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HomeMy WebLinkAboutAppendix S - Updated MPA Development PlanAvila Ranch Development Project Final EIR APPENDIX S Updated Draft Mitigated Project Alternative Development Plans This Page Intentionally Left Blank. Public Hearing Draft Avila Ranch Development Plan Avila Ranch, LLC Avila Ranch Project Team Project Developer Avila Ranch, LLC San Luis Obispo, California Planning and Management Peck Planning and Development, LLC Morro Bay, California City Council Heidi Harmon, Mayor Dan Rivoire, Vice Mayor Carlyn Christianson, Council Member Architecture RRM Design Group San Luis Obispo, California Focus360 Irvine, California Aaron Gomez, Council Member Andy Pease, Council Member Engineering Cannon San Luis Obispo, California Wallace Group San Luis Obispo, California RRM Design Group San Luis Obispo, California Planning Commission Charles Stevenson, Chair Cultural Resources Applied Earthworks San Luis Obispo, California John Fowler, Vice Chair Hemalata Dandekar, Commissioner John Larsen, Commissioner Ronald Malak, Commissioner Kim Bisheff, Commissioner Daniel Knight, Commissioner Geology and Soils Grisanti Consulting Los Osos, California Geo-Solutions Engineering San Luis Obispo, California Biology Althouse Meade Paso Robles, California Noise and Acoustics David Lord Acoustics San Luis Obispo, California Finance Kosmont Associates Santa Ana, California Energy Consulting Jennifer Rennick Architecture San Luis Obispo, California Marketing and Outreach Barnett Cox and Associates San Luis Obispo, California i Table of Contents Development Plan Update Summary 1 Development Plan Format and Content 6 Project Overview 10 Introduction and Project Features 10 Sustainable Energy Features 13 Sustainable Open Space and Agriculture 14 A Complete “Linked” Community 15 A Diverse Range of Housing Opportunities 15 Major City Objectives 16 Environmental Setting and Background Information 17 Flooding and Hydrology 17 Biological Resources 19 Soils and Geology 19 Hazardous Materials/Assessment 21 Noise 21 Air Quality 22 Cultural Resources 22 Agricultural Resources and Preservation 23 Airport Safety 23 Land Use Plan and Framework 25 Land Use 25 Parks and Recreation 29 Residential Uses and Affordability 30 Revitalizing Tank Farm Creek 33 Project Phasing 34 Design Framework 37 Site Planning and Organization 37 Building Orientation and Setbacks 37 Pedestrian Activity Areas 44 Parking 46 Outdoor Use Areas 47 Screening 47 Preservation of Views and Scenic Resources 48 Architecture 51 Landscape 59 ii Buildings, Signs and Lighting 61 Public Art 64 Drainage 64 Fencing 65 Energy Conservation and Production 66 Circulation Framework 71 Traffic Study Recommendations 78 Vehicular 78 Pedestrian and Bicycle 79 Transit 79 Site Access and Circulation 80 Phasing 80 Infrastructure Framework 82 Water 82 Recycled Water 83 Sanitary Sewer 83 Dry Utilities 83 Stormwater, Hydrology and LID Compliance 86 Appendices A—Avila Ranch Development Plan Graphics B—Avila Ranch Parks Master Plan C—Avila Ranch Open Space Master Plan D—Avila Ranch Conceptual Landscape Plan’ E—ZNE Packages F--Traffic Mitigations iii List of Tables Table 1—Revised Avila Ranch Plan Statistics 5 Table 2—Land Plan Statistics 29 List of Figures Figure 1—Project Location 10 Figure 2—Vicinity 11 Figure 3—Vicinity and Site 12 Figure 4—Pre-development Flood Areas 18 Figure 5—Post Development Flood Areas 19 Figure 6—Avila Ranch Land Use Plan 26 Figure 7— Land Use Plan and Tank Farm Creek 28 Figure 8—Park Locations 31 Figure 9-- Phasing Plan 36 Figure 10—R-1 Development Standards 38 Figure 11—R-2 Development Standards 39 Figure 12—R-3/R-4 Development Standards 40 Figure 13—Town Center Plazas 46 Figure 14—Town Center Parking, Screening and Access 46 Figure 15—Buckley Road Buffering and Setbacks 48 Figure 16—Conceptual View of Avila Ranch Buckley Frontage 50 Figure 17—Residential Street Scene 51 Figure 18—Agrarian Architectural Style 52 Figure 19—Bungalow Architectural Style 52 Figure 20—Contemporary/Mid-Century Modern Architectural Style 53 Figure 21—Craftsmen Architectural Style 53 Figure 22—Mission Architectural Style 54 Figure 23—Avila Ranch Neighborhoods 56 iv Figure 24—Special Fence Treatment Areas 65 Figure 25—Open Space Fence Example 66 Figure 26—Overall Circulation Plan 72 Figure 27—Buckley Road Sections 73 Figure 28—Collector Streets and Bike Lanes 75 Figure 29—R-1 Zone Street Sections 76 Figure 30—Local Street Sections (Non R-1) 77 Figure 31—Water Supply Master Plan 84 Figure 32—Wastewater Master Plan 85 Figure 33—Storm Drain Master Plan 87 Public Hearing Draft Avila Ranch Development Plan Page 1 Revised: February 22, 2017 Avila Development Plan Update This update to the Avila Development Plan includes modifications to the plan that have occurred over the past 14 months during the Plan’s environmental and public review process. This version of the Plan includes a greater level of detail for the proposed land plan, additional environmental protections, provisions and regulations to reduce environmental impacts identified in the Environmental Impact Re- port for the Project, and additional provision to address anticipated changes in environmental regula- tions. The Plan represented herein is based on the “Mitigated Project Alternative” in the Draft EIR. The overall land use plan and site design under the MPA would be similar to the Project and the Plan would continue to provide residential land uses with varying densities, and the same overall num- ber of residential units, but would slightly decrease the number of R-1 low density and R-2 medium den- sity units and increase the number of R-3 medium-high density units. R-1 low density single-family resi- dential neighborhoods would continue to be located south of Tank Farm Creek, and that land use would now include about a third of the units with alley loaded uses, with shared open spaces. Figure 6 shows the revised land plan, and the detailed site plans and special development details are provided in Ap- pendix A hereof. Land uses northwest of the creek would continue to consist of a predominantly R-2 medium density single-family neighborhood, with R-4 high density residential uses continuing to be proposed along both sides of the Earthwood Lane at the site’s northwest corner. In the R-2 area, there would con- tinue to be common drives, common open space, and “pocket cottage” setting would be introduced for up to 76 units. The Pocket Cottage units would have smaller floor plans to address affordability, and would have wider open spaces in the front yards. The planned R-3 medium-high density residential uses would continue to be located in the northeast area of the site, although the configuration of this area would differ from the Project because of the revised alignment of Tank Farm Creek, and the R-3 area would now include a centralized park, and a “duplex” configuration that would offer larger unit sizes in the R-3 area to provide for a wider range of unit sizes (and a wider representation of income groups, presumably) in that area. The Town Center would continue to be located in the eastern portion of the site, south and east of the creek along the west side of the Jespersen Road Extension, and would include 15,000 square feet (sf) of commercial buildings. Additionally, the updated Development Plan would allow a broader mix of uses in the Town Center to potentially reduce the amount of offsite trips that may be generated. Gen- eral retail store square footage would be limited to 7,500 sf, and individual stores would not exceed 1,800 sf. General (nonmedical) professional, business, and services offices would be allowed. Uses ex- pected for the Town Center would be neighborhood serving uses only including general (non-medical) accessory, professional, business and service offices, general retail, restaurants, limited indoor commer- cial recreation such as fitness/gym facilities, religious facilities, specialized and technical schools, private schools and tutoring services, laundromats, and community meeting rooms. The Town Center would provide parking for the Neighborhood Park, and for the Tank Farm Creek Bike Path (as a trail head). It Public Hearing Draft Avila Ranch Development Plan Page 2 Revised: February 22, 2017 would also provide parking for special events in the adjoining parks and park structures such a weekly farmers markets, neighborhood movies and other neighborhood gatherings. The size and configuration of open space areas would change, resulting in more contiguous open space with open space concentrated in and adjacent to the 300-foot wide buffer along Buckley Road, along the creek, and in the northeast and southeast corners of the site. Park distribution and lay- out would change and park acreage has increased to approximately 18 acres in a total of nine parks. Park areas have been increased in the northwest R-2 (Phase 3) area, and in the R-3 (Phase 4) area to en- sure that the amount of park area was maintained at a minimum of five acres per thousand at any one point in time. Resulting park area at buildout would be approximately 10.9 acres per thousand popula- tion. A final parks plan has also been developed and has been reviewed and approved by the City Parks and Recreation Commission. Each phase of the project includes a public park. Special park and community facilities will include several dog parks, community gardens, basketball courts, natural inter- pretive areas, soccer field, baseball fields, pickleball courts, “tot lot” play areas, tennis courts and other facilities. Primary internal circulation has not changed but neighborhood street layout in Phases 3 and 4 has changed substantially in response to the new land use plan and drainage modifications. Phase 5 streets would be modified to reflect the inclusion of alley units with common open space. Minor changes have been made to comply with the City’s adopted street design criteria. Additional circulation improvements have been included in the project to address EIR issues, including the extension of Hori- zon Road to Suburban as part of Phase 4 (and the improvement of pedestrian and vehicle improvements A number of “green” modifications have been added to the project to address EIR issues, and to address prospective changes in the State and local building codes. The following features are being added to the Plan: 1. Building energy efficiency standards that will enable the project to comply with the “net zero” energy requirements that are anticipated in the 2019 building code. Specific changes to the Plan will include a requirement for onsite generation of 100 percent of the electrical demand through onsite photovoltaic solar generation (“Solar PV”). This standard applies to all residential and non-residential buildings in the Plan area. Compliance would be through a combination of solar canopies, roof-top solar panels, and solar shingles, as provided in the Design Framework. Single family units must be “solar ready” meaning the roof design should provide adequate clear area for the required area for the solar array (equivalent of 275-300 square feet per unit of tilted south-facing roof area). R-3, R-4 and Town Center use will have EV charging stations at a rate specified in the design guidelines. 2. Shared Mobility strategies would be included to reduce the necessity for additional vehicles for each family. Car sharing would be provided in the development at an initial rate of one car per 50 residences, with at least 50 percent of that fleet in the form of electric vehicles. Vehicles would be stored onsite on public streets, in guest parking spaces, near public parks Public Hearing Draft Avila Ranch Development Plan Page 3 Revised: February 22, 2017 and on public streets, as permitted. There would also be a bike sharing program, or provi- sion of bicycles for each household or tenant. 3. Transit usage would be encouraged by extension of Route 2 to the project site as provided in the plan, plus information and/or incentive packages for transit ridership. 4. To comply with the anticipated 2019 building code changes, there are special energy-saving design requirements. Special design requirements include the use of Building Performance Institute (“BPI”) certified trades, Advanced Framing/Engineering (wider stud placement for decrease in transmission loss and reduction in required framing lumber), Quality Insulation Installation (QII) to minimize envelope and duct seal energy losses, compact plumbing to minimize plumbing runs and distance between hot water taps and water heaters, and usage of EPA WaterSense fixtures to reduce indoor water usage. Many of the proposed changes are the result of changed physical or regulatory conditions, or changes in or changes in the setting for the project. Some of these changes include: 1. A finding and determination that re-routing Tank Farm Creek to connect to the Chevron open space had significant environmental impacts and uncertain timing. The previous ver- sion of the plan relied upon expected drainage improvements by Chevron, and the timing of those improvements is now uncertain. Connecting to the Chevron open space also resulted in the loss of federal and state wetlands. The revision avoids those impacts while maintain- ing adequate flood control. 2. Setbacks have been increased along Tank Farm Creek so that they are a minimum of 35 feet along at least 90 percent of the corridor, and no less than 25 feet, the minimum City Zoning Ordinance and Conservation and Open Space Element. 3. The project was modified to provide for more contiguous open space, a longer and wider Reservation Area along the Buckley frontage, and an expanded Safety Zone S-1B area to ac- commodate extension of Runway 7-25, and the elimination of all residential uses from the expanded S-1B Safety Zone. The project has received its final Conformity Finding from the San Luis Obispo Airport Land Use Commission. 4. More specific designs were prepared for the parks and recreation areas of the project and the number and size of the parks was increased. The project has received approval for the design of the public parks and open space in Phases 1-3 and has received conceptual ap- proval for the public parks and open spaces in development phases 4-6. The location and sizes of the parks have been adjusted in accordance with those approvals. The plan now re- flects the park facilities approved by the Parks and Recreation Commission. 5. Enhanced pedestrian and bicycle connectivity. These changes include narrower vehicle lanes and wider bike lanes on internal streets. Vehicle lanes have been narrowed to 10 feet Public Hearing Draft Avila Ranch Development Plan Page 4 Revised: February 22, 2017 while bicycle lanes have been widened to a full 8-foot buffered bike lane standard. These buffered bike lanes occur on all internal major streets, including Earthwood, Venture, Jes- person and Horizon. Special at-grade “speed table” pedestrian street crossings have also been included. These provide for the traffic calming and a continuous walking experience. Finally, pedestrian through connections have been specified along and between residential blocks. This results in a pedestrian intersection density of over 500 intersections per square mile, well in excess of the standard established by LEED and the Smart Growth Coalition. The net result of these changes has been: 1. Increase in open space area. 2. Reduction in wetland impacts by 0.7 acres. 3. Improvement of storm water management and effectiveness of LID measures. 4. Increase on building energy efficiency more than 40 percent. 5. Reduction in projected vehicle miles travelled by 25 percent. 6. Reduction in projected water usage below the citywide residential average by 30 percent. 7. Increase in the number of units that are affordable to workforce income groups (160 per- cent of local median family income and below). 8. Finding of conformity with the County Airport Land Use Plan by the ALUC. 9. Increase in the amount of park space from 16 acres to 18 acres onsite, to 10.9 acres per thousand, ten percent about the standard for Expansion Area specific plans, and four times the current citywide average. 10. Approval of the parks plan by the City Parks and Recreation Commission. 11. A reduction in air quality impacts. Building related Greenhouse Gas Emissions will be re- duced by 50 to 75 percent, and ROG/NOx gas reduction are estimated to be reduced by 35 percent to 50 percent. Table 1 on the following page, extracted from the EIR, shows some the principal changes to the project compact to the initial submittal in December, 2015. Public Hearing Draft Avila Ranch Development Plan Page 5 Revised: February 22, 2017 Table 1 Revised Avila Ranch Plan Statistics Item Revised (2017) Avila Ranch Project Original (2015) Project Difference North-South Creek Segment Not Realigned, widened to accommodate flood flows Realigned and extended through to Tank Farm property Reduced riparian habitat impacts East-West Channel Channel retained Channel removed Reduced hydrological impacts and in- channel wetland preserved Creek/Riparian Buffer Setback 35 feet, with 20-foot minimum along no more than 700 linear feet Generally 5-35 feet Improved habitat and wildlife corridor connectivity Tank Farm Creek Class I Bicycle Path Minimum of 35 foot setback from top of creek bank/ riparian canopy with 20-foot minimum along no more than 700 lineal feet Inside creek/ riparian buffer Improved/ habitat and wildlife corridor Retaining/flood walls at toe of slope along creek corridor At setback along east side of the creek Not included Improved erosion protection and bio- filtration for runoff Residential: Acreage 55.3 acres 68.23 acres -12.93 acres Residential: Units 720 units 720 units none Mix of Units 101 R-1 units 297 R-2 units 197 R-2 units 125 R-4 units 105 R-1 units 305 R-2 units 185 R-3 units 125 R-4 units -4 R-1 units -8 R-2 units +12 R-3 units Units within ALUP Safety Areas No residential units within S- 1B and S- 1C Safety Areas 7 R-3 units within S-1B Safety Area Residential units relocated outside of S- 1B Safety Area Acreage 1.86 acres 3.34 acres -1.48 acres Parking 125 spaces 66 spaces -59 spaces Maximum Square Footage 15,000 sf 15,000 sf none Potential Uses Local uses Broader mix of uses Potential trip reduction Open Space: Acreage 53.04 acres 55.3 acres -3.34 acres Parks: Acreage 18.00 acres 16.00 acres +2.00 acres Parks: Number 1 Neighborhood Park 1 Pocket Park 7 mini-parks 1 Neighborhood Park 1 Pocket Park 5 mini-parks +2 mini-parks, 1 located in the creek setback; 1 located within R-3 development Tank Farm Creek Residential Uses ALUP Safety Areas Neighborhood Commercial Uses Open Space & Parks Public Hearing Draft Avila Ranch Development Plan Page 6 Revised: February 22, 2017 Development Plan Format and Content The Avila Ranch Development Plan contains an environmental setting section, a brief project de- scription, background information, Land Use, Design, Circulation and Infrastructure regulations and strategies. The 2014 Land Use and Circulation Element Update (LUCE) prescribes the format and con- tent of regulatory elements of Specific Plans for Special Focus Areas in LUCE Policies 8.1.1 and 8.1.2, as well as the development objectives for the site in LU Policy 8.1.6. The Avila Development Plan provides the program for development of the site in conformance with the General Plan’s objectives, policies and standards. The actual enabling framework for implementation of this development program is con- tained in the Airport Area Specific Plan Amendment policy document associated with the Avila Ranch project. According to the Land Use Element a Specific Plan is to contain a Land-Use Framework that in- cludes the proposed land-use pattern, actual development densities in each subarea on the project site and development phasing. Also incorporated into the Land-Use Framework is a classification system that clearly identifies uses allowed in each subarea, and “performance standards” for each site and sub- area. Another key element of the Land-Use Framework are general site planning and development standards that specify the requirements for all development and land uses regardless of the applicable land-use designation, including sensitive resources, site access requirements, energy efficiency, fences, walls, hedges, buffers, and other screening, noise regulations, outdoor lighting standards, related per- formance standards (e.g., air quality, glare, vibration, etc.) and undergrounding of utilities. The Land Use Framework also includes the proposed housing mix within the area that is in keeping with the LUCE’s focus on housing for this site. The Specific Plan also includes a Design Framework that provides detailed design guidelines to be used as the Specific Plan is implemented /developed. The purpose of these guidelines is to establish the expected level of design quality within the area while still maintaining project flexibility and innova- tion. The objective of this framework is not to dictate a specific design but to establish design expecta- tions that can be implemented as various project components are proposed for implementation. The Design Framework is intended to provide guidance on the integration of the site-specific features such as building architecture, with area-wide elements such as streetscape, recreation and open spaces, re- sources and architecture into the overall project design. The Design Framework also has standards that define the overall character of the streetscape. The design regulations contained herein are not consid- ered to be final. As individual projects are brought forward for implementation, they will be reviewed by the City staff and Architectural Review Commission (ARC) in accordance with City regulations. The Circulation Framework of the Specific Plan includes the proposed circulation system ele- ments, design standards, and circulation system phasing. This Framework also addresses parking and loading standards, if different than standard City requirements, transit needs, and non-vehicular modes of circulation such as pedestrians and bicycles. Public Hearing Draft Avila Ranch Development Plan Page 7 Revised: February 22, 2017 Finally, the Specific Plan will include an Infrastructure/Public Facilities Framework that covers those requirements (water, sewer, storm drainage, electricity, natural gas, and communications) as well as parkland, schools and other public facilities. For infrastructure, the framework addresses the pro- posed trunk infrastructure system improvements and system phasing necessary to support implementa- tion of the land-use plan and financing mechanisms to implement planned facilities. The LUCE and other General Plan Elements set out special planning and development objectives for the Avila Ranch site to be addressed in the Avila Ranch subarea of the AASP. This Development Plan includes features responsive to these requirements. The LUCE objectives are intended to ensure that the site is developed primarily as a residential neighborhood with supporting commercial, and recrea- tion facilities, and provisions for onsite and offsite open space/resource protection. LUCE Policy 8.1.6 indicates the specific plan for this area should consider and address the following land use and design issues: 1. Provision of a variety of housing types and affordability levels, with a minimum of 500 dwell- ing units, and maximum of 700 dwelling units. 2. Modification of the Airport Area Specific Plan to either exclude this area or designate it as a special planning area within the Airport Area Specific Plan. 3. Provision of ag buffers along Buckley Road and along eastern edge of the property. 4. Provision of open space buffers along northern and western boundaries to separate this de- velopment from adjacent service and manufacturing uses, and an open space buffer along Buckley Road. Open space/agriculture is to be provided equivalent to 50 percent of the site, with up to one-third of this requirement may be provided off-site or through in-lieu fees consistent with the Airport Area Specific Plan. That is, the minimum amount of on-site open space is to be 50 acres. 5. Provision of open space buffers and protections for Tank Farm Creek to enhance wildlife corridor that runs through the property. 6. Conformance to safety and noise parameters described in this General Plan and the pur- poses of the State Aeronautics Act, and other applicable regulations such as the San Luis Obispo County Airport Land Use Plan. 7. Participation and enhancement to Buckley Road and enhancement of the connection of Buckley Road to South Higuera Street. 8. Appropriate internal and external pedestrian, bicycle, and transit connections to the City’s circulation network, and implementation of the City’s Bicycle Transportation Plan including connections to the Bob Jones Trail. Public Hearing Draft Avila Ranch Development Plan Page 8 Revised: February 22, 2017 9. Provision of water and wastewater infrastructure needs as detailed in the City’s Water and Wastewater Master Plans. This may include funding and/or construction of a wastewater lift station. 10. Fire protection and impacts to emergency response times. 11. An architectural design that relates to the pastoral character of the area and preserves view of agrarian landscapes. 12. Provision of a neighborhood park, and park space consistent with the Parks and Recreation Element of the General Plan. There are a number of supporting documents associated with the Avila Ranch Development Plan. Those include the following: 1. Airport Area Specific Plan Amendment (AASP). This document includes the necessary policy, text and graphics modifications to the AASP to accommodate the implementation of the Avila Ranch Development Plan. This document includes Goals, policies, objectives, stand- ards and guidelines for conservation and open space, design, circulation, infrastructure, and financing associated with implementation of the Avila Ranch project, as well as develop- ment policies associated with the continuing development of the overall 1,500-acre Airport Specific Plan Area. Amendments are proposed that provide for the development program contained in the Avila Ranch Development Plan. 2. General Plan Conformity Analysis. This document evaluates the conformity of the Avila Ranch Development Plan with the various applicable polices and regulations in the adopted elements of the San Luis Obispo General Plan. The Conformity Analysis contains a detailed response to each applicable General Plan Policy, and demonstrates how the project can be found to be in substantial compliance with those policies. 3. Storm Water Control Plan. This document is included in the submittal for the Avila Ranch Vesting Tentative Map and demonstrates compliance of the Development Plan with the Re- gional Water Quality Control Board’s (“Water Board”) Low Impact Development (LID) regu- lations. 4. Drainage Report. A drainage report was submitted with the Vesting Tentative Map that an- alyzed the hydrology for the project site, including pre-development runoff and flooding, post-development runoff and flooding, and compliance with various City, State and Federal drainage regulations. 5. Water Supply Assessment. An SB610 Water Supply Assessment was prepared for the pro- ject to demonstrate the adequacy of water supplies for the project. 6. Airport Land Use Plan Conformity Analysis. This analysis included a quantitative analysis of conformance with the density limitations in the Airport Land Use Plan, and a policy conform- ity analysis. This document was reviewed by the Airport Land Use Commission in May, Public Hearing Draft Avila Ranch Development Plan Page 9 Revised: February 22, 2017 2015, and again in September, 2016 after project modifications were made to develop the Mitigated Project. 7. Environmental Technical Studies. Various environmental technical studies (in addition to those above) have been prepared that have informed the Development Plan development of the plan. These documents have included: a. Traffic Impact Analysis and Report b. Biological Reconnaissance Study c. Wetlands Study and Delineation d. Cultural Resources Evaluation and Inventory e. Noise Impact Evaluation f. Phase 1 and Phase 2 Environmental Site Assessments g. Soils Report and Infiltration Report Public Hearing Draft Avila Ranch Development Plan Page 10 Revised: February 22, 2017 Project Overview Introduction and Project Features The Avila Ranch site is composed of approximately 150 contiguous acres at the northeast corner of Buckley Road and Vachell Street, and is comprised of three separate parcels: APN: 053-259-006, APN: 053-259-04 and APN: 053-259-005 (See Fig- ures 1 through 3). The site slopes from the northeast to southwest, although there are lo- calized undulations. It is diagonally bisected by a drainage that is colloquially referred to as “Tank Farm Creek” which conveys on- and off- site storm drainage indirectly to San Luis Creek and comprises approximately 14 acres of the 150-acre site. The site was annexed to the City in 2008 after the adoption of the original Airport Area Specific Plan (AASP). At that time, it was given a holding land-use designation of Business Park, the same desig- nation the County of San Luis Obispo applied to it in 2000 prior to its annexation to the City. This land- use designation is in significant supply in the city and surrounding areas. The City’s Sphere of Influence is adjacent with the southern boundary of the site, which also includes properties to the east and west of the project. See Figure 3. As currently planned, Avila Ranch would include approximately 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, 16 acres of pocket parks, mini-parks and neighborhood parks, and 53 acres of riparian open and farmed agricultural land. There will be riparian recreation, open space, community gardens and bike connections to the Chevron and Octagon Barn bike facilities, among other amenities. Figure 1 Project Location Avila Ranch Buckley Road Public Hearing Draft Avila Ranch Development Plan Page 11 Revised: February 22, 2017 Figure 2 Vicinity Public Hearing Draft Avila Ranch Development Plan Page 12 Revised: February 22, 2017 Figure 3 Vicinity and Site Public Hearing Draft Avila Ranch Development Plan Page 13 Revised: February 22, 2017 Sustainable Energy Features The Avila Ranch project will be a model for sustainable development practices. It is intended to be compliant with the U.S. Green Building Council’s Leadership in Energy and Environ- mental Design for Neighborhood Development (“LEED-ND”), and San Luis Obispo County’s adoption of the GreenPoint checklist. Just a few of the features include: 1. Compliance with SLO Green Build passive solar guidelines for building orientation, south glazing and thermal mass. 2. Pervious alternatives to hardscape. 3. Compliance with GreenPoint rated- single family, GreenPoint-multifamily and CalGreen checklists. 4. High-efficiency Energy Star fixtures, appliances and features. 5. Single family detached residential buildings that are at least 15 percent more energy effi- cient than the 2016 California Energy Efficiency (“Title 24”) standards, and multifamily resi- dential and non-residential structures that are at least 10 percent more energy efficient than the 2016 Title 24 standards. 6. Alternative energy systems (photovoltaic solar, wind, etc.) capable of delivering 100 per- cent of the energy demand for the residential and non-residential units in the project. The current City guideline (GP Conservation Policy 4.6.17) is for at least 30 percent of the single- family units to be supplied with basic photovoltaic (PV) systems. The project will exceed that by requiring that the project be “Net Zero” with all of the units with rooftop or solar canopy PV systems that provide at least 100 percent of the unit’s electrical energy demand or equivalent energy saving improvements. 7. Shared Mobility strategies are included to reduce the necessity for additional vehicles for each family. Car sharing would be provided in the development at an initial rate of one car per 50 residences (with adjustments to increase or decrease vehicles based on actual de- mand and usage), with at least 50 percent of that fleet in the form of electric vehicles. Vehi- cles would be stored onsite, on street, in guest parking spaces, near public parks and on public streets, as permitted. There would also be a bike sharing program, or provision of bicycles for each household or tenant. 8. Building design standards intended to comply with the expected 2019 “Net Zero” building codes. To comply with the anticipated 2019 building code changes, there are design re- quirements for the usage of Advanced Framing and more energy efficient wall, floor and Public Hearing Draft Avila Ranch Development Plan Page 14 Revised: February 22, 2017 ceiling assemblies, Quality Insulation Installations, and Compact Demand Hot Water and plumbing. Advanced Framing/Engineering involves wider stud placement to decrease trans- mission loss and reduction in required framing lumber. Quality Insulation Installation (QII) will minimize heating and cooling losses, compact plumbing to minimize plumbing runs and distance between hot water taps and water heaters, and usage of EPA WaterSense fixtures to reduce indoor water usage. Formal adoption of these standards will need to be through the California Energy Commission’s “Reach Code” process and adoption of a special ordi- nance for Avila Ranch, if applicable prior the effective date of the 2019 California Energy Standards “Net Zero” code. 9. Compliance with the San Luis Obispo County Air Pollution Control District’s optional mitiga- tion measures, including those set forth in Table 3.3-9 of the EIR. These include such fea- tures as Walkable Streets and dense bike path, transit improvements, traffic calming, dense pattern of pedestrian and bike circulation improvements, water conservation strategies, EV charging stations in common areas, and car sharing. 10. Compliance with the City’s Climate Action Plan. 11. Project features and measures to reduce average daily potable water usage by at least 30 percent below community’s current residential water demand per unit. Sustainable Open Space and Agriculture The project will include improvements to the existing riparian corridors for habitat, drainage and pedestrian and bicycle paths. Onsite open space will total over 53 acres in accordance with LUCE Policy 8.1.6, including 36 acres for sustainable agriculture, and 17 acres for riparian open space. The sustaina- ble agriculture will be dedicated to the production of local produce through practices that are environ- mentally responsible and compatible with the surrounding environment. Progressive storm-water treatment and management improvements will also be used to further the community’s Low Impact Development goals through bio-retention swales, runoff treatment and filtration, permeable paving and pavement systems, water retention gardens and other integrated treat- ment detention/retention systems. These facilities will also have the added benefit of providing open- space and aesthetic value. These improvements will also solve storm-water issues associated with up- stream and adjacent properties. Public Hearing Draft Avila Ranch Development Plan Page 15 Revised: February 22, 2017 A Complete “Linked” Community The surrounding neighborhood provides a wealth of services, facilities and resources. Day care, drug stores, restaurants, schools, an upscale conven- ience store, a bank, several places of worship, a fitness center, medical and/or dental services, personal-care services, and a full-service supermarket are currently located within biking or walking distance of the Avila Ranch. In addition, there are currently over 2,500 jobs within a half mile distance of walking or biking. An in- tegrated web of pedestrian and bicycle pathways will be developed along the public street system, dedicated pedestrian pathways, and riparian bike paths. To augment these existing services and facili- ties, the community will offer a 9.5-acre neighborhood park and that is within no more than two blocks of any residential unit, and eight mini-parks within one- eighth mile of residential units, a pocket park, the Tank Farm Creek Riparian Corridor and a “Town Cen- ter” with a community center, convenience goods and services. The Town Center will function as more than just a commercial destination. It will have plaza areas for public gatherings, parking to be shared with the adjacent neighborhood park and the Tank Farm Creek riparian corridor, and areas for a trailhead that is connected by local, community and regional roadways, bike trails, pedestrian linkages and transit. More than just an area for daily shopping and convenience goods, the Town Center will serve as a community gathering place, a transit hub and a location for occasional community events and gatherings. A fully improved transit, trolley, school bus and van pool stop will also be included as part of the community’s Town Center. A Diverse Range of Housing Opportunities The project will reflect a wide range of hous- ing across the economic and socio-economic spec- trum. It will also be characterized by styles that have the detailing and architectural authenticity for which San Luis Obispo has become known, with a wide enough range in styles to create neighborhood iden- tities and avoid monotony and repetition. There will be areas for traditional single family units of varying designs, smaller lot R-2 single family detached units, attached single family cluster units and medium- and high-density multifamily units. Public Hearing Draft Avila Ranch Development Plan Page 16 Revised: February 22, 2017 In particular, the project will provide housing that will appeal to the community’s “workforce” housing needs with unit sizes, pricing and amenities for small families, professionals, retirees, “empty nesters” and larger families. Under current market conditions, it is expected that the project will pro- vide over 450 units (64 percent) that are affordable to families with moderate and “workforce” incomes (80-160 percent of City median family income). The project revisions have included new, smaller unit sizes (“Pocket Cottages of 1,000 SF to 1,200 SF) in the R-2 area to widen the socio-economic base of that area and to offer a lower market rate price point. Within the R-2 area unit sizes range from approxi- mately 1,000 SF to 2,100 SF. Conversely, the R-3 area now includes some larger “duplex” units to intro- duce larger units for larger families or for “move up” R-3 units, and the unit size range in the R-3 area now includes units ranging in size from 700 square foot studio units to 1,750 square foot duplex units. The R-4 multifamily units will offer smaller studios ranging in size from 550 square foot rental units to 1,150 square foot units for larger families. The project’s architectural styles will be respectful of local traditions and culture, while meeting present-day life- style needs. Anticipated architectural styles are expected to include highly detailed Agrarian/Ranch, Bungalow, Mission, Craftsman Bungalows, and Contemporary/Mid-Century Mod- ern. Neighborhoods will be organized around the project’s open-space features with a neighborhood park, pocket park or open-space amenity within walking distance. Public build- ings, park structures and structures in civic meeting places will use an agricultural theme, such as mod- ern or contemporary barn architecture. Major City Development Objectives The project site has been identified in the adopted LUCE Update as one of the principal potential growth sites in the community over the next 10-20 years. In addition to the General Plan objectives noted above, and the conformance with General Plan policies noted in the General Plan Conformity Analysis, it will promote several community objectives that are furthered or achieved by the project, as follows: 1. Completion of the Buckley Road Extension. The City and County development plans con- sider the extension of Buckley Road to Higuera an essential element of the community’s circulation network. The extension of Buckley Road from Vachell Lane to South Higuera is one of the key features of the project. The SLOCOG RTP/Sustainable Communities Plan con- siders this improvement a high priority. This will have significant community and region- wide benefits as it will provide for direct vehicle connections between SR 227 and SR 101, and route regional traffic around the edges of the community rather than through impacted intersections. This connection will also provide a direct connection between the City’s bikeway system east of Vachell to Higuera, thereby connecting the City’s bicycle network to the Octagon Barn trailhead for the Bob Jones Trail. Public Hearing Draft Avila Ranch Development Plan Page 17 Revised: February 22, 2017 2. Completion of Missing Bikeway Links. There are currently bike facilities at Santa Fe and Tank Farm Road, and portions of the Bob Jones City to Sea Trail at Los Osos Valley Road and Highway 101 and at Ontario and Highway 101. The County of San Luis Obispo is cur- rently processing an extension of the Bob Jones Trail to connect it to the Octagon Barn to serve as a trailhead and hub. The extension of Buckley Road, the onsite riparian bikeway along Tank Farm Creek and the bikeway improvements along the Buckley will complete this trail network. All in all, the project will result in the addition of almost three miles of bicycle paths and lanes, pedestrian trails, and completion of critical missing important links in the overall bicycle network, critical transportation priority in the community. 3. Correction of Hydrology and Flooding. Over the years, the Tank Farm Creek corridor has been neglected and suffers from overgrown, choked channels. This corridor will be rehabili- tated and adjacent green spaces developed which will include Class I bike paths, pocket parks and pedestrian/bikeway overpasses. There are also drainage issues along Suburban Road, Vachell Road and Buckley Road, many resulting from incremental, site-specific drain- age problems over the years. There are also drainage issues associated with the “Dioptics” site at Venture and Vachell Lane that will be addressed. 4. Oversizing of Infrastructure. The City plans to serve all areas within the AASP with sewer and water services, once they are annexed to the City. The project will be bring in and ex- tend domestic water, recycled water and sewer service through the project site and make it available for extension to the east. Sewer and water mains will also be installed, to the ex- tent feasible, along Suburban Road to serve the properties along Suburban that were an- nexed to the City in 2008, but developed in the County. 5. Climate Action Plan. The City has a renewed emphasis on the Climate Action Plan and air quality issues. Many of the new features are designed to address those priorities. Environmental Setting and Background Information The environmental impacts of development on the property were evaluated in the Airport Area Specific Plan EIR, certified by the City Council in August, 2005. Recently, the AASP was amended to ad- dress changes in the Chevron site and the LUCE was amended. In addition, there have been several site- specific technical studies that have informed the development of the project. A summary of those is- sues and findings as they pertain to the project site, are summarized below. Flooding and Hydrology As noted, a portion of the project is located in the FEMA 100-year flood plain. According to City documents, any project components within a 100-year flood plain would be subject to a “no net fill” re- quirement, and building pads would have to be elevated at least one foot above base flood elevation. Figure 4 shows the pre-development 100-year flood plain. Figure 5 shows the predevelopment flood areas. Public Hearing Draft Avila Ranch Development Plan Page 18 Revised: February 22, 2017 A system of 22 sub basins is planned to provide the required LID retention, detention and storm water treatment. These basins provide localized detention, retention and storm-water filtration/quality enhancement to the various neighborhoods and have a collective capacity necessary to provide deten- tion adequate to accommodate a 50-year event, and retention necessary to accommodate a 25-year event. In order to accommodate offsite storm drainage a 20-30-foot-wide swale will be provided along the north property line. This line will convey existing offsite flows to Tank Farm Creek. Figure 5 shows the post development flood prone areas. As part of this project, the north-south portion of Tank Farm Creek will be widening to accommodate and channel offsite flood flows that come from the Suburban Road area, and runoff from South Hills through Tank Farm Creek. Figure 4 Predevelopment Flood Areas Public Hearing Draft Avila Ranch Development Plan Page 19 Revised: February 22, 2017 Figure 5 Post Development Flood Areas Biological Resources The AASP EIR and the LUCE EIR identified a number of species of concern on, or near, the pro- ject site. Biological resources surveys and wetland delineation were prepared by Althouse and Meade between 2012 and 2016. The initial biological findings show the project can improve the biological con- ditions, protect the corridor, enhance the connectivity for wildlife, and upgrade the biological value of the Tank Farm Creek area. The site development plan includes replacement and improvement at miti- gation ratios acceptable to state and federal regulatory agencies. As part of the updated project, the riparian setbacks and wildlife corridors along Tank Farm Creek have been increased significantly above City minimums. Soils and Geology There are no expected impacts for soils and geology. A review of the SCS Soil Survey map for San Luis Obispo, indicates four classifications of soil are primarily found in the area. Soils and geology surveys were conducted on the site, and for the Buckley Road extension. Soils in the vicinity of the Buckley Road extension are believed to be have some serpentine soils and the potential for naturally oc- curring asbestos; however, the studies along the proposed alignment yielded limited exposure and rou- tine mitigations specified by the State and APCD are included in the project. Soils on the project site are classified as Concepcion loam, Cropley clay, Marimel sandy clay, and Salinas clay. All are fanned from alluvium derived from sedimentary rocks and have slopes ranging from Public Hearing Draft Avila Ranch Development Plan Page 20 Revised: February 22, 2017 zero to nine percent. These soils are found on terraces, alluvial fans, flood basins and in small basins. Characteristics of these soils are as follows: Concepcion loam. 2 to 5 percent slopes. The Concepcion loam constitutes about half of the site, generally easterly of the Tank Farm Creek alignment. It is a very deep, moderately well drained, gently sloping soil fanned on marine ter- races. It is derived from old alluvium weathered from sedimentary rocks. The Concepcion soil permeabil- ity is very slow and the surface run off is slow. In a representative profile, the surface layer is a very dark gray loam. Below this dark gray layer is a light brownish gray sandy loam. The national hydric soils list does not identify the Conception series as a hydric soil. This soil type is considered a non-prime farmland soil with a land capability rating of 3, and has a California Revised Storie Index rating of “Poor.” It is a farmland of local importance. Cropley clay 2 to 9 percent slopes. This soil type represents about one-fourth of the site and includes the area generally east of Di- optics, and north of Tank Farm Creek. This soil was formed from alluvium derived from sedimentary rocks and have slopes ranging from zero to two percent. These soils are found on terraces, alluvial fans, flood basins and in small basins. Cropley clay soils are moderately well drained and have slow permea- bility. In a representative profile the surface layer is a very dark gray silty clay to about 36 inches. Below this dark gray layer is a yellowish brown silty clay loam. The soil type is considered a non-prime farmland soil with a land capability rating of 2 when irri- gated, and 3 when not. It has a California Revised Storie Index rating of “Fair”. It is farmland of local importance. Marimel sandy clay loam. Occasionally flooded. The Marimel sandy clay soils group comprises most of the rest of the project site and is located in the southwest corner of the project site. This soil is very deep, somewhat poorly drained, nearly level, on alluvial fans, floodplains, and narrow valleys. It is formed in alluvium weathered from sedi- mentary rocks. and exhibit moderately slow permeability and slow surface runoff. In a representative profile, the surface layer is a grayish brown sandy clay loam. Below this layer is a mixed grey and pale olive silty clay loam. The soil type is considered a non-prime farmland soil with a land capability rating of 3. It has a California Revised Storie Index rating of “Fair. It is farmland of local importance. Salinas Silty Clay, 0 to 2 percent slopes The Salinas Silty Clay soils on the site cover approximately 10 acres and generally run parallel to Buckley road up to Tank Farm Creek, outside the URL and in the designated agricultural buffer. They are very deep, well drained, nearly level on alluvial fans, floodplains and narrow valleys. The soil is formed in alluvium weathered from sedimentary rocks and exhibit moderate to rapid permeability. This Public Hearing Draft Avila Ranch Development Plan Page 21 Revised: February 22, 2017 soil type is considered Class 1 “prime” soils when irrigated; however, they are considered Class 3 non- prime soils if dry farmed as they are now. Soil permeability on the site generally follows the soil type capabilities, with areas to the south- west slower and somewhat more compacted below the depth of cultivation according to soil permeabil- ity tests performed on the site. The Concepcion group has pockets that are highly permeable and suita- ble for onsite drainage and water management. According to the percolation analysis, approximately two thirds of the Concepcion portion of the site has soil permeability that is classified as moderate to rapid. Hazardous Materials/Assessment A Phase I and Phase II Preliminary Site Assessment (PSA) were conducted for the project by Grisanti and Associates of Los Osos in 2012. The Phase I assessment revealed a well-known occurrence of inundation of the site during the 1926 Unocal Tank Farm fire. Although limited testing completed for the Phase I report did not reveal any remnant on-site contaminants from that event, a Phase II study was considered prudent to conclusively eliminate the possibility of remnant hydrocarbons from that event, and for pesticides. The Phase II assessment concluded that “…the Laboratory Reports of Analysis showed no detectable concentration of any pesticides, herbicides or hydrocarbons. Based on the previ- ous submitted Avila Ranch Property Preliminary Assessment and the Phase II evaluation of the property, the tests exceeded reasonable due diligence requirements of the PSA evaluation of this property and fur- ther assessment activities are not warranted.” Noise No noise issues were identified in the AASP EIR. There are, however, potential issues associated with uses on the south side of Suburban Road adjacent to the project, and future traffic on Buckley. As part of the project, buffer areas are to be provided along the north and northwest property lines. Agri- cultural buffers provide setbacks to Buckley Road, the main noise-generating road facility. The Airport Land Use Plan’s noise contours do not conflict with the proposed site uses. The Final EIR for the Air- port Master Plan demonstrates noise levels on the project site do not exceed City standards. A review of the ALUP noise contours, as part of the Airport Land Use Commission review of the pre-application for the Development Plan, confirmed that these contours do not materially affect the project. A noise monitoring study was prepared by David Lord and demonstrated there were no signifi- cant aircraft peak or average daily noise issues associated with development of the project. He also con- cluded there are no stationary source noise issues but future noise from Buckley Road traffic may ex- ceed city standards. In order to address potential overflight as nuisance issues, the project will include noise mitigation measures to limit aircraft-related interior 24-hour, 10-second interval peak noise level (“Lmax”) to 45 decibels, as described in amended AASP Policy 4.5.3, in order to reduce potential com- plaints from residents. There are also special measures associated with R-4 units located adjacent to the Suburban industrial uses. Public Hearing Draft Avila Ranch Development Plan Page 22 Revised: February 22, 2017 Air Quality Construction related impacts are to be mitigated through measures identified in the EIR. Long- term air-quality impacts were found to be mitigable, and consistent with the local Climate Action Plan. According to the EIR, the project has a vehicle miles traveled (VMT) metric that is lower than the SLOCOG standard and the Citywide average. Additional features to further reduce VMT and air quality impacts are described in Table 3.3-9 in the EIR. The project also introduces a number of features such as car sharing, bike sharing and enhanced transit, extensive bike and pedestrian connections and improve- ments, school bus service, and other features. The project will also establish standards for early compli- ance with the anticipated 2019 California Energy Code “Net Zero” building efficiency and renewable en- ergy generation standards. electrical generation through onsite Solar PV, and 2019 building code “Net Zero” building energy and construction standards. To comply with the anticipated 2019 building code changes, there are design requirements to increase the energy efficiency of single family residential units (R-1 and R-2) by at least 15 percent above 2016 Title 24 standards, and for non-residential and multifamily residential units (NC, R-3 and R-4) to exceed the 2016 standards by at least 10 percent. These improvements will be from the usage of Ad- vanced Framing and more energy efficient wall, floor and ceiling assemblies, Quality Insulation Installa- tions, and Compact Demand Hot Water and plumbing. Standards are also set for the minimum amount of Solar PV for each building type, for adequate roof area for the solar arrays, and for the placement of solar canopies in common parking lots of multifamily and non-residential areas. Based on these require- ments and the other measures it is expected that Greenhouse Gas and ROG emissions associated with building energy use will be reduced between 50 and 75 percent. Combined with the 25 percent reduc- tion in VMT, air quality impacts associated with the project will be reduced 35 percent to 40 percent. Cultural Resources Implementation of the proposed project would entail ground disturbance associated with infra- structure development and construction of new structures, access roads and underground utilities could have an impact on known or unknown cultural resources. A survey of the site was conducted in 2000 by Gibson’s Archeological Consulting, followed by a Phase 1 and a Phase 2 analysis in 2015 and 2016 by Ap- plied Earthworks. The archaeological surface survey consisted of one archaeologist zig-zagging back and forth examining the surface, rodent burrows, farm roads and other cleared areas around the fields for any signs of prehistoric cultural materials (including seashell fragments, stone tools and fragments, stone flakes, bone, burnt rock, etc.) or significant historic cultural materials. An archival records search was conducted which included the Central Coast Archaeological Information Center located at the Uni- versity of California, Santa Barbara. Based on the most recent survey, grading mitigations and limita- tions are recommended for the project site. Public Hearing Draft Avila Ranch Development Plan Page 23 Revised: February 22, 2017 Agricultural Resources and Preservation Agricultural production is limited by the availability of irrigation water on the site and the productivity of the soils. As noted above, and with the exception of the 10 acres of the site in Salinas silty clay loam along the Buckley Road frontage, the Storie Rating for the soils on the site ranges from “Fair” to “Poor.” Farming on the site has been ongoing for many years, with three crops grown in the site in most years, primarily dry grains such as barley and wheat, occasional safflower, and beans. Crops are normally dry farmed, or at least selectively irrigated, and crop yields are somewhat lower than the County average. Single crop barley revenue yields are approximately $150 per acre. Safflower yields approximately twice the revenue per acre when cultivated; however, this crop depends on irrigation at a rate of approximately 0.5 acre feet per acre, or higher-than-average precipitation. For purposes of analy- sis, agricultural productivity from the site is approximately $25,000 to $35,000 per year for the 140 acres that acre capable of being cultivated. Agricultural productivity on the site is significantly below the County average of $500 per acre for field crops, and the $10,000 per acre revenue rate for fruit and nut crops, as reported by the San Luis Obispo County Department of Agriculture. The AASP EIR and the LUCE EIR addressed the loss of ag land due to the annexation and devel- opment of the area. That loss was identified as a significant and irreversible adverse impact that could not be mitigated. Policies contained in the existing LUCE and Airport Area Specific Plan require direct dedication of open space areas, or payment of an in-lieu fee, for newly developed and annexed land. The EIR requires, as a condition of annexation and/or development within the Airport and Margarita Ar- eas, that developers be required to dedicate open space land or pay in-lieu fees to secure open-- space easements on agricultural land outside the URL at a ratio or no less than 1:1. The project will convert 96 acres from agricultural to non-agricultural use within the designated URL. There are 35 acres of agricul- tural area outside of the Urban Reserve Line that will apply towards this requirement, and approxi- mately 15 acres inside of the URL that will be preserved as open space. An additional 61 acres of agricul- tural conservation area will be identified at least equal or better agricultural production capability to compensate. In addition, the frontage along Buckley Road will be planted with more productive crops like those of adjoining properties which will result in the agricultural production on the site equally or exceeding the present valuations. Airport Safety A significant amount of technical work has been completed by the City to document the appro- priate area for special safety regulations to ensure long-term viability of the San Luis Obispo Regional Airport (SBP). This included a study by a professional aviation land-use planning consultant under con- tract with the City. As part of the process of developing the Avila Ranch Development Plan, the Airport Land Use Commission reviewed the project’s compatibility analysis and initial concepts to achieve com- pliance and found the plan reflects safety, noise, overflight, airspace protection and other issues identi- fied in the ALUP. A pre-application was submitted to the ALUC in April of 2015 which found that the De- velopment Plan could be found to be consistent with the ALUP if presented in substantially the same format. Followup presentations were made to the ALUC in June and September of 2016, and a formal application was submitted in November, 2016. The pre-application and application studies concluded Public Hearing Draft Avila Ranch Development Plan Page 24 Revised: February 22, 2017 that the project was consistent with the ALUP, and in December, 2016 the ALUC found that the Avila Ranch project was in conformance with the Airport Land Use Plan. Public Hearing Draft Avila Ranch Development Plan Page 25 Revised: February 22, 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. Public Hearing Draft Avila Ranch Development Plan Page 26 Revised: February 22, 2017 Figure 6 Avila Ranch Land Use Plan Public Hearing Draft Avila Ranch Development Plan Page 27 Revised: February 22, 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. Public Hearing Draft Avila Ranch Development Plan Page 28 Revised: February 22, 2017 Figure 7 Land Plan and Tank Farm Creek Public Hearing Draft Avila Ranch Development Plan Page 29 Revised: February 22, 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 “Annexation Areas” are required to provide park and recreation 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 community 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 projected residential population on the pro- ject 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 pas- sive 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% Public Hearing Draft Avila Ranch Development Plan Page 30 Revised: February 22, 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. Public Hearing Draft Avila Ranch Development Plan Page 31 Revised: February 22, 2017 Figure 8 Park Locations Public Hearing Draft Avila Ranch Development Plan Page 32 Revised: February 22, 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 Public Hearing Draft Avila Ranch Development Plan Page 33 Revised: February 22, 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). Public Hearing Draft Avila Ranch Development Plan Page 34 Revised: February 22, 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 Public Hearing Draft Avila Ranch Development Plan Page 35 Revised: February 22, 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. Public Hearing Draft Avila Ranch Development Plan Page 36 Revised: February 22, 2017 Figure 9 Phasing Plan Public Hearing Draft Avila Ranch Development Plan Page 37 Revised: February 22, 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 Public Hearing Draft Avila Ranch Development Plan Page 38 Revised: February 22, 2017 Figure 10 R-1 Development Standards Public Hearing Draft Avila Ranch Development Plan Page 39 Revised: February 22, 2017 Figure 11 R-2 Development Standards Public Hearing Draft Avila Ranch Development Plan Page 40 Revised: February 22, 2017 Figure 12 R-3/R-4 Development Standards Public Hearing Draft Avila Ranch Development Plan Page 41 Revised: February 22, 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, with the exception of 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. Public Hearing Draft Avila Ranch Development Plan Page 42 Revised: February 22, 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 area of 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 follow- ing 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. 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. 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. 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. 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- mental ventilation can also be provided by passive or by fan-powered, ducted air in- Public Hearing Draft Avila Ranch Development Plan Page 43 Revised: February 22, 2017 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. 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. 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. 2.0 Pedestrian Activity Areas Public Hearing Draft Avila Ranch Development Plan Page 44 Revised: February 22, 2017 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 Public Hearing Draft Avila Ranch Development Plan Page 45 Revised: February 22, 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 Public Hearing Draft Avila Ranch Development Plan Page 46 Revised: February 22, 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 Public Hearing Draft Avila Ranch Development Plan Page 47 Revised: February 22, 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 for the production of energy and to pro- vide 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. Public Hearing Draft Avila Ranch Development Plan Page 48 Revised: February 22, 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. 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 a the top of the Figure 15 Buckley Road Buffering and Screening Public Hearing Draft Avila Ranch Development Plan Page 49 Revised: February 22, 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. Public Hearing Draft Avila Ranch Development Plan Page 50 Revised: February 22, 2017 Figure 16 Conceptual View of Avila Ranch Buckley Frontage Public Hearing Draft Avila Ranch Development Plan Page 51 Revised: February 22, 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 Public Hearing Draft Avila Ranch Development Plan Page 52 Revised: February 22, 2017 Figure 18 Agrarian Architectural Style Figure 19 Bungalow Architectural Style Public Hearing Draft Avila Ranch Development Plan Page 53 Revised: February 22, 2017 Figure 20 Craftsmen Architectural Style Figure 21 Contemporary/Mid Century Modern Architectural Style Public Hearing Draft Avila Ranch Development Plan Page 54 Revised: February 22, 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 Public Hearing Draft Avila Ranch Development Plan Page 55 Revised: February 22, 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 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 adja- cent 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. Public Hearing Draft Avila Ranch Development Plan Page 56 Revised: February 22, 2017 Figure 23 Avila Ranch Neighborhoods Public Hearing Draft Avila Ranch Development Plan Page 57 Revised: February 22, 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. Public Hearing Draft Avila Ranch Development Plan Page 58 Revised: February 22, 2017 7.3 Building Heights Building heights for residential structures are expected to range from one to three stories in or- der 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 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. Public Hearing Draft Avila Ranch Development Plan Page 59 Revised: February 22, 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 the this plan, they shall be integrated so that they are part of the archi- tectural 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. Public Hearing Draft Avila Ranch Development Plan Page 60 Revised: February 22, 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 in order 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. 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. Public Hearing Draft Avila Ranch Development Plan Page 61 Revised: February 22, 2017 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 ___. 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. 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. Public Hearing Draft Avila Ranch Development Plan Page 62 Revised: February 22, 2017 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. 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. Public Hearing Draft Avila Ranch Development Plan Page 63 Revised: February 22, 2017 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. 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. Public Hearing Draft Avila Ranch Development Plan Page 64 Revised: February 22, 2017 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. 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. 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. Public Hearing Draft Avila Ranch Development Plan Page 65 Revised: February 22, 2017 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 Public Hearing Draft Avila Ranch Development Plan Page 66 Revised: February 22, 2017 13.0 Energy Conservation and Production 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 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 $1,000 to $1,500 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 comply with the anticipated 2019 “Net Zero” energy 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 effi- cient 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. Public Hearing Draft Avila Ranch Development Plan Page 67 Revised: February 22, 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 Public Hearing Draft Avila Ranch Development Plan Page 68 Revised: February 22, 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 30 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. 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. Public Hearing Draft Avila Ranch Development Plan Page 69 Revised: February 22, 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. 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- 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 Public Hearing Draft Avila Ranch Development Plan Page 70 Revised: February 22, 2017 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. Public Hearing Draft Avila Ranch Development Plan Page 71 Revised: February 22, 2017 Circulation Framework There are four principal circulation features for the site: 1) the extension of Buckley Road along the “Caltrans” alignment to Higuera Road; 2) connection of a new Class I bike paths and Class II “buffered” bike lanes from and through the project site to the Octagon Barn which is the trailhead for the Bob Jones City to Sea Trail; 3) the extension of Venture Drive through the site and connecting with the extension of Jesper- son Road from Buckley Road, creating a continuous Residen- tial Collector; 4) the extension of Earthwood Lane as a Residential Collector from Venture Road to Sub- urban Road for connectively and access to the neighborhood shopping center; and, 5) the extension of Jesperson Drive from Buckley into the project site, with the eventual extension of it offsite to connect to Suburban Road via Horizon Lane. A vehicle bridge and two pedestrian/bike bridges are planned over Tank Farm Creek to provide neigh- borhood connectivity, and an eastbound bike bridge is planned on the south side of Buckley to provide two-way bike connectivity along Buckley Road. Figure 26 shows the overall circulation system and Figures 27 through 30 show the pro- posed City standard street sections that are to be used for the project. The LUCE update identified the need to add north-south connections between Tank Farm Road and Buckley Road. The extension of Earthwood Lane south of Suburban Road to the Avila Ranch project, the extension of Jesperson north of Buckley to the northern project limits will contribute to this connec- tivity. In the longer term, the connection of Horizon to Tank Farm Road from Suburban, completion of the “Unocal Collector” and other improvements will complete this system. Pedestrian circulation will be accommodated by street design standards that include sidewalks on both sides of the street for most classifications of streets within developed areas, and off-street, multi-use paths along streets adjacent to open space areas, and network of multi-use, Class I facilities that will connect to the street system within the planning area as well as existing and proposed facilities outside of the Airport Area. The City’s Bicycle Transportation Plan proposes a comprehensive system of on-street and off- street bicycle facilities in and around the project site. The ultimate alignment of some of the Class I bike paths south of Tank Farm Road will need to be determined as part of the plans to develop the Chevron property. However, the AASP illustrates the following conceptual alignments: A. Off-street Class I multi-use paths that parallel creeks and riparian corridors, Public Hearing Draft Avila Ranch Development Plan Page 72 Revised: February 22, 2017 Figure 26 Overall Site Plan Public Hearing Draft Avila Ranch Development Plan Page 73 Revised: February 22, 2017 Figure 27 Buckley Road Sections Public Hearing Draft Avila Ranch Development Plan Page 74 Revised: February 22, 2017 B. On-street Class II bicycle lanes on arterial and collector streets, and; C. A combination of off-street paths adjacent to streets and on-street bicycle lanes. Class I bicycle paths and Class II bicycle lanes within the Avila Ranch area will be constructed, signed and marked to meet or exceed the minimum standards established by the California Department of Transportation Highway Design Manual and the City of San Luis Obispo design standards. Class I paths are to be a minimum of 12 feet in width with two-foot shoulders, except in hillside areas where grading would cause visual impacts or along creeks where space is limited. Class II bicycle lanes are to be at least 6.5 feet wide under normal circumstances, according to the design criteria of the Bicycle Master Plan (BMP). For Buckley Road and Vachell Lane, Class II facilities will be at least eight feet wide. The project’s Residential Collectors bicycle lanes are planned to be 8-foot “buffered” lanes (instead of the BMP standard of five feet for that condition), as shown in Figure 28. An important linkage in the regional bikeway system is Buckley Road. It will eventually connect to Higuera and the San Luis Obispo City Bob Jones Trail trailhead at the Octagon Barn site. Because of physical constraints and the extent of construction, the amount of roadway available for bike traffic var- ies between Broad and Vachell. These constraints include the bridges across Tank Farm Creek and the East Fork of San Luis Creek. The Bicycle Transportation Plan provides for Class II bike lanes and Class I bike paths along corridor, and continuing to Higuera. Residential Collector and Local streets are planned for Avila Ranch. These roadways function to collect traffic from local streets and fronting property and then channel the traffic to arterial streets. Collector streets have fewer limitations on intersections and driveways than higher order streets. Figure 28 shows and plan and sectional view of an Avila Ranch Collector Street. A plan and section view of Lo- cal streets for the R-1 area is shown in Figure 29, and an illustration of the other Avila Ranch Local streets is shown in Figure 30. Per the AASP, all traffic mitigation measures, taken at full build out of the Airport Area, assure compliance with the Circulation Element LOS D policy. However, due to the fact that the rate and exact development patterns within the Airport Area cannot be predicted, no fixed implementation schedule of overall traffic mitigation measures can be determined. Therefore, and although not anticipated, devel- opment projects within the Specific Plan area may cause a temporary cumulative traffic level of LOS E to be reached prior to public improvement project being undertaken. Individual development projects within the Specific Plan area are to construct adjacent streets, bicycle and transit improvements as part of their development. For AASP transportation fee public projects, the City reviews LOS levels periodi- cally and makes recommendations for use of accumulated Airport Area traffic impact fees toward new CIP projects to address the higher LOS levels and assure ultimate LOS levels are achieved with ultimate build-out development of the Airport Area. Phasing of the bicycle improvements, according to the AASP, is a multi-jurisdictional and long- term effort. According to the AASP, the City or County will implement Class I and II bikeways that are not adjacent to development or are in the unincorporated area outside of the Specific Plan area (e.g., along Buckley and Santa Fe Roads, and along the East Branch of San Luis Obispo Creek south of Buckley Public Hearing Draft Avila Ranch Development Plan Page 75 Revised: February 22, 2017 Figure 28 Collector Streets and Bike Lanes Public Hearing Draft Avila Ranch Development Plan Page 76 Revised: February 22, 2017 Figure 29 R-1 Zone Street Sections Public Hearing Draft Avila Ranch Development Plan Page 77 Revised: February 22, 2017 Figure 30 Local Street Sections (Non-R-1) Public Hearing Draft Avila Ranch Development Plan Page 78 Revised: February 22, 2017 Road) as part of their respective Capital Improvement Programs. This provision does not reduce the pos- sibility that development may need to complete these segments as part of their individual environmen- tal review assessments, if warranted. Several constraints to implementation include right of way acqui- sition along the project’s Buckley frontage, the Buckley extension, bridge improvements, and other fac- tors. According to the traffic Study, at full buildout, the following improvements would be needed to address project impacts and needs. Unless otherwise noted, the recommendations apply to all horizon years (Existing, Near Term, and Cumulative Plus Project. Traffic Study Recommendations Vehicular: 1. Extend Prado Road to Broad Street. This planned project would reduce queue issues at the inter- sections of South Street/S Higuera Street, Madonna Road/S Higuera Street, and Tank Farm Road/S Higuera Street. The improvement is being implemented as part of the Margarita Area Specific Plan, and potentially as a citywide project under the City’s current revision of the traffic impact fees program. 2. A second northbound left turn lane at Prado Road/S Higuera Street. The intersection functions adequately, but turning queues are excessive in the peak hours. This requires widening the Prado Road Bridge west of S Higuera Street to provide two receiving lanes. This widening of the Prado Road bridge and Prado Road west of Higuera is currently underway as a City Capital Im- provement Project with support from Specific Plan impact fees. The project will implement the northbound left turns as part of Phase 1 of the development per Mitigation Measure (“MM”) ____ of the EIR. 3. Add second southbound left turn lane to the Tank Farm Road/S Higuera Street intersection. The intersection functions adequately, but turning queues are excessive in the peak hours. The sin- gle turn lane also restricts through traffic flow. This improvement, part of the Citywide traffic fee program, will be installed by the project in Phase ___ per the EIR.. 4. Restripe westbound approach to Suburban Road/S Higuera Street to provide a dedicated left and shared left/right turn lane and change southbound left to protected signal phasing. This im- provement is being installed as part of the Project’s Phase 1 traffic improvement. 5. Prohibit left turns into and out of the Vachell Lane/S Higuera Street intersection. Extend Buckley Road to South Higuera Street or connect the project to Earthwood Lane before the turn prohibi- tion is implemented. Buckley Road is being extended as part of Phase 2 improvements and the extension of Earthwood Lane to Suburban (and related improvements) are being installed in Phase 1. Public Hearing Draft Avila Ranch Development Plan Page 79 Revised: February 22, 2017 6. Under Near Term Plus Project conditions, add a second southbound right turn lane to the LOVR/S Higuera Street intersection. This improvement is a longer-term improvement that re- quires additional rights of way, and is intended to address excessive right turning queues in the peak hours. The city is currently managing the flow of the intersection under the Los Verdes Set- tlement Agreement, and the improvement will be implemented as part of the citywide traffic im- pact fee program. 7. Under Cumulative Plus Project conditions install a traffic signal or single lane roundabout at the intersection of Buckley Road/Vachell Lane. Adequate right of way has been planned for either improvement, depending on the recommendations at the time of construction. 8. Implement the County/Caltrans Highway 227 Corridor Plan. SLOCOG, the County and Caltrans have adopted a corridor improvement concept for Broad/227/Edna Road from Aero Drive to Los Ranchos Drive. The City portion of this project will be included in the AASP Specific Plan Public Facilities Financing Program. Pedestrian and Bicycles: 1. Construct Class I multi-use paths in accordance with the project site plan and connect them to the off-site transportation network consistent with the City’s Bicycle Transportation Plan. Pro- posed Bicycle circulation is consistent with the BMP. 2. Construct Class II “buffered” bike lanes on all Residential Collectors and Residential Arterials in the Project (Earthwood, Venture, Jesperson and Horizon), and on offsite roads include Vachell and Buckley along the project frontages, offsite Earthwood to Suburban, and the Buckley Road Extension. 3. Construct two bike bridges across Tank Farm Creek on the project site as shown on Figure ___, and an eastbound bike bridge over Tank Farm Creek on the south side of Buckley to provide east-west connectivity on Buckley Road. 4. Pedestrian improvements along Suburban, Vachell and Higuera to eliminate the missing links of sidewalks and/or elimination of non-ADA compliant crossings. Transit: 1. Provision of transit stops on the project site. Phase 1 will include a transit stop on Earthwood north of Venture, and Phase 4 will include a transit stop at the Town Center. Transit stops are shown on the Circulation Plan in conformance with this requirement. Public Hearing Draft Avila Ranch Development Plan Page 80 Revised: February 22, 2017 2. The project site will also be served by bus service from the San Luis Coastal Unified School Dis- trict. Transit stops will be provided throughout the project in accordance with their require- ments. Site Access and On-Site Circulation: 1. Provide left and right turn lanes on Buckley Road at Vachell Lane and the south project entry. The project design accommodates these improvements. 2. Construct single lane roundabouts at the on-site intersections of two collector roads. Rounda- bouts are shown at Earthwood/Venture, Venture/Horizon(Jesperson), and the Town Center. 3. Where collector roads intersect with local roads the local roads should be stop controlled. 4. Review construction documents to ensure adequate sight distance is provided at on-site inter- sections and driveways. Site distance calculations are shown on the Vesting Tentative Map, in conformance with City design requirements. 5. Connect the project to Earthwood Lane as a part of Phase 1 of development. Connect the pro- ject to Horizon Lane as a part of Phase 4 of development. Earthwood is connected to Suburban as part of Phase 1. Venture is connected to Jesperson/Horizon as part of the Phase 4, and the Jesperson/Horizon extension from Buckley is planned for Phase 4. Additional detail on these improvements is provided in the traffic impact study for the project. Phasing ` The foregoing summary provides the scope of needed improvements to support the circulation needs and demands for the project. Some of these improvements will be installed as part of the project, as described below. Others will be implemented by the City and/or County as part of their capital im- provement programs. The transportation improvements associated with each phase of the project based on information from the traffic study and project impacts are as follows: Phase 1 includes the Buckley Road frontage improvements along the southern phase boundary, extension of Venture Road along the phase frontage through the Venture/Earthwood roundabout, and extension of Earthwood to Suburban. It would also include widening of the Buckley Road shoulders along the project frontage to meet minimum bikeway standards for road speed, slope other site condi- tions. This phase would also include the Class I bike path from the Class II diversion on Buckley to Vachell, a pedestrian/bike bridge over Tank Farm Creek north of Buckley for Class I bike path, a Class II bike lane bridge on south side of Buckley at the Buckley/Tank Farm Creek Bridge, the extension of the Earthwood Collector (w/Class II) to Suburban, and a transit stop along Venture Extension. This phase would also include the modification of the Vachell/Higuera and Higuera/Suburban intersections per the traffic study. As part of Phase 1 the Buckley Extension Class I bike path may be installed in an interim or permanent condition, subject to availability of right of way and governmental approvals. Phase 1 will Public Hearing Draft Avila Ranch Development Plan Page 81 Revised: February 22, 2017 also include pedestrian improvements on Suburban Road between Earthwood and Higuera, and pedes- trian improvements along the east side of Higuera between Vachell and LOVR per the plans in Appendix ____. Mitigation measures prescribed by the EIR for the project in Phase 1 include the following: a. Installation of an additional northbound left turn lane at Higuera and Prado. b. Installation of an additional southbound left turn lane at Higuera and Tank Farm Road. c. Extension of the northbound right turn lane at South and Higuera by ___ feet. d. Extension of the northbound right turn lane at Tank Farm and Higuera by ___ feet. Phase 2 This phase will include the extension of Buckley Road from Vachell to Higuera, and im- provements to restrict left turns to and from Higuera and Vachell. This phase would also include the ex- tension of frontage improvements and the extension of the Tank Farm Creek Class I bike path to Venture Lane. Phase 3 circulation improvements includes completion of intracts, and the frontage improve- ments along Venture Lane. Phase 4 includes the development of the eastside circulation network for the project, including the construction of the vehicle and pedestrian bridge from Venture to Jesperson, the completion of Jes- person Road to Buckley, completion of Horizon Road from Venture to Suburban Road, project entry im- provements on Buckley Road, the Buckley frontage improvements from the termination of the Phase 1 improvements to the eastern property line. Phase 4 would include the completion of the Tank Farm Creek Class I bike path to the Chevron open space, and the improvement of sidewalks and ADA crossings on Suburban between Horizon and Earthwood. Phase 4 would also involve the development of the sec- ond transit stop at the Town Center. Phase 5 circulation improvements include the development of intract improvements, and the construction of the second bridge over Tank Farm Creek connecting to the Town Center. No added traf- fic improvements are planned. Phase 6 does not include the development of any additional traffic and circulation improve- ments. Public Hearing Draft Avila Ranch Development Plan Page 82 Revised: February 22, 2017 Infrastructure Framework Domestic Water Existing City water main facilities slated to serve the site consist of an 18 -inch main in S. Higuera Street and an existing 12 -inch main in Suburban, and new potable and recycled water mains in Earth- wood. Providing adequate domestic and fire flows to the Avila Ranch project will require extension to the new lines in Earthwood and eventual looping of the system. Main lines within the project will be looped through the individual phases to provide required flows and redundancy. Figure 31 shows the proposed water system improvements. Construction of a 10-inch main line within the Earthwood Lane Phase I Right of Way has been completed. This line is stubbed approximately one-third of the way into the Earthwood subdivision pro- ject, with plans for a Phase II extension of the road to the north property line of Avila Ranch. The adjacent Dioptics project is served by water originating from an existing private offsite well, and private water line which runs within Vachell Lane. The system, installed at that time, provided stubs for future water connection to a new main line in Vachell. The Avila Ranch project will provide connec- tion to these laterals at the time a main line is extended within Vachell. The project proposes a number of features that meet and exceed the current water conserva- tion and management regulations from the City or State agencies. Development in the Avila Ranch area is to be designed so that the projected annual residential water consumption for the project is 30 per- cent less than the city’s current average residential per-person annual community water consumption (estimated at 60 gallons per day per person). To meet this goal, the following performance standards are to be used: 1) turf shall not be permitted for individual yard landscaping. Landscape plans shall be developed which require lower water usage, and which require lower maintenance. Landscape plans shall reflect the local climate zones and local plant material; 2) turf may be used where it is associated with a common open space, parkways, sports field or other common area. Where feasible, these areas will be irrigated with recycled water supplies; 3) landscape and irrigation plans should use drip irrigation systems to the extent feasible. General broadcast irrigation is discouraged; 4) residential units will be pre-plumbed for onsite water recycling; 5) plumbing fixtures shall comply with EPA “WaterSense” stand- ards and to CalGreen flow standards; and 6) the project shall use “compact plumbing” strategies as de- scribed in Section 13 of the Design Framework. The site currently uses approximately 90-95 acre-feet of ground water per year from a local irri- gation well. This is based on one fourth of the site being planted in irrigated crops each year at an appli- cation rate of 30 inches per crop, with the balance of the site either fallow or in dry farmed crops. The Water Supply Assessment prepared for the project found that the ten-year average per capita water use for the City was 114.4 gallons per capita per day (gpcd) from 2005-2016. The 2015 residential water use Public Hearing Draft Avila Ranch Development Plan Page 83 Revised: February 22, 2017 for the community is currently 59 gpcd. Total City current water use is 4,990 AF/year, a ten percent re- duction from the previous year. The Avila Ranch water usage is estimated to be lower than current city average usage, with estimated residential water usage calculated to be 39 gallons per day per person per day. Avila Ranch’s projected usage is 0.7% of total supply and 2% of available water supply. Total projected water use for the project according to the Water Supply Assessment for the Mitigated Project, is 127.7 acre-feet (AF), with 73 AF feet of that demand being met by potable water supplies, and 57.7 AF being met by city recycled water supplies. Recycled Water The City of San Luis Obispo continues to expand their recycled water system. New facilities to serve the Avila Ranch project will be extended from the existing line in Earthwood. Figure 31 shows the planned locations of the potable water and recycled water main lines. Approximately 82 percent of irri- gation demand for the project site will be met with non-potable recycled water, a total of 57.7 acre feet of recycled water. Sanitary Sewer The Avila Ranch property, as with all properties within the Airport Area Specific Plan, lies down- stream of the existing Sewage Treatment Plant, requiring a system of force mains and/or lift stations to transport flows to the gravity lines which feed the plant. As part of the Avila Ranch project, a pump sta- tion will be constructed near the intersection of Vachell and Buckley to move flows to the north. This force main will run through Earthwood with eventual disposition into a gravity main in Suburban or Short Street. The Avila Ranch project proposes to construct a system of gravity lines within the project to transport flows to the proposed pump station and construct a force main system to transport those flows back up through the site, across an adjacent parcel to Suburban Road and easterly in Suburban to a point where a gravity line can be constructed to extend northerly to tie to the existing main line in Tank Farm Road which feeds into the Tank Farm Lift Station. Figure 32 shows the planned sewer mains, lift station and force mains. Adjacent future development at Venture Lane was planned to be served by septic systems when initially approved by the County and the existing Dioptics project pumps from the existing building to a leach field on the north side of their property. Revisions to that system, and extension of sewer mains, to this area are not a part of proposed improvements associated with Avila Ranch. Dry Utilities PG&E will provide underground extensions from existing facilities, from overhead lines along the west side of Vachell, and along the south side of the Suburban properties to the north. Final require- ments need to be confirmed with PG&E. Cable TV/Phone facilities exist along Vachell Lane and are planned to be extended to serve the site. Southern California Gas Company has an existing 16 -inch high-pressure main line which extends southerly in Vachell and easterly in Buckley. It is anticipated that Public Hearing Draft Avila Ranch Development Plan Page 84 Revised: February 22, 2017 Figure 31 Water Master Plan Public Hearing Draft Avila Ranch Development Plan Page 85 Revised: February 22, 2017 Figure 32 Sewer Master Plan Public Hearing Draft Avila Ranch Development Plan Page 86 Revised: February 22, 2017 service for the Avila Ranch project will originate from this 16 -inch line, and will include the installation of pressure reducing stations to be designed by SoCal Gas. Storm water, Hydrology and LID Compliance The project falls under the Low Impact Development requirements of the Regional Water Qual- ity Control Board’s Post Construction Requirements. A drainage study has been prepared to analyze the project’s conformance with Water Board and City of SLO drainage requirements. Stormwater treatment and retention is proposed for runoff from the new impervious areas associated with this project. Runoff from these areas will be directed to vegetated facilities that are intended to retain and infiltrate the run- off from events up to the 95th percentile 24-hour rainfall event. For larger events, these vegetated facili- ties will overflow into standpipes that connect to storm drain conveyance pipes that discharge to Tank Farm Creek. Drainage for the proposed development is shown in Figure 33 and described in the following sections. Northwest Portion of Site The portion of the site on the northwest side of Tank Farm Creek consists of Phases 1 through 3 and is comprised mostly of medium-density single-family residences (approx. 4,000 sf lots) with some high-density multi-family residences. Runoff from these areas will be directed to onsite vegetated treat- ment facilities to meet treatment and retention requirements. For storms larger than the required on- site retention design storm, the vegetated facilities will overflow into standpipes that connect to a net- work of storm drain conveyance pipes in the streets that discharge to Tank Farm Creek at various loca- tions. Runoff from the public sidewalks and streets is proposed to be conveyed by surface flow in the gutters and streets to vegetated treatment facilities located in the small onsite parks and along the creek bank. These facilities will overflow into standpipes that connect to the storm drain pipe networks that discharge to the creek or a detention pond. There is currently one detention pond planned for the site. This pond will be located at the southwest corner of the site and detain the runoff from the single- family residences and streets located in that portion of the site. This pond is adequate to handle the peak flow and storm drainage needs of Phases 1 through 3. Offsite runoff that enters the site from the north and west is proposed to be collected and conveyed through the project site with underground pipe. Public Hearing Draft Avila Ranch Development Plan Page 87 Revised: February 22, 2017 Figure 33 Storm Drain Master Plan Public Hearing Draft Avila Ranch Development Plan Page 88 Revised: February 22, 2017 Southeast Portion of Site The portion of the site on the southeast side of Tank Farm Creek includes phases 4 through 6 and is comprised of low-density single-family residences (approx. 5,000 sf lots), medium-high density multi-family residences, commercial development, and parks. Runoff from all of the imperious surfaces, including the public sidewalks and streets, is planned to be directed to vegetated treatment facilities lo- cated at the backs of the sidewalks to meet treatment and retention requirements. For storms larger than the required onsite retention design storm, the vegetated facilities will overflow into standpipes that connect to a network of storm drain conveyance pipes in the streets that discharge to Tank Farm Creek at various locations. Because of the peak flows associated with the site, development of this por- tion of the project is dependent on the installation of a portion (but not all) of the storm drainage im- provements being installed as part of the Chevron Remediation project. These improvements are those located in the southeast portion of the Chevron site immediate north of the project site. They would be installed either by Chevron as part of their planned remediation efforts, or, if unexpectedly delayed, un- der contract with Avila Ranch LLC. The project’s design features have been developed to comply with Performance Requirements 1 through 4. Performance Requirement 1 – Site Design and Runoff Reduction: Under this requirement there is limited disturbance to creeks and drainage features, avoidance of compaction to permeable soils, limited clearing and grading of vegetated areas, reduction in impervi- ous surfaces and other measures to limit offsite runoff. Tank Farm Creek will not be modified except for its realignment to its former natural course and connection to the Chevron detention basin. The pro- ject site soils show a wide pattern of permeability and those adjacent to the creek show the most con- sistent pattern of moderate to rapid permeability, with soils influenced by historic water flows or occa- sional flooding showing the lowest permeability. Soils adjacent to the Tank Farm Creek will be used for open space, recreation and for storm water infiltration, and detention. The project will also include a number of features to minimize impervious surfaces, including usage of pervious pavement and pavers for R-2 driveways, usage of pervious pavers/porous concrete on at least 20 percent of parking lot areas for multifamily/commercial and town center areas (in conjunc- tion with v-gutters and French drains), and narrower streets sections consistent with other Specific Plans in the community. Streets and paved areas will be surfaced drained where possible to LID catchment areas. Performance Requirement 2 – Water Quality Treatment The site will have an integrated system of small filtration ponds that will retain the 85th percen- tile 24- hour storm. Figure 23 shows the distribution of these areas and the bioswales for the project. It is estimated that approximately five percent of the surface area is required to comply with the retention requirement. Public Hearing Draft Avila Ranch Development Plan Page 89 Revised: February 22, 2017 Performance Requirement 3 – Runoff Retention The site will have an integrated system of small filtration ponds that will retain at least the 85th percentile 24- hour storm. Thirty-five percent of the site will be in open space or for parks uses, sub- stantially reducing runoff from the project site. The ponds have a combined capacity of approximately 23 acre-feet, an amount adequate for retention of a 25-year storm, or detention for a 50-year storm. Performance Requirement 4 – Peak Management The onsite ponds and detention areas are designed to manage flows through the onsite ponds. The peak management strategy is to filter surface flows and to release these filtered flows into Tank Farm Creek Retain ahead of upstream flows. The ponds have a combined capacity of approximately 23 acre- feet, an amount adequate for retention of a 25-year storm, or detention for a 50-year storm. Appendix A Avila Ranch Development Plan Graphics AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A1Low Density Residential Medium Density ResidentialMedium-High Density ResidentialHigh Density ResidentialNeighborhood CommercialOpen SpaceParksRoadsOSOSOSOSM-1 BPM-1ServiceCommercialMedium Density ResidentialMedium Density ResidentialLow Density ResidentialHigh Density ResidentialLow Density ResidentialCOMMERCIALCOMMERCIALParkParkParkMedium-High Density ResidentialLow Density Residential (7 d.u./acre)Detached homes with private outdoor yard space Medium Density Residential (12 d.u./acre)Compact detached homes, or attached units, and smaller yards Medium-High Density Residential (20 d.u./acre)Primarily attached units, two- and three-story buildings, common outdoor High Density Residential (24 d.u./acre)Primarily attached units, two- and three-story buildings, common outdoor Neighborhood CommercialNeighborhood serving commercial usesService CommercialBusiness ParkR&D, light indistrial, and certain office typesServices and ManufacturingIndustry, commercial services, and certain office typesOpen SpaceMostly undeveloped land or bodies of waterParkPublic park-landAvila RanchProject BoundaryUrban Reserve LineResidential LandCommercial LandGreen SpaceLand Use DesignationsMap LegendArea Calculations Acres12.7727.2910.844.391.8651.9619.0821.71Land Use Plan0 75 150 300SCALE: 1”=150’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A2Reservation Area100’ x 1,200’EARTHWOOD LN.VENTURE DRIVE55 db BUCKLEY RD.JESPERSEN DR.VACHELL LN.HORIZON LN.Single Event Noise ContourLdn/CNELNoise ContourPARKPARKOSOSOSPARKPARKPARKPARKPS-1CS-1BOpen SpaceMostly undeveloped land or bodies of waterParkPublic park-landGreen SpaceLand Use DesignationsMap LegendNeighborhood CommercialNeighborhood serving commercial usesCommercial LandLow Density Residential (7 d.u./acre)Detached homes with private outdoor yard space Medium Density Residential (12 d.u./acre)Compact detached homes, or attached units, and smaller yards Medium-High Density Residential (20 d.u./acre)Primarily attached units, two- and three-story buildings, common outdoor High Density Residential (24 d.u./acre)Primarily attached units, two- and three-story buildings, common outdoor Residential Land65 db PARKOverall Site Plan0 75 150 300SCALE: 1”=150’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A3Composite Site Plan0 75 150 300SCALE: 1”=150’ (24”x36” sheet)REFER TO A6 FORADDITIONAL DETAILREFER TO A9 FORADDITIONAL DETAILREFER TO A8 FORADDITIONAL DETAILREFER TO A7 FORADDITIONAL DETAILREFER TO A5 FORADDITIONAL DETAILREFER TO A4 FORADDITIONAL DETAIL AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A435’Traditional Lots Large Cluster Small ClusterMulti-FamilyCommercialOpen SpaceParkPrivate GreenPublic Street Private DrivePrivate YardResidential LandMap LegendLinear Courts - A17Linear Courts - A17Pocket Cottage - A17Riparian Setback(see A23, A24)Riparian EdgeConceptual Neighborhood Site Plan0 25 50 100SCALE: 1”=50’ (24”x36” sheet)A12A1219’-0”35’REFER TO A11 FORADDITIONAL DETAILA24DA24E AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A5Conceptual Neighborhood Site PlanTraditional Lots Large Cluster Small ClusterMulti-FamilyCommercialOpen SpaceParkPrivate GreenPublic Street Private DrivePrivate YardResidential LandMap LegendA120 25 50 100SCALE: 1”=50’ (24”x36” sheet)REFER TO A15 FORADDITIONAL DETAILREFER TO A10 FORADDITIONAL DETAILA14A12A23CA24D AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A6Conceptual Neighborhood Site PlanTraditional Lots Large Cluster Small ClusterMulti-FamilyCommercialOpen SpaceParkPrivate GreenPublic Street Private DrivePrivate YardResidential LandMap LegendA14A12A14A12A140 25 50 100SCALE: 1”=50’ (24”x36” sheet)+/- 325’-0”20’-0” BUFFER & DRAINAGE EASEMENT+/- 85’-0” BUFFERAPPROXIMATELY 30 DWELLINGS UNITSAPPROXIMATELY 30 DWELLINGS UNITSTEMPORARY FIRE STATION & FUTURE PARKAPPROXIMATELY 65 DWELLINGS UNITS+/- 85’-0” BUFFER+/- 85’-0”BUFFER15’-0”SETBACK15’-0”SETBACKA23AA23BCARPORTSCARPORTS AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A7Conceptual Neighborhood Site PlanTraditional Lots Large Cluster Small ClusterMulti-FamilyCommercialOpen SpaceParkPrivate GreenPublic Street Private DrivePrivate YardResidential LandMap Legend0 25 50 100SCALE: 1”=50’ (24”x36” sheet)A13A14REFER TO A16A23C AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A8Conceptual Neighborhood Site PlanTraditional Lots Large Cluster Small ClusterMulti-FamilyCommercialOpen SpaceParkPrivate GreenPublic Street Private DrivePrivate YardResidential LandMap LegendA13A1401530 60SCALE: 1”=30’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A9Conceptual Neighborhood Site PlanTraditional Lots Large Cluster Small ClusterMulti-FamilyCommercialOpen SpaceParkPrivate GreenPublic Street Private DrivePrivate YardResidential LandMap LegendA120 25 50 100SCALE: 1”=50’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A10Typical Clustered Residential Street Scene04 8 16SCALE: 1”=8’ (24”x36” sheet)65’-0” TYP41’-0” TYP BUILDING WIDTH14’-0”10’-0”15’-0” SETBACK20’-0” TYP10’-0”SETBACK48’-0” RIGHT-OF-WAY AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A1165' - 0"15' - 0"14' - 0"222222CVVVKQ9' x 14')#4#)#))#)'11' x 18'7"$GF11'8" x 11'3".KXKPI16"5" x 12'2"(GZ10' x10'$CVJ5'6" x 11'3"2QTEJ8' - 0"10' - 0"41' - 9"40' - 9"40' - 9"51' - 9"14' - 0"22CCCCCCVVVVVKQQQQQ9' x 14')#4###)))#)'11' x 19'6"$GF11'2" x 10'8".KXKPI14'4" x 13'2"(GZ10' x 10'$CVJ5'6" x 9'9")WGUV2CTMKPI2QTEJ8' - 0"10' - 0";#;##4&9' x 14')WGUV2CTMKPI22CCCCCCVVVVVKQQQQ9' x 14')#4###)#))#)'11' x 20'$GF12' x 13'.KXKPI12'2" x 13'6"$CVJ5'6" x 12'4"/QVQVVQVQT%QWTVTVTV2QTEJ10' - 0")#4#)))#)'11' x 19'6"$GF11'2" x 13'5".KXKPI14'4" x 13'2"(GZ10' x 10'$CVJ5'6" x 9'9"2QTEJ13' - 6 1/8"-KVEJGP11'4" x 12'2"-KVEJGP11'4" x 12'2"-KVEJGP10'0" x 13'10"-KVEJGP10'0" x 13'10"/QVQVVQVQT%QWTVTVTV4' - 0"4' - 0"4' - 0"4' - 0"4' - 0"4' - 0"5' - 0")WGUV2CTMKPI)WGUV2CTMKPI10' - 0"8' - 0"5' - 3 15/16"(TQPV;C;C;CTF(TQPV;C;C;CTF(TQPV;C;C;CTF$GF10'5" x 11'6"$CVJ10'1" x 5'6".QHV6'0" x10'5".QHV5'6" x 7'6"$CVJ5'2" x 8'9"$GF11'6" x 11'3" PLAN ONE A 1,047 SQ FT PLAN TWO 775 SQ FT PLAN ONE 765 SQ FT PLAN TWO A 1065 SQ FTSECOND FLOOR ELEVATIONSSECOND FLOOR Conceptual Small Lot Product (“Pocket Cottage” - see A17)02 4 8SCALE: 1”=4’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A12Typical 48’ Residential Street SectionSITE PLANSTREET SECTION 04 8 16SCALE: 1”=8’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A13Typical 58’ R-1 Residential Street Section04 8 16SCALE: 1”=8’ (24”x36” sheet)STREET SECTION SITE PLAN AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A14Typical 60’ Collector Street SectionSTREET SECTION SITE PLAN04 8 16SCALE: 1”=8’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A15Typical Speed Table, Parkette & Ped Crossing04 8 16SCALE: 1”=8’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A16Typical R1 Speed Table, Parkette & Ped Crossing04 8 16SCALE: 1”=8’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A1741' - 9" LOT WIDTH40' - 9" LOT WIDTH40' - 9" LOT WIDTH51' - 9" LOT WIDTH77' - 3" LOT DEPTH77' - 3" LOT DEPTHSIDE SETBACK4' - 0" TYPREAR SETBACK5' - 0" TYPTO THE HOUSE15' - 0" SETBACKTO THE HOUSE22' - 3" SETBACK175' - 0"T/R T/RT/R T/RT/R T/RT/R T/RT/RT/RT/RT/RT/RT/RT/RT/R214%*214%*214%*214%*TO THE PORCH20' - 3" SETBACKTOTHEPORCH9'-0"SETBACK65' - 0" LOT DEPTH65' - 0" LOT DEPTH41'-9"LOTWIDTH40'-9"LOTWIDTH40'-9"LOTWIDTH51'-9"LOTWIDTHTOTHEPORCH9'-0"SETBACKTOTHEHOUSE15'-0"SETBACK10' - 0"10' - 0"14' - 0"10' - 0"60'-0"LOTWIDTH55'-0"LOTWIDTH60'-0"LOTWIDTHSIDESETBACK5'-0"TYP8' - 0"10' - 0"T/R T/RT/R T/RT/R T/RT/R T/R24+8#6';#4&)7'562#4-+0)/1614%1746/1614%174624+8#6'2#6+124+8#6';#4&T/R T/R24+8#6'(4106;#4&214%*24+8#6'2#6+124+8#6'(4106;#4&T/R T/RT/R T/R)7'562#4-+0))7'562#4-+0))7'562#4-+0))7'562#4-+0)214%*214%*214%*214%*214%*214%*14' - 0"REARSETBACK5'-0"TYP175'-0"24+8#6'2#6+124+8#6'2#6+124+8#6'2#6+124+8#6'2#6+124+8#6';#4&24+8#6';#4&24+8#6';#4&214%*214%*214%*TO THE GARAGE20' - 0" SETBACKT/R T/RT/R T/RT/R T/RTOTHEPORCH10'-0"SETBACKTOTHEHOUSE15'-0"SETBACK71' - 6" LOT DEPTH55'-0"MINIMUMLOTWIDTH24+8#6';#4&24+8#6';#4&214%*214%*214%*)7'562#4-+0)60'-0"LOTWIDTH60'-0"LOTWIDTH69' - 0" LOT DEPTH107' - 6" LOT DEPTH15'-0"TOTHEHOUSE15'-0"SETBACK9'-0"24+8#6';#4&T/R T/RT/R T/RT/R T/RTOTHEPORCH10'-0"SETBACK24+8#6';#4&24+8#6';#4&POCKET COTTAGEPOCKET COTTAGEMOTORCOURTLINEAR COURTTRADITIONAL HOMESLINEAR COURT TRADITIONAL HOME MOTORCOURTTypical Land Use & Product Types01020 40SCALE: 1”=20’ (24”x36” sheet) AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A19LEGENDEntryBus Route 2, Alternative ABus Route 2, Alternative BProposed Bus Stop LocationExisting Roads60’ Collector Road (A14)58’ Residential Road (A13)48’ Residential Road (A12)Class I Bicycle PathClass II Bicycle Lane Proposed Buckley ExtensionRefer to Buckley Road Street Sections (A20)Refer to project Creek Sections (A23, A24)##Circulation PlanBUCKLEY ROADVACHELL LANEEARTHWOOD LANEHORIZON LANES. HIGUERA ST.L.O.V.R.SUBURBAN ST. B C24351 ADE AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A2034521BUCKLEY ROAD SECTION: 1BUCKLEY ROAD SECTION: 2Buckley Road Sections051015SCALE: 1”=8’ (24”x36” sheet)20BUCKLEY ROAD SECTION: 5BUCKLEY ROAD SECTION: 3BUCKLEY ROAD SECTION: 4 AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A23Project Creek SectionsPROJECT CREEK: APROJECT CREEK/BIKE PATH SECTION: BPROJECT CREEK/BIKE PATH SECTION: C051015SCALE: 1”=10’ (24”x36” sheet)20 AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A24PROJECT CREEK/BIKE PATH SECTION: DPROJECT CREEK/BIKE PATH SECTION: E051015SCALE: 1”=10’ (24”x36” sheet)Project Creek Sections AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A25Phasing PlanPhase 3Phase 4Phase 1Phase 6Phase 5Phase 20 75 150 300SCALE: 1”=150’ (24”x36” sheet)Ph 6 AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A26Recycled Water: ProposedDomestic Water: ProposedUTILITIES LEGENDWater Supply Plan AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A27Wastewater PlanSewer: Proposed Pump StationSewer: Proposed Force MainSewer: Proposed On Site GravitySewer: Proposed Off Site GravityUTILITIES LEGENDTO TANK FARM LIFT STATION AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A28Storm Drain PipingOutfallsBasinSwaleUTILITIES LEGENDStorm Drainage AVILA RANCH DEVELOPMENT PLANOctober 18, 2016#1011023A29Development StandardsAvila Ranch Specific PlanDevelopment StandardsLow Density Residential Lot and Building Standards (R-1)EXAMPLESThese 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 LOTLot AreaLot WidthCorner Lot WidthLot DepthLot Coverage5,000 sf50 ft55 ft90 ft40% Max.5,000 sf50 ft55 ft90 ft40% Max.5,000 sf50 ft55 ft90 ft45% Max.4,500 sf45 ft50 ft80 ft50% Max.Front SetbackHouseGarage, carport (A)Front Porch15 ft20 ft10 ft15 ft15 ft10 ft15 ftDoes not Apply10 ft15 ftDoes not Apply ft10 ftRear SetbackHouseGarage, carport15 ft5 ft15 ft5 ft20 ft5 ft(from alley)15 ft3 ftSide SetbackHouseStreet (corner lot)Garage, carport5 ft10 ft5 ft5 ft10 ft5 ftdriveway side 12 ft5 ft10 ft5 ft5 ft10 ft5 ftPublic Street Public Street Public StreetPublic StreetAvila Ranch Specific PlanDevelopment StandardsMedium Density Residential Building Standards (R-2)EXAMPLESThese sketches show basic lot layouts that would follow from the standards. Not all features are shown in each layout.STANDARDSMinimums, unless noted otherwise.ALLEY ACCESS CLUSTER DEVELOPMENTDETACHED - ZERO LOT LINEATTACHED OR DETACHED(attached may include pairs of dwellings on adjacent lots)DETACHED(parking access from alley onlyLot Area Lot Coverage 3,575 sf Min.60% Max3,575 sf Min.60% Max3,575 sf Min.60% Max3,575 sf Min.60% Max3,575 sf Min.60% Max1- Street SetbackDwellingFront Porch15 ft10 ft15 ft10 ft15 ft10 ft15 ft10 ft15 ft10 ft2- Rear SetbackDwellingGarage20 ft13 ft20 ft13 ft20 ft13 ft5 ft5 ft5 ft5 ft3- Side Setback (A)0 (at lot line) or as provided in Zoning Regulations R-2 Zone0 (attached) or as provided in Zoning Regulations R-2 Zone5 ft 5 ft 5 ft4- Interior Setback4 ft 4 ft5- Garage Setback14’ Min.14’ Min.6- Pedestrian Circ.Setback10’ Min.10’ Min.7- Side Steet Setback10’ 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’ dimensionD - Second floor setbacks to match Ground floor setbacksPublic StreetPublic StreetPublic StreetPublic StreetYardYardYardYardCLUSTER DEVELOPMENT4 TO 6 LOTSCLUSTER DEVELOPMENT4 TO 6 LOTSPublic StreetPublic StreetYardYardYardYardYardYardYardYardYardYardYardYard11345612212713354Public StreetPrivate AlleyAlleyAlleyAvila Ranch Specific PlanDevelopment StandardsPublic StreetMedium - High Density Residential Lot and Building Standards (R-3)EXAMPLESThese sketches shows a site layouts that would follow from the standards. Not all features shown in the sketch are standards.STANDARDS (minimums)Lot AreaLot WidthLot DepthN/AN/AN/AFront SetbackDwellingFront Porch15 ft10 ftRear SetbackDwellingParking10 ft0 ftSide Setback (A) (applies to any structure, including covered parking)Street (corner lot)as provided in R-2 zone15 ft1,000 ft20 ft40 ftN/AN/AN/A15 ft10 ft15 ft10 ft10 ft0 ft10 ft0 ftas provided in R-2 zone15 ftas provided in R-2 zone15 ftHigh Density Residential Lot and Building Standards (R-3/R-4) Appendix B Avila Ranch Parks Master Plan PARK DPARK EPARK FPARK GPARK HPARK IKEYPARKSOPEN SPACECATEGORYMini-ParkMini-ParkMini-ParkMini-ParkMini-ParkMini-ParkNeighborhood ParkMini-ParkMini-ParkPHASE111234455PARKPark APark BPark CPark DPark EPark FPark GPark HPark IFEATURESACRES2.57.32.96.38.81.889.51.86.72PARK APARK BPARK CAvila RanchJanuary 4, 2017PARKS PROGRAM KEYMAP 2.57 AcresAvila RanchJanuary 4, 2017PARKS PROGRAMPark A .32 AcresAvila RanchJanuary 4, 2017PARKS PROGRAMPark B .96 AcresAvila RanchJanuary 4, 2017PARKS PROGRAMPark C .38 AcresAvila RanchJanuary 4, 2017PARKS PROGRAMPark D .81 AcresAvila RanchJanuary 4, 2017PARKS PROGRAMPark E .88 AcresAvila RanchJanuary 4, 2017PARKS PROGRAMPark F 9.50 AcresRESTROOMSAvila RanchJanuary 4, 2017PARKS PROGRAMPark G 1.86 AcresAvila RanchJanuary 4, 2017PARKS PROGRAMPark H Avila RanchJanuary 4, 2017PARKS PROGRAMPark I.72 Acres Appendix C Avila Ranch Open Space Master Plan January 4, 2017Avila RanchOpen Space ProgramOPEN SPACETANK FARM CREEKAGRICULTURAL 1 & BERMAGRICULTURAL 2AGRICULTURAL 3 & HABITATACRES19.366.5216.898.07TANK FARM CREEK OPEN SPACE 3TANK FARM CREEK OPEN SPACE 1TANK FARM CREEK OPEN SPACE 2AGRICULTURAL OPEN SPACE 3AGRICULTURAL OPEN SPACE 2RESIDENTIAL BERM & AGRICUL-TURAL OPEN SPACE 1KEYOPEN SPACEPARKS January 4, 2017Avila RanchOpen Space ProgramTank Farm Creek Open Space - Area 1 January 4, 2017Avila RanchOpen Space ProgramTank Farm Creek Open Space - Area 2 January 4, 2017Avila RanchOpen Space ProgramTank Farm Creek Open Space - Area 3 January 4, 2017Avila RanchOpen Space ProgramResidential Berm & Agricultural Open Space Area 1 January 4, 2017Avila RanchOpen Space ProgramAgricultural Open Space - Area 2 January 4, 2017Avila RanchOpen Space ProgramAgricultural Open Space - Area 3 Appendix D Avila Ranch Conceptual Landscape Plan Appendix E Zero Net Energy Packages Appendix F Traffic Mitigations 50 100 (IN FEET) 25 GRAPHIC SCALE 1 IN = 50 FT 0 INT 3 - S HIGUERA ST & SOUTH STLEGEND DESIGN STANDARDS NOTES 11/28/2016 1"= 50' CONSTRUCTION MANAGEMENT PUBLIC WORKS ADMINISTRATION SAN LUIS OBISPO, CA 93401 T 805 544-4011 F 805 544-4294 612 CLARION COURT www.wallacegroup.us WATER RESOURCES SURVEYING / GIS SOLUTIONS LANDSCAPE ARCHITECTURE MECHANICAL ENGINEERING PLANNING CIVIL AND TRANSPORTATION ENGINEERING DATE : SCALE : DRAWING : DRAWN BY: JOB No. : ®AVILA RANCH INTERSECTIONCOST UPDATESAVILA RANCH, LLC1362-0001 LAYOUT JC FILE NAME: 1362-0001 EXBT_INT3.DWG PLOT DATE: 11/28/2016 C I V I L A L A T T S OFE C AO NRFI IREGISTERED P R O F E SSIONAL EN G I NEERNOT FOR CONSTRUCTION FOR PLAN REVIEW ONLYESAU B LANCO No. 62853 50 100 (IN FEET) 25 GRAPHIC SCALE 1 IN = 50 FT 0 FUNCTIONAL CLASSIFICATION SOUTH HIGUERA STREET - PRINCIPAL ARTERIAL R/W WIDTH SOUTH HIGUERA STREET EXISTING - APPROX. 99 FT. PROPOSED - VARIES 100-109 FT. APPROX. ROW TAKE - 993 SQFT DESIGN / POSTED SPEED SOUTH HIGUERA STREET - 30 MPH POSTED STORAGE LENGTHS EXIST RIGHT TURN - APPROX. 123 FT. PROPOSED RIGHT TURN - APPROX. 293 FT. PROPOSED TAPER LENGTH - 60 FT. 1. PLANNING LEVEL ONLY / NOT FOR CONSTRUCTION. EXHIBITS BASED ON EXISTING GIS DATA AND SAN LUIS OBISPO COUNTY WIDE PHOTOGRAMMETRY DATED 2014. 2. R/W LINES SHOWN ARE APPROXIMATE. 3. THE CITY HAS INDICATED THAT THEY HAVE ACQUIRED ALL NECESSARY RIGHT OF WAY ALONG SOUTH STREET FOR THIS PROJECT. APPROX. R/W TAKE RECONSTRUCT AND RELOCATE EXISTING PAVEMENT AND FACILITIES (ASSUMED 10' BEYOND NEW BACK OF SIDEWALK)DRAFT 100 200 (IN FEET) 50 GRAPHIC SCALE 1 IN = 100 FT 0 INT 5 - S HIGUERA ST & PRADO RDLEGEND APPROX. R/W TAKE DESIGN STANDARDS FUNCTIONAL CLASSIFICATION PRADO ROAD - PRINCIPAL ARTERIAL SOUTH HIGUERA STREET - PRINCIPAL ARTERIAL ROW WIDTH SOUTH HIGUERA STREET EXISTING - APPROX. 73 FT. PROPOSED - VARIES 73-97 FT. PROPOSED R/W TAKE - APPROX 4735 SQFT. DESIGN / POSTED SPEED PRADO ROAD - 35 MPH POSTED SOUTH HIGUERA STREET - 45 MPH POSTED NOTES 1. PLANNING LEVEL ONLY / NOT FOR CONSTRUCTION. EXHIBITS BASED ON EXISTING GIS DATA AND SAN LUIS OBISPO COUNTY WIDE PHOTOGRAMMETRY DATED 2014. 2. R/W LINES SHOWN ARE APPROXIMATE. 3. TURN POCKET LENGTHS ARE ASSUMED. 4. WEST, NORTH, AND EAST LEGS OF INTERSECTION ARE DISPLAYED SHADED AND ARE ASSUMED CONDITIONS CONSTRUCTED BY OTHERS. 11/28/2016 1"= 100' CONSTRUCTION MANAGEMENT PUBLIC WORKS ADMINISTRATION SAN LUIS OBISPO, CA 93401 T 805 544-4011 F 805 544-4294 612 CLARION COURT www.wallacegroup.us WATER RESOURCES SURVEYING / GIS SOLUTIONS LANDSCAPE ARCHITECTURE MECHANICAL ENGINEERING PLANNING CIVIL AND TRANSPORTATION ENGINEERING DATE : SCALE : DRAWING : DRAWN BY: JOB No. : ®AVILA RANCH INTERSECTIONCOST UPDATESAVILA RANCH, LLC1362-0001 LAYOUT JC FILE NAME: 1362-0001 EXBT_INT5.DWG PLOT DATE: 11/28/2016 C I V I L A L A T T S OFE C AO NRFI IREGISTERED P R O F E SSIONAL EN G I NEERNOT FOR CONSTRUCTION FOR PLAN REVIEW ONLYESAU B LANCO No. 62853DRAFT CLEARKEEP60 120 1 IN = 60 FT 3000 (IN FEET) GRAPHIC SCALE INT 6 - S HIGUERA ST & TANK FARM RDLEGEND APPROX. R/W TAKE DESIGN STANDARDS FUNCTIONAL CLASSIFICATION SOUTH HIGUERA STREET - PRINCIPAL ARTERIAL TANK FARM ROAD - PRINCIPAL ARTERIAL ROW WIDTH OVERALL R/W TAKE - APPROX 2740 SQFT. SOUTH HIGUERA STREET EXISTING - APPROX. 80-88 FT. PROPOSED - VARIES 80-95 FT. TANK FARM ROAD EXISTING - APPROX. 100-106 FT. PROPOSED - VARIES 100-125 FT. DESIGN / POSTED SPEED SOUTH HIGUERA STREET - 45 MPH POSTED TANK FARM ROAD - 45 MPH POSTED NOTES 1. PLANNING LEVEL ONLY / NOT FOR CONSTRUCTION. EXHIBITS BASED ON EXISTING GIS DATA AND SAN LUIS OBISPO COUNTY WIDE PHOTOGRAMMETRY DATED 2014. 2. ROW LINES SHOWN ARE APPROXIMATE. 3. TURN POCKET LENGTHS ARE ASSUMED. 11/29/2016 1" = 60' CONSTRUCTION MANAGEMENT PUBLIC WORKS ADMINISTRATION SAN LUIS OBISPO, CA 93401 T 805 544-4011 F 805 544-4294 612 CLARION COURT www.wallacegroup.us WATER RESOURCES SURVEYING / GIS SOLUTIONS LANDSCAPE ARCHITECTURE MECHANICAL ENGINEERING PLANNING CIVIL AND TRANSPORTATION ENGINEERING DATE : SCALE : DRAWING : DRAWN BY: JOB No. : ®AVILA RANCH INTERSECTIONCOST UPDATESAVILA RANCH, LLC1362-0001 LAYOUT JC FILE NAME: 1362-0001 EXBT_INT6.DWG PLOT DATE: 11/29/2016 C I V I L A L A T T S OFE C AO NRFI IREGISTERED P R O F E SSIONAL EN G I NEERNOT FOR CONSTRUCTION FOR PLAN REVIEW ONLYESAU B LANCO No. 62853DRAFT 100 200 (IN FEET) 50 GRAPHIC SCALE 1 IN = 100 FT 0 INT8 - SUBURBAN RD EARTHWOOD LANE TO HORIZON LANEDESIGN STANDARDS FUNCTIONAL CLASSIFICATION SUBURBAN ROAD - COMMERCIAL COLLECTOR R/W WIDTHS EXIST - VARIES 50-60 FT. PROPOSED - VARIES 50-65 FT. R/W TAKE APPROX. 1800 SQFT DESIGN / POSTED SPEED SUBURBAN ROAD - 35 MPH ASSUMED NOTES 1.PLANNING LEVEL ONLY / NOT FOR CONSTRUCTION. EXHIBITS BASED ON EXISTING GIS DATA AND SAN LUIS OBISPO COUNTY WIDE PHOTOGRAMMETRY DATED 2014. 2.R/W LINES SHOWN ARE APPROXIMATE. 3.POWER POLE RELOCATION, IF NECESSARY, IS ASSUMED TO BE DONE BY UTILITY COMPANY. 12/15/2016 1"= 100' LEGEND APPROX. R/W TAKE CONSTRUCTION MANAGEMENT PUBLIC WORKS ADMINISTRATION SAN LUIS OBISPO, CA 93401 T 805 544-4011 F 805 544-4294 612 CLARION COURT www.wallacegroup.us WATER RESOURCES SURVEYING / GIS SOLUTIONS LANDSCAPE ARCHITECTURE MECHANICAL ENGINEERING PLANNING CIVIL AND TRANSPORTATION ENGINEERING DATE : SCALE : DRAWING : DRAWN BY: JOB No. : ®AVILA RANCH INTERSECTIONCOST UPDATESAVILA RANCH, LLC1362-0001 LAYOUT JC FILE NAME: 1362-0001 EXBT_INT8B- EAST SUBURBAN.DWG PLOT DATE: 12/15/2016 C I V I L A L A T T S OFE C AO NRFI IREGISTERED P R O F E SSIONAL EN G I NEERNOT FOR CONSTRUCTION FOR PLAN REVIEW ONLYESAU B LANCO No. 62853 PAVEMENT WIDENING REMOVE AND RECONSTRUCT PAVEMENT BUILDING DEMOLITION 100 200 (IN FEET) 50 GRAPHIC SCALE 1 IN = 100 FT 0 INT 8 - S HIGUERA ST & SUBURBAN RDDESIGN STANDARDS FUNCTIONAL CLASSIFICATION SUBURBAN ROAD - LOCAL R/W TAKE APPROX. 710 SQFT DESIGN / POSTED SPEED SUBURBAN ROAD - 35 MPH ASSUMED STORAGE LENGTH SUBURBAN ROAD EXISTING - APPROX. 100' PROPOSED - 250' TAPER LENGTHS LEFT/RIGHT TURN - 90 FT. NOTES 1. PLANNING LEVEL ONLY / NOT FOR CONSTRUCTION. EXHIBITS BASED ON EXISTING GIS DATA AND SAN LUIS OBISPO COUNTY WIDE PHOTOGRAMMETRY DATED 2014. 2. R/W LINES SHOWN ARE APPROXIMATE. 11/28/2016 1"= 100' LEGEND APPROX. R/W TAKE CONSTRUCTION MANAGEMENT PUBLIC WORKS ADMINISTRATION SAN LUIS OBISPO, CA 93401 T 805 544-4011 F 805 544-4294 612 CLARION COURT www.wallacegroup.us WATER RESOURCES SURVEYING / GIS SOLUTIONS LANDSCAPE ARCHITECTURE MECHANICAL ENGINEERING PLANNING CIVIL AND TRANSPORTATION ENGINEERING DATE : SCALE : DRAWING : DRAWN BY: JOB No. : ®AVILA RANCH INTERSECTIONCOST UPDATESAVILA RANCH, LLC1362-0001 LAYOUT JC FILE NAME: 1362-0001 EXBT_INT8.DWG PLOT DATE: 11/28/2016 C I V I L A L A T T S OFE C AO NRFI IREGISTERED P R O F E SSIONAL EN G I NEERNOT FOR CONSTRUCTION FOR PLAN REVIEW ONLYESAU B LANCO No. 62853 EXIST. CURB LINE DRAFT CONSTRUCTION MANAGEMENT PUBLIC WORKS ADMINISTRATION SAN LUIS OBISPO, CA 93401 T 805 544-4011 F 805 544-4294 612 CLARION COURT www.wallacegroup.us WATER RESOURCES SURVEYING / GIS SOLUTIONS LANDSCAPE ARCHITECTURE MECHANICAL ENGINEERING PLANNING CIVIL AND TRANSPORTATION ENGINEERING DATE : SCALE : DRAWING : DRAWN BY: JOB No. : ®AVILA RANCH INTERSECTIONCOST UPDATESAVILA RANCH, LLC1362-0001 LAYOUT JC FILE NAME: 1362-0001 EXBT_INT10.DWG PLOT DATE: 11/30/2016 C I V I L A L A T T S OFE C AO NRFI IREGISTERED P R O F E SSIONAL EN G I NEERNOT FOR CONSTRUCTION FOR PLAN REVIEW ONLYESAU B LANCO No. 62853 100 200 (IN FEET) 50 GRAPHIC SCALE 1 IN = 100 FT 0 INT 10 - S HIGUERA ST & LOS OSOSVALLEY RDLEGEND DESIGN STANDARDS FUNCTIONAL CLASSIFICATION SOUTH HIGUERA STREET - PRINCIPAL ARTERIAL LOS OSOS VALLEY ROAD - PRINCIPAL ARTERIAL R/W WIDTH SOUTH HIGUERA STREET EXISTING - APPROX. 53 - 72 FT. PROPOSED - VARIES APPROX. 53 - 96 FT. PROPOSED R/W TAKE - APPROX. 13,350 SQFT. LOS OSOS VALLEY ROAD EXISTING - APPROX. 84 FT. DESIGN / POSTED SPEED SOUTH HIGUERA STREET - 45 MPH POSTED LOS OSOS VALLEY ROAD - 35 MPH POSTED TURNING RADII SB HIGUERA RIGHT TURN TO WB LOVR: MAX RADIUS - 30' (FROM OUTSIDE LANE) *LARGER VEHICLES INCLUDING BUT NOT LIMITED TO SCHOOL BUSES, MEDIUM TRUCKS SUCH AS AASHTO SU-30, CITY BUSES, AND SEMI-TRUCKS SUCH AS CA-LEGAL NOT RECOMMENDED TO TURN RIGHT FROM ANY LANE. NOTES 1. PLANNING LEVEL ONLY / NOT FOR CONSTRUCTION. EXHIBITS BASED ON EXISTING GIS DATA AND SAN LUIS OBISPO COUNTY WIDE PHOTOGRAMMETRY DATED 2014. 2. R/W LINES SHOWN ARE APPROXIMATE. 3. TURN POCKET LENGTHS ARE ASSUMED. 11/30/2016 1"= 100' APPROX. R/W TAKE RETAINING WALL RECONSTRUCT AND RELOCATE EXISTING PAVEMENT AND FACILITIES (ASSUMED 10' BEYOND NEW BACK OF SIDEWALK)DRAFT