U R A L G R A D E - ' A ' 19 0 ' - 0 " 35 ' H E I G H T L I M I T - ' A ' 22 5 ' - 0 " 35 ' H E I G H T L I M I T - ' B ' 23 2 ' - 0 " CO U R T Y A R D 19 3 ' - 0 " P L P L P L PR O J E C T S T A T I S T I C S , S I T E P L A N & S I T E S E C T I O N SH E E T I N D E X P1 P R O J E C T S T A T I S T I C S , S I T E P L A N & S I T E S E C T I O N P2 A R C H I T E C T U R A L C H A R A C T E R P3 F L O O R P L A N S PR O J E C T D E S C R I P T I O N TH I S P R O J E C T C O N S I S T S O F 3 6 A F F O R D A B L E UN I T S C O M P R I S I N G 4 S P A N I S H S T Y L E BU I L D I N G S . C E N T R A L C O U R T Y A R D S PR O V I D E P U B L I C S P A C E S A N D S E T T H E ST A G E F O R C O M M U N I T Y I N T E R A C T I O N , WH I L E S E M I - P R I V A T E P O R C H E S C R E A T E IN T E R E S T A N D A T R A N S I T I O N F R O M P U B L I C TO P R I V A T E . D R I V E T H R O U G H V E H I C U L A R CI R C U L A T I O N E N A B L E S F I R E A C C E S S . 3 9 SU R F A C E P A R K I N G S P A C E S A R E P R O V I D E D AL O N G W I T H 3 6 B I K E P A R K I N G S P A C E S . PR O J E C T I N F O R M A T I O N OW N E R : HO U S I N G A U T H O R I T Y O F S L O 48 7 L E F F S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 CO N T A C T : M I C H A E L B U R K E PH O N E : 8 0 5 . 5 9 4 . 5 3 3 0 AR C H I T E C T : RR M D E S I G N G R O U P 37 6 5 S . H I G U E R A S T R E E T , S T E . 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 CO N T A C T : D A R I N C A B R A L PH O N E : 8 0 5 . 5 4 3 . 1 7 9 4 TH I S P R O J E C T I S D E S I G N E D I N AC C O R D A N C E W I T H T H E M A R G A R I T A AR E A S P E C I F I C P L A N A N D S L O Z O N I N G RE G U L A T I O N S . TH E S E P L A N S S H A L L C O M P L Y W I T H T H E 2 0 1 3 CA L I F O R N I A B U I L D I N G C O D E . VI C I N I T Y M A P PR O J E C T S T A T I S T I C S PR O J E C T A D D R E S S : M A S P T R A C T 2 3 5 3 , L O T 1 0 8 , V I O L E T S T R E E T AP N : - - - - - - - - - - - - - - LO T S I Z E : 1 . 3 9 A C R E 6 0 , 5 4 8 . 4 S F ZO N I N G : R - 3 - S P PR O P O S E D O C C U P A N C Y : R- 2 , B TY P E O F C O N S T R U C T I O N : V B AL L O W E D D E N S I T Y U N I T : 20 / A C R E AL L O W E D D . U . P E R L O T S I Z E : 20 X 1 . 3 9 A C R E = 2 7 . 8 D U AF F O R D A B L E D . U . 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I t s c o m m u n i t y c o u r t y a r d cr e a t e s a v i l l a g e f e e l a n d t h e l a n d s c a p e d “ c r e e k b e d ” m a n i f e s t s t h e he r i t a g e S a n L u i s O b i s p o w a s f o u n d e d u p o n . Th e a r c h i t e c t u r e r e i n f o r c e s t h a t r i c h h i s t o r y b y c o n n e c t i n g b a c k t o o u r Sp a n i s h Mi s s i o n , S L O ’ s a r c h i t e c t u r a l h e r i t a g e . I t e m b o d i e s t h e fa r m t o t a b l e i d e a l s w i t h c o m m u n i t y g a r d e n s s p i l l i n g a r o u n d t h e s i t e a l l an c h o r e d b y o u t d o o r k i t c h e n s a t i t s c e n t e r . Sp a n i s h a r c h i t e c t u r e w a s c h o s e n a s a f e a t u r e d s t y l e i n t h e Ma r g a r i t a A r e a P l a n a n d a s a HI À F L H Q W D Q G H F R Q R P L F D O ZD \ W R E X L O G . C o n c r e t e t i l e r o o f s e n a b l e t h e l o o k o f c l a y ro o f s b u t a t a s m a l l p o r t i o n o f t h e c o s t . 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R a i s e d p l a n t e r b e d s w i t h s t r a t e g i c a l l y pl a c e d t r e e s a n d d r o u g h t t o l e r a n t p l a n t s s o f t e n t h e c o u r t y a r d to cr e a t e a h u m a n s c a l e b u f f e r t o t h e p a r k i n g z o n e . *U R X Q G I O R R U po r c h e s s e r v e a s a t r a n s i t i o n b e t w e e n t h e SU L Y D W H X Q L W V D Q G W K H S X E O L F F R X U W \ D U G Th e ra i s e d p l a n t e r s a r e l i n e d w i t h a m i x t u r e o f 1 8 ” t a l l w a l l s a n d bo u l d e r s t o p r o v i d e a p l a c e t o s i t , a p l a c e t o r e a d a b o o k a n d a SO D F H I R U N L G V W R S O D \ . 7K H V R X W K H U Q F R X U W \ D U G I H D W X U H V D G U \ FU H H N E H G Z L W K E R X O G H U V D Q G D F F H Q W S D Y L Q J R U G H F R P S R V H G U R F N V W K D W R U L J L Q D W H V D W D WU D G L W L R Q D O O R R N L Q J 6 S D Q L V K I R X Q W D L Q H T X L S S H G Z L W K P R G H U Q ZD W H U F R Q V H U Y L Q J H T X L S P H Q W T h e N o r t h c o u r t y a r d f e a t u r e s a si m i l a r “ d r y f o u n t a i n ” w i t h a n o l i v e t r e e i n p l a c e o f t h e c e n t r a l w a t e r el e m e n t . A GU L Y H W K U R X J K v e h i c u l a r p a t h e n a b l e s f i r e a c c e s s an d l e a v e s m o r e o p e n s p a c e f o r t h e r e s i d e n t s t o e n j o y on t h i s l i m i t e d h i l l s i d e s i t e . P r o j e c t p a r k i n g i s l o c a t e d be t w e e n t h e t w o m a i n c o u r t y a r d a r e a s a n d i s f l a n k e d b y pe d e s t r i a n w a l k w a y s . &R O R U H G F R Q F U H W H L V X V H G D V a u n i f y i n g m a t e r i a l w h i c h r e i n f o r c e s t h e v i l l a g e GH V L J Q L Q V S L U D W L R Q Pa r k i n g i s l o c a t e d t o m i n i m i z e si t e g r a d i n g . A d d i t i o n a l l y , a p u b l i c s t a i r f r o m t h e co u r t y a r d t o t h e c o r n e r o f P l u m a n d V i o l e t S t r e e t s wi l l b e a n im p o r t a n t l i n k f r o m t h e a p a r t m e n t s t o t h e OD UJ H U QH L J K E R U K R R G D Q G S X E O L F W U D Q V S R U W D W L R Q be y o n d . 7K U R X J K H P E U D F L Q J W K H P D L Q L Q J U H G L H Q W V R I K R X V L Q J JD U G H Q L Q J H D W L Q J S O D \ L Q J D Q G F R P P X Q L W \ , w h i l e PL [ L Q J L Q D S H U I H F W E O H Q G R I X Q L W W \ S H V À O O H G Z L W K V H P L pr i v a t e c o u r t y a r d s , a n d p r i v a t e b a l c o n i e s , t h e e l e m e n t s ad d u p t o a p l a c e m a n y w o u l d l o v e t o c a l l h o m e . A h o m e th a t b e s t o f a l l i s d e s i g n e d t o b e a f f o r d a b l e . MA S P $I IR U G D E O H / R W V H W V W K H W D E O H W R G U D Z S H R S O H WR J D W K H U D U R X Q G D Q G H P E U D F H W K H 6 / 2 / L I H MA S P A F F O R D A B L E L O T 1 0 8 De s i g n C o n c e p t s & S p e c i a l F e a t u r e s ME T A L D E T A I L S SP A N I S H S T Y L E SC O N C E S EX P O S E D RA F T E R T A I L S DE C O R A T I V E VE N T S RE C E S S E D WI N D O W S W / DI V I D E D L I G H T S AR C H F O R M S A t t a c h m e n t 3 A R C 1 - 1 0 MA S P A F F O R D A B L E L O T 1 0 8 | P3 JA N U A R Y 2 1 , 2 0 1 5 01 7 2 - 0 1 - R S 1 5 | C O N C E P T U A L A R C S U B M I T T A L FL O O R P L A N S FI R S T F L O O R P L A N BE D 2 BE D 1 BE D 1 BE D 2 BE D 3 BE D 1 BE D 1 BE D 1 BE D 1 LI V I N G LI V I N G LI V I N G LI V I N G LI V I N G DI N I N G DI N I N G PA T I O PA T I O PA T I O PA T I O PA T I O DI N I N G KI T C H E N KI T C H E N KI T C H E N KI T C H E N KI T C H E N BA T H BA T H BA T H BA T H BA T H 2 B E D R O O M U N I T TY P E A 8 0 0 S F SI N G L E C L U S T E R ( O P T I O N ) SI N G L E C L U S T E R ( S T A N D A R D ) 3 B E D R O O M U N I T TY P E A 1 , 1 8 0 S F 1 B E D R O O M U N I T TY P E A 5 3 0 S F 1 B E D R O O M U N I T TY P E B 6 5 0 S F 2 B E D R O O M U N I T TY P E A 8 0 0 S F EN T R Y P O R C H EN T R Y P O R C H EN T R Y PO R C H EN T R Y PO R C H UP UP SE C O N D F L O O R P L A N BE D 2 BE D 1 BA T H LI V I N G EN T R Y EN T R Y EN T R Y EN T R Y LI V I N G LI V I N G L I V I N G LI V I N G LI V I N G DI N I N G DI N I N G DI N I N G DI N I N G DI N I N G DI N I N G BA L C O N Y BA L C O N Y BA L C O N Y BA L C O N Y BA L C O N Y BA L C O N Y KI T C H E N KI T C H E N K I T C H E N KI T C H E N KI T C H E N KI T C H E N EN T R Y EN T R Y BA T H ST A I R BA T H BA T H BA T H BA T H 3 B E D R O O M U N I T TY P E B 1 , 4 3 0 S F 2 B E D R O O M U N I T TY P E B 1 , 0 2 0 S F 2 B E D R O O M U N I T TY P E B 1 , 0 2 0 S F 3 B E D R O O M U N I T TY P E C 1 , 1 0 0 S F 3 B E D R O O M U N I T TY P E C 1 , 1 0 0 S F 2 B E D R O O M U N I T TY P E A 8 0 0 S F UP UP DN DN UP UP UP SI N G L E C L U S T E R ( S T A N D A R D ) SI N G L E C L U S T E R ( O P T I O N ) TH I R D F L O O R P L A N TH I R D F L O O R P L A N 3 B E D R O O M U N I T TY P E B 2 B E D R O O M U N I T TY P E B 2 B E D R O O M U N I T TY P E B 3 B E D R O O M U N I T TY P E C 3 B E D R O O M U N I T TY P E C 2 B E D R O O M U N I T BE L O W BE D 1 BE D 1 BE D 1 BE D 1 BE D 2 BE D 2 BE D 2 BE D 2 BE D 2 BE D 3 BE D 3 BE D 3 BE D 1 BA T H BA T H BA T H BA T H BA T H FL E X FL E X FL E X DN DN DN DN DN SI N G L E C L U S T E R ( S T A N D A R D ) SI N G L E C L U S T E R ( O P T I O N ) 0 5 1 0 20 SC A L E : 1 ” = 1 0 ’ ( 2 4 X 3 6 s h e e t ) To t a l o f 2 b u i l d i n g t y p e s c o n s i s t i n g o f on e r e p e a t e d u n i t c l u s t e r d e s i g n • 2 S h o r t b u i l d i n g s ( 1 c l u s t e r e a c h ) • 2 L o n g b u i l d i n g s ( 2 c l u s t e r s e a c h ) • 4 T o t a l B u i l d i n g s = 6 T o t a l C l u s t e r s CL U S T E R D E S I G N O P T I O N S Th e s e c l u s t e r s a r e d e s i g n e d w i t h PD [L P X P Á H [ L E L O L W \ Z L W K W K H 6 W D Q G D U G Cl u s t e r p r o v i d i n g 6 t o t a l u n i t s . T h e Gr o u n d F l o o r O p t i o n s w a p s o u t t w o E H G U R R P X Q L W V I R U R Q H E H G U R R P Th e S e c o n d F l o o r O p t i o n p r o v i d e s a 2 s t o r y m a s s o n t h e c o r n e r o f t h e bu i l d i n g . 3 B R 3 B R 2 B R 2 B R 1 B R 1 B R 3 B R 2 B R 3 B R 3 B R 2 B R 2 B R 3 B R / ( 2 ) 1 B R 3 B R 2 B R 2 B R ST A N D A R D C L U S T E R GR O U N D F L O O R O P T I O N 3 8 ’ - 0 ” 68 ’ - 0 ” ( S I N G L E C L U S T E R B U I L D I N G ) 13 6 ’ - 0 ” ( D O U B L E C L U S T E R B U I L D I N G ) MO D U L E C L U S T E R D E S I G N DO U B L E C L U S T E R DO U B L E C L U S T E R DO U B L E C L U S T E R A t t a c h m e n t 3 A R C 1 - 1 1 3 21 S TOP S T O P STOP S T O P S T O P STOP S T O P PED XING P E D X I N G BO BO 18 2 . 1 0. 1 4 a c r e s 23 4 2 - 0 0 3 P3 R 60 X 1 0 0 0. 1 3 a c r e s 23 4 2 - 0 0 2 P7 55 X 1 0 0 0. 1 2 a c r e s 23 4 2 - 0 0 1 P2 50 . 9 4 X 1 0 0 P2 R BB 3 P3 R CC 3 0. 1 5 a c r e s 23 5 3 - 0 3 3 P2 R ? 0. 1 2 a c r e s 23 5 3 - 0 3 4 P2 R ? 0. 1 2 a c r e s 23 5 3 - 0 3 5 P7 ? 0. 1 2 a c r e s 23 5 3 - 0 3 6 P2 ? 0. 1 2 a c r e s 23 5 3 - 0 3 7 P7 R ? 0. 1 3 a c r e s 23 5 3 - 0 3 8 P2 ?0. 1 3 a c r e s 23 5 3 - 0 3 9 P2 R ? 0. 1 2 a c r e s 23 5 3 - 0 4 1 P2 ?0. 1 3 a c r e s 23 5 3 - 0 4 0 P2 R ? 0. 1 2 a c r e s 23 5 3 - 0 4 2 P2 ? 0. 2 2 a c r e s 23 5 3 - 0 4 3 P7 R ? 0. 1 4 a c r e s 23 5 3 - 0 4 4 P7 ? 0. 4 1 a c r e s 23 5 3 - 0 4 5 OP E N S P A C E ? 0. 1 4 a c r e s 23 5 3 - 0 4 6 P6 R ? 0. 1 5 a c r e s 23 5 3 - 0 4 7 P1 R ?0. 1 5 a c r e s 23 5 3 - 0 5 0 P8 R ? 0. 1 3 a c r e s 23 5 3 - 0 5 1 P7 R ? 0. 1 3 a c r e s 23 5 3 - 0 5 2 P7 R ? 0. 1 4 a c r e s 23 5 3 - 0 5 4 P3 R ? 0. 3 7 a c r e s 23 5 3 - 1 3 3 OP E N S P A C E ? 0. 1 2 a c r e s 23 5 3 - 0 5 5 P9 ? 0. 1 2 a c r e s 23 5 3 - 0 6 7 P3 ? 0. 1 2 a c r e s 23 5 3 - 0 6 6 P4 R ? P3 R CC 3 P7 BB 2 P2 S 0. 1 3 a c r e s 23 5 3 - 0 3 1 P2 R ? 0. 1 6 a c r e s 23 5 3 - 0 3 2 P3 R ? P3 R SS 1 P9 CC 1 0. 1 7 a c r e s 23 5 3 - 0 8 5 P5 ? 0. 1 3 a c r e s 23 5 3 - 0 9 6 P3 ? 0. 1 7 a c r e s 23 5 3 - 1 1 5 P4 R ? 0. 4 1 a c r e s 23 5 3 - 1 3 2 OP E N S P A C E ? 0. 4 2 a c r e s 23 5 3 - 1 3 1 OP E N S P A C E ? 0. 1 6 a c r e s 23 5 3 - 1 2 5 P2 R ? 0. 1 5 a c r e s 23 5 3 - 1 1 4 P2 ? 0. 1 4 a c r e s 23 5 3 - 0 9 7 P2 R ? 0. 1 4 a c r e s 23 5 3 - 0 8 4 P2 ? 0. 1 7 a c r e s 23 5 3 - 0 6 8 P3 ? 0. 1 4 a c r e s 23 5 3 - 1 2 6 P3 ? 0. 1 4 a c r e s 23 5 3 - 1 2 7 P3 R ? 0. 1 4 a c r e s 23 5 3 - 1 1 2 P2 ? 0. 1 4 a c r e s 23 5 3 - 1 1 3 P2 R ? 0. 1 3 a c r e s 23 5 3 - 0 9 8 P3 R ? 0. 1 3 a c r e s 23 5 3 - 0 8 3 P7 R ? 0. 1 3 a c r e s 23 5 3 - 0 6 9 P3 R ? 0. 1 3 a c r e s 23 5 3 - 0 7 0 P2 R ? 0. 1 3 a c r e s 23 5 3 - 0 7 1 P3 R ? 0. 1 5 a c r e s 23 5 3 - 0 7 2 P8 ? 0. 1 3 a c r e s 23 5 3 - 0 8 2 P2 ? 0. 1 3 a c r e s 23 5 3 - 0 8 1 P3 R ? 0. 1 3 a c r e s 23 5 3 - 0 7 9 P2 R ? 0. 1 3 a c r e s 23 5 3 - 0 7 8 P2 R ? 0. 1 3 a c r e s 23 5 3 - 0 7 7 P7 ? 0. 1 3 a c r e s 23 5 3 - 0 7 6 P3 ? 0. 1 3 a c r e s 23 5 3 - 0 7 5 P2 R ? 0. 1 4 a c r e s 23 5 3 - 0 7 4 P2 R ? 0. 2 1 a c r e s 23 5 3 - 1 0 6 P7 ? 0. 1 8 a c r e s 23 5 3 - 1 0 5 P8 R - F L E X ? 0. 1 8 a c r e s 23 5 3 - 1 0 4 P7 ? 0. 1 3 a c r e s 23 5 3 - 1 0 3 P3 ? 0. 1 3 a c r e s 23 5 3 - 1 0 2 P2 ? 0. 1 3 a c r e s 23 5 3 - 1 0 1 ?? 0. 1 3 a c r e s 23 5 3 - 1 0 0 ?? 0. 1 3 a c r e s 23 5 3 - 0 9 9 P2 R ? 0. 1 4 a c r e s 23 5 3 - 1 1 1 P8 R ? 0. 1 4 a c r e s 23 5 3 - 1 1 0 P7 ? 0. 1 5 a c r e s 23 5 3 - 1 0 9 P2 R ? 0. 1 6 a c r e s 23 5 3 - 1 3 0 P2 ? 0. 1 4 a c r e s 23 5 3 - 1 2 9 P2 ? 0. 1 4 a c r e s 23 5 3 - 1 2 8 P2 R ? 1. 3 9 a c r e s 23 5 3 - 1 0 8 AF F O R D A B L E H O U S I N G ? 0. 2 8 a c r e s 23 5 3 - 1 0 7 P8 - F L E X ? 0. 2 1 a c r e s 23 5 3 - 0 7 3 P7 R ? 0. 1 1 a c r e s 23 5 3 - 0 4 8 P3 R ?0. 1 2 a c r e s 23 5 3 - 0 4 9 P3 R ? 0. 1 4 a c r e s 23 5 3 - 1 3 4 P3 R ? 0. 2 5 a c r e s 23 5 3 - 0 5 3 P2 ? P2 R CC 1 P2 R SS 2P7BB 3 P2 CC 1 P7 R BB 2 P2 CC 2 P2 R SS 1 P2 R CC 3 P2 SS 3 P2 BB 1 P7 R SS 2 P7 CC 2 P6 R BC 1 P1 R SS 3 P8 R CC 3 P7 R SS 1 P7 R BB 2 P2 SS 3 P8 SS 2 P3 R CC 2 P3 R BB 3 P3 R CC 3 P7 R CC 2 P2 R BB 1 P2 R CC 1 P3 SS 1 P7 BB 2 P2 R S P2 R C 0. 1 3 a c r e s 23 5 3 - 0 8 0 P2 R ? P2 R SS 2 P3 R CC 3 P2 SS 3 P7 R BB 1 P2 SS 1 P3 R SS 1 P2 R BB 3 P3 R CC 1 P3 BB 1 P4 R MS 1 P3 BB 2 P5 PP 3 P4 R BB 2 P3 SS 1 P2 R CC 1 P2 R BB 1 P3 CC 3 P2 BB 2 P2 SS 1 P2 R CC 2 P3 R BB 2 P2 SS 2 P2 BB 3 P2 R BB 3 P3 R SS 2 P2 R BB 1 P8 - F L E X BB 2 P7 BB 1 P8 R - F L E X SS 3 P7 BB 3 P3 SS 2 P2 BB 1 P2 R SS 2 P3 R CC 3 P8 R CC 2 P7 BB 2 P2 R SS 3 EL E V A T I O N S T Y L E . B = B U N G A L O W P = P R O V I N C I A L M = M I S S I O N R E V I V A L S = S P A N I S H C = C R A F T S M A N PL A N N U M B E R - ' R ' = R E V E R S E P1 C1 EL E V A T I O N S T Y L E C O L O R S C H E M E 23 4 2 - 0 4 0 0. 1 3 a c r e s P4 R 50 . 0 6 X 1 0 0 TR A C T & L O T N U M B E R PL A N N U M B E R - ' R ' = RE V E R S E AV E R A G E L O T D I M S PL A N # - P L A N N A M E S PL A N 1 - R O S E PL A N 2 - P I N E PL A N 3 - M A G N O L I A PL A N 4 - A L D E R PL A N 5 - P E O N Y PL A N 6 - W I L L O W PL A N 7 - O A K PL A N 8 - E L M P : ( 8 0 5 ) 5 4 3 - 1 7 9 4 | F : ( 8 0 5 ) 5 4 3 - 4 6 0 9 | w w w . r r m d e s i g n . c o m 3 7 6 5 S o u t h H i g u e r a S t . , S t e . 1 0 2 , S a n L u i s O b i s p o , C A 9 3 4 0 1 A C a l i f o r n i a C o r p o r a t i o n | V i c t o r M o n t g o m e r y , A r c h i t e c t # C 1 1 0 9 0 | J e r r y M i c h a e l , P E # 3 6 8 9 5 , L S # 6 2 7 6 | J e f f F e r b e r , L A # 2 8 4 4 NO . R E V I S I O N DA T E PR O J E C T M A N A G E R DR A W N B Y DA T E PR O J E C T N U M B E R CH E C K E D B Y SH E E T TH E I N C L U D E D D R A W I N G S , S P E C I F I C A T I O N S , I D E A S , D E S I G N S A N D AR R A N G E M E N T S R E P R E S E N T E D T H E R E B Y A R E A N D S H A L L R E M A I N TH E P R O P E R T Y O F R R M D E S I G N G R O U P A N D N O P A R T T H E R E O F SH A L L B E C O P I E D , D I S C L O S E D T O O T H E R S O R U S E D I N CO N N E C T I O N W I T H A N Y W O R K O R P R O J E C T O T H E R T H A N T H E SP E C I F I E D P R O J E C T F O R W H I C H T H E Y H A V E B E E N P R E P A R E D A N D DE V E L O P E D W I T H O U T T H E W R I T T E N C O N S E N T O F R R M D E S I G N GR O U P . V I S U A L C O N T A C T W I T H T H E S E D R A W I N G S O R SP E C I F I C A T I O N S S H A L L C O N S T I T U T E C O N C L U S I V E E V I D E N C E O F AC C E P T A N C E O F T H E S E R E S T R I C T I O N S . S U B M I T T A L O F T H E S E DO C U M E N T S F O R P U B L I C A G E N C Y R E V I E W S H A L L N O T B E CO N S I D E R E D A W A I V E R O F R R M D E S I G N G R O U P ' S R I G H T S . RR M D E S I G N G R O U P C O P Y R I G H T 2 0 1 1 RR M I S A C A L I F O R N I A C O R P O R A T I O N 07 / 3 0 / 2 0 1 5 C 2 6 9 7 3 6.3 0 . 1 7 N O E L NARG RE N . D A T E T D R A A TCETIHCRA D E S N E C I L STATEOF C A L I F ORN I N : \ 2 0 1 2 \ 1 0 1 2 0 1 9 - M A S P - T r a c t s - 2 3 4 2 - a n d - 2 3 5 3 - A r c h i t e c t u r e - S e r r a - M e a d o w s - M a n g a n o \ A r c h i t e c t u r e \ C u r r e n t T a s k \ M o d e l \ 1 0 1 2 0 1 9 - S i t e M o d e l . r v t 9 / 1 6 / 2 0 1 5 1 : 3 7 : 5 7 P M MM - 2 A Au t h o r Ch e c k e r S E R R A M E A D O W S M I X M A T R I X - T R A C T 2 3 5 3 ( N O R T H ) 10 1 2 0 1 9 1 " = 4 0 ' - 0 " MM - 2 A TR A C T 2 3 5 3 - M I X M A T R I X ( N O R T H ) 1 PL A N N O & N A M E L E G E N D MI X M A T R I X L E G E N D A t t a c h m e n t 4 A R C 1 - 1 2 Co m m u n i t y D e s i g n Ma r g a r i t a A r e a S p e c i f i c P l a n 32 CO M M U N I T Y D E S I G N In t r o d u c t i o n Se n s e o f P l a c e Th e i n t e n t o f t h e C o m m u n i t y D e s i g n c h a p t e r i s t o e n s u r e t h a t n e w de v e l o p m e n t i n t h e M a r g a r i t a A r e a i s w e l l d e s i g n e d a n d c o n t r i b u t e s to t h e c r e a t i o n o f a b u i l t e n v i r o n m e n t t h a t e n h a n c e s S a n L u i s Ob i s p o ’ s u n i q u e s e n s e o f p l a c e . Ph y s i c a l I d e n t i t y a n d I m a g e In o r d e r t o a c h i e v e a b u i l t e n v i r o n m e n t i n t h e M a r g a r i t a A r e a t h a t i s a po s i t i v e p h y s i c a l e x p r e s s i o n o f i t s s e t t i n g , i t i s i m p o r t a n t t o un d e r s t a n d t h e q u a l i t i e s a n d e l e m e n t s t h a t c o n s t i t u t e i t s en v i r o n m e n t . T h e p h y s i c a l i d e n t i t y o f t h e M a r g a r i t a A r e a c o n s i s t s o f se v e r a l d i v e r s e e l e m e n t s , i n c l u d i n g n a t u r a l f a c t o r s s u c h a s to p o g r a p h y , v e g e t a t i o n , a n d d r a i n a g e , a n d h u m a n f a c t o r s s u c h a s la n d u s e a n d s t r e e t s . U s i n g K e v i n L y n c h ’ s c o n c e p t o f p l a c e l e g i b i l i t y , a m e n t a l m a p o r i m a g e o f M a r g a r i t a A r e a w a s d e v e l o p e d a n d u s e d to l a y o u t t h e n e i g h b o r h o o d . S o u t h S t r e e t H i l l s i s a n a t u r a l e d g e a n d la n d m a r k t h a t b o r d e r s t h e a r e a t o t h e n o r t h . B r o a d S t r e e t ( S t a t e Ro u t e 2 2 7 ) i s a m a n - m a d e e d g e t o t h e e a s t . A c a c i a C r e e k a n d a se r i e s o f s t r e a m s s e r v e a s n a t u r a l p a t h s t h r o u g h o u t t h e a r e a . T h e r e ar e n o e x i s t i n g n o d e s o r s o c i a l g a t h e r i n g p l a c e s . P r e s e n t l y u n d e r co n s t r u c t i o n , t h e D a m o n - G a r c i a B a l l F i e l d s w i l l b e a n o d e i n t h e so u t h e a s t p o r t i o n o f t h e M a r g a r i t a A r e a . De s i g n P r i n c i p l e s Th e s p e c i f i c p l a n w a s d e s i g n e d w i t h t h e f o l l o w i n g g u i d i n g p r i n c i p l e s . Es t a b l i s h a c e n t r a l t r a n s i t f a c i l i t y w i t h c o n v e n i e n t a c c e s s ; Ma x i m i z e d e n s i t y w i t h i n ¼ m i l e o f t r a n s i t c e n t e r ; Cr e a t e a p e d e s t r i a n - f r i e n d l y e n v i r o n m e n t ; Li n k l a n d u s e w i t h t r a n s i t ; Pr o v i d e a d i v e r s i t y o f h o u s i n g t y p e s ; Pr o m o t e t h e u s e o f n a r r o w e r s t r e e t s ; Pr o v i d e n e i g h b o r h o o d - s e r v i n g r e t a i l a n d c o m m e r c i a l u s e s co n c e n t r a t e d i n m i x e d - u s e d e v e l o p m e n t s l o c a t e d a t s t r a t e g i c po i n t s a l o n g t h e t r a n s i t s y s t e m o r r o u t e s . Ce n t r a l T r a n s i t S t o p Th e M a r g a r i t a A r e a T O D i s p l a n n e d a r o u n d a c e n t r a l t r a n s i t s t o p su r r o u n d e d b y h o u s i n g , r e t a i l e s t a b l i s h m e n t s , b u s i n e s s s e r v i c e s , em p l o y m e n t , n e i g h b o r h o o d p a r k s a n d o p e n s p a c e . T h e t r a n s i t s t o p wi l l s e r v e a s a f o c a l p o i n t w i t h a t t r a c t i v e p a s s e n g e r s h e l t e r , la n d s c a p i n g a n d t r a n s i t i n f o r m a t i o n d i s p l a y s . Tr a n s i t - S u p p o r t i v e D e n s i t y Th i s s p e c i f i c p l a n e s t a b l i s h e s a r a n g e o f d e n s i t y w i t h t h e i n t e n t o f cr e a t i n g a d e q u a t e n e i g h b o r h o o d s a n d r i d e r s h i p t o s u p p o r t t r a n s i t se r v i c e . R e s i d e n t i a l d e n s i t i e s w i l l r a n g e f r o m 5 t o 2 4 u n i t s p e r a c r e , wi t h t h e h i g h e s t d e n s i t y d e v e l o p m e n t c l o s e s t t o t h e t r a n s i t s t o p ( s e e La n d U s e M a p ) . T h i s s p e c i f i c p l a n p r o v i d e s f o r t h e d e v e l o p m e n t o f ap p r o x i m a t e l y 9 6 0 , 0 0 0 s q u a r e f e e t o f b u s i n e s s p a r k u s e s a n d a n em p l o y e e d e n s i t y o f 4 0 e m p l o y e e s p e r a c r e . Mi x e d U s e s Th i s s p e c i f i c p l a n i n c l u d e s d i v e r s e a n d c o m p l e m e n t a r y u s e s s u c h a s re t a i l , p r o f e s s i o n a l s e r v i c e s , h o u s i n g , a n d e m p l o y m e n t w i t h i n t h e co r e o f t h e T O D a n d a d j a c e n t t o t r a n s i t . T h e n e i g h b o r h o o d co m m e r c i a l a l l o w s f o r s m a l l r e t a i l e s t a b l i s h m e n t s s u c h a s a d r y - cl e a n e r a n d f o o d m a r k e t t o m a k e i t e a s y f o r b u s r i d e r s t o c o n d u c t bu s i n e s s g o i n g t o a n d f r o m t h e s t o p . A c t i v e u s e s s u c h a s c a f e s a n d re s t a u r a n t s m a y p r o v i d e w a i t i n g a r e a s a n d c r e a t e a s a f e en v i r o n m e n t f o r p a t r o n s . Pe d e s t r i a n - f r i e n d l y e n v i r o n m e n t Co m p l e m e n t e d w i t h t r e e - l i n e d s t r e e t s , l a n d s c a p e d s p a c e a n d se a t i n g a r e a s , t h e t r a n s i t c e n t e r w i l l b e a g a t h e r i n g s p o t o f p u b l i c ac t i v i t y . T o e n h a n c e t h e p e d e s t r i a n e x p e r i e n c e , b u i l d i n g s w i l l b e s e t cl o s e t o t h e s t r e e t s a n d h a v e m u l t i p l e w i n d o w s a n d e n t r i e s . T h e tr a n s i t c e n t e r w i l l b e l i n k e d t o o t h e r a c t i v i t y c e n t e r s b y a s e r i e s o f pa t h s s u c h a s r o a d s , t r a i l s a n d s i d e w a l k s . A t t a c h m e n t 5 A R C 1 - 1 3 Ma r g a r i t a A r e a S p e c i f i c P l a n Co m m u n i t y D e s i g n 33 Bu s i n e s s P a r k U s e s a n d D e s i g n Ma r k e t t r e n d s i n t h e r e g i o n a n d d e v e l o p m e n t t r e n d s i n t h e A i r p o r t Ar e a s u g g e s t g r e a t e r d e m a n d f o r f a c i l i t i e s t o a c c o m m o d a t e h i g h te c h a n d c l e a n i n d u s t r i e s , i n a d d i t i o n t o t h e m a n u f a c t u r i n g a n d wa r e h o u s e u s e s t h a t h a v e h i s t o r i c a l l y o c c u p i e d t h e a r e a . I n 1 9 9 7 , th e C i t y C o u n c i l a d o p t e d t h e T a r g e t e d I n d u s t r y C l u s t e r C o m m i t t e e Fi n a l R e p o r t t h a t t a r g e t s a n d e n c o u r a g e s a s p r i m a r y l o c a l i n d u s t r i e s co m p u t e r s o f t w a r e / m u l t i m e d i a , l i g h t m a n u f a c t u r i n g , a n d bu s i n e s s / c o m p u t e r s e r v i c e c e n t e r s , a l l o f w h i c h a r e c o m p a t i b l e i n bu s i n e s s p a r k z o n e s . Th e b u s i n e s s p a r k d i s t r i c t w i l l b e l o c a t e d o n a n i n t e r c o n n e c t e d ne t w o r k o f s t r e e t s a n d b l o c k s . B u i l d i n g s s h o u l d b e c l u s t e r e d a t st r e e t c o r n e r s w i t h p a r k i n g a t t h e s i d e o r r e a r . T h e i n t e n t i s t o c r e a t e an e m p l o y m e n t c e n t e r t h a t f u n c t i o n s l i k e a n e i g h b o r h o o d . Ma r k e t a b i l i t y On e o f t h e p r i m a r y f a c t o r s a f f e c t i n g t h e d e v e l o p m e n t o f T O D s i s de v e l o p e r i n t e r e s t a n d f i n a n c i n g . A n A m e r i c a n L i v e s s u r v e y f o u n d th a t c o n s u m e r s f a v o r d e v e l o p m e n t s w i t h t o w n c e n t e r s , c o m m u n i t y ga t h e r i n g p l a c e s , l o o k a n d f e e l o f n e i g h b o r h o o d s , l e s s a u t o m o b i l e pa r k i n g , a n d p e d e s t r i a n - o r i e n t e d e l e m e n t s . W h e n a s k e d a b o u t st r e e t p a t t e r n s , p e o p l e w e r e s p l i t b e t w e e n t r a d i t i o n a l n e i g h b o r h o o d s an d s u b u r b a n m o d e l s . T h e o n l y c h a r a c t e r i s t i c t h a t g a v e s u b u r b a n mo d e l s a d e f i n i t e c o n s u m e r a d v a n t a g e w a s i t s l o w d e n s i t y . 3. 1 B u i l d i n g F o r m s a n d M a t e r i a l s Th e f o l l o w i n g d e s i g n c r i t e r i a a r e m o r e s p e c i f i c i n t e r p r e t a t i o n s o f h o w th e c o m m u n i t y d e s i g n p r i n c i p l e s c a n b e a p p l i e d t o s i t e p l a n n i n g , ar c h i t e c t u r e , l a n d s c a p e d e s i g n a n d r o a d d e s i g n . T h e s e c r i t e r i a ap p l y t o a l l d e v e l o p m e n t w i t h i n t h e M a r g a r i t a A r e a . A. H u m a n S c a l e Th r o u g h o u t t h e M a r g a r i t a A r e a , b u i l d i n g s s h o u l d e x p r e s s h u m a n sc a l e . T h i s i s d o n e b y “ a r t i c u l a t i n g ” t h e b u i l d i n g m a s s ( a v o i d i n g ex t e n s i v e w a l l o r r o o f p l a n e s ) a n d b y p r o v i d i n g d e t a i l s t h a t c a n b e ap p r e c i a t e d b y a p e r s o n w a l k i n g . I n d i v i d u a l l a n d - u s e c a t e g o r i e s ha v e n u m e r i c a l s t a n d a r d s t h a t a f f e c t b u i l d i n g s i z e . H o w e v e r , wi t h i n t h e r e s u l t i n g o v e r a l l d i m e n s i o n s , c h a n g e s i n r o o f a n d w a l l al i g n m e n t s s h o u l d c r e a t e v i s u a l i n t e r e s t a s w e l l a s a f u n c t i o n a l se n s e o f s h e l t e r i n g a t b u i l d i n g e n t r i e s . B. A r c h i t e c t u r a l S t y l e s Th e a r c h i t e c t u r a l s t y l e s c o n t a i n e d i n t h i s s p e c i f i c p l a n a r e pr e f e r r e d f o r t h e M a r g a r i t a A r e a . H o w e v e r , t h i s s p e c i f i c p l a n do e s n o t m a n d a t e a s p e c i f i c d e s i g n , b u t e n c o u r a g e s f l e x i b i l i t y i n de s i g n w i t h a n e m p h a s i s o n d e t a i l s a n d c o n s t r u c t i o n m a t e r i a l s le a d i n g t o e n v i r o n m e n t a l l y s u p e r i o r p r o j e c t s , i n c l u d i n g h i g h e r de n s i t y a n d i n c r e a s e d a f f o r d a b i l i t y . T h e d r a w i n g s a r e f o r il l u s t r a t i v e p u r p o s e s o n l y . S i t e a n d b u i l d i n g d e s i g n s m u s t b e co n s i s t e n t w i t h t h e C o m m u n i t y D e s i g n G u i d e l i n e , a n d a p p r o v e d by t h e C i t y ’ s A r c h i t e c t u r a l R e v i e w C o m m i s s i o n . C. R e s i d e n t i a l E n t r i e s In d i v i d u a l d w e l l i n g e n t r i e s s h o u l d b e i d e n t i f i a b l e f r o m s t r e e t s o r pe d e s t r i a n w a l k w a y s , a n d s h o u l d n o t b e i d e n t i f i a b l e o n l y f r o m on - s i t e p a r k i n g a r e a s . D. U n i v e r s a l A c c e s s Wh i l e m a n y t r a d i t i o n a l a r c h i t e c t u r a l s t y l e s i n c l u d e r a i s e d f l o o r s , or s t e p s u p t o t h e e n t r y o r f r o n t p o r c h , a l l b u i l d i n g s s h o u l d h a v e a pa t h o f t r a v e l , t o t h e m a i n e n t r y , w h i c h i s u n i v e r s a l l y a c c e s s i b l e (n o v e r t i c a l o r h o r i z o n t a l b a r r i e r s t o w h e e l c h a i r s ) . U n i v e r s a l l y ac c e s s i b l e e n t r i e s a r e e n c o u r a g e d f o r a l l b u i l d i n g s , i n c l u d i n g si n g l e - f a m i l y h o u s e s . E. O u t d o o r N o i s e R e d u c t i o n Al l d e v e l o p m e n t i s e n c o u r a g e d t o h a v e s o m e o u t d o o r s p a c e t h a t is s h i e l d e d f r o m a i r c r a f t n o i s e , s u c h a s c o v e r e d p o r c h e s o r pa t i o s . A l s o , l a r g e m u l t i p l e - d w e l l i n g p r o j e c t s a r e e n c o u r a g e d t o ha v e r e c r e a t i o n a l a m e n i t i e s , s u c h a s s w i m m i n g p o o l s , t h a t a r e sh i e l d e d f r o m a i r c r a f t n o i s e . I n d e s i g n i n g s u c h f a c i l i t i e s , c a r e mu s t b e t a k e n t o a d d r e s s n o i s e c o m i n g f r o m s e v e r a l d i r e c t i o n s , in c l u d i n g o v e r h e a d , t o a v o i d r e f l e c t e d n o i s e . A t t a c h m e n t 5 A R C 1 - 1 4 Co m m u n i t y D e s i g n Ma r g a r i t a A r e a S p e c i f i c P l a n 34 3. 2 L a n d s c a p i n g Th i s s p e c i f i c p l a n c a l l s f o r a n a t t r a c t i v e a n d s u s t a i n a b l e l a n d s c a p e pa t t e r n t h a t u n i f i e s a n d e n h a n c e s t h e q u a l i t y o f t h e p r o p o s e d de v e l o p m e n t . P l a n t i n g s h o u l d b e s u i t e d t o f u n c t i o n a n d en v i r o n m e n t a l c o n d i t i o n s . L o n g - l i v e d s p e c i e s t h a t p r o v i d e p l e a s a n t ar o m a s o r a t t r a c t i v e f l o w e r s o r f r u i t a r e e n c o u r a g e d . D u e t o h i g h wa t e r a n d m a i n t e n a n c e n e e d s , t u r f s h a l l b e u s e d o n l y w h e r e t h e r e i s a h i g h d e m a n d f o r f l e x i b l e p l a y s p a c e . N a t i v e , d r o u g h t - t o l e r a n t , l o w gr o u n d c o v e r s s h o u l d b e u s e d w h e r e t he s p a c e p r o v i d e s p r i m a r i l y vi s u a l o p e n n e s s . A l l d e v e l o p m e n t w i t h i n t h e M a r g a r i t a A r e a s h a l l co m p l y w i t h t h e l a n d s c a p i n g g o a l s a n d l a n d s c a p e d e s i g n g u i d e l i n e s co n t a i n e d i n t h e C i t y ’ s a d o p t e d C o m m u n i t y D e s i g n G u i d e l i n e s , wh i c h a r e i n c o r p o r a t e d h e r e i n b y r e f e r e n c e . In a d d i t i o n t o t h e C i t y ’ s a d o p t e d l a n d s c a p e g o a l s a n d s t a n d a r d s , t h i s sp e c i f i c p l a n e s t a b l i s h e s t h e f o l l o w i n g l a n d s c a p e g u i d e l i n e s : 1. S t r e e t t r e e s s h o u l d b e p l a n t e d t o e n h a n c e t h e a r e a ’ s i m a g e , an d c r e a t e a s t r o n g s e n s e o f i d e n t i t y a n d u n i t y r e g a r d l e s s o f th e v a r i e t y i n l a n d u s e s a n d a r c h i t e c t u r a l s t y l e s . 2. F o c a l a r e a s , k e y i n t e r s e c t i o n s a n d p r o j e c t e n t r i e s s h o u l d b e hi g h l i g h t e d t h r o u g h a s p e c i e s o f t r e e s , i n t e n s i f i e d p l a n t i n g sc h e m e s , a n d o t h e r l a n d s c a p e e n h a n c e m e n t s . 3. T h e c h a r a c t e r o f p l a n t e d a r e a s n e a r r i p a r i a n c o r r i d o r s s h o u l d re s p e c t a n d r e s p o n d t o t h e n a t u r a l l a n d s c a p e c h a r a c t e r o f th o s e a r e a s . A g r a d u a l t r a n s i t i o n s h o u l d b e c r e a t e d b e t w e e n zo n e s o f p u r e l y n a t i v e v e g e t a t i o n a n d p r e d o m i n a n t l y or n a m e n t a l p l a n t i n g a r e a s . 4. T h e u s e o f s p e c i m e n t r e e s a n d o r n a m e n t a l s p e c i e s i s ap p r o p r i a t e t o h i g h l i g h t t h e i m p o r t a n c e o f b u i l d i n g e n t r i e s t o di s t i n g u i s h t h e m f r o m t h e r e s t o f t h e l a n d s c a p e . Wa t e r E f f i c i e n c y L a n d s c a p e D e s i g n La n d s c a p i n g s h a l l b e c o n s i s t e n t w i t h S e c t i o n 1 3 . 2 0 . 0 4 ( L a n d s c a p e St a n d a r d s ) o f t h e M u n i c i p a l C o d e . C i t y s t a n d a r d s r e q u i r e : 1 ) t h a t ir r i g a t e d t u r f a r e a s n o t e x c e e d t w e n t y p e r c e n t o f t h e s i t e ’ s t o t a l a r e a ; 2) t h e u s e o f w a t e r - c o n s e r v i n g t u r f v a r i e t i e s o r t u r f s u b s t i t u t e s (g r o u n d c o v e r s ) , w h e r e a p p r o p r i a t e ; 3 ) p l a n t e r a n d t u r f a r e a s b e de s i g n e d f o r m a x i m u m w a t e r e f f i c i e n c y a n d e a s e o f m a i n t e n a n c e ; 4 ) th e u s e d e c o r a t i v e p a v i n g a n d a l t e r n a t i v e g r o u n d c o v e r s t o at t r a c t i v e l y l a n d s c a p e p a t h w a y s , s e r v i c e a r e a s , o r a r e a s d i f f i c u l t t o ma i n t a i n ; 5 ) t h e s e l e c t i o n o f p l a n t s a c c o r d i n g t o t h e i r s u i t a b i l i t y t o t h e cl i m a t i c , g e o l o g i c , a n d t o p o g r a p h i c a l c o n d i t i o n s o f t h e s i t e ; 6 ) t h e pr o t e c t i o n a n d p r e s e r v a t i o n o f n a t i v e s p e c i e s a n d n a t u r a l a r e a s ; 7 ) th e u s e o f c u r b s , p a v e r s , a n d o t h e r d e c o r a t i v e m a t e r i a l s t o d e f i n e th e e d g e s o f p l a n t e r s t o r e d u c e i r r i g a t i o n r u n o f f i n t o u n p l a n t e d a r e a s , an d t o d e f i n e t u r f a r e a s ; a n d 8 ) t h e u s e o f e r o s i o n c o n t r o l m e a s u r e s on p l a n t e d s l o p e s o f 3 : 1 o r s t e e p e r . Th e C i t y ’ s W a t e r R e c l a m a t i o n F a c i l i t y ( s e w a g e t r e a t m e n t p l a n t ) pr o d u c e s e f f l u e n t o f a q u a l i t y t h a t c a n b e u s e d f o r m a n y n o n p o t a b l e us e s . R e c l a i m e d w a t e r c a n b e u s e d f o r l a n d s c a p e i r r i g a t i o n o f p a r k s , in s t i t u t i o n a l , c o m m e r c i a l , a n d i n d u s t r i a l u s e s , a n d t h e c o m m o n a r e a s of m u l t i f a m i l y d w e l l i n g s . 3. 3 L i g h t i n g Th e o v e r a l l l i g h t i n g c o n c e p t i s t o p r o v i d e e x t e r i o r l i g h t i n g t h a t i s co m p a t i b l e w i t h t h e a r c h i t e c t u r a l a n d l a n d s c a p e d e s i g n , a n d n o t cr e a t e a n u i s a n c e f o r a d j a c e n t a n d n e a r b y p r o p e r t i e s . A l l l i g h t i n g wi t h i n t h e s p e c i f i c p l a n a r e a s h a l l c o m p l y w i t h t h e l i g h t i n g st a n d a r d s c o n t a i n e d i n t h e S a n L u i s O b i s p o C o m m u n i t y D e s i g n Gu i d e l i n e s . I n a d d i t i o n t o t h e o v e r a l l c o m m u n i t y s t a n d a r d s , t h e sp e c i f i c p l a n c a l l s f o r a l l ou t d o o r i l l u m i n a t i o n o f s t r e e t s , p u b l i c sp a c e s , a n d p r i v a t e g r o u n d s t o : • be o f t h e m o s t e n e r g y - e f f i c i e n t , c o m m e r c i a l l y a v a i l a b l e t y p e ; • av o i d g l a r e v i s i b l e f r o m o f f t h e s i t e o f t h e f i x t u r e s ; • av o i d i l l u m i n a t i o n e x c e e d i n g 0 . 5 f o o t - c a n d l e o n p r o p e r t y n o t in t e n d e d o r n o t d e s i r i n g t o b e i l l u m i n a t e d ; a n d • mi n i m i z e i l l u m i n a t i o n t o w a r d t h e s k y . A t t a c h m e n t 5 A R C 1 - 1 5 Ma r g a r i t a A r e a S p e c i f i c P l a n Co m m u n i t y D e s i g n 35 Fi g u r e 8 - A : C r a f t s m a n o r B u n g a l o w S t y l e Mo s t a p p r o p r i a t e f o r l o w - d e n s i t y a n d m e d i u m - d e n s i t y r e s i d e n t i a l de v e l o p m e n t , a n d f o r t h e B u s i n e s s P a r k / O f f i c e p a r t o f t h e Bu s i n e s s P a r k . • Ro o f i s h i p o r g a b l e ( 2 / 1 2 t o 5 / 1 2 p i t c h ) • Si d i n g o f h o r i z o n t a l b o a r d s , w o o d s h i n g l e s , b o a r d - a n d - b a t t e n , or a c o m b i n a t i o n • Ea v e d e t a i l i n g , s u c h a s e x p o s e d r a f t e r t a i l s , k n e e b r a c e s • Wi n d o w s d o u b l e - h u n g ( o r s i n g l e - h u n g ) , w o o d t r i m , g r e a t e r he i g h t t h a n w i d t h , s o m e w i t h d i v i d e d l i t e s , s o m e g r o u p e d wi n d o w s • Co m p o s i t i o n s h i n g l e o r s i m u l a t e d w o o d s h i n g l e o r s h a k e r o o f • Ch i m n e y s o f n o n c o m b u s t i b l e m a t e r i a l ( b r i c k , s t u c c o , s t o n e , me t a l ) Fi g u r e 8 - B : Mi s s i o n R e v i v a l o r S p a n i s h S t y l e Ap p r o p r i a t e f o r a l l l a n d u s e t y p e s w h e n a u t h e n t i c a l l y a p p l i e d , be c a u s e i t l e n d s i t s e l f t o a w i d e r a n g e o f b u i l d i n g s i z e s . • Lo w s l o p e r o o f ( a b o u t 3 / 1 2 p i t c h , o r “ f l a t ” r o o f w i t h p a r a p e t ) • Mi s s i o n t i l e o n s l o p e d r o o f s , a n d c a p p i n g p a r a p e t • St u c c o w a l l s • Do u b l e - h u n g ( o r s i n g l e - h u n g ) o r c a s e m e n t w i n d o w s w i t h na r r o w w o o d t r i m , g r e a t e r h e i g h t t h a n w i d t h ; s o m e d i v i d e d l i t e s • Ex t e r i o r w i n d o w f a c e s r e c e s s e d f r o m o u t e r w a l l p l a n e (“ c u s h i o n ” e d g e s f o r o p e n i n g ) • Ar c h e d d o o r s , w i n d o w s , o r p o r c h o r v e r a n d a s u p p o r t s • Ar c h e s a n d c o l u m n s a r e p r o p e r l y p r o p o r t i o n e d f o r t i m b e r o r ad o b e c o n s t r u c t i o n A t t a c h m e n t 5 A R C 1 - 1 6 Co m m u n i t y D e s i g n Ma r g a r i t a A r e a S p e c i f i c P l a n 36 Fi g u r e 8 - C : Vi c t o r i a n S t y l e Mo s t a p p r o p r i a t e f o r l o w - d e n s i t y a n d m e d i u m - d e n s i t y r e s i d e n t i a l d e v e l o p m e n t , a n d f o r t h e B u s i n e s s P a r k / of f i c e p a r t o f t h e B u s i n e s s P a r k . • Ro o f s l o p e d ( 4 / 1 2 t o 1 2 / 1 2 p i t c h ) • Ho r i z o n t a l b o a r d s i d i n g , w o o d s h i n g l e s , o r a c o m b i n a t i o n • Bo x e d e a v e s • Do u b l e - h u n g ( o r s i n g l e - h u n g ) w i n d o w s ; w o o d t r i m ; g r e a t e r h e i g h t t h a n w i d t h ; s o m e w i t h d i v i d e d l i t e s ; ro u n d o r “ d i a m o n d ” w i n d o w s • Co m p o s i t i o n s h i n g l e , s i m u l a t e d s h a k e o r s l a t e r o o f i n g • Br i c k o r s t o n e c h i m n e y s • Em p h a s i s o n v e r t i c a l ; t u r r e t s o r t o w e r s • Po r c h d o m i n a t e s s t r e e t p r e s e n t a t i o n “V i c t o r i a n ” a n d “ Q u e e n A n n e ” e n c o m p a s s m a n y v a r i a t i o n s , i n c l u d i n g o r n a t e a s w e l l a s s i m p l e r , r e g i o n a l ve r n a c u l a r s t y l e s . Fi g u r e 8 - D : P r o v i n c i a l S t y l e Mo s t a p p r o p r i a t e f o r l o w - d e n s i t y a n d m e d i u m - d e n s i t y r e s i d e n t i a l de v e l o p m e n t , a n d f o r t h e B u s i n e s s P a r k / O f f i c e p a r t o f t h e B u s i n e s s P a r k . • St u c c o w a l l s w i t h s t o n e , b r i c k , o r t i l e a c c e n t s • Ro o f s t e e p l y p i t c h e d • Co m p o s i t i o n s h i n g l e , s i m u l a t e d s h a k e o r s l a t e r o o f i n g • Sh i n g l e s m a y “ w r a p ” a t e a v e s • Ca s e m e n t o r d o u b l e - h u n g ( o r s i n g l e - h u n g ) w i n d o w s ; w o o d t r i m ; gr e a t e r h e i g h t t h a n w i d t h ; d i v i d e d l i t e s ; • Ch i m n e y s o f s t u c c o , b r i c k , o r s t o n e • Cy l i n d r i c a l o r a n g l e d e n t r y a l c o v e ( n o p o r c h , b u t o f t e n w i t h f o r m a l fr o n t g a r d e n h a v i n g b r i c k o r f l a g s t o n e a r e a a n d l o w w a l l ) A t t a c h m e n t 5 A R C 1 - 1 7 Ma r g a r i t a A r e a S p e c i f i c P l a n Co m m u n i t y D e s i g n 37 Fi g u r e 8 - E : Pr a i r i e S t y l e Mo s t a p p r o p r i a t e f o r l o w - d e n s i t y a n d m e d i u m - d e n s i t y re s i d e n t i a l d e v e l o p m e n t , a n d f o r t h e B u s i n e s s P a r k / O f f i c e an d B u s i n e s s P a r k 1 - s t o r y - m a s o n r y a r e a s o f t h e Bu s i n e s s P a r k . • Ho r i z o n t a l f o r m d o m i n a t e s ( n o t r e c o m m e n d e d f o r mu l t i s t o r y b u i l d i n g s o n l o t s w i t h n a r r o w f r o n t a g e ) • Ro o f f l a t o r l o w p i t c h e d • Wi d e e a v e s w i t h s o f f i t • St u c c o , b r i c k , o r h o r i z o n t a l b o a r d s i d i n g o n w a l l s • Do u b l e - h u n g ( o r s i n g l e - h u n g ) w i n d o w s ; w o o d t r i m ; so m e w i t h d i v i d e d l i t e s ; w i n d o w s o f t e n g r o u p e d • Bu i l t - u p ( g r a v e l ) o r f l a t t i l e r o o f i n g • St u c c o , b r i c k , o r s t o n e c h i m n e y s Fi g u r e 8 - F : Ne o c l a s s i c S t y l e Ap p r o p r i a t e f o r t h e B u s i n e s s P a r k o r N e i g h b o r h o o d C o m m e r c i a l d e v e l o p m e n t . • Lo w - s l o p e h i p o r f l a t r o o f • Fl a t t i l e o r f l a t - s e a m e d m e t a l r o o f • Fo r m a l s y m m e t r y o f m a i n e l e m e n t s • St u c c o o r s m o o t h m a s o n r y w a l l s • Ti l e o r s t o n e i n s e t s a n d d e t a i l s • En t r i e s a c c e n t e d b y c o l u m n s o r a r c h e s • Wi n d o w s a c c e n t e d b y p i l a s t e r s o r m a s o n r y • Co l u m n s , a r c h e s , a n d p i l a s t e r s m a y b e f l u t e d o r “ s t e p p e d i n , ” c r e a t i n g m u l t i p l e sh a d o w l i n e s • Ve r y s u b d u e d b u i l d i n g c o l o r s ( l i g h t b e i g e ) , w h i c h c a n s e r v e a s b a c k g r o u n d f o r d a r k tr e e s A t t a c h m e n t 5 A R C 1 - 1 8 Co m m u n i t y D e s i g n Ma r g a r i t a A r e a S p e c i f i c P l a n 38 Fi g u r e 8 - G : In d u s t r i a l S t y l e Ap p r o p r i a t e f o r t h e B u s i n e s s P a r k . • Ho r i z o n t a l f o r m d o m i n a t e s • Fl a t , s h e d , o r a r c h e d r o o f • Ba n k s o f c l e r e s t o r y , r e c t a n g u l a r , o r p y r a m i d a l s k y l i g h t s • Wa l l s o f b r i c k o r b l o c k , o r m e t a l w i t h c l o s e l y s p a c e d v e r t i c a l c o r r u g a t i o n o r r i b b i n g Fi g u r e 8 - H : Ag r i c u l t u r a l H e r i t a g e F o r m s Ap p r o p r i a t e f o r t h e B u s i n e s s P a r k o r N e i g h b o r h o o d C o m m e r c i a l d e v e l o p m e n t . • Al t h o u g h n o t a s i n g l e s t y l e , s i m p l e e x p r e s s i v e f o r m s s h o u l d r e f l e c t t h e a r e a ’ s ag r i c u l t u r a l h e r i t a g e • Ve r t i c a l w a l l l i n e s a n d m o n i t o r r o o f f o r m s d o m i n a t e o v e r a l l b u i l d i n g m a s s i n g , b u t ma y i n c l u d e d r a m a t i c v e r t i c a l e l e m e n t s • Fa c a d e s f a c i n g p u b l i c s t r e e t s o r e n t r a n c e s s h o u l d b e a r t i c u l a t e d t o g i v e h u m a n sc a l e a n d r e d u c e a p p a r e n t m a s s o f b u i l d i n g • Wa l l s s u c h a s m e t a l , w o o d , o r b l o c k a v o i d i n g h i g h l y r e f l e c t i v e s u r f a c e s a n d mo d e s t w i n d o w a r e a s s h o u l d b e u s e d • Ma s s i n g s h o u l d v a r y b e t w e e n b u i l d i n g s b u t m u s t r e i n f o r c e c o n c e p t o f a ha r m o n i o u s a n d u n i f i e d c l u s t e r o f b u i l d i n g s • Si t e / b u i l d i n g d e s i g n s h o u l d p r o v i d e f o r p e d e s t r i a n w i n d p r o t e c t i o n A t t a c h m e n t 5 A R C 1 - 1 9 Ma r g a r i t a A r e a S p e c i f i c P l a n Co m m u n i t y D e s i g n 39 3. 5 P u b l i c A r t Th e C i t y w i s h e s t o e n h a n c e t h e c u l t u r a l a n d a e s t h e t i c e n v i r o n m e n t to e n c o u r a g e c r e a t i v i t y a n d a n a p p r e c i a t i o n o f t h e a r t s a n d i t s cu l t u r a l h e r i t a g e . Pu b l i c v i s u a l a r t s w i l l b e i n c l u d e d i n t h e M a r g a r i t a A re a , i n c o n f o r m a n c e w i t h c i t y w i d e p o l i c i e s a n d r e q u i r e m e n t s . T h e ne i g h b o r h o o d p a r k a n d t h e p r i n c i p a l c o l l e c t o r s t r e e t , p a r t i c u l a r l y th e i r e n t r i e s , a r e f a v o r e d l o c a t i o n s f o r p u b l i c a r t . S m a l l - s c a l e de v e l o p m e n t p r o j e c t s a r e e n c o u r a g e d t o c o n t r i b u t e t o p u b l i c a r t a t th e s e l o c a t i o n s . Fi g u r e 8 - I : M a i n S t r e e t S t y l e Ap p r o p r i a t e f o r N e i g h b o r h o o d C o m m e r c i a l d e v e l o p m e n t . • Bu i l d i n g s h a v e t w o o r t h r e e s t o r i e s • Bu i l d i n g s e x t e n d f r o m s i d e l o t l i n e t o s i d e l o t l i n e , a n d a r e a t o r v e r y c l o s e t o t h e si d e w a l k • Wa l l s a r e d u r a b l e m a t e r i a l s ( s t u c c o , b r i c k , t e x t u r e d b l o c k ) • Nu m e r o u s w i n d o w s f a c e t h e s t r e e t • De t a i l s s u c h a s p l a n t e r b o x e s , a w n i n g s , a n d s m a l l b a l c o n i e s p r o v i d e i n t e r e s t • If b u i l d i n g w a l l i s a t b a c k o f s i d e w a l k , e n t r y d o o r s a r e r e c e s s e d • Bu i l d i n g s a t s t r e e t c o r n e r s h a v e c o r n e r a n g l e s o r a r c a d e s Ze r o - l o t - l i n e d w e l l i n g s h a v e th e i r y a r d s t o t h e s o u t h . De t a c h e d h o u s e s h a v e t h e i r la r g e r y ar d s t o t h e s o u t h . 3. 4 S o l a r E x p o s u r e Bu i l d i n g f o r m a n d p l a c e m e n t m u s t m e e t t h e G e n e r a l P l a n ’ s s o l a r ex p o s u r e o b j e c t i v e s . A l l o t h e r f a c t o r s b e i n g e q u a l , i t i s g e n e r a l l y be t t e r f o r a n o w n e r t o h a v e c o n t r o l o f p r o p e r t y t o t h e s o u t h o f t h a t ow n e r ’ s p r o p o s e d o r p o t e n t i a l s o l a r c o l l e c t o r s . S o , l a r g e r y a r d s sh o u l d b e t o t h e s o u t h o f b u i l d i n g s . A l s o , i t i s g e n e r a l l y b e t t e r f o r la r g e r r o o f p l a n e s t o h a v e a s o u t h e r l y e x p o s u r e . A t t a c h m e n t 5 A R C 1 - 2 0 Co m m u n i t y D e s i g n Ma r g a r i t a A r e a S p e c i f i c P l a n 40 3. 6 R o a d T r a f f i c N o i s e M i t i g a t i o n A b a s i c c o n c e p t o f t h e n e i g h b o r h o o d d e s i g n i s t o h a v e m o s t o f t h e ve h i c l e t r a f f i c b e t w e e n t h e s o u t h e a s t e r n a n d s o u t h w e s t e r n p a r t s o f th e c o m m u n i t y , a s w e l l a s t r i p s t o a n d f r o m t h e n e i g h b o r h o o d , ca r r i e d b y P r a d o R o a d a s a “ r e g i o n a l r o u t e , ” w i t h d e s i g n f e a t u r e s o f a “ p a r k w a y a r t e r i a l . ” W h i l e t h i s a p p r o a c h a v o i d s h e a v y t r a f f i c a n d un a c c e p t a b l e n o i s e a l o n g l o c a l a n d c o l l e c t o r s t r e e t s , i t m a k e s n o i s e mi t i g a t i o n m o r e o f a c h a l l e n g e f o r P r a d o R o a d , p a r t i c u l a r l y w h e r e no i s e - s e n s i t i v e u s e s s u c h a s d w e l l i n g s a r e r e l a t i v e l y c l o s e . N o i s e - bl o c k i n g w a l l s a r e n o t c o n s i s t e n t w i t h t h e G e n e r a l P l a n , d u e t o t h e i r im p a c t o n s t r e e t a n d n e i g h b o r h o o d c h a r a c t e r . T h e G e n e r a l P l a n en c o u r a g e s s o u n d a t t e n u a t i o n t h r o u g h b u i l d i n g o r i e n t a t i o n a n d de s i g n . A s a r e s u l t , d i s t a n c e a n d b e r m s a r e t h e d e s i r e d n o i s e at t e n u a t i o n s o l u t i o n s . Dw e l l i n g s , a n d s o m e o u t d o o r s p a c e a s s o c i a t e d w i t h d w e l l i n g s , a r e to b e s e p a r a t e d f r o m P r a d o R o a d b y g r e e n w a y s , g r e e n s p a c e , a n d bu s i n e s s - p a r k u s e s . W a l l s o r f e n c e s f o r s e c u r i t y a n d p r i v a c y w i l l a l s o he l p r e d u c e n o i s e e x p o s u r e f o r r e s i d e n t i a l y a r d s . A l o w , l a n d s c a p e d be r m w i l l f u r t h e r s h e l t e r g r e e n w a y p a t h s a n d n o i s e - s e n s i t i v e u s e s fr o m t i r e n o i s e . ( T h e b e r m w i l l n o t c o n t i n u e a l o n g t h e s e g m e n t o f ro a d w a y t h a t i s e l e v a t e d o r o n t h e b r i d g e s . ) 3. 7 F e n c i n g S t a n d a r d s Fe n c e s a n d w a l l s p r o v i d e s a f e t y , s e c u r i t y , s c r e e n i n g a n d p r i v a c y , bu t c a n b e u n s i g h t l y e l e m e n t s b e c a u s e o f t h e i r l e n g t h a n d v i s i b i l i t y . Fe n c e a n d w a l l d e s i g n s m u s t c o m p l y w i t h t h e s t a n d a r d s c o n t a i n e d i n th e C o m m u n i t y D e s i g n G u i d e l i n e s . Gr e e n w a y Ri g h t - o f - W a y De v e l o p m e n t S i t e Ou t d o o r A c t i v i t y A r e a o r D w e l l i n g Pa t h Ab o u t 4 8 m e t e r s ( 1 5 7 f e e t ) f r o m r o a d c e n t e r l i n e t o 6 0 d B c o n t o u r , w i t h m i n i m a l b e r m M e d i a n R o a d w a y Be r m 1 m ( 3 f t . ) t a l l Fi g u r e 9 : No i s e M i t i g a t i o n A l o n g P r a d o R o a d A t t a c h m e n t 5 A R C 1 - 2 1