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HomeMy WebLinkAboutAppendix F-Project Design GuidelinesAPPENDIX F Design Standards and Guidelines for the Avila Ranch Development Plan Avila Ranch Development Project Final EIR This Page Intentionally Left Blank. Appendix B: Design Standards and Guidelines for the Avila Ranch Development Plan Figure B-1: Entry Treatment Complimentary to Project Character. Appendix B - design stAndArds And guidelines B-2 November 18, 2015 Figure B-2: Typical Residential Neighborhood Fronting Collector Appendix B - design stAndArds And guidelines B-3 AvilA RAnch November 18, 2015 OVERVIEW The following Avila Ranch Development Plan Design Standards and Guidelines found within this Appendix are intended 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 unnecessary replication of existing City development code documents. Owners, builders, architects, and designers should refer to this Appendix, 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 this Appendix 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 are often open ended to allow for interpretation depending upon specific conditions and/or discretion as to how they are satisfied. Collectively, the standards and guidelines incorporated herein are meant to guide implementation of the vision intended for the project. Appendix B - design stAndArds And guidelines B-4 November 18, 2015 A. INTRODUCTION The Avila Ranch development is envisioned as a series of integrated and walkable neighborhoods woven together and organized by the Tank Farm Creek riparian corridor. (Figure B-3) Tree covered sidewalks, inviting front porches, and unobstructed views of surrounding open spaces provide the underlying framework for creating neighborhoods that people call home. Figure B-3: Avila Ranch Open Space Concept Along Tank Farm Creek (looking northeast) Appendix B - design stAndArds And guidelines B-5 AvilA RAnch November 18, 2015 Figure B-4: Avila Ranch Site Plan - Land Use Designations R-1 Low-Density Residential C-N Neighborhood Commercial R-2 Medium-Density Residential Parks R-3 Medium-High-Density Residential C/OS Conservation/Open Space R-4 High-Density Residential ALOS Reservation Area LEGEND AVILA RANCH DEVELOPMENT PLAN P-2September 25, 2015 #1011023Site Plan 0 100 200 400 SCALE: 1:200 (18”x24” sheet) Reservation Area 100’ x 1,200’EARTHWOOD LN.VENTURE DRIVES. HIGUERA ST.55 d b 65 d b BUCKLEY RD.JESPERSEN DR.VACHELL LN.HORIZON LN.Single Event Noise Contour Ldn/CNEL Noise Contour PARK OS OS OS OS PARK PARK PARK PARK P P Appendix B - design stAndArds And guidelines B-6 November 18, 2015 AVILA RANCH DEVELOPMENT PLAN P-2September 25, 2015 #1011023Site Plan 0 100 200 400 SCALE: 1:200 (18”x24” sheet) Reservation Area 100’ x 1,200’EARTHWOOD LN.VENTURE DRIVES. HIGUERA ST.55 d b 65 d b BUCKLEY RD.JESPERSEN DR.VACHELL LN.HORIZON LN.Single Event Noise Contour Ldn/CNEL Noise Contour PARK OS OS OS OS PARK PARK PARK PARK P P Figure B-5: Avila Ranch Site Plan - Overview of Key Design Features Neighborhood Connections to Open Space and Parks Open Space contiguous with Chevron Open Space Rear R-2 Units fronting onto common green space A continuous multi-use path along Tank Farm Creek and Buckley Road R-2 Units fronting onto Collector with no vehicle access. See Figure B-1 Entry Treatment Complimentary to Project Character. See Figure B-1. New access connection to Suburban Rd. for pedestrians, bicycles, and vehicles Neighborhood Park Roundabout for Traffic Calming and aesthetic accent. See Figure B-13. Neighborhood Town Center. See Figure B-13. LEGEND 1 1 5 1 1 1 1 1 1 1 11 2 2 2 2 2 2 6 3 3 7 4 8 9 4 56 6 7 89 9 9 10 10 Appendix B - design stAndArds And guidelines B-7 AvilA RAnch November 18, 2015 B. SITE PLANNING AND ORGANIZATION B.1 Building Orientation and Setbacks Pedestrian interaction for Avila Ranch is encouraged through the thoughtful placement and orientation of residential and commercial structures. Porches will be incorporated on street- facing residential units to provide opportunities for everyday neighborhood interaction while neighborhood commercial uses include local services and outdoor dining opportunities looking onto the adjacent Neighborhood Park. Residential units fronting onto Residential streets such as Venture Drive, Earthwood Lane, and Jespersen Drive will have limited or no vehicle access points in order to preserve the residential streetscape without having the interruption of driveways and vehicle maneuvering. (Figure B-2) These features of the Residential Collector streets will enhance the safety and convenience of these streets as principal bikeways. Standards B.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. B.1.2. Residential building setbacks shall conform to the development standards set forth in Figures B-7, B-9, and B-11. B.1.3. Buildings located within the Neighborhood Commercial zone shall have front and side setbacks of zero feet. B.1.4. Neighborhood Commercial buildings shall front onto the R-1 residential road and Jespersen Drive, with the majority of the building frontages located on Jespersen Drive, according to the proportions shown in Figure B-13. B.1.5. Neighborhood Commercial buildings frontages shall provide varying articulation by incorporating a 5 foot minimum setback every 25 feet, as shown in Figure B-13. B.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, with the exception of common driveways, intersecting public streets, and access points for common parking lots for multifamily units. B.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 driveway access to and from the open space. B.1.8. Within R-3 and R-4 residential zones, parking shall be utilized as a buffer between open space, and other developments as set forth in Figure B-10 and B-12. B.1.9. Buildings adjacent to Tank Farm Creek shall have a minimum of 20 feet setback, as defined by the riparian setback in Zoning Regulation 17.16.026 c. B.1.10. Developments adjacent to wetlands located on the Avila Ranch site, as defined by the Airport Area Specific Plan Program 3.3.3, shall be setback a minimum of 50 feet. Appendix B - design stAndArds And guidelines B-8 November 18, 2015 Figure B-6: R-1 Residential Standards Exhibit 15’ 5’ 15’ 20’10’ Guidelines A. In order to improve the visual quality of the streetscape, every third house should include a variation to the front yard setback. B. Setback variations should not be less than twenty-five percent (25%) of the standard minimum front yard setback (e.g., a front yard setback of ten [10] feet would include an offset of two-and-a-half [2.5] feet). An offset may be an increase or decrease in setback, as long as the minimum setback is met. C. Residential 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. Special fencing 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. Residential Street Appendix B - design stAndArds And guidelines B-9 AvilA RAnch November 18, 2015 Avila Ranch Specific Plan Development Standards Low Density Residential Lot and Building Standards (R-1) EXAMPLES These sketches show basic lot layouts that would follow from the standards listed in the text, and in this table below. Not all features shown in the sketches are standards (for example, 2-car garages are not required). STANDARDS (minimums) STREET ACCESS (Alley Not Available)ALLEY ACCESS (Parking access from alley only)PARKING AT FRONT OF LOT PARKING AT FRONT OF LOT PARKING AT REAR OF LOT Lot Area Lot Width Corner Lot Width Lot Depth Lot Coverage 5,000 sf 50 ft 55 ft 90 ft 40% Max. 5,000 sf 50 ft 55 ft 90 ft 40% Max. 5,000 sf 50 ft 55 ft 90 ft 45% Max. 4,500 sf 45 ft 50 ft 80 ft 50% Max. Front Setback House Garage, carport (A) Front Porch 15 ft 20 ft 10 ft 15 ft 15 ft 10 ft 15 ft Does not Apply 10 ft 15 ft Does not Apply ft 10 ft Rear Setback House Garage, carport 15 ft 5 ft 15 ft 5 ft 20 ft 5 ft (from alley) 15 ft 3 ft Side Setback House Street (corner lot) Garage, carport 5 ft 10 ft 5 ft 5 ft 10 ft 5 ft driveway side 12 ft 5 ft 10 ft 5 ft 5 ft 10 ft 5 ft Public Street Public Street Public Street Public StreetFigure B-7: R-1 Residential Standards Exhibit Appendix B - design stAndArds And guidelines B-10 November 18, 2015 Figure B-8: R-2 Residential Standards Exhibit 15’ 14’ 10’ 4’ 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. Buildings within R-4 zones adjacent to a street should not be dominated with parking. Parking should be concentrated in areas behind buildings and away from the street. Residential Street Cluster Scenario 1: if cluster opens onto residential street, park or open space, the front porches must orient to those spaces and not internally as shown.Motor Court Appendix B - design stAndArds And guidelines B-11 AvilA RAnch November 18, 2015 Figure B-9: R-2 Residential Standards Exhibit Avila Ranch Specific Plan Development Standards Medium Density Residential Building Standards (R-2) EXAMPLES These sketches show basic lot layouts that would follow from the standards. Not all features are shown in each layout. STANDARDS Minimums, unless noted otherwise. ALLEY ACCESS CLUSTER DEVELOPMENTDETACHED - ZERO LOT LINE ATTACHED OR DETACHED (attached may include pairs of dwellings on adjacent lots) DETACHED (parking access from alley only Lot Area Lot Coverage 3,575 sf Min. 60% Max 3,575 sf Min. 60% Max 3,575 sf Min. 60% Max 3,575 sf Min. 60% Max 3,575 sf Min. 60% Max 1- Street Setback Dwelling Front Porch 15 ft 10 ft 15 ft 10 ft 15 ft 10 ft 15 ft 10 ft 15 ft 10 ft 2- Rear Setback Dwelling Garage 20 ft 13 ft 20 ft 13 ft 20 ft 13 ft 5 ft 5 ft 5 ft 5 ft 3- Side Setback (A) 0 (at lot line) or as provided in Zoning Regulations R-2 Zone 0 (attached) or as provided in Zoning Regulations R-2 Zone 5 ft 5 ft 5 ft 4- Interior Setback 4 ft 4 ft 5- Garage Setback 14’ Min.14’ Min. 6- Pedestrian Circ. Setback 10’ Min.10’ Min. 7- Side Steet Setback 10’10’10’10’10’ A - Side setback applies to dwelling and covered parking. Where a building wall is located on a lot line, there shall be an easement at least 5 feet wide on the neighborhing lot for access to maintain the building wall. B - Reciprocal yard easements are allowed as an alternative. C - Minimum yard size of 150 sf with Minimum 10’ dimension D - Second floor setbacks to match Ground floor setbacks Public Street Public StreetPublic StreetPublic Street Yard Yard Yard Yard CLUSTER DEVELOPMENT 4 TO 6 LOTS CLUSTER DEVELOPMENT 4 TO 6 LOTS Public StreetPublic Street Yard Yard Yard Yard Yard YardYard Yard Yard Yard Yard Yard 1 1 3 4 5 6 122 1 2 7 1 3 3 5 4 Public Street Private AlleyAlleyAlley CLUSTER SCENARIO 1 CLUSTER SCENARIO 2 Appendix B - design stAndArds And guidelines B-12 November 18, 2015 Figure B-10: R-3 Residential Standards Exhibit Residential Street Private Parking BUFFER Open Space Porches Front Street Ped. access Porches Front Street Motor Court Appendix B - design stAndArds And guidelines B-13 AvilA RAnch November 18, 2015 Avila Ranch Specific Plan Development Standards Public StreetMedium - High Density Residential Lot and Building Standards (R-3) EXAMPLES These sketches shows a site layouts that would follow from the standards. Not all features shown in the sketch are standards. STANDARDS (minimums) Lot Area Lot Width Lot Depth N/A N/A N/A Front Setback Dwelling Front Porch 15 ft 10 ft Rear Setback Dwelling Parking 10 ft 0 ft Side Setback (A) (applies to any structure, including covered parking) Street (corner lot) as provided in R-2 zone 15 ft 1,000 ft 20 ft 40 ft N/A N/A N/A 15 ft 10 ft 15 ft 10 ft 10 ft 0 ft 10 ft 0 ft as provided in R-2 zone 15 ft as provided in R-2 zone 15 ft High Density Residential Lot and Building Standards (R-3) Figure B-11: R-3 Residential Standards Exhibit Appendix B - design stAndArds And guidelines B-14 November 18, 2015 Figure B-12: R-4 Residential Standards Exhibit Earthwood LaneBUFFERBUFFERBUFFERBUFFER Common Space Common SpaceBuildings Fronting and Oriented to StreetBuildings Fronting and Oriented to StreetParkingParking Appendix B - design stAndArds And guidelines B-15 AvilA RAnch November 18, 2015 This Page Intentionally Left Blank Appendix B - design stAndArds And guidelines B-16 November 18, 2015 Figure B-13: Town Center Plazas Jespersen DriveR-1 Residential RoadPlaza 1,200 sf min. Plaza 2,500 sf min. Transit Stop Transit Stop Plaza 1,200 sf min. B.2 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 neighborhood social events. Standards B.2.1. Goal 5.3 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Pedestrian Activity Areas section. B.2.2. The northwestern and southwestern corners of Jespersen Drive/Horizon Lane at the R-1 Residential Road intersection (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 B-13. Neighborhood Commercial uses should have windows and entries that open up onto these plazas to ensure that there is interaction between these public spaces, retail, and services uses. These plaza areas shall also have a transit stop integrated into the final design in conjunction with input from SLO Transit or other transit provider. B.2.3. Mini Parks and Pocket Parks shall be provided within or adjacent to each individual neighborhood of Avila Ranch as delineated in Figure B-14 These parks shall be provided at a rate such that the total amount of Mini- Parks and Pocket Parks shall not be less than 5 acres per thousand population. Total Park areas, e.g. including the Neighborhood park, shall not be less than 10 acres per thousand population. B.2.4. A plaza shall be located within the Neighborhood Park directly across from the Town Center along Jespersen Drive/Horizon Lane of a minimum 2,500 square feet. This plaza is intended to be used for community gathering functions such as farmer’s markets and shall include a transit stop. Appendix B - design stAndArds And guidelines B-17 AvilA RAnch November 18, 2015 Figure B-14: Park Locations Figure B-15 Neighborhood Parks: Linear, Pocket, and Open Space Oriented Parks. LEGEND Appendix B - design stAndArds And guidelines B-18 November 18, 2015 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 B-15. 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. Roundabout, 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 agricultural design character of the Town Center. 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. 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, pedestrian and bicycle trails, and community gardens. Figure B-15: Neighborhood Access to Tank Farm Creek 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 demonstrations, 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. Tank Farm Creek Trail Entry Points Tank Farm CreekEarthwood Lane Appendix B - design stAndArds And guidelines B-19 AvilA RAnch November 18, 2015 B.3 Parking Parking is an essential component of all proposed land uses within the Avila Ranch project. Ensuring 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 requirements for specific land uses within Avila Ranch are found within Chapter 17.16.060 of the City of San Luis Obispo Municipal Code. Parking for the R-2 zone shall be provided 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. Standards B.3.1. Goal 5.4 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Parking section. B.3.2. Parking for the Neighborhood Park shall be provided through both on-site parking and shared parking with the Town Center commercial area. Any on-site parking associated 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. B.3.3. Driveway access points for the Neighborhood Commercial Town Center shall be located along the R-1 Residential Road adjacent to the R-1 Residential zone as shown in Figure B-16. B.3.4. Parking shall be designed and sited to minimize and buffer commercial noise from adjacent residential land uses. Jespersen DriveR-1 Residential RoadFigure B-16: Neighborhood Commercial Driveway Access Driveway access along R-1 Residential Road Minimum 10 Foot Landscaped Buffer. Planted with trees of substantial height for vertical screening. B.3.5. A ten foot minimum landscape buffer shall be provided on the Neighborhood Commercial properties adjacent to the R-1 Residential zone and the Neighborhood Commercial Town Center. In addition there shall be a minimum forty-five (45) foot rear yard for any R-1 units that back onto the Neighborhood Commercial properties due to ALUP Safety Area requirements. B.3.6. Parking for the R-4 units shall be carports for added noise mitigation and visual screening.BUFFER Appendix B - design stAndArds And guidelines B-20 November 18, 2015 Guidelines A. Residential walkways within front yard setbacks should utilize alternative paving materials such as stamped/ colored concrete, paving stones, tiles, and/or bricks B. Parking courts and common driveways should incorporate accent paving that emphasizes pedestrian connections to main residential entries, and should utilize alternative paving materials such as stamped/colored concrete, paving stones, tiles, and/or bricks. B.4 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 B.4.1 Goal 5.5 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Outdoor Use Areas section. B.5 Screening Service, storage areas, trash and recycling collection areas, and utilities associated with proposed Avila Ranch land uses will be properly screened to minimize visual impact and promote the natural, unobstructed open space views. Standard B.5.1 Goal 5.6 (and associated standards and guidelines) outlined within the AASP shall be referred 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. C. Preservation of Views and Scenic Resources C.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 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, naturalized open spaces, and agriculture production. Views of structures visible from Buckley Road are minimized through the incorporation of landscaping and natural screening techniques. Standards C.1.1 Goal 5.7 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Views from the Road section. Appendix B - design stAndArds And guidelines B-21 AvilA RAnch November 18, 2015 C.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 C.2.1 Goal 5.8 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Gateways section. C.2.2 A project complimentary (e.g. Figure B-1) Entry Gateway shall be provided at intersection of Jespersen Drive and Buckley Road. See Figure B-5. C.1.2 Views along Buckley Road towards the Irish Hills to the west and towards the Santa Lucia 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 Figure B-17. C.1.3 Views along Jespersen Drive at the crossing of Tank Farm Creek shall be maintained to maximize views of surrounding open spaces. 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. Figure B-17: Buckley Road Agriculture and Open Space Buffer Section 300’ Buffer Buckley Road Multi-Use Trail Landscaped Berm shall include existing and additional rock outcroppings, riparian tree species, and native shrubs R-1 Units abutting the 300 foot Buckley buffer/URL are limited to single story height for noise compatibility unless noise study demonstrates consistency with city noise standards R-1 Residential Zone Landscaped Berm Appendix B - design stAndArds And guidelines B-22 November 18, 2015 Figure B-18: Residential Character along typical residential street. Residential walkway. Appendix B - design stAndArds And guidelines B-23 AvilA RAnch November 18, 2015 D. Architecture D.1 Architectural Character The architectural character of Avila Ranch is to be representative of the agricultural heritage associated 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 D.1.1 Goal 5.9 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Architectural Character section. D.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 B-19 through B-23. Figure B-19: Agrarian Architecture Style Steep Pitch Gable Fronts e.g. 6:12 Vertical Accent e.g. Board and Batt siding Metal Accent Roof at Porches Vertical Window Proportions Appendix B - design stAndArds And guidelines B-24 November 18, 2015 Figure B-21: Contemporary Architectural Style e.g. Mid-Century Modern Figure B-20: California Bungalow Architectural Style Low Pitch Predominately Hip Roofs e.g. 3:12 Low Pitch or Flat Roofs Predominately Shed Flat Concrete Tile Roofs Smooth Plaster Finish with Score Line Features Non Plaster Wainscot Accent, e.g. Brick or Stone Non Plaster Accent Feature Simple Columns Simple Columns Minimal Trim Large Simple Windows Appendix B - design stAndArds And guidelines B-25 AvilA RAnch November 18, 2015 Figure B-22: Craftsman Architectural Style Figure B-23: Mission Architectural Style Concrete Flat Tile Roofs Large Exposed Overhangs Oversized Bracing Predominately Gable Roofs With Non-Plaster Gable End Treatments Simple Trim Low Sloping S-Tile Roofs Exposed Minimal Eaves Arched Openings e.g. Doors, Windows, Porches Smooth or Sand Plaster Finish Appendix B - design stAndArds And guidelines B-26 November 18, 2015 D.1.4 R-4 zone shall be designed uniformly with one of the allowed residential architectural styles. (Neighborhood Area 4) D.1.5 R-1 zone shall be designed with a proportional yet mixed use of at least three of the allowed residential architectural styles. (Neighborhood Area 5) D.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 style architecture. (Neighborhood Area 6) D.1.7 R-3 zone shall be designed uniformly with one of the allowed residential architectural styles. (Neighborhood Area 7) D.1.8 Porches shall have a minimum depth of six (6) feet. D.1.9 Residences shall have entries that front onto the street with the exception of 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. D.1.10 Buildings within R-3 and R-4 zones shall have covered porches, entires, or walkways that front onto the street. D.1.3 In order to create some individualism to each neighborhood or enclave, there shall be a dominant style for each neighborhood, with supporting architectural styles to avoid monotony. The percentage proportions of architectural styles within the R-2 zones of Avila Ranch shall be integrated as follows (See Figure B-24) in order to create the desired residential character and transitioning of the site from south to north: • Neighborhood Area 1: 60% of units shall be designed with Agrarian 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 remaining balance placed in an architecture style of choice. • Neighborhood Area 2: 60% of all units shall be designed with California Bungalow/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 remaining balance placed in an architecture style of choice. • 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 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. Appendix B - design stAndArds And guidelines B-27 AvilA RAnch November 18, 2015 Figure B-24: Neighborhood Area Key Plan AVILA RANCH DEVELOPMENT PLAN P-2September 25, 2015 #1011023Site Plan 0 100 200 400 SCALE: 1:200 (18”x24” sheet) Reservation Area 100’ x 1,200’EARTHWOOD LN.VENTURE DRIVES. HIGUERA ST.55 d b 65 d b BUCKLEY RD.JESPERSEN DR.VACHELL LN.HORIZON LN.Single Event Noise Contour Ldn/CNEL Noise Contour PARK OS OS OS OS PARK PARK PARK PARK P P Neighborhood Area 1: See D.1.3 (bullet 1)Neighborhood Area 5: See D.1.5 Neighborhood Area 2: See D.1.3 (bullet 2)Neighborhood Area 6: See D.1.6 Neighborhood Area 3: See D.1.3 (bullet 3)Neighborhood Area 7: See D.1.7 Neighborhood Area 4: See D.1.4 LEGEND 1 1 5 2 2 6 3 3 7 4 4 5 6 7 Appendix B - design stAndArds And guidelines B-28 November 18, 2015 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. 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 character. 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. D.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 individual components of buildings expressively articulated through playful use of massing. Standards D.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. D.2.2 To avoid garage dominated streets, a portion of the house or porch within the R-1 Residential Zone shall be at least five (5) feet in front of the garage. Guidelines A. Variation in front yard setbacks, lot widths, and one and two story homes should be used to create a diversity of architectural massing. B. Massing design should include: • Variation in the wall plane (projection and recess). • Variation in wall height. • Roofs located 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 designs. E. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into residential designs to increase the visual quality and character of a building, while reducing 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. Appendix B - design stAndArds And guidelines B-29 AvilA RAnch November 18, 2015 D.3 Building Heights Building heights for residential structures are expected to range from one to three stories in order to accommodate 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 D.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. D.3.2 Residential building heights shall abide by the development standards set forth in the Airport Area Specific Plan Amendment. D.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. D.3.4 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. D.3.5 Guideline A. Town Center buildings abutting the two plazas at the corner of Jespersen Drive and the R-1 Residential Road should be two stories of at least 20 feet in height, but may be up to three stories. D.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 structures. To meet this high standard of quality, full articulation of building facades and use of architecturally compatible treatments will be utilized consistently throughout the development. Standard G.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 Treatment section. 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 architectural style of the building. Appendix B - design stAndArds And guidelines B-30 November 18, 2015 D.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 D.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. 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 character. E. Landscape E.1 Planting Concept Landscaping for the Avila Ranch development is envisioned to reflect both the natural and agricultural landscapes of San Luis Obispo. Natural landscape patterns have been integrated within the Tank Farm Creek riparian corridor (Figure B-25) and within Conservation/Open Space areas. Agricultural landscape patterns have been incorporated along Jespersen Drive and adjacent to the on-site agriculturally related facilities . Standards E.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. E.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 Figures B-26 and B-27. E.1.3 Shrubs, perennials, and ground cover planted outside of residential zones within Avila Ranch shall be in conformance with the master plan in Figures B-25 and B-26. E.1.4 Trees, shrubs, perennials, and ground cover planted within the residential portions of Avila Ranch shall be located as shown in Figure B-28 and B-29, shall be chosen from the City’s approved Street Tree Master List, and shall be in conformance with the Residential Plant Palette listed in Figures B-27and B-30. Appendix B - design stAndArds And guidelines B-31 AvilA RAnch November 18, 2015 Figure B-25: Multi-Use Path Along Tank Farm Creek (looking north) Appendix B - design stAndArds And guidelines B-32 November 18, 2015 E.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. E.1.6 Trees, shrubs, and plants chosen to be planted along the Tank Farm Creek riparian corridor shall utilize native, locally procured varietals. E.1.7 Plants and shrubs planted on properties adjacent to Tank Farm Creek shall be properly situated and maintained in order to avoid spreading into the adjacent riparian corridor. E.1.8 Plants and shrubs shall be low water using. E.1.9 Turf shall not be located within front yards of residential zones. Guidelines A. Street trees unique to each neighborhood 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, pocket parks, and the Neighborhood Park. D. Open space areas adjacent to Buckley Road should incorporate productive and viable agricultural areas that can be farmed by local businesses or non-profits. E. A windrow should be provided along Jespersen Drive from Buckley Road to the Neighborhood Commercial Town Center. F. Agriculture production related facilities should integrate a grove or farm compound styled tree plantings to unify and add visual interest to the site. Appendix B - design stAndArds And guidelines B-33 AvilA RAnch November 18, 2015 Park TreesBioretention Areas Street Trees Riparian Trees Drought Tolerant Open Space Drought Tolerant Parkways Agricultural Open Space Native Riparian Open-Space Turf LEGEND Figure B-26: Landscape Plan Appendix B - design stAndArds And guidelines B-34 November 18, 2015 Figure B-27: Landscape Palette Park TreesBioretention Areas Street Trees Riparian Trees Drought Tolerant Open Space Drought Tolerant Parkways Agricultural Open Space Native Riparian Open-Space Community Orchard Turf Appendix B - design stAndArds And guidelines B-35 AvilA RAnch November 18, 2015 Figure B-29: R-2 Residential Landscape PaletteFigure B-28: R-1 Residential Landscape Palette Appendix B - design stAndArds And guidelines B-36 November 18, 2015 Figure B-30: Residential Landscape Palette Appendix B - design stAndArds And guidelines B-37 AvilA RAnch November 18, 2015 E.2 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 E.2.1 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. Guideline A. Landscaping should be incorporated within parking courts to minimize paving and views of garages. E.3 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 Neighborhood Park. 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. Standards E.3.1 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. E.3.2 Public art shall be incorporated within Avila Ranch in conformance with the City’s Public Art for Private Development ordinance. E.3.3 Public art shall reflect the agrarian history and context of the site. Guideline A. The location of Public Art is encouraged to be within the Town Center plazas or Neighborhood Park as these are prominent, public locations within Avila Ranch. E.4 Signs Signage designs for land uses within Avila Ranch comply with applicable City Sign Regulations while playfully integrating and playing off of the dominant architectural character of the area. Individual residential neighborhoods are imagined as having unique identification signage to inform and direct residents and visitors. Commercial uses display functional yet simple signage designs that effectively alerts potential patrons to their location within the Avila Ranch development. Standards E.4.1 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. E.4.2 All signage within Avila Ranch shall comply with the City of San Luis Obispo’s Sign Regulations for applicable Residential, Neighborhood Commercial, and Conservation/Open Space land uses. Appendix B - design stAndArds And guidelines B-38 November 18, 2015 E.5 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 providing 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 E.5.1 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. E.5.2 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 Preservation site requirements. E.5.3 All exterior lighting within Avila Ranch shall be compatible with and complement the architectural styles and landscape designs proposed. E.5.4 Exterior lighting fixtures shall be properly shielded to minimize light overflow and glare onto adjacent properties. E.5.5 Trail and walking pathway lighting shall be appropriately scaled to the pedestrian. Additional overhead park lighting may be utilized in areas where pedestrian safety is a concern. E.5.6 Lighting fixtures shall be energy efficient in accordance with the latest industry and/or technology standards. E.6 Drainage Drainage requirements related to Avila Ranch are intended to meet the Regional Water Control Board’s Post Construction Requirements. The performance of designed detention 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 E.6.1 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. E.6.2 A landscaped drainage swale shall be included along northern property line of Avila Ranch within the R-2 and R-4 Residential Zones as shown in Figures B-31 and B-32, to facilitate drainage from adjacent property, and to provide screening to the light industrial properties to the north. Appendix B - design stAndArds And guidelines B-39 AvilA RAnch November 18, 2015 Figure B-32: R-2 Drainage Buffer Section Figure B-31: R-4 Drainage Buffer Section R-2 Residential R-4 Residential Parking Property Line Property Line Drainage Easement Drainage Easement Appendix B - design stAndArds And guidelines B-40 November 18, 2015 E.7 Fencing Fencing proposed for Avila Ranch will add to visual quality and character of the overall development. 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 E.7.1 Residential lots adjacent to Tank Farm Creek, parks, open spaces, or walking pathways shall use open fencing types, as shown in Figure B-33. 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 B-34 for examples). Figure B-34: Near Open Space and Tank Farm Creek Semi-private Fencing Examples. Private fencing allowed up to four (4) feet high Figure B-33: Open Creekside Fencing Open Fencing Adjacent to Tank Farm Creek per Figure B-34. Appendix B - design stAndArds And guidelines B-41 AvilA RAnch November 18, 2015 Private fencing allowed up to four (4) feet high E.8 Agriculture Several acres of Conservation/Open Space land uses are integrated within the Avila Ranch development as buffer areas. Portions of these buffer areas adjacent to Buckley Road are envisioned to be utilized as productive agriculture. The following standards and guidelines will apply. Standard E.8.1 A landscape buffer shall exist to ensure proper buffering of residential and commercial land uses from on- and off-site agriculture production areas. Guidelines A. The Avila Ranch Community Farm should be located to the east side of Jespersen Drive, south of the Neighborhood Park. B. The Avila Ranch Community Farm may include a farm complex comprised of a small barn, packing shed, and produce cooler located south of the Neighborhood Park and east of Jespersen Drive. C. Fruit and vegetables grown on-site should utilize farming practices, where feasible. D. A farm stand that sells both on- and off-site fruit and vegetables should be incorporated and sited in an easily accessible and visible location from Buckley Road. E. Areas designated for farming activities should clearly differentiate between publicly and privately accessible farm operation areas. Appendix B - design stAndArds And guidelines B-42 November 18, 2015