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HomeMy WebLinkAbout06-19-2017 ARC Agenda Packet City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Architectural Review Commission Monday, June 19, 2017 5:00 pm REGULAR MEETING Council Chamber 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Greg Wynn ROLL CALL: Commissioners Amy Nemcik, Brian Rolph, Allen Root, Greg Starzyk, Richard Beller, Vice-Chair Angela Soll, and Chair Greg Wynn PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the Commission on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on any item presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal discussion. PUBLIC HEARINGS Note: Any court challenge to the actions taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. 1. 175 Venture Drive and 173 Buckley Road. GENP-1319-2015/SPEC-1318-2015: Review of the Draft Design Guidelines for the Avila Ranch Development Project; A Final EIR has been prepared for project under CEQA; BP-SP zone, Specific Plan Area 4; Avila Ranch, LLC, applicant. (John Rickenbach) COMMENT & DISCUSSION 1. STAFF a. Agenda Forecast Architectural Review Commission Agenda Page 2 ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, July 10, 2017 at 5:00 p.m., in the Council Hearing Room: 990 Palm Street, San Luis Obispo, California. APPEALS Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $281 and must accompany the appeal documentation. The City of San Luis Obispo wishes to make all its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such requests to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)781 -7107. ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of the Public Hearing Draft Design Guidelines for the Avila Ranch Specific Plan project. PROJECT ADDRESS: 175 Venture Drive BY: John Rickenbach, Contract Planner 173 Buckley Road Phone Number: 805-610-1109 Email: JFRickenbach@aol.com FILE NUMBER: ARCH 2634-2016 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which recommends approval to the City Council of the Avila Ranch Development Plan Design Guidelines. SITE DATA Applicant Representative Proposed General Plan and Zoning Site Area Environmental Status Avila Ranch, LLC Stephen Peck, AICP Low, Medium, Medium-High, & High Density Residential (R-1, R-2, R-3, & R-4); Neighborhood Commercial (C-N); Public Facility (PF); & Conservation/Open Space (C/OS) 150 acres A Final EIR is available for review1 SUMMARY Avila Ranch, LLC has submitted a development plan proposal for a new, primarily residential development with up to 720 units on a 150-acre site north of Buckley Road in the Airport Area Specific Plan (AASP). The project would also include a “Town Center” with 15,000 square feet of neighborhood-serving retail and office uses next to a neighborhood park, as well as the preservation of some of the existing onsite agricultural uses and open space. The project as proposed is envisioned to implement the policies and development parameters as articulated in the recent Land Use and Circulation Elements (LUCE) update, other elements of the General Plan, AASP, and the City’s Community Design Guidelines. The applicant has prepared the Avila Ranch Development Plan (“Development Plan” or “Plan”) 1 Avila Ranch Final Environmental Impact Report: http://www.slocity.org/government/department- directory/community-development/documents-online/environmental-review-documents/avila-ranch-final-eir Meeting Date: June 19, 2017 Item Number: 1 Buckley Road ARC 1 - 1 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 2 that contains the specific development proposal for the site, including land use plan, development standards, design guidelines and concepts, and infrastructure plans. The purpose of this review is for the ARC to consider and make a recommendation to the City Council on the Design Guidelines portion of the Development Plan. 1.0 COMMISSION’S PURVIEW The Commission’s purview is to review the portions of the proposed Development Plan that relate to building design, architecture, building massing and layout. In general, these are embodied in the Design Framework chapter of the Development Plan (Pages 37-70), which is also referred to in this staff report as the “Design Guidelines” for the project. This section is included as Attachment 2 to this staff report. For additional context, the Land Use Plan (pages 25-35 of the Development Plan) is also included as Attachment 3, since the Design Framework chapter refers extensively to the Land Use Plan, and includes unique guidelines for each land use designation described in the Land Use Plan. In its meeting of February 1, 2016, the ARC conceptually reviewed the draft Design Guidelines, and provided input to staff and the project applicants. The updated Design Guidelines now being considered by ARC reflect this input, the key elements of which are described in Section 5.0 of this staff report. These Design Guidelines also informed the Final Environmental Impact Report (FEIR), which was not available when the ARC previously considered the project. 2.0 PROJECT SITE INFORMATION The site is composed of approximately 150 contiguous acres at the northeast corner of Buckley Road and Vachell Lane, and is comprised of three separate parcels: APN 053-259-006, APN 053- 259-004 and APN 053-259-005. The site generally slopes from the northeast to southwest, although there are localized undulations. It is diagonally bisected by a drainage channel that is referred to as “Tank Farm Creek” which conveys on and offsite storm water to San Luis Creek and comprises approximately 10 acres of the 150-acre site. Table 1: Site Information Site Size ~150 acres Present Use & Development Agriculture (Zoned Business Park and CO/S-SP) Topography Slopes from northeast to south-west, with localized undulations. Access Buckley Road, Vachell Lane, Earthwood and Horizon Lane Surrounding Use/Zoning West: M (Manufacturing) Lockheed Martin; C-S (Service Commercial) further west across Vachell Lane North: M (Manufacturing); warehousing & industrial uses East: County jurisdiction; Agriculture zoning South: County jurisdiction; Agriculture zoning ARC 1 - 2 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 3 3.0 GENERAL PLAN GUIDANCE The project is intended to be consistent with policy direction included in the General Plan, specifically Land Use Element Policy 8.1.6, which identifies the Avila Ranch area as a Special Focus Area (SP-4), subject to certain broad development parameters and principles. As described in Policy 8.1.6: “This area will be developed as primarily a residential neighborhood development with supporting neighborhood commercial, park, recreation facilities, and open space/resource protection. Within the project, emphasis should be on providing a complete range of housing types and affordabilities.” Policy 8.1.6 then notes that the specific plan for this area should consider and address a variety of issues, including the following issues related to architecture and design (including open space design): a. Provision of a variety of housing types and affordability levels. c. Provision of buffers along Buckley Road and along eastern edge of property from adjacent agricultural uses. d. Provision of open space buffers along northern and western boundaries to separate this development from adjacent service and manufacturing uses. e. Provision of open space buffers and protections for creek and wildlife corridor that runs through property. l. Architectural design that relates to the pastoral character of the area and preserves view of agrarian landscapes. Table 2 (from Section 8.1.6 of the LUCE) summarizes the performance standards that the proposed project must meet relative to land use and development potential: Table 2: Performance Standards for the Avila Ranch Special Focus Site (Policy 8.1.6) Type Designations Allowed % of Site Minimum 1 Maximum Residential LDR MDR MHDR HDR 500 units 700 units Commercial NC 15,000 SF 25,000 SF Open Space/ Agriculture OS AG 50% 2 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 Up to 1/3 of the open space may be provided off-site through in lieu fees consistent with the Airport Area Specific Plan. ARC 1 - 3 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 4 4.0 PROJECT DESCRIPTION OVERVIEW The Avila Ranch Project is a proposed new neighborhood that would include up to 720 dwelling units with a diverse range of housing needs; a centrally located “Town Center” with 15,000 square feet of local-serving retail and office uses; 18 acres of pocket parks, mini-parks and neighborhood parks; and 55 acres of open space including riparian corridors and farmed agricultural land. Among the project’s key features are community gardens, nine parks including a 9.8-acre neighborhood park, a bicycle and pedestrian pathway along the Tank Farm Creek riparian corridor, and bike connections to the Chevron Project to the north and the Octagon Barn bike facilities to the southwest. Another key feature is the extension of Buckley Road to South Higuera Street. The project area would be organized into seven neighborhoods, with primary and secondary architectural styles for development in each area, intended to provide a smooth transition from neighboring land uses outside the plan area. The architectural styles used within Avila Ranch will include:  Agrarian;  California Bungalow;  Contemporary;  Craftsman; and  Mission Additional project information, including land uses, neighborhoods, architectural styles, and other relevant characteristics are described in more detail in Section 4.1 of this staff report. 4.1 Proposed Project Characteristics The Avila Ranch Development Plan includes modifications that have occurred since it was originally submitted in December 2015, resulting from the environmental and public review process. The updated Plan includes a greater level of detail than the original version, including additional environmental protections, provisions and regulations to reduce environmental impacts identified in the EIR for the Project, and additional provision to address anticipated changes in environmental regulations. The updated Plan is based on the “Mitigated Project Alternative” described in the Draft and Final EIR. Proposed Development and Product Types. The proposed project includes up to 101 R-1 units, 297 R-2 units, 197 R-3 units and 125 R-4 units. The R-1 units are proposed to be more typical or traditional single-family homes with 65 units with front-loaded garages and 36 units with alley-loaded garages. The R-2 portions of the development obtain access from common driveways limiting direct vehicular access points to residential streets. This circulation design allows many of these R-2 units to front on open space areas or the internal Residential Collector streets, resulting in attractive landscaped setbacks rather than a series of driveways. These project circulation features along with attention to enhancing streetscapes and corridors with landscaping, utilizing interesting architectural features such as inviting front porches, tree covered sidewalks, ARC 1 - 4 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 5 and unobstructed views of surrounding open spaces, provide the underlying framework for creating a walkable and interconnected neighborhood. R-3 and R-4 units are included at locations that take advantage of adjacent open spaces, and/or proximity to jobs, transit, and shopping. Figure 1 shows the proposed land use map for the project, while Table 3 summarizes the proposed land uses and residential product types. Figure 1. Proposed Avila Ranch Land Use Map ARC 1 - 5 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 6 Table 3: Summary of Proposed Development and Residential Product Types 4.2 Proposed Design Guidelines Proposed Design Guidelines for new development are set forth in the Development Plan, in a chapter entitled “Design Framework” (pages 37 to 70; Attachment 2). The Design Guidelines shape development of the built environment and are intended to serve as a guide for developers, architects, and designers when considering development in the context of the Development Plan. Flexibility in interpretation of the design guidelines is permitted as long as the intent is followed. The Design Guidelines typically include the word “should”, rather than “shall”, in order to convey a degree of flexibility while indicating overall intent. Each proposed zone in the Development Plan has unique design guidelines associated with that zone, with illustrations and photos to illustrate appropriate examples and the overall intent. For residential uses, the guidelines address the following development parameters:  building orientation and setbacks  pedestrian activity areas  parking  outdoor use areas  screening  preservation of views from scenic roads  architecture o architectural character ARC 1 - 6 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 7 o scale and massing o building heights o architectural façade and treatment o materials and colors  landscaping  buildings, signs and lighting  public art  drainage  fencing  “Zero Net Energy” energy conservation and production While each of these is explained in greater detail in the Development Plan, and include specific guidelines and standards, a few of the key features described above are highlighted below. Neighborhoods and Architectural Styles. The Avila Ranch project area is located at the transition between urban and rural land uses at the southern edge of the City, flanked by industrial and other urban development to the north, and rural development to the south within the County. To provide an appropriate strategy to transition the architectural character of development, the project is organized into seven neighborhoods (Figure 2), and five architectural styles that can be applied in different proportions within these neighborhoods, as shown within Table 4: Figure 2. Proposed Avila Ranch Neighborhoods ARC 1 - 7 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 8 Table 4: Architectural Styles and Neighborhoods Neighborhood Land Use Architectural Styles * Primary (60% of the homes) Secondary (40% of the homes) 1 R-2 (Medium Density Residential) Agrarian Each of the 4 non-primary styles in a given neighborhood will be applied to 10% of the homes 2 R-2 (Medium Density Residential) Bungalow; Craftsman 3 R-2 (Medium Density Residential) Contemporary 4 R-4 (High Density Residential) Developed uniformly in one of the 5 styles 5 R-1 (Low Density Residential) Proportional mix of three of the 5 styles 6 Neighborhood Commercial Agrarian or Contemporary Agrarian none 7 R-3 (Medium-High Density Residential) Developed uniformly in one of the 5 styles * The five styles are Agrarian; California Bungalow; Craftsman; Contemporary; and Mission The goal with this strategy is to foster variety, but also to include design connectivity between the neighborhoods despite the variety in architectural styles. Please refer to pages 51 to 56 of Design Guidelines (Attachment 1) for additional details on each style, and where such styles would be applied within the planning area. Massing Characteristics. In general, the project is intended to be consistent with existing guidelines related to massing found in the Airport Area Specific Plan. Details regarding the proposed massing characteristics may be found on page 57 of the Design Guidelines (Attachment 2). Building Heights. In general, the project is intended to be consistent with existing guidelines related to building heights found in the Airport Area Specific Plan and Chapter 17.38 of the City’s Zoning Regulations. Details regarding the proposed building heights may be found on page 58 of the Design Guidelines. The Design Guidelines include the following key standards related to building height:  A minimum of 25% of R-1 zone units shall be single story. Single story units shall be concentrated along the landscaped berm, parallel to Buckley, unless it can be demonstrated that a two-story R-1 can conform to the city noise regulations.  The height of buildings next to major circulation routes should be equal to at least two- thirds of the distance from the street centerline to the face of the building. At least 75 percent of the units have one foot of building height for each 1.5 feet of distance from the street centerline to the façade of the dwelling unit. Sign and Lighting. The Development Plan provides signage and lighting standards, described on pages 61 to 64 of that document. In general, the Development Plan defers to existing City standards contained in either the overlying Airport Area Specific Plan or within the City’s ARC 1 - 8 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 9 Sign Regulations except where noted in the proposed Design Guidelines. Landscape Palette. The Development Plan provides details on landscaping, including a plant palette for use within different portions of the site. Please refer to pages 59 to 61 of the Development Plan. In general, the plan calls for maximizing the use of drought-tolerant and/or native landscaping wherever appropriate. Fencing. The Development Plan provides details on fencing for use adjacent to public opens space areas. Please refer to page 65 of the Development Plan. In general, the plan calls for the use of wrought iron or split rail fencing adjacent to parks, creeks, and walking pathways where residential development abuts such areas. 4.3 Airport Land Use Plan Consistency It should be noted that the overall project, including provisions related to building design, heights, materials and massing, was formally reviewed by the Airport Land Use Commission (ALUC) in December 2016, and found to be consistent with the Airport Land Use Plan. 5.0 PREVIOUS ARC DIRECTION AND STAFF ANALYSIS The draft Design Guidelines were reviewed by the ARC on February 1, 2016. At that time, the ARC provided the applicant direction on the structure and content of the Design Guidelines, architectural styles, and neighborhood form. Key ARC input is summarized in Table 5, along with staff’s analysis regarding how the updated Specific Plan responds to this input. It should be noted that in some cases, input received was beyond ARC’s relatively narrow purview, but it was nonetheless useful to help frame a general update of the Development Plan, providing context for the Design Guidelines. Table 5. Previous ARC Input and How Updated Development Plan Responds Previous ARC Input Staff’s Analysis on How Revised Plan Addresses this Issue 1. Project envisions contracted maintenance will be performed by a community facilities district (CFD), rather than an homeowner’s association (HOA) for maintaining planned Class I bikeways and the creek corridor. A CFD or other appropriate funding mechanism will be used to maintain all public facilities in the project, including streets, lighting, public parks, parkways, bike paths, City utilities, and other major responsibilities. 2. Fencing within the multi-tract/multi- style community should be regulated to prevent it from becoming chaotic. Design Framework Section 12 covers fencing. A specific fencing proposal will be prepared when final ARC ARC 1 - 9 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 10 Table 5. Previous ARC Input and How Updated Development Plan Responds Previous ARC Input Staff’s Analysis on How Revised Plan Addresses this Issue approvals are processed, at the discretion of the Community Development Director. 3. Reservation Area represented on the site plan north of Buckley Road is for airport compatibility. The ALUC has approved the project’s densities and general distribution of land uses and open spaces. The Reservation Area identified on the plans will comply with the design requirements of Table 6 and Figure 4 of the Airport Land Use Plan. 4. A larger-scale Circulation Plan should be provided to show expanded zones of bicycle/pedestrian walkability between different site areas and adjacent parcels. This is provided in on Sheet A18 of Appendix A of the Development Plan, and in the Circulation Framework, pages 71-82 of the Development Plan. 5. Concern with each unit taking fullest advantage of solar access and reflected on whether sufficient options were being pursued across the entire site to create a “green” development. See Section 13 of the Design Framework for energy conservation and other green features. A section has been added to require that the design specific building types take into account size of needed PV systems and solar orientation, and that these requirements be factored into the design of the structure (and especially the roof system and design). 6. Comment that 15,000 square feet of commercial zone seems small for the projected population and that more amenities provided on site would contribute to reduction in trip counts. However, given interior location of the commercial use area and it being more likely to serve residents as opposed to the City in general, it is difficult to justify investment. The project site is served by a shopping center at Suburban and Higuera that includes virtually all of the services and facilities desired for a neighborhood shopping center. The onsite commercial space was sized to capture convenience commercial trips and it is projected to capture the equivalent of 1,000 average daily trips from inside the development and 1,000 average daily trips from outside of the development, according to the traffic study. An increase in the size of commercial area would increase the number of shoppers from outside of the project area. 7. The commercial zone should be considered in a more expansive configuration. The town center commercial area was located to complement the Neighborhood Park, with some shared parking, and transit stops. 8. Questions on architectural styles posed and the 60%/40% mix in each subarea. Chair Wynn endorsed the development plan containing more flexibility per future unit design, noting that the project is ten years away from completion. The variation in the mix of architectural styles is intended to provide neighborhood identity and interest and to not repeat the same product mix or concentration for the R-2 units over the first three phases of the project. 9. Site design is a more critical consideration in beginning stages. Commissioner Root commented that, Additional details have been provided to clearly articulate the project’s designs, building orientations, pedestrian and circulation connections, and other factors. Each of the ARC 1 - 10 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 11 Table 5. Previous ARC Input and How Updated Development Plan Responds Previous ARC Input Staff’s Analysis on How Revised Plan Addresses this Issue because project has a more extensive lifespan and timeline attached, it is more prudent to leave room to evolve and adapt to market and styles. neighborhoods is connected by bike paths, bike lanes, or by the Tank Farm Creek open space corridor. However, the final application of the guidelines will occur during future ARC reviews for individual projects, at the discretion of the Community Development Director. 10. Streets should not be garage- dominated. The R-2 component of the project will have common driveways and garages that will not face the streets, except in a few (3) cases. Units fronting on Venture and Earthwood will have front porches and building fronts along those streets, but will be accessed from the sides or rears of the residential structures. Alley loaded R-1 units have also been introduced to reduce the number of units with front garages. Overall, fewer than 10 percent of the total number of units, and fewer than 16 percent of the single-family units (R-1, R-2) are frontloaded. 11. Too much fragmentation in sources of design guidelines that consolidating them in Specific Plan is warranted. Clearer site and lot layout plans complete with dimensions and variations on household size assumptions. Sheets A11 and A17 show typical site dimensions for the various product types. Since the project is a component of the Airport Area Specific Plan, there are a number of “layers” of regulations that apply to the project. The graphic development standards, and the regulations in the Design Framework implement those various “layers”, and therefore provide a single source of guidance, to the extent practicable. 12. The R-4 clustering in terms of more attention to isolating it more from industrial zone neighbor’s uses. There are a number of features that have been added to provide buffering: 1) a setback has been specified in the text and graphics for setback from the property line (Sheet A6); 2) a solid wall will be installed around the eastern and north property lines for the R-4 area; 3) solar canopies will be installed in the R-4 parking lots per Section 13.2 of the Design Framework; and, 4) Design Framework Section also requires special designs to reduce impacts. 13. More parks be distributed closer to individual pods given the limited play area on small lots. Recreation facilities should be implemented in conjunction with parks. There are nine parks in the project totaling 18 acres, an increase of 1.5 acres from the previous project considered by the ARC. Parks have been added to Phases 3, 4 and 5, and improvements are programmed in each small park, as well as the Neighborhood Park. Parks have been placed so that a facility is within 300-500 feet from any residential unit. The Parks and Recreation Commission approved the parks plan in early January 2017. 14. There is an adequate range and appropriateness of architectural styles The guidelines for architectural style have been retained. Specific application of the guidelines will occur when there ARC 1 - 11 ARCH-2634-2016; 175 Venture Drive (Avila Ranch Project) ARC Report – June 19, 2017 Page 12 Table 5. Previous ARC Input and How Updated Development Plan Responds Previous ARC Input Staff’s Analysis on How Revised Plan Addresses this Issue and concurrence on design continuum for Neighborhoods 1-3; the Commission was uncertain as to 60%/40% distribution of architectural styles assigned as ratio but agreed that diversity mix, even plan-variety superseding style-variety, was agreeable. are future applications for specific product types and specific neighborhoods. 15. Uniform architectural style in Neighborhoods 4 (R-4) & 7 (R-3) is ideal; leaned toward unifying, contemporary agrarian theme for Neighborhood 6 (Town Center Neighborhood Commercial). Applicant should provide a typifying streetscape in its next packet. Design guidelines have been retained. Typical streetscape for the R-2 units is shown in Sheet A10. Final streetscape will be prepared when specific ARC applications are made. From staff’s perspective, the applicant team has adequately addressed these concerns in the Development Plan, and where possible in the Design Guidelines now before the ARC, especially in the context of site constraints and economic considerations. 6.0 ALTERNATIVE RECOMMENDATION 6.1 Continue the project to a date certain of July 10, 2017, with specific directional items provided to staff and the applicant team necessary to make a recommendation to the City Council on the proposed Avila Ranch Development Plan Design Guidelines. 7.0 ATTACHMENTS 1. Draft Resolution 2. Development Plan Design Framework (pages 37-70) 3. Development Plan Land Use Plan (pages 25-35) ARC 1 - 12 Resolution No. ______ (2017 Series) Avila Ranch Page 1 ARCH 2634-2016 RESOLUTION NO. __________ (2017 SERIES) A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO RECOMMENDING CITY COUNCIL APPROVAL OF THE DESIGN GUIDELINES OF THE AVILA RANCH DEVELOPMENT PLAN LOCATED AT 173 VENTURE DRIVE (ARCH 2634-2016, a.k.a. “AVILA RANCH”) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing on February 1, 2016, to review the draft Design Guidelines for the proposed Avila Ranch Development Plan; and WHEREAS, the Architectural Review Commission at that public hearing recommended modifications of the Design Guidelines with respect to design-related standards, architecture, community design, and other items within the Architectural Review Commission’s purview; and WHEREAS, the project applicant modified the proposed Development Plan to address Architectural Review Commission’s input; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing on June 19, 2017, to review the updated Design Guidelines for the proposed Avila Ranch Development Plan; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the June 19, 2017, Architectural Review Commission hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the project; and WHEREAS, the Architectural Review Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED, by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. 1. The proposed Design Guidelines as modified substantially address the Commission’s previous input provided on February 1, 2016. 2. Any mitigation measures that may arise from the Final EIR that relate to aesthetics and design are implemented through the Planning Commission’s review and City Council’s certification of the Final EIR. Attachment 1 ARC 1 - 13 Resolution No. ______ (2017 Series) Avila Ranch Page 2 ARCH 2634-2016 3. The Design Guidelines of the Avila Ranch Development Plan are consistent with General Plan Land Use Element Policy 12.3 since they incorporate design criteria to meet the City’s expectation for quality and character in new development. SECTION 2. Environmental Review. A Final EIR is now under public review and will be considered by the City Council for certification. SECTION 3. Action. The Architectural Review Commission hereby recommends approval to the City Council of the Design Guidelines for the Avila Ranch Development Plan in the context of the Planning Commission’s own recommendations regarding overall project approval to the City Council. On motion by ______________, seconded by _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 19th day of June, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission Attachment 1 ARC 1 - 14 Public Hearing Draft Avila Ranch Development Plan Page 37 Revised: May 25, 2017 Design Framework This section includes design standards and guidelines for the Avila Ranch project. They are in- tended to be specific to the Avila Ranch project, and are to work in conjunction with the adopted goals, policies, standards, and guidelines found in the Airport Area Specific Plan (AASP), the City of San Luis Obispo Community Design Guidelines (CDG), the City Zoning Ordinance (Chapter 17 of the City of San Luis Obispo Municipal Code), and other related documents. They are intended to create a customized design character reflective of the overall vision for Avila Ranch while at the same time avoiding unneces- sary replication of existing City development code documents. Owners, builders, architects, and design- ers should refer to these design guidelines, in addition to the AASP, CDG, and City Zoning Ordinance (Chapter 17), as a guide when considering the design or construction of property within Avila Ranch. Where specific design standards and guidelines are set forth within these guidelines and the AASP, they shall be used; where there are design requirements and regulations in the CDG and Zoning Ordinance that are not in this document or the AASP, the CDG and Zoning Ordinance provisions shall apply. As outlined within Chapter 5 of the AASP, Standards define actions or requirements that must be fulfilled by new development. Alternatively, Guidelines refer to methods or approaches that may be used to achieve a stated goal but to provide some flexibility and allow for interpretation depending upon specific conditions as to how they are satisfied. Collectively, the standards and guidelines incorpo- rated herein are meant to guide implementation of the vision intended for the project. SITE PLANNING AND ORGANIZATION 1.0 Building Orientation and Setbacks Pedestrian interaction for Avila Ranch is encouraged through the thoughtful placement and ori- entation of residential and commercial structures. Porches will be incorporated on street-facing residen- tial units to provide opportunities for everyday neighborhood interaction. Residential units fronting onto Residential Collector and Residential Arterial streets such as Venture Drive, Earthwood Lane, and Jesper- sen Drive will have limited or no vehicle access points to preserve the residential streetscape without having the interruption of driveways and vehicle maneuvering. These features of the Residential Collector streets will enhance the safety and convenience of these streets as principal bikeways. Standards 1.1 Goals 5.1 and 5.2 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Building Orientation and Setbacks section. 1.2 Residential building setbacks shall conform to the development standards set forth in Figures 10 through 12. Residential setbacks may vary, but must be in proportion to Attachment 2 ARC 1 - 15 Public Hearing Draft Avila Ranch Development Plan Page 38 Revised: May 25, 2017 Figure 10 R-1 Development Standards Attachment 2 ARC 1 - 16 Public Hearing Draft Avila Ranch Development Plan Page 39 Revised: May 25, 2017 Figure 11 R-2 Development Standards Attachment 2 ARC 1 - 17 Public Hearing Draft Avila Ranch Development Plan Page 40 Revised: May 25, 2017 Figure 12 R-3/R-4 Development Standards Attachment 2 ARC 1 - 18 Public Hearing Draft Avila Ranch Development Plan Page 41 Revised: May 25, 2017 the width of the street so that there is at least 75 percent of the units have one foot of building height for each 1.5 feet of distance from the street centerline to the façade of the dwelling unit. 1.3 Buildings located within the Neighborhood Commercial Town Center shall have street yard setbacks of zero feet. 1.4 Neighborhood Commercial buildings shall be sited to address adjacent streets with the main building facades oriented towards Jespersen Drive, according to the proportions shown in Sheet A-8 and Appendix A. 1.5 Neighborhood Commercial buildings facing streets shall incorporate horizontal and ver- tical wall articulation through the use of wall plane offsets and other features which ar- ticulate walls such as recessed windows and entries, second floor setbacks, and awnings and canopies. There shall also be regular access points along the public street frontage no less frequently than every 50 feet, with access points every 25 feet preferred. 1.6 Residential buildings along Venture Drive, Jespersen Drive/Horizon Lane and Earthwood Lane shall be oriented to the residential street with front doors and porches fronting on the street. Dwellings along Jespersen Drive/Horizon Lane and Venture Drive shall only have access from the side or rear and there shall be no direct individual driveway access to these roadways. Individual driveways are not permitted along Earthwood Lane, ex- cept for common driveways, intersecting public streets, and access points for common parking lots for multifamily units. 1.7 Residential buildings on lots adjacent to greenbelt areas, e.g. Tank Farm Creek, Open Space, neighborhood parks, and linear parks, shall be oriented with front doors and porches, or secondary patios and yards fronting on the greenbelt area. Such units shall have vehicular access from the side or rear and there shall be no direct individual drive- way access to and from the open space. 1.8 Within R-3 and R-4 residential zones, parking shall be utilized as a buffer between open space. Specifically, within the R-4 zone, buildings shall be setback from the north and project boundaries (eastern property line for R-4 area east of Earthwood, and the western property line for area west of Earthwood) no less than 85 feet, with the intervening area comprised of parking areas with solar canopies for energy generation and sound attenuation. To ensure noise compatibility with adjoining uses, sleeping and living areas should be ori- ented away from the north and west project boundaries, with west- and north-facing balconies and upper story outdoor activity areas discouraged. (MM NO 3a) Attachment 2 ARC 1 - 19 Public Hearing Draft Avila Ranch Development Plan Page 42 Revised: May 25, 2017 1.9 Buildings and improvements adjacent to Tank Farm Creek shall have adequate setbacks to ensure a 35-foot-wide riparian setback to any improvements and adequate slope and transition area, as per Sheets A-23 and A-24 of the Avila Development Plan in Appendix A. 1.10 Buildings adjacent to wetlands shall be set back a minimum of 50 feet from the wet- lands. 1.11 R-1 and R-2 residential units planned in the Project site within 300 feet of Buckley Road and R-4 units in the northwest corner of the Project site shall include noise mitigation for any potential indoor space and outdoor activity areas that are confirmed to be above 60 dB(A) as indicated in the Project’s Sound Level Assessment. The following shall be implemented for residential units with noise levels exceeding 60 dB(A): a. Outdoor Activity Area Noise Mitigation. Where exterior sound levels exceed CNEL = 60 dBA, noise reduction measures shall be implemented, including but not limited to exterior living spaces of residential units such as yards and patios shall be oriented away from Project boundaries that are adjacent to noise-producing uses that exceed exterior noise levels of CNEL = 60 dBA, such as roadways and industrial/commercial activities. Construction of additional sound barriers/berms with noise-reducing fea- tures for affected residences. (MM NO 3a) b. Exterior Glazing. Exterior window glazing for residential units exposed to potential noise above Ldn=60 dBA shall achieve a minimum Outdoor-Indoor Transmission Class (OITC) 24 / Sound Transmission Class (STC) 30. Glazing systems with dissimilar thick- ness panes shall be used. (MM NO 3a) c. Exterior Doors Facing Noise Source. According to Section 1207.7 of the California Building Code, residential unit entry doors from interior spaces shall have a com- bined STC 28 rating for any door and frame assemblies. Any balcony and ground floor entry doors located at bedrooms shall have an STC 30 rating. (MM NO 3a) d. Exterior Walls. Construction of exterior walls shall consist of a stucco or engineered building skin system over sheathing, with 4-inch to 6-inch deep metal or wood studs, fiberglass batt insulation in the stud cavity, and one or two layers of 5/8-inch gypsum board on the interior face of the wall. If possible, electrical outlets shall not be in- stalled in exterior walls exposed to noise. If not possible, outlet box pads shall be ap- plied to all electrical boxes and sealed with non-hardening acoustical sealant. (MM NO 3a) e. Supplemental Ventilation. According to the California Building Code, supplemental ventilation adhering to OITC/STC recommendations shall be provided for residential units with habitable spaces facing noise levels exceeding Ldn=60 dBA, so that the opening of windows is not necessary to meet ventilation requirements. Supple- Attachment 2 ARC 1 - 20 Public Hearing Draft Avila Ranch Development Plan Page 43 Revised: May 25, 2017 mental ventilation can also be provided by passive or by fan-powered, ducted air in- lets that extend from the building’s rooftop into the units. If installed, ducted air in- lets shall be acoustically lined through the top-most 6 feet in length and incorporate one or more 90-degree bends between openings, so as not to compromise the noise insulating performance of the residential unit’s exterior envelope. (MM NO 3a) f. In the northwest to R-4 area, to ensure noise compatibility with adjoining uses, sleep- ing and living areas should be oriented away from the north and west property lines, with west- and north-facing balconies and upper story outdoor activity areas discour- aged. (MM NO 3a) g. Per AASP Policy 4.5.3, all residential units shall be designed to limit the aircraft-re- lated 24-hour, 10-second interval peak noise impacts to no more than 45 decibels. Guidelines A. In order to improve the visual quality of the streetscape in the R-1 and R-2 zones, every third house should include a variation to the front yard setback. B. Front yard setback variations for houses in the R-1 and R-2 zones should not be less than two to five feet, with a minimum street yard of ten (10) feet. C. Buildings should be sited and rooflines designed to take advantage of solar access for each unit to the greatest extent possible. D. Residential units should be oriented to front or side onto parks and open spaces to provide safety and maximize visibility of the park, where appropriate. Fencing types and landscaping pal- ettes shall be used to reinforce the connectivity of the dwelling units to the open space and park areas. E. Attached residential units should be designed and detailed to correlate to neighboring single - family detached and/or attached homes. The architecture should incorporate the best features of the neighboring units. F. Pedestrian linkages to nearby neighborhoods and other commercial projects should be provided within all zones. G. Designs for all residential zone units should be oriented to incorporate a relationship between indoor and outdoor spaces. H. Buildings should be oriented within R-3 and R-4 zones to take advantage of natural amenities such as views, mature trees, creeks, riparian corridors, and similar features unique to Avila Ranch. I. Within the R-4 zone, buildings should be the predominant view from adjacent streets. Parking should be concentrated in areas behind buildings and away from the street. Attachment 2 ARC 1 - 21 Public Hearing Draft Avila Ranch Development Plan Page 44 Revised: May 25, 2017 2.0 Pedestrian Activity Areas Neighborhood parks, open space trails, plazas, and amenities in the Town Center comprise the primary pedestrian activity areas within Avila Ranch. These areas are envisioned to encourage healthy, active lifestyles within individual neighborhoods while also providing a medium for ongoing neighbor- hood social events. Standards 2.1 Goal 5.3 (and associated standards and guidelines) outlined within the AASP shall be re- ferred to and incorporated as part of this Avila Ranch Pedestrian Activity Areas section. 2.2 The northwestern and southwestern corners of Jespersen Drive/Horizon Lane at the R-1 Residential Road inter- section (Town Center) shall include plazas of a minimum 1,200 square feet that are oriented towards the Neighborhood Park and Town Center Plaza as illustrated on Figure 13. Neighborhood Commercial uses should have windows and entries that open onto these plazas to ensure that there is interaction between these public spaces, retail, and services uses. 2.3 Mini Parks and Pocket Parks shall be provided within or adjacent to each individual neighborhood of Avila Ranch as delineated in Figure 8. These parks shall be provided in ac- cordance with the approved master plan for parks adopted by the Parks and Recreation Commission as set forth in Appendix B. Figure 13 Town Center Plazas Attachment 2 ARC 1 - 22 Public Hearing Draft Avila Ranch Development Plan Page 45 Revised: May 25, 2017 Guidelines A. Each neighborhood area should provide convenient access to the Tank Farm Creek pedestrian trail through the incorporation of multiple pathway entry points. See Figure 7. B. The character of Jespersen Drive/Horizon Lane and the R-1 Residential Road abutting the Town Center should provide a pedestrian-friendly environment with accessible sidewalks, bulbouts, parkway landscaping, street trees, limited driveway access points, and reduced front building setbacks. C. Roundabouts, bulbouts, and decorative paving should be incorporated at primary intersections locations such as Venture Drive/Earthwood Lane or Jespersen Drive/R-1 Residential Road, where appropriate. Roundabouts shall provide decorative landscaping, including trees that provide for monumentation and reference points within the project. The Town Center roundabout shall also include agricultural implements such as water towers and windmills to accentuate the agricul- tural design character of the Town Center. At-grade crossing shall be provided as illustrated in the Avila Development Plan (Sheets A-15 and A-16 of Appendix A) to provide for street-side par- kettes, traffic calming, and unobstructed pedestrian passage across streets. D. The Neighborhood Park should be designed to provide neighborhood recreation needs including a mix of passive and active areas that foster social interaction and healthy lifestyles. These in- clude a skate park, dog park, court games, jogging track, community meeting pavilion and other uses illustrated in the Park Master Plan in Appendix B. E. Neighborhood Park facilities may include informal turf areas, bocce ball courts, children’s play areas, group barbeque areas, group picnic facilities and shade structures, clubhouse, pool, pe- destrian and bicycle trails, and community gardens. F. Programming of the Neighborhood Park may include shared facilities or related uses with on- site agricultural production such as outdoor learning areas, picnic, farming and cooking demon- strations, and a farm stand. G. The plaza located within the Neighborhood Park directly across from the Town Center should incorporate ample seating, trash receptacles, bicycle racks, a central organizing feature, unique landscaping, and pervious hardscape Attachment 2 ARC 1 - 23 Public Hearing Draft Avila Ranch Development Plan Page 46 Revised: May 25, 2017 3.0 Parking Parking is an essential component of all proposed land uses within the Avila Ranch project. En- suring adequate buffering between abutting land uses, public streets, and commercial parking areas will ensure the promotion of the high-quality environment envisioned for the development. Parking require- ments for specific land uses within Avila Ranch are found within Chapter 17.16.060 of the City of San Luis Obispo Municipal Code. Except in the Pocket Cottage portion of the R-2 zone, parking shall be pro- vided with two covered spaces per unit, on street parking, and at least two on-site guest parking spaces per 6-pack or 4-pack cluster. Parking stalls to be designed per Engineering Standards 2220. In the Pocket Cottage portion of the project, one covered and one uncovered space is to be provided, without addi- tional guest parking spaces. Standards 3.1 Goal 5.4 (and associated standards and guidelines) outlined within the AASP shall be re- ferred to and incorporated as part of this Avila Ranch Parking section. 3.2 Parking for the Neighborhood Park shall be provided through both on- site parking, on-street parking on the adjacent local street, and shared parking with the Town Center com- mercial area. Any on-site parking as- sociated with the Neighborhood Park shall be located within a parking lot or other parking space configurations on the north side of the park. These parking lots shall provide for bicycle storage, staging areas, and special event parking. 3.3 Driveway access points for the Neigh- borhood Commercial Town Center shall be located along the R-1 Resi- dential Road adjacent to the R-1 Resi- dential zone as shown in Figure 14. 3.4 Parking shall be designed and sited to minimize and buffer commercial noise from adjacent residential land uses. 3.5 A ten-foot minimum landscape buffer shall be provided on the Neighborhood Commer- cial properties adjacent to the R-1 Residential zone and the Neighborhood Commercial Town Center. In addition, there shall be a minimum twenty (20) foot setback from the east property line to any habitable structure to comply with ALUP Safety Area require- ments, as shown in Figure 14. Figure 14 Town Center Parking, Screening and Access Attachment 2 ARC 1 - 24 Public Hearing Draft Avila Ranch Development Plan Page 47 Revised: May 25, 2017 3.6 Parking for the R-4 units shall be carports for added noise mitigation and visual screening. 3.7 Parking for car sharing stations shall be provided along public streets as approved by the City Engineer, in guest parking spaces in the R-2 portion of the project, in common area parking lots in the R-3, R-4 and the Town Center. Total number of car share vehicles shall be an initial rate of at least one vehicle per 50 units (and adjusted thereafter based on actual demand). At least fifty percent of the car share fleet shall be EVs. There shall be a minimum of five car-sharing stations dispersed through the project, with each station having electrical charging stations for EV car sharing vehicles. 3.8 All common parking lots shall have solar canopies to produce energy and to provide shade and noise attenuation. 3.9 All parking lots in the R-3, R-4 and NC zones and in public parks shall provide EV charging stations at a rate of one station per eight (8) spaces (12.5 percent of the total number of parking spaces common area parking spaces). R-1 and R-2 units shall be “ZEV ready” and be pre-wired for garage charging stations. 4.0 Outdoor Use Areas While outdoor use areas, as defined by the AASP, are unlikely to occur within the project area, any outdoor use areas proposed in conjunction with Avila Ranch land uses will meet the standards and guidelines outlined within the AASP. Standard 4.1 Goal 5.5 (and associated standards and guidelines) outlined within the AASP shall be re- ferred to and incorporated as part of this Avila Ranch Outdoor Use Areas section. 5.0 Screening Service, storage areas, trash and recycling collection areas, and utilities associated with pro- posed Avila Ranch land uses will be properly screened to minimize visual impact and promote the natu- ral, unobstructed open space views. Standard 5.1 Goal 5.6 (and associated standards and guidelines) outlined within the AASP shall be re- ferred to and incorporated as part of this Avila Ranch Screening section. Guideline A. Equipment related to on-site agricultural production should be properly stored and screened from public view. Attachment 2 ARC 1 - 25 Public Hearing Draft Avila Ranch Development Plan Page 48 Revised: May 25, 2017 6.0 Preservation of Views and Scenic Resources 6.1 Views from the Road The City of San Luis Obispo General Plan identifies Buckley Road as a scenic corridor that should be maintained in order to protect views of surrounding open space resources. A minimum 300-foot wide buffer, as illustrated in Figures 15 and 16, has been incorporated into the Avila Ranch Development Plan along Buckley Road to maintain the scenic nature and the rural/agricultural character of this corridor. Uses within this buffer provide a wide range of amenities for the area including accessible multi-use trails, natural open spaces, and agriculture production. Views of structures visible from Buckley Road are minimized through the incorporation of landscaping and natural screening techniques. The Buckley Road frontage buffer is to be installed in Phase 1 of the project. (MM VIS 3). A split rail fence is al so to be provided between the Class I bike path and the onsite agricultural buffer. (MM AG 2a). Standards 6.1.1 Goal 5.7 (and associated standards and guidelines) outlined within the AASP shall be re- ferred to and incorporated as part of this Avila Ranch Views from the Road section. 6.1.2 Views along Buckley Road towards the Irish Hills to the west and towards the Santa Lu- cia range and foothills to the east shall be maintained through the incorporation of an open space and park buffer of a minimum 300 feet wide along Buckley Road as shown in Figures 15 and 16. The sound berm illustrated in Figure 14 shall be planted with a com- bination of native tree species and shrubs to provide a natural, rather than ornamental, backdrop to the working agricultural area along Buckley Road. This berm shall be in- stalled as part of Phase 1 of the project so that trees and shrubs can be established early in the development of the project. Any fencing on the berm shall be at the top of the Figure 15 Buckley Road Buffering and Screening Attachment 2 ARC 1 - 26 Public Hearing Draft Avila Ranch Development Plan Page 49 Revised: May 25, 2017 slope, and shrubs and trees shall be planted on the Buckley downslope of the berm to screen the fencing. 6.1.4 The Open Space Plan illustrated in Appendix C shall be implemented as part of the pro- ject. The Open Space Plan is intended to ensure the long-term maintenance of the Tank Farm Creek corridor, ensure adequate wildlife corridors, ensure views form the residen- tial area and the roadways to the Tank Farm Creek, and to ensure that Tank Farm Creek functions efficiently as a storm drainage conveyance. Guidelines A. Visible building facades from Buckley Road should be minimized to maintain the scenic nature of the corridor through landscaping and/or other natural screening techniques. B. Cul-de-sacs should be open ended and/or dead-end onto open space or park areas. All cul de sacs shall provide for pedestrian and bicycle pass throughs, and should terminate on the public street side with a pedestrian speed table, where possible. 6.2 Gateways The AASP does not identify areas within the Avila Ranch development as possible locations of a gateway for the City of San Luis Obispo. If a gateway is identified and proposed on the Avila Ranch site within the future, goals, standards, and guidelines found within the AASP will take precedent. Standard 6.2.1 Goal 5.8 (and associated standards and guidelines) outlined within the AASP shall be re- ferred to and incorporated as part of this Avila Ranch Gateways section. 6.2.2 Entry monuments and treatments shall be provided at the Jesperson/Venture rounda- bout, the Earthwood/Venture roundabout, and at the Buckley/Jesperson entrance. These entrance treatments shall use an agrarian theme in conformance with LUCE de- sign objectives for the project, including usage of antique agricultural windmills where compatible with airport operations and traffic safety. Attachment 2 ARC 1 - 27 Public Hearing Draft Avila Ranch Development Plan Page 50 Revised: May 25, 2017 Figure 16 Conceptual View of Avila Ranch Buckley Frontage Attachment 2 ARC 1 - 28 Public Hearing Draft Avila Ranch Development Plan Page 51 Revised: May 25, 2017 7.0 Architecture 7.1 Architectural Character The architectural character of Avila Ranch is to be representative of the agricultural heritage as- sociated with southern San Luis Obispo as well as architectural styles typically found within the city. A contextual appropriate selection of architectural styles aides in defining the context of the site from the rural character along the southern property line to the industrial character found along the northern property edge. A list of permitted architectural styles appropriate for each land use within Avila Ranch has been provided to ensure consistency with the overall project vision. Standards 7.1.1 Goal 5.9 (and associated standards and guidelines) outlined within the AASP shall be re- ferred to and incorporated as part of this Avila Ranch Architectural Character section. 7.1.2 The architectural styles for residential land uses within Avila Ranch shall be Agrarian, California Bungalow, Contemporary, Craftsman, or Mission as illustrated in Figures 18 through 22. Figure 17 Residential Street Scene Attachment 2 ARC 1 - 29 Public Hearing Draft Avila Ranch Development Plan Page 52 Revised: May 25, 2017 Figure 18 Agrarian Architectural Style Figure 19 Bungalow Architectural Style Attachment 2 ARC 1 - 30 Public Hearing Draft Avila Ranch Development Plan Page 53 Revised: May 25, 2017 Figure 20 Craftsmen Architectural Style Figure 21 Contemporary/Mid Century Modern Architectural Style Attachment 2 ARC 1 - 31 Public Hearing Draft Avila Ranch Development Plan Page 54 Revised: May 25, 2017 7.1.3 In order to create some individualism the project is broken down in neighborhoods, as shown in Figure 23. Within each neighborhood or enclave, there shall be a dominant and subordinate architectural styles to avoid monotony. The percentage proportions of architectural styles within the R-2 zones of Avila Ranch shall be integrated as follows in order to create the desired residential character and transitioning of the site from south to north: a. Neighborhood Area 1: 60% of units shall be designed with Agrarian style archi- tecture. The remaining 40% of units shall be divided into 10% increments between the other allowed residential architectural styles. Any fraction of a number over a half shall be rounded up to the nearest whole number with any remaining balance placed in an architecture style of choice. b. Neighborhood Area 2: 60% of all units shall be designed with California Bunga- low/Craftsman style architecture. The remaining 40% of units shall be divided into 10% increments between the other allowed residential architectural styles. Any fraction of a number over a half shall be rounded up to the nearest whole number with any remain- ing balance placed in an architecture style of choice. c. Neighborhood Area 3: 60% of all units shall be designed with Contemporary style architecture. The remaining 40% of units shall be divided into 10% increments be- tween the other allowed residential architectural styles. Any fraction of a number over a half shall be rounded up to the nearest whole number with any remaining balance placed in an architecture style of choice. Figure 22 Mission Architectural Style Attachment 2 ARC 1 - 32 Public Hearing Draft Avila Ranch Development Plan Page 55 Revised: May 25, 2017 7.1.4 R-4 zone shall be designed uniformly with one of the allowed residential architectural styles. (Neighborhood Area 4). 7.1.5 R-1 zone shall be designed with a proportional yet mixed use of at least three of the al- lowed residential architectural styles. (Neighborhood Area 5). 7.1.6 The Neighborhood Commercial Town Center buildings and any buildings located within the Conservation/ Open Space zoned areas shall be designed uniformly with an Agrarian or Contemporary Agrarian style of architecture. (Neighborhood Area 6). 7.1.7 R-3 zone shall be designed uniformly with one of the allowed residential architectural styles. (Neighborhood Area 7). 7.1.8 Porches shall have a minimum depth of six (6) feet. 7.1.9 Residences shall have entries that front onto the street except for residences configured in a parking court within R-2 zones. Where possible, these interior R-2 units shall have frontage treatments onto adjacent parks or open spaces. Units that are adjacent to the parkway commons in Neighborhood Area 2 shall have frontage treatments along that parkway and the interior motor court/common driveway. 7.1.10 Buildings within R-3 and R-4 zones shall have covered porches, entries, or walkways that front onto the street. Guidelines A. Residential elevations within the R-1 and R-2 zones should not be repeated more frequently than every fourth house. This variation may be achieved by not repeating both a color scheme and an elevation style. Setbacks should have minor variances (3-5 feet) to ensure a variety in the streetscape and elevation pattern. B. The Neighborhood Commercial Town Center architectural character should reflect Agrarian style architecture that may be represented through modern barn, rustic barn, or other contemporary barn elements. C. The Architectural Review Commission, Planning Commission, and any other approving body may allow an exception to the height requirements for the Neighborhood Commercial Town Center focal point provided that architectural features meet the desired Agrarian architectural charac- ter. Attachment 2 ARC 1 - 33 Public Hearing Draft Avila Ranch Development Plan Page 56 Revised: May 25, 2017 Figure 23 Avila Ranch Neighborhoods Attachment 2 ARC 1 - 34 Public Hearing Draft Avila Ranch Development Plan Page 57 Revised: May 25, 2017 D. Residences within the R-1 zone should incorporate a covered front porch. E. Residences within the R-2 zone that front collector or local residential roads should include a porch. 7.2 Scale and Massing The pedestrian and agricultural character of Avila Ranch will be reflected through appropriately scaled buildings and landscaping. It is anticipated that building forms will be modest in size with individ- ual components of buildings expressively articulated through playful use of massing. Standards 7.2.1 Goal 5.10 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Scale and Massing section. 7.2.2 To avoid garage dominated streets, a portion of the house or porch within the R-1 Resi- dential Zone shall be at least five (5) feet in front of the garage. 7.2.3 In order to ensure that the building height and setbacks are appropriate to the street context, building heights along the street frontage shall be one foot in height for each 1.5 feet in distance from the building setback to the street centerline. Guidelines A. Variation in front yard setbacks, lot widths, and one and two story homes should be used to cre- ate a diversity of architectural massing. B. Massing design should include variation in the wall plane (projection and recess), variation in wall height, and rooflines at different levels. C. Portions of the upper story of a two-story home should be stepped back in order to reduce the scale of the façade that faces the street and to break up the overall massing. This could be achieved with a porch covering a min of 60% of the front facade. D. Architectural elements that add visual interest, scale, and character to the neighborhood, such as recessed or projecting balconies, verandas, or porches should be included within building de- signs. E. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorpo- rated into residential designs to increase the visual quality and character of a building, while re- ducing the bulk and size of the structure. F. Garages should be recessed behind the home’s main façade to minimize the visual impact of the garage door and parking apron from the street. G. Garages located in parking court configurations should be recessed in order to increase the prominence of the main entry. Attachment 2 ARC 1 - 35 Public Hearing Draft Avila Ranch Development Plan Page 58 Revised: May 25, 2017 7.3 Building Heights Building heights for residential structures are expected to range from one to three stories to ac- commodate both single- family and multi-family developments. Commercial structures located within the Town Center are two stories in height but buildings adjacent to corner plazas across from the park may be up to three stories. Standards 7.3.1 Goal 5.11 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Building Heights section. 7.3.2 Residential building heights shall abide by the development standards set forth in the Airport Area Specific Plan Amendment. 7.3.3 Buildings located within the Neighborhood Commercial zone shall abide by the building height requirements set forth within Chapter 17.38 of the City’s development code. 7.3.4 A minimum of 25% of R-1 zone units shall be single story. Single story units shall be con- centrated along the landscaped berm, parallel to Buckley, unless it can be demonstrated that a two-story dwelling unit conforms to the city noise regulations. 7.3.5 The height of buildings next to major circulation routes should be equal to at least two- thirds of the distance from the street centerline to the face of the building. At least 75 percent of the units have one foot of building height for each 1.5 feet of distance from the street centerline to the façade of the dwelling unit. Guidelines A. Town Center buildings abutting the two plazas at the corner of Jespersen Drive and the R-1 Residential Road should be least 20 feet in height. 7.4 Architectural Façade and Treatment Facades and architectural treatments of buildings within Avila Ranch are designed as a collection of high quality, individual neighborhoods comprised of individually articulated and highly detailed struc- tures. To meet this high standard of quality, full articulation of building facades and use of architectur- ally compatible treatments will be utilized consistently throughout the development. Standard 7.4.1 Goal 5.12 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Architectural Façade and Treat- ment section. Attachment 2 ARC 1 - 36 Public Hearing Draft Avila Ranch Development Plan Page 59 Revised: May 25, 2017 Guidelines A. Entries should be enhanced to reflect the architectural style and details of the building. B. Windows should be articulated with accent trim, sills, shutters, window flower boxes, 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. D. Garage doors should incorporate architectural detailing that is consistent with the overall archi- tectural style of the building. 7.5 Materials and Colors Materials considered appropriate for Avila Ranch are those that have generally stood the test of time such as stone, brick, wood, glass, plaster, and metal. Each development may choose to express its unique identity through material and color selection, as long as they are compatible with the overall character of the area. Standard 7.5.1 Goal 5.13 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Materials and Colors section. Guidelines A. Roof tiles and colors consistent with the architectural style of the house should be incorporated. Roofing colors should be soft earth tones. Where solar shingles are used to comply with solar energy requirements in this plan, they shall be integrated so that they are part of the architec- tural character. B. Roof penetrations for vents should be consolidated and located on the rear side of roof ridges. Vents should be painted to match the roof color. C. As part of the last development phase, the building materials, colors, entries, and windows of the Neighborhood Commercial Town Center should reflect adjacent residential area. 8.0 Landscape 8.1 Planting Concept Landscaping for the Avila Ranch development is envisioned to reflect both the natural and agri- cultural landscapes of San Luis Obispo. Natural landscape patterns have been integrated within the Tank Farm Creek riparian corridor and within Conservation/Open Space areas. Agricultural landscape patterns have been incorporated along Jespersen Drive and adjacent to the on-site agriculturally related facilities. Attachment 2 ARC 1 - 37 Public Hearing Draft Avila Ranch Development Plan Page 60 Revised: May 25, 2017 Standards 8.1.1 Goal 5.14 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Planting Concept section. 8.1.2 Trees planted within Avila Ranch outside of residential zones shall be chosen from the City’s approved Street Tree Master List and shall be in conformance with the master plan in Appendix D. 8.1.3 Shrubs, perennials, and ground cover planted outside of residential zones within Avila Ranch shall be in conformance with the master plan in Appendix D. 8.1.4 Trees, shrubs, perennials, and ground cover planted within the residential portions of Avila Ranch shall be located as shown in Appendix D and shall be chosen from the City’s approved Street Tree Master List. 8.1.5 Street trees shall be provided in tree wells along streets abutting the Neighborhood Commercial Town Center with the intent of developing a continuous canopy over the sidewalk. Thematic parkway trees shall also be planted on Earthwood, Venture, Jesper- son, and Horizon at least every fifty (50) feet. Tree selection for these parkway strips on the Residential Collectors and Residential Arterial shall be of a single species to provide continuity throughout the project. Tree species should be selected for canopy height and width to ensure that at least 50 percent of the adjacent walkway is shaded within 10 years after planting. 8.1.6 Trees, shrubs, and plants chosen to be planted along the Tank Farm Creek riparian corri- dor shall utilize native, locally procured varietals. 8.1.7 Plants and shrubs planted on properties adjacent to Tank Farm Creek shall be properly situated and maintained to avoid spreading into the adjacent riparian corridor. 8.1.8 Plants and shrubs shall be low water using. 8.1.9 Turf shall not be located within front yards of residential zones. 8.1.10 To reduce the potential for noise, dust and pesticide drift, the project shall include dense hedgerows of trees and landscaping at the top of the southern noise berm, along the eastern property line between the R-3 and Neighborhood park and the adjacent ag- ricultural parcel, along the northern property line in the 20-foot drainage swale, along the east side of Vachell between the R-2 residences and Vachell, and along the western property line between the R-4 and R-2 areas in Phase 3 and the properties to the north and west. (MM AG 2b ). Attachment 2 ARC 1 - 38 Public Hearing Draft Avila Ranch Development Plan Page 61 Revised: May 25, 2017 Guidelines A. Residential Collectors and Residential Arterials shall have a single street tree species for continu- ity. A different street tree species unique to each neighborhood shown in Figure 27 should be utilized to provide a layer of consistency and individuality for that neighborhood. B. Native trees, plants, and other low water using plant varieties are encouraged within Avila Ranch and should be integrated into the project to the greatest extent possible. C. Community gardens that are easily accessible to residents should be incorporated within Avila Ranch in mini parks and pocket parks, as shown on the Parks Master Plan in Appendix B. D. Open space areas adjacent to Buckley Road should incorporate working agricultural areas. E. Agriculture production related facilities should integrate a grove or farm compound styled tree plantings to unify and add visual interest to the site, in accordance with the Parks Master Plan and Open Space Plan. 9.0 Buildings, Signs and Lighting 9.1 Buildings Buildings placed throughout Avila Ranch will be rooted in the surrounding landscape and natural open spaces through the incorporation of contextual landscaping. Landscaping will soften building edges at the ground plane and provide attractive plantings to support the planned environment of the project. Standard 9.1.1 Goal 5.15 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Buildings section. 9.1.2 Public art shall be incorporated within Avila Ranch in conformance with the City’s Public Art for Private Development ordinance. The preferred method of compliance is by in- cluding larger scale sculptures in the Sculpture Garden in Park H. 9.1.3 Public art shall reflect the agrarian history and context of the site. 9.2 Signs Standards 9.2.1 Goal 5.17 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Signs section. Attachment 2 ARC 1 - 39 Public Hearing Draft Avila Ranch Development Plan Page 62 Revised: May 25, 2017 9.2.2 All signage within Avila Ranch shall comply with the City of San Luis Obispo’s Sign Regu- lations for applicable Residential, Neighborhood Commercial, and Conservation/Open Space land uses. Guideline A. Landscaping should be incorporated within parking courts to minimize paving and views of garages. 9.3 Lighting Lighting for residential, commercial, and open space uses within Avila Ranch is envisioned to provide adequate illumination levels to aide in the transitioning of urban to rural uses while also provid- ing an appropriate illumination level to address public safety concerns. Proposed lighting is intended to maintain the current low lighting levels that distinctly differentiate between existing urban and rural land uses within the area. Standards 9.3.1 Goal 5.18 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Lighting section. 9.3.2 Exterior lighting within the Specific Plan Area shall comply with the City of San Luis Obispo’s Community Design Standards, Airport Area Specific Plan, and Night- Sky Preser- vation site requirements. 9.3.3 All exterior lighting within Avila Ranch shall be compatible with and complement the ar- chitectural styles and landscape designs proposed. 9.3.4 Exterior lighting fixtures shall be properly shielded to minimize light overflow and glare onto adjacent properties. 9.3.5 Trail and walking pathway lighting shall be appropriately scaled to the pedestrian. Addi- tional overhead park lighting may be utilized in areas where pedestrian safety is a con- cern. 9.3.6 Lighting fixtures shall be energy efficient in accordance with the latest version of the Cal- ifornia Energy Standards (Title 24). 9.3.7 All project lighting shall comply with the City’s Night Sky Preservation Ordinance (Zoning Ordinance Chapter 17.23). Lighting in the project shall conform to the following opera- tional and development standards: a. Outdoor lighting shall be directed downward and away from adjacent properties and public rights-of-way. Attachment 2 ARC 1 - 40 Public Hearing Draft Avila Ranch Development Plan Page 63 Revised: May 25, 2017 b. No lighting on private property shall produce an illumination level greater than two maintained horizontal foot-candles at grade on any property within a residential zon- ing district except on the site of the light source. c. The maximum light intensity on a residential site shall not exceed a maintained value of 10 foot-candles, when measured at finished grade. d. The maximum light intensity on a nonresidential site, except auto sales lots and sports fields, shall not exceed a maintained value of 10 foot-candles, when measured at finished grade. e. The maximum light intensity on an auto sales lot shall not exceed a maintained value of 40 foot-candles, when measured at finished grade. f. The maximum light intensity on a sports field shall not exceed a maintained value of 50 foot-candles, when measured three feet above grade. Baseball field lighting and lighting for other recreational uses may be increased to a maintained value of 100 foot-candles with approval of the Community Development Director. g. Outdoor lighting shall be completely turned off or significantly dimmed at the close of business hours unless lighting is essential for security or safety (e.g. illumination of parking areas and plazas). h. Outdoor lighting shall not blink, flash, or rotate. I. Outdoor flood light projection above the horizontal plane is prohibited, unless ex- empted by Section 17.23.080. j. Outdoor sports fields shall not be illuminated after 11:00 p.m. except to conclude a scheduled recreational or sporting event in progress prior to 11:00 p.m. k. Outdoor lighting fixtures, including lighting for outdoor recreational facilities, shall be cutoff fixtures designed and installed so that no emitted light will break a horizontal plane passing through the lowest point of the fixture. Cutoff fixtures must be in- stalled using a horizontal lamp position. Lighting fixtures should be of a design that complements building design and landscaping, and may require architectural review. l. Outdoor lighting shall be fully shielded or recessed. m. Lighting fixtures shall be appropriate in height, intensity, and scale to the use they are serving. Parking lot lights shall not exceed a height of 21 feet, and wall-mounted lights shall not exceed a height of 15 feet, from the adjacent grade to the bottom of the fixture. The Architectural Review Commission can approve an exception to these height standards based on specific extenuating circumstances. n. All luminaries mounted on the under surface of service station canopies shall be fully shielded and utilize flush-mounted canopy fixtures with flat lenses. Attachment 2 ARC 1 - 41 Public Hearing Draft Avila Ranch Development Plan Page 64 Revised: May 25, 2017 o. Search lights, laser source lights, or any similar high-intensity light shall be prohibited, except, in emergencies, by police and/or fire personnel, or at their direction, or for purposes of gathering meteorological data. Exceptions may be granted in conjunction with approved temporary lighting. 9.3.8 All exterior building lights facing Tank Farm Creek shall be hooded to prevent light spillo- ver into the creek. All residential street lights over 10 feet in height shall be setback a minimum of 100 feet from the top of the creek bank and hooded and/or directed away from the creek. Any night lighting adjacent to the creek (e.g., walkway lights) shall be of low voltage and hooded downward. Artificial light levels within 20 feet of the top of the creek bank shall not exceed 1-foot candle or the lowest level of illumination found to be feasible by the City. (MM BIO 5a). 10.0 Public Art In order to weave and integrate Avila Ranch with the existing cultural and aesthetic fabric of San Luis Obispo, public art is intended to be incorporated as a central organizing element within or adjacent to the Town Center plazas or parks. Installations will reflect the agrarian history and context of the area and that of the project site, and may include antique agricultural implements, Aeromotor windmills, and other features. Signage designs for land uses within Avila Ranch comply with applicable City Sign Regu- lations while playfully integrating and playing off the dominant architectural character of the area. Indi- vidual residential neighborhoods are imagined as having unique identification signage to inform and di- rect residents and visitors. Commercial uses are to display functional yet simple signage designs that ef- fectively alerts potential patrons to their location within the Avila Ranch development. Standards 11.1 Goal 5.16 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Public Art section. 11.2 The preferred method of complying with the public art requirements for the project is the implementation of the Sculpture Garden in Park H. 11.0 Drainage Drainage requirements related to Avila Ranch are intended to meet the Regional Water Control Board’s Low Impact Development Post Construction Requirements. The performance of designed deten- tion basins and permeable surfaces integrated throughout the project ensure on-site retention of the project’s share of stormwater runoff while ensuring the safety of adjacent property. Standard 11.1 Goal 5.19 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Drainage section. Attachment 2 ARC 1 - 42 Public Hearing Draft Avila Ranch Development Plan Page 65 Revised: May 25, 2017 11.2 A landscaped drainage swale shall be included along northern property line of Avila Ranch within the R-2 and R-4 Residential Zones to facilitate drainage from adjacent property, and to provide screening to the light industrial properties to the north. 12.0 Fencing Fencing proposed for Avila Ranch will add to visual quality and character of the overall develop- ment. In addition to the existing City fencing requirements, the following standards and guidelines apply to all residential lots within Avila Ranch in order to maintain and emphasis views of Tank Farm Creek. Standard 12.1 Residential lots adjacent to Tank Farm Creek, parks, open spaces, or walking pathway, as shown in Figure 24, shall use open fencing types like those illustrated in Figure 25. Guideline A. Fencing adjacent to Tank Farm Creek, parks, open spaces, or walking pathways should use wrought iron or split rail fencing types (See Figure 25 for examples). Figure 24 Special Fence Treatment Locations Special Fence Treat- ment Locations (Typ) Minimum 4-foot high solid screen with open lattice above Figure 25 Open Space Fence Example Attachment 2 ARC 1 - 43 Public Hearing Draft Avila Ranch Development Plan Page 66 Revised: May 25, 2017 13.0 “ZNE+” Energy Conservation and Production (MM AQ 2a) 13.1 Energy Conservation Energy Conservation is a significant policy focus area for the City of San Luis Obispo. Both the Open Space and Conservation Element, and the Airport Area Specific Plan provide guidance in the con- servation of energy. Current (2016) building codes provide for additional energy conservation measures that are designed to be approximately 28 percent more energy efficient (“Tier II”) than the 2013 code. It is expected that the 2019 (California 2020 Net Zero Goals) building codes will provide for significantly greater energy conservation and for greater onsite energy production than currently called for in City building codes and City planning regulations. The 2019 “Zero Net Energy” (“ZNE”) code is intended to promote higher building energy efficiency to lower the building energy usage by 15 to 25 percent over the 2016 code. Onsite renewable energy generation will also be required. The goal Avila Ranch’s ZNE compliance strategy is to have energy features that are up to 15 percent more efficient than the antici- pated 2019 energy code. Technical backup for this “ZNE+” energy strategy is provided in Appendix E. The cumulative effect of these code modifications will be the reduction of greenhouse emissions from building sources (non-mobile or indirect sources) by 50-75 percent, and energy cost savings to homeowners of $750 to $1,000 per year. Building energy usage comprises approximately one quarter of the source of project operational greenhouse gas emissions according to Table 3.3-13 of the EIR. The proposed energy conservation features will therefore reduce total project greenhouse gas emissions by an additional 15-20 percent. Mobile sources (gasoline and diesel cars and trucks) account for approxi- mately two-thirds of GHG emissions. The additional features and mitigations described here are esti- mated to reduce total vehicle miles travelled by 25 percent, and shift an additional 5 percent of trips from fueled vehicle trips to EV trips, bikes and pedestrians. A total of 30 percent reduction on gasoline and diesel fueled vehicles miles is conservatively estimated resulting in a 35-45 percent overall reduc- tion in GHG emissions. The intent of these standards and guidelines is to establish energy conservation standards and guidelines for the project as an early stepping stone to the 2019 “Net Zero” building standards. The overall intent of the recommendations, standards and guidelines below is to improve energy conserva- tion measures in R-1 and R-2 buildings by at least 15 percent over the 2016 Title 24 standards, and by at least 10 percent for R-3, R-4, NC and other uses. When combined with the requirements for Solar PV in Section 13.2 below, it is expected that the structures will meet the California Energy Commission’s En- ergy Design Rating criteria for Time Dependent Value (“TDV”) Zero Net Energy. The energy conservation measures described below are those which have a demonstrable positive benefit to cost ratio. Standard 13.1.1 All buildings and structures shall meet and exceed the anticipated 2019 “Net Zero” en- ergy conservation standards. Prior to the establishment and adoption of 2019 Title 24 Energy Code, R-1 and R-2 structures in the Avila Ranch project shall be 15 percent more efficient than the 2016 Title 24 Energy Standards, and R-3, R-4, NC and other uses shall be at least 10 percent more efficient than the 2016 Title 24 Energy Standards. Attachment 2 ARC 1 - 44 Public Hearing Draft Avila Ranch Development Plan Page 67 Revised: May 25, 2017 13.1.2 Energy conservation measures should give priority to the thoughtful design of structures to take advantage of passive cooling and heating, including cross ventilation, solar expo- sure, solar thermal massing strategies. Guideline A. Building and structures shall use high-performance Advance Framing (AF) and/or Structurally Insulated Panel (SIP) techniques, where structurally possible, to reduce the amount of framing lumber and the heating and cooling loss associated with frequent framing intervals. Advanced framing techniques qualify as Reduced Thermal Bridging under section 4.4.5 of the Energy Star Thermal Enclosure System Rater Checklist (ver. 3, rev. 5). Advance Framing techniques may in- clude, but are not limited to the following: a. Increased framing member spacing, typically to 24 inches on center, effectively trimming the number of required studs by about one-third. Perimeter walls may be built with 2x6 wood framing spaced 24 inches on center have deeper, wider insulation cavities than con- ventional 2x4 framing spaced 16 inches on center, thereby increasing the amount of insula- tion inside the wall to at least R-20 and improving the whole-wall R-value. b. Use of insulated corners to eliminate the isolated cavity found in conventional three- or four-stud corners, making it easier to install insulation and providing for more cavity insula- tion space. Advanced framing wall corners can include insulated three-stud corners or two- stud corner junctions with ladder blocking, drywall clips, or an alternative means of support- ing interior or exterior finish. c. Advanced framing ladder junctions should be used at wall intersections with 2x blocking at 24-inch on center vertical spacing. This method requires less than 6 feet of blocking material in a typical 8-foot tall wall. In conventional walls, interior wall intersections include a stud at each side of the intersecting wall, which can require as much as 16 feet of stud lumber plus additional blocking material. d. Advanced framing headers offer increased energy efficiency by replacing framing materials with space for cavity insulation inside the header. Advanced framing headers are sized for the loads they carry and are often installed in single plies rather than double. Wood struc- tural panel box headers are another option to consider that maximize the insulatable cavity while providing the structural support via the wood structural panels that are already used on the exterior of the building. B. Quality Insulation Installation (“QII”) shall be used per California Energy Commission standards and Insulation Stage Checklists to ensure high performing insulation systems. QII ensures that insulation is installed properly in floors, walls, and roofs/ceilings to maximize the thermal bene- fit of insulation. Depending on the type of insulation used, QII can be simple to implement for Attachment 2 ARC 1 - 45 Public Hearing Draft Avila Ranch Development Plan Page 68 Revised: May 25, 2017 only the additional cost of HERS verification. Batt insulation may require an increase in installa- tion time over standard practice because batts may need to be cut to fit around penetrations and special joists. C. Compact plumbing strategies shall be used to reduce water and water heating waste. These will include reducing the total run from the water heating unit to the hot water dispensing appli- ances, “demand” recirculating hot water systems, back-to-back and stacked plumbing fixtures, and other techniques. D. Pursuant to AASP Policy 7.2.2, the buildings and structures in the project shall provide for indoor and outdoor water use that is at least 35 percent below current citywide average. WaterSense fixtures, or their equivalent, shall be used for all appliances, and all appliances shall comply with CalGreen standards for water use efficiency. (MM AQ 2a). E. Rainwater and stormwater management shall be in conformance with the Regional Water Qual- ity Control Board’s Low Impact Development standards. Such standards call for the deten- tion/retention and treatment of the 95th percentile storm event. Treatment will be in decentral- ized filtration basins, bioswales, underground artificial or natural cisterns, and other approved strategies. The Parks Master Plan and the Open Space Master Plan in Appendices B and C, re- spectively, show the locations and extent of these basins. F. Passive solar strategies shall be used in all buildings to the greatest degree practicable. At least 75 percent of the structures in a neighborhood should have the longer roof line axis within 15 degrees of east-west. Design building to include roof overhangs that are sufficient to block the high summer sun, but not the lower winter sun, from penetrating south facing windows (passive solar design). Roofing materials shall be used which have a solar reflectance values meeting the EPA/DOE Energy Star® rating to reduce summer cooling needs. G. City infrastructure should comply with the recommendations of the City’s Climate Action Plan and should utilize strategies and improvements to conserve energy. These include: 1) usage of roundabouts where possible to avoid the usage of electrically powered traffic signals; 2) usage of high-efficiency LED street lights; 3) usage of high-efficiency LED traffic signals. Where traffic signals are modified as part of this project, signal heads with low-efficiency incandescent fix- tures shall be modified to have high efficiency LED fixtures, where possible; 4) bus stops shall include PV systems to support the power requirements; and, 5) street lighting, park lighting and area lighting shall be designed to limit errant light. H. Design plans for units shall provide for the use of battery powered or electric landscape mainte- nance equipment for new development. At least one exterior convenience outlet shall be pro- vided for each yard area that requires regular maintenance. Two outdoor outlets shall also be provided for any private outdoor activity/patio areas. Attachment 2 ARC 1 - 46 Public Hearing Draft Avila Ranch Development Plan Page 69 Revised: May 25, 2017 I. Each dwelling unit shall be designed to provide a convenient storage area for bicycles that is eas- ily accessible. This may include storage space in garage for bicycle and bicycle trailers, or cov- ered racks / lockers to service the residential units, or front porch bike lockers. J. Residences should be equipped for the possible use of all electric appliances. This shall include adequate electrical connections in cooking and laundry areas. K. To encourage the use of electric vehicles private residential garages shall be equipped with a dedicated 240-V circuit or outlet for electrical vehicle charging in conformance with the Califor- nia Green Building Code and he National Electrical Code. Residences with common parking ar- eas such as the R-3, R-4 and Neighborhood Commercial areas shall be equipped with electric ve- hicle charging stations are a rate equal to one charging position for each eight vehicles (12.5 per- cent of spaces) per the LEED ND requirements. 13.2 Onsite Energy Production Solar PV systems shall be included on all structures and buildings sufficient to produce 100 per- cent of the projected electrical demand for the type of building unit (but not including electrical demand for EV charging stations). This may be provided through a combination of solar canopies for R-3, R-4, Neighborhood Commercial/Town Center and public park uses, solar panels, solar shingles and other methods. Guidelines for specific unit types and land uses are as follows: a. R-1 Single Family. These uses should provide between 275 and 300 square feet of equiva- lent south-facing tilted total solar panel surface area per dwelling unit to generate at least 7,250 kWh per year, or as may be calculated in the energy analysis for the structure. Sur- face material and finish shall be non-glare for airport compatibility. b. R-2 Pocket Cottages Single Family. These uses should provide between 200 and 225 square feet of equivalent south-facing tilted total solar panel surface area per dwelling unit (to gen- erate at least 5,500 kWh per year, or as may be calculated in the energy analysis for the structure. Because of the orientation of these uses from a common driveway from an east- west street, care should be taken to orient the longer roof along the east-west axis where possible. There are limited opportunities for solar canopies in guest parking areas, except where these spaces are used for car sharing stations. Surface material and finish shall be non-glare for airport compatibility. c. R-2 Standard Single Family. These uses should provide between 250 and 275 square feet of equivalent south-facing tilted total solar panel surface area per dwelling unit to generate at least 7,000 kWh per year, or as may be calculated in the energy analysis for the structure. Because of the orientation of these uses from a common driveway from an east-west street, care should be taken to orient the longer roof along the east-west axis where possible. There are limited opportunities for solar canopies in guest parking areas, except where these spaces are used for car sharing stations. Surface material and finish shall be non- Attachment 2 ARC 1 - 47 Public Hearing Draft Avila Ranch Development Plan Page 70 Revised: May 25, 2017 glare for airport compatibility. d. R-3 Single Family Attached Duplex Units. These uses should provide 200 and 225 square feet of equivalent south-facing tilted total solar panel surface area per dwelling unit to gen- erate at least 5,500 kWh per year, or as may be calculated in the energy analysis for the structure. Solar canopies in guest parking spaces may provide the predominant share of the total requirement of 7,500-8,000 square feet of total solar array area, and the solar canopies are the preferred method of achieving this objective because of the required orientation of these uses, and the sensitive architectural setting. Where possible, units should provide rooftop solar water heating units. Surface material and finish shall be non-glare for airport compatibility. e. R-3 Townhome Units. These uses should provide 150 to 175 square feet of equivalent south-facing tilted total solar panel surface area per dwelling unit to generate at least 4,000 kWh per year, or as may be calculated in the energy analysis for the structure. Solar cano- pies in guest parking spaces may provide the predominant share of the total requirement of 25,500 square feet of total solar array area, and the solar canopies are the preferred method of achieving this objective because of the required orientation of these uses, and the sensitive architectural setting. Where possible, units should provide solar water heating or pre-heating units. Surface material and finish shall be non-glare for airport compatibility. f. R-4 Apartment Units. These uses should provide 125 to 150 square feet of equivalent south- facing tilted total solar panel surface area per dwelling unit to generate at least 3,500 kWh per year, or as may be calculated in the energy analysis for the structure. Solar canopies in guest parking spaces may provide all or the predominant share of the total requirement of 17,750 square feet of total solar array area, and the solar canopies are the preferred method of achieving this objective because of the required orientation of these uses, and the sensitive architectural setting. Where possible, these units should provide solar water heating units or pre-hearing units. Surface material and finish shall be non-glare for airport compatibility. These solar canopies are to be located around the perimeter of the site along the west and north boundaries so that they function as noise attenuation barriers as well. g. Neighborhood Commercial/Town Center. Total electrical energy demand is estimated to be 7,500 to 10,000 kWh. All of this demand can be accommodated through solar canopies on the central parking lot area. Surface material and finish shall be non-glare for airport com- patibility. h. Public Parks/Spaces. Each public park has structures that may be outfitted with rooftop so- lar systems. These include picnic shelters, shade structures, covered pavilions, and potential solar canopies may provide 10,000 to 12,500 square feet of solar array area. Attachment 2 ARC 1 - 48 Public Hearing Draft Avila Ranch Development Plan Page 25 Revised: May 25, 2017 Land Use Plan and Framework Land Use The proposed Project includes a land use plan which designates 55.3 acres of residential land uses, 71.3 acres of open space and parks, and 1.9 acres of neighborhood commercial development (see Table 1 and Figure 6). This would allow for the development of approximately 720 residential units and 15,000 square feet (sf) of commercial buildings. Low, medium, medium-high, and high density residen- tial developments would be constructed along proposed collector and residential roadways. One neigh- borhood park, eight mini-parks would be established as part of the 18 acres of park space planned for the Project site. The Land Plan for the project is shown in Figure 6. Low Density Residential (R-1) designation for the Avila Ranch area is for new single family resi- dential development. It is expected that there will be 100-110 Low Density Residential dwelling units on 13 acres including a range of lot sizes from 5,000 SF to 10,000 SF units with a mixture of front garages and alley loaded garages. Maximum density would be up to eight units per net acre. Potential unit sizes will range from 1,650 square feet to 2,500 square feet. Sheet A7 in Appendix A shows the planned lay- out of the R-1 neighborhood. The Medium Density Residential (R-2) designation in the Avila Ranch area will be primarily 4- pack, 6-pack and cluster units that will create small lot detached single-family units. Total R-2 develop- ment in the Avila Ranch area is projected to be approximately 300 dwelling units on 27 acres, with maxi- mum potential development of 12 units per net acre. The R-2 units may be in several different configu- rations, and development shall comply with the design standards in the Avila Ranch Development Plan. A Small Cluster “Pocket Cottage” concept has been included to address the need for smaller unit sizes; these units are illustrated in Sheets A-4 through A-6, and A-17 in Appendix A and range in size from 1,000 square feet to 1,250 square feet and include more limited parking. The R-2 portions of the pro- ject will be oriented to provide small-lot “work force” housing with housing sizes and corresponding ini- tial sales prices aimed at those families with incomes equal to 120 percent to 160 percent of City Median Family income, as described in Policy 4.2.12 of the AASP. Unit sizes in the R-2 area will range from ap- proximately 1,000 square feet to 2,400 square feet. Sheets A-4 through A6 in Appendix A show the planned layout of the R-2 neighborhoods. Medium High Density Residential (R-3) the Medium-High Density Residential land use designa- tion is for a combination of stacked flats apartments, townhomes and condominiums arranged around a central amenity or open space. The R-3 portion of the Avila Ranch project is expected to yield approxi- mately 200 dwelling units on eleven acres, but may include up to 20 density units per acre in accordance with Chapters 17.16.010 and 17.28 of the City’s Zoning regulations. The planned development types for the R-3 zone will include townhomes and duplexes organized around central park area. Unit sizes will range from a 700-square foot for-sale and for-rent studios in the townhome portion to 1,750 square foot duplexes. Sheet A-9 in Appendix A shows the planned layout of the R-3 townhomes and duplexes. Attachment 3 ARC 1 - 49 Public Hearing Draft Avila Ranch Development Plan Page 26 Revised: May 25, 2017 Figure 6 Avila Ranch Land Use Plan Attachment 3 ARC 1 - 50 Public Hearing Draft Avila Ranch Development Plan Page 27 Revised: May 25, 2017 High Density Residential (R-4) residential land uses will include stacked flat apartments, ar- ranged around or associated with a central amenity or open space. The Avila Ranch R-4 land use area is in the northwest corner of the project, adjacent to existing and future Business Park and Service Com- mercial developments. While dwelling units in the R-4 land use area are not considered to be subject to excessive stationary noise impacts (based on the noise study prepared for the project), the sleeping and living portions of the dwelling units are to be oriented away from the eastern and northern project boundaries and carports, garages, and drives are to be located along these boundaries to act as buffers to adjacent non-residential land uses. The R-4 portion of the Avila Ranch project is expected to yield be- tween 120-130 dwelling units on the 4.4 acres, but may include up to 24 density units per acre in ac- cordance with Chapters 17.16.010 and 17.30 of the City’s Zoning regulations. Sheet A-6 shows the planned layout of the R-4 apartment area. The Conservation/Open Space designation is intended to preserve undeveloped or minimally developed land for preservation of natural resources, production agriculture and public safety. The LUCE provides that fifty percent of the site area shall be provided in open space, with up to one-third of that provided offsite. For this project site of 150 acres, there would be a minimum requirement of 50 acres of onsite open space. The total amount of proposed onsite open space (not including recrea- tional park areas), is 53 acres. The balance of the required open space, 22 acres, will be provided offsite through open space or agricultural conservation easements, or through a fee as established in the AASP. The Avila Ranch Development Plan designates the following specific areas for open space: A. Planning area creeks: to protect and enhance habitat and recreational values; B. Agricultural buffer areas outside of the URL along the Buckley Road frontage and the easterly project boundary. Within the agricultural buffer area along Buckley Road and outside of the URL, furrows and planted rows should run parallel to the extended Runway 7-25 centerline, where feasible to enhance aircraft safety. C. The ACOS Reservation Space in conformance with the ALUP. D. The Tank Farm Creek corridor as a linear park, bikeway and passive recreation areas. Figure 7 shows the relationship of the elements of the project and the site’s open space features. Attachment 3 ARC 1 - 51 Public Hearing Draft Avila Ranch Development Plan Page 28 Revised: May 25, 2017 Figure 7 Land Plan and Tank Farm Creek Attachment 3 ARC 1 - 52 Public Hearing Draft Avila Ranch Development Plan Page 29 Revised: May 25, 2017 The Neighborhood Commercial area will serve as a focal point and activity center for the project, and will pro- vide shared use parking for nearby open space and parks uses, bicycle parking and storage facilities, public plazas for gatherings and special events, and transit connections. Be- cause of the nearby retail shopping center on South Higuera, this neighborhood center will focus on small-scale conven- ience items, and possibly provide some office space. Devel- opment will be for 15,000 SF or building area. Sheet A-7 and A-8 show the planned layout of the Town Center and Neighborhood Commercial area. Table 2 Land Plan Statistics Parks and Recreation “Expansion Areas”, as defined in the 1994 General Plan are required to provide park and recrea- tion facilities at a rate of 10 acres per 1,000 residents, four times the current citywide average. These facilities are to be provided in a mix of neighborhood parks, mini-parks, and pocket parks and commu- nity gardens, with at least half of the requirement (5 acres per thousand) in a neighborhood park. The neighborhood park is to be located within one-half to one mile of the serviced population. The pro- jected residential population on the project site is 1,649 persons, which creates a park requirement of 16.5 acres. The neighborhood, mini-park and pocket park facilities on the project site will total 18 acres (not including pedestrian trails and passive open space). A 9.5-acre neighborhood park will serve the project. It is centrally located next to the Town Center so that most residents will be within one-half mile to it. This neighborhood park will be linked to surrounding neighborhoods, the Tank Farm Creek riparian corridor and to the regional bikeway system by separated Class I bike paths and Class II bike lanes, and special ped/bike bridges over Tank Farm Land Use Acres Percent of Total Acres Units Residential 55.30 36.9% 720 units R-1 Low Density (7 du/acre) 12.80 8.5% 101 R-2 Medium Density (12 du/acre) 27.30 18.2% 297 R-3 Medium-High Density (20 du/acre) 10.80 7.2% 197 R-4 High Density (24 du/acre) 4.40 2.9% 125 Affordable Housing Units Neighborhood Commercial 1.86 1.2% 15,000 sf Roadways 21.71 14.5% Open Space and Parks 71.04 47.4% Open Space 53.00 35.4% Parks 18.00 12.0% Total 149.91 100.0% Attachment 3 ARC 1 - 53 Public Hearing Draft Avila Ranch Development Plan Page 30 Revised: May 25, 2017 Creek. According to the concept plan approved by the Park and Recreation Commission (See Appendix B) the neighborhood park will include group BBQs, basketball courts, tot lots, baseball diamonds, soccer fields, pickleball courts, tennis courts, a dog park, a skate park, and a community meeting pavilion area. Eight mini-parks and a pocket park will also serve the neighborhoods. Each will be one-half to 2.5 acres in size and provide facilities such as community gardens, tot lots, passive play areas, BBQ and picnic areas, basketball courts, community gardens, dog park, and landscaping. These will serve residents within a two-block radius and fill the few “gaps” in the coverage for the neighborhood park facilities. The mini-parks will be phased with adjacent residential development to provide park facilities for future resi- dents near their homes. Figure 8 shows the location of parks in the project. Residential Uses and Affordability There is an intentional mix of residential den- sities in the Avila Ranch project that includes a range of R-1 lot sizes, R-2 “four-packs”, “six-packs” and clus- ter units, and R-3 and R-4 multifamily dwellings, with an emphasis on smaller lot, higher density units. R-2 units comprise over forty percent of the residential units, and medium density and above units will com- prise over 85 percent of the units in the project. In contrast to other recent projects, the average unit size across the entire project is approximately 1,500 square feet, compared to an approximate 1,750 square foot average for recent developments in the Margarita and Orcutt Specific Plan areas. These R-2 units can provide a substantial contribution towards the need for “workforce” housing and housing for moderate income (80-160 percent of local median family income) families. The R-2 single family units are located where there are streetscape benefits (functionally and aesthetically) from few driveway cuts and orientation to open space. For example, houses will have front doors facing Venture Road, an im- portant Residential Collector, but access points will be limited to intersecting public streets, or through rear or side common driveways. Attachment 3 ARC 1 - 54 Public Hearing Draft Avila Ranch Development Plan Page 31 Revised: May 25, 2017 Figure 8 Park Locations Attachment 3 ARC 1 - 55 Public Hearing Draft Avila Ranch Development Plan Page 32 Revised: May 25, 2017 An additional concept that has been included in the update are the “Pocket Cottage” units. These units are included to meet the needs of young profes- sionals, empty nesters and young families. They are smaller in scale and have floor plans ranging from 1,000 to 1,200 square feet in 2BR/2B and 3BR/2B con- figurations. They have private patios and open space is provided through a shared front yard area. Single-family units in the project comprise about 15 percent of the residential uses in the devel- opment. Lot sizes for the R-1 single-family units are planned to range from a low of 4,000 SF to a high of 8,500 square feet. These units are intended to address the upper end of the workforce housing and other above- moderate housing needs. The R-1 units are in two configurations, one adjacent to the Town Center which will have alley-loaded units and common yard areas, and a traditional single-family portion with front-loaded lots. The project includes 197 R-3 multifamily units on 11 acres that range in size from 700 square foot for-sale and for-rent studios to 1,750 square foot du- plexes. The duplex and townhomes will offer many of the advantages of single-family detached homes, but with common open space. The R-3 portion of the project is organized around a central one-acre park that will oriented around an enhanced riparian corri- dor. The R-3 portion will include for-sale inclusionary housing units for low and moderate-income buyers pursuant to the City’s guidelines. Finally, the project will include a substantial number of apartment units that are near employment and shopping at Suburban and Higuera. The R-4 apartment portion of the project will be directly served by an on-street transit stop and will be within walking distance of nearby shopping. A one-acre por- tion of R-4 project will be dedicated to an affordable housing provider to address the local need for lower income housing and to satisfy, in part, City affordable housing requirements. Unit sizes in the R-4 apartment portion will range from 550 square foot studios to 1,150 square foot units for larger families. The Avila Ranch project will encourage long term housing affordability by including design and development strategies that serve to provide lower cost housing. The cost of housing over time is most closely related to the size of the dwelling unit, the size of the lot, and costs of maintenance. Within each Attachment 3 ARC 1 - 56 Public Hearing Draft Avila Ranch Development Plan Page 33 Revised: May 25, 2017 of the residential zones there will be a broad range of dwelling unit sizes from 550 square foot studios in the R-4 area to 2,300 square foot single family detached units. The average size of the units in the devel- opment is less than 1,500 square feet; by comparison, recent developments in the Margarita Area and the Orcutt Area have averages more than 1,750 square feet. Maintenance expenses, to the extent fea- sible, will also be included in a Community Facilities District to reduce the necessity for Homeowners As- sociations, and the higher costs associated with that maintenance and governance structure. Landscape maintenance and cost of water and utilities will also be reduced because of the drought tolerant land- scaping, smaller lots and other features. The commitment to 100 percent solar “Net Zero” development and early compliance with the 2019 Title 24 Energy Efficiency standards will further reduce utility costs for Avila Ranch residents well be- low the level of typical new residential units in San Luis Obispo. The 100 percent solar commitment will reduce annual energy costs of the average household approximately $1,000 to $1,500 per year, and the higher building energy efficiency will further reduce heating and cooling expenses an additional 15 percent better than the 2013 “Tier II” efficiency level pro- posed in the original Plan and project. Landscaping will also be designed to be low-maintenance and water efficient to reduce monthly water expense and landscape maintenance. Passive and active solar energy strategies will also be included to reduce monthly energy costs. Finally, the presence of onsite transit, car sharing and bike sharing programs will reduce the residents’ reliance on private automobiles and possibly the need for a household to have multiple vehicles. The project’s car sharing program will help reduce the project’s air quality impacts by reducing VMTs, but it will have a more direct and profound effect on the housing affordability issues by reducing the need to own multiple cars. A recent study found that car share program members drive nearly 50% less after joining, and that nearly 30% of them reduced their household vehicle ownership and two- thirds of the households avoided purchasing another car. This program could contribute hundreds of dollars per month to household budgets in avoided vehicle costs. Revitalizing Tank Farm Creek One of the key project components is the revitalization of Tank Farm Creek, which is used as the principal organizing element for the overall project design. Aesthetically and topographically, this site feature defines the neighborhoods, creates a unifying open-space element, provides the principal con- necting feature through and to the project and provides the potential to provide pedestrian and bicycle access to the project’s parks and open space. The north-south utilitarian drainage channel extension of Tank Farm Creek will be enhanced and widened to address offsite storm flows. Sheet A-23 and A-24 in Appendix A show the planned cross sections for Tank Farm Creek (see Sheets A-4 through A-6 for a key map of the cross sections). (MM BIO 2a). Attachment 3 ARC 1 - 57 Public Hearing Draft Avila Ranch Development Plan Page 34 Revised: May 25, 2017 Project Phasing Figure 9 shows the phasing of the land uses. This phasing is primarily determined by the re- quired location of sewer and circulation facilities, existing road improvements, and site topography. Phase descriptions are as follows: Phase 1 includes up to 179 R-2 units, completion of the Buckley Road frontage improvements along the phase boundary, completion of the sewer pump station and force main, extension of Venture Road along the phase frontage, extension of the potable and recycled water facilities, and extension of dry utilities to the phase, and extension of Earthwood to Suburban. This phase would also include the Class I Bike Path from the Class II Diversion to Vachell, as described in the Circulation section, a pedes- trian/bike bridge Tank Farm Creek Bridge for the Class I Bike Path, a Class II Bike Lane Bridge on south side of Buckley and the Buckley/Tank Farm Creek Bridge, the extension of the Earthwood Collector (w/Class II bike lane) to Suburban, and a transit stop along the Venture Extension. This phase, if possi- ble, will also include a permanent or interim bike path or bike lane from Vachell to the Octagon Barn parking lot, subject to right of way availability and governmental approvals. This phase will be designed as two principal neighborhood clusters, with each having its own architectural and design identity, as described in the Design Framework. Circulation improvements associated with this phase will include signalization and turn lane improvements to the Suburban and Higuera intersection, pedestrian and bike lane improvements to Earthwood between Venture and Suburban, and pedestrian and bike lane im- provements on Suburban between Earthwood and Higuera. This phase will include the development of 2.9 acres of park land. Phase 2 will include the development of 29 R-2 units and the extension of the wet and dry utili- ties along the phase frontage. This phase will also include the extension of Buckley Road from Vachell to Higuera, including bike facilities. Concurrent with the opening of the Buckley Road Extension, left turns from and to Higuera and Vachell will be restricted. This phase would include the development of 1.3 acres of park land and the extension of the Class I bike path from Earthwood Lane to Venture Drive. Phase 3 includes 89 R-2 units, and 125 R-4 units, as well as the completion of intracts. This phase would also include the development of a 0.8-acre mini-park in that phase. The R-4 portion of the project would include the dedication of a one-acre site to an affordable housing provider for the devel- opment of 30 inclusionary housing units for lower income households. Phase 4 would involve the development of significant additional transportation infrastructure. This phase would include the construction of a vehicle bridge crossing for Venture Lane over Tank Farm Creek, construction of Horizon Lane north of Venture Lane to Suburban, and the construction of Jesper- son Road south of Venture Lane to Buckley Road. Frontage improvements along Buckley would also be constructed from Phase 1 east to the eastern project boundary, and the internal loop system for the R-3 portion of the development would be installed. Pedestrian and bicycle improvements would be made along Suburban between Horizon and Earthwood. During Phase 4, a 0.9-acre mini-park would be in- stalled in the R-3 area, and the 9.5-acre Neighborhood Park would be completed. Also, during this Attachment 3 ARC 1 - 58 Public Hearing Draft Avila Ranch Development Plan Page 35 Revised: May 25, 2017 phase, the Tank Farm Creek Class I bike path would be completed to the Chevron open space. The res- idential portion of the development would include of 197 R-3 units, including 38 duplex units and 159 townhomes, 18 of which would be income restricted for low and moderate-income households. Phase 5 includes 101 R-1 units. This also includes the development of an additional 2.6 acres of park area, and the portion of the open space/buffer area within the phase. Phase 6 includes the development of the Town Center neighborhood commercial sites and re- maining project frontages. Attachment 3 ARC 1 - 59