HomeMy WebLinkAboutItem 3 - SPEC-0143-2017 (12165 and 12393 LOVR) Froom Ranch Specific Plan
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Preliminary review of the Froom Ranch Specific Plan Design Guidelines Chapter
and conceptual design review of the proposed Life Plan Community.
ADDRESS: 12165 & 12393 Los Osos Valley Rd. BY:Emily Creel, Contract Planner
Shawna Scott, Associate Planner
Phone Number: (805) 781-7176
e-mail: sscott@slocity.org
FILE NUMBER: SPEC-0143-2017 FROM: Doug Davidson, Deputy Directordd
RECOMMENDATION: Receive a presentation regarding the Froom Ranch Specific Plan and
provide preliminary comments to the applicant and staff regarding questions posed by the
applicant related to the draft Design Guidelines, and conceptual design plan for the Villaggio
Life Plan Community portion of the project. No specific formal action is requested at this time.
SITE DATA
Applicant John Madonna
Representatives Pam Ricci and Victor Montgomery,
RRM Design Group
Proposed
Zoning/General
Plan
SP‐3 Madonna on LOVR, would
require pre‐zoning for Specific Plan.
Proposes Medium‐High Density
Residential, High Density Residential,
Commercial Retail,
Conservation/Open Space, and Public
Facilities
Site Area Approximately 110 acres
Environmental
Status
An Environmental Impact Report (EIR)
will be prepared to evaluate the
Specific Plan.
SUMMARY/BACKGROUND
On April 5, 2016, the City Council authorized initiation of the Madonna on Los Osos Valley
Road (LOVR) Specific Plan (SP-3; currently referred to as the Froom Ranch Specific Plan). The
applicant-prepared Draft Froom Ranch Specific Plan (July 2017) provides a comprehensive land
use program to guide future public and private development in the specific plan area.
Meeting Date: December 18, 2017
Item Number: 3
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The Draft Froom Ranch
Specific Plan proposes a mix of
land uses, including a Life Plan
Community, approximately 130
multi-family residential units,
30,000 square feet of retail-
commercial uses, a 70,000-
square-foot hotel (120 rooms),
51% open space, and a
neighborhood trailhead park
(see Figure 1 Conceptual Site
Plan and Attachment 1,
Specific Plan Figure 2-1
Zoning/Land Use Map). The
Specific Plan includes draft
Design Guidelines to describe
the preferences for the
character of new development
within the Froom Ranch
Specific Plan area (see
Attachment 1, Chapter 4
Design Guidelines). The
guidelines are intended to
direct the desired character and
style of development in the
Froom Ranch area and to
augment and complement, not
fully replace, the City’s
Community Design Guidelines.
Figure 1: Conceptual Site Plan
An additional component of the project includes a General Plan Amendment addressing Land
Use Element Policy 6.4.7.H. (Hillside Planning Areas, The Irish Hills area)1, to allow for
development above the 150-foot elevation.
1.0 COMMISSION’S PURVIEW
The Commission’s purview is to review the portions of the proposed Specific Plan that relate to
building design, architecture, building massing and layout. These are embodied in Chapter 4
(“Design Guidelines”) of the Draft Specific Plan (Attachment 1). At this time, the intent is to
present a broad overview of the project and design guidelines, and ask the Commission for
preliminary feedback that will assist the applicant team as they refine the document. The ARC
1 “The Irish Hills area should secure permanent open space with no building sites above the 150-foot elevation, in
conjunction with any subdivision or development of the lower areas”.
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will provide additional direction and input at future meetings, which will be coordinated with the
Environmental Review process, culminating in public hearings to consider project entitlements.
In addition, the applicant anticipates that the proposed Life Plan Community (LPC) would be
developed in an earlier phase of the project; therefore, additional information regarding LPC
component is provided below and is presented for conceptual review by the ARC (see Section
2.2 Project Description, Villaggio Life Plan Community and Attachment 2, Villaggio Life Plan
Community Conceptual Plans).
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site consists of two parcels totaling approximately 110 acres (APNs 067-241-030
and 067-241-031) within unincorporated San Luis Obispo County, and adjacent to City of San
Luis Obispo city limits. The site is located immediately west of Los Osos Valley Road between
U.S. Highway 101 and the Irish Hills Plaza. These parcels are identified for future annexation
in the Land Use Element (LUE) as the Madonna on Los Osos Valley Road (LOVR) Specific
Plan Area (SP-3). The current land use and natural setting includes livestock grazing,
stormwater basins, the Froom Ranch Historic Complex, John Madonna Construction office
(within the historic complex), staging and materials storage, quarry area, unpaved agricultural
roads, wetlands, grasslands, stands of mature trees, Froom Creek and associated tributaries, and
vacant land. Surrounding uses include Irish Hills Plaza (including the Costco/Home Depot
shopping center) to the north, Los Osos Valley Road and auto dealerships to the east, hotels
along Calle Joaquin and Mountainbrook Church to the south, and the Irish Hills Natural
Reserve and associated trails and open space to the west.
2.2 Project Description
Froom Ranch is envisioned as a primarily residential project with some commercial
development in the northeast portion of the site closest to Los Osos Valley Road and the
adjacent Irish Hills Plaza. A major component of the planned residential uses is a Life Plan
Community (LPC) known as Villaggio. Additional residential uses in the northern portion of
the site will be multiple-family. The Specific Plan also designates approximately 51% of the
site as Open Space, and includes a Neighborhood Trailhead Park to connect to the Irish Hills
Natural Reserve, which is proposed to incorporate onsite historic structures.
Proposed Land Uses. Table 1, on the following page, summarizes the proposed project
relative to land use designations and development potential. Specific Plan Figure 2-1
Zoning/Land Use Map (Attachment 3) shows the proposed zoning/land use map for the
project, which would accommodate various land uses. Table 1 is taken from Chapter 2 of
the Specific Plan to provide the ARC with the proposed land uses of the Specific Plan.
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Table 1: Proposed Froom Ranch Specific Plan Land Use and Zoning Summary
Land Use Zoning Acres Density Potential
Units
Potential
Square
Feet/Beds
RESIDENTIAL
Medium-High Density Residential
Madonna Multifamily Units R-3-SP 5.7 20 du/ac 130
Medium-High Density Residential –
Life Plan Community
- Villas
- Garden Apartments
- Apartments
- Village Suites
- Assisted living units
- Memory care and skilled nursing
- Ancillary facilities such as
recreation center, restaurants, and
theaters
R-3-SP 31.6 20 du/ac
- 61
- 108
- 150
- 47
- 38
- 51 beds
- 26,000
High-Density Residential
Multifamily Apartments R-4-SP 1.8 24 du/ac 44
Residential Subtotal 39.1 5781
NON-RESIDENTIAL
Retail Commercial C-R-SP 3.1 100,0002
Conservation/Open Space C/OS-SP 59.03
Public Facilities
Neighborhood Park
Other (Roads)
P-F-SP
2.9
5.6
Non-Residential Subtotal 70.6
TOTAL 109.7
1 Exceeds LUCE range of 200-350.
2 Consistent with LUCE range of 50,000-350,000 square feet of commercial development.
3 Includes proposed project open space (51.9 acres) as well as existing open space easement (7.1 acres).
Project Phasing. The Draft Specific Plan identifies three conceptual development phases to
accommodate orderly development and provision of services within the Specific Plan area
(refer to Attachment 3, Specific Plan Figure 9-4 Phasing Plan). The first phase includes the
proposed relocation of Froom Creek and development of necessary infrastructure
improvements and utility connections. The second phase includes the lower residential units
of the LPC, LPC health center, and LPC common area buildings. The third development
phase includes the Madonna Froom commercial and residential areas, public trailhead park,
and upper residential area of the LPC.
Key Principals and Goals. The Draft Specific Plan has established the following Goals for
Quality and Character, which are intended to guide the overall project design:
Goal 4.1: Provide design guidance for high quality development that is attractive
and distinct, but also respects the site’s setting.
Goal 4.2: Provide for an eclectic mix of architectural styles of the current time and
place that complement each other.
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The Draft Specific Plan also identified the following General Architectural Design Guidance:
4.3.1 Architectural Styles
1. No specific architectural style is required for the Froom Ranch Specific Plan
Area; however, architectural design shall incorporate features that are authentic
to the style selected and compatible with the setting.
2. Modern interpretations of common San Luis Obispo styles, such as Ranch,
Craftsman, and California Mission, are permitted if the design incorporates
forms and some design details that are true to the traditional style.
3. The commercial building proposed adjacent to the historic ranch house in the
Trailhead Park shall include a form, massing, and architectural style and
detailing to complement the existing building.
Proposed Development Standards.
Residential Development Standards. Most of the residentially zoned land within the Specific
Plan area is in the Medium-High Density Residential (R-3-SP) zoning category. R-3 zoning
will be utilized for two major land uses in the Froom Ranch Specific Plan area: non-
restricted housing in the Madonna Froom Ranch portion of the site, and a gated senior
residential community in Villaggio LPC. The Madonna Froom Ranch portion of the project
also includes R-4-SP zoning to provide housing opportunities for smaller households. A
portion of this zone is set aside as a potential affordable housing site. Residential
development standards are identified in Table 2, below. Table 2 from Chapter 2 of the
Specific Plan is also included here to provide the ARC with the proposed development
standards.
Table 2: Residential Development Standards for the Froom Ranch Specific Plan
Standard R-3-SP R-4-SP
Maximum Density 20 du/ac 24 du/ac
Maximum Building Coverage 60% 60%
Maximum Building Height1 35 feet2, up to 45 feet for
multi-story LPC buildings3 35 feet
Minimum Street Yard Setback 15 feet 15 feet
Minimum Other Yard Setback 5 feet 5 feet
Minimum Lot Size 1,000 square feet
Minimum Lot Width 20 feet
Minimum Lot Depth 50 feet
1 Building heights are measured from finished grades established at time of completion of subdivision grading.
2 Structures above the 150-foot contour elevation would be limited to a maximum roof height of 238-feet.
3 Components of solar energy systems, towers, and mechanical equipment screening may extend up to 10 feet above maximum
building height.
Commercial Retail Development Standards. Froom Ranch includes 3.1 acres of C-R-SP,
located on the northeast side of the Specific Plan area, adjacent to the Irish Hills Plaza and
Los Osos Valley Road. The Draft Specific Plan specifies that property development
standards shall be consistent with the City’s Zoning Regulations for the C-R Zone.
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Villaggio Life Plan Community. The Villaggio LPC component of the project is proposed
in the southern portion of the overall Froom Ranch Specific Plan Area (refer to Figure 1:
Conceptual Site Plan). It occupies 31.6 acres, which includes the larger more central area
that is expected to be developed in phase 2 of the project, and an upper smaller development
area that would be developed in phase 3 of the project. The LPC would be a private
community, not directly accessible from adjacent public roadways. The major land use
components and their sizes within Villaggio for both phases are listed in Table 3 below.
Table 3: Life Plan Community Project Summary
Land Uses Size/Number
Independent Living 366 units
Assisted Living Units 40 units
Memory Care 17 beds
Skilled Nursing 34 beds
Ancillary Services 67,000 square feet
Wellness Center 11,000 square feet
The independent units would vary in size and type. Smaller detached structures will house
two-bedroom villas (approximately 1,700-2,000 square feet each). Other smaller-scale
buildings are proposed as garden terraces, which would consist of two-bedroom apartment
units (approximately 1,300-1,800 square feet each). Independent apartments ranging in size
from about 800-1,900 square feet would be included in larger buildings and upper floors of
multi-use buildings within the main LPC village center.
The core of the LPC community proposed in phase 1 includes a complex of mixed-use
buildings known as The Commons. The buildings would serve as the village center and
include ground floor community accessory uses including multiple restaurants and movie
theaters. The applicant’s intention is to design the Commons to feel like a central paseo with
plaza areas and a pedestrian orientation. The LPC village center includes a Wellness Center,
which would include recreational facilities including a swimming pool. Within the phase 3
LPC area, a smaller scale central building with similar types of services is also proposed.
Another key element of the overall LPC development is the Healthcare Center, a two- and
three-story building located near the main project entrance. This building would include the
skilled nursing and memory care beds for residents that require 24-hour care and supervision,
and assisted care units.
Given the security needs with the population in the community, the perimeter of the
development is proposed to be fenced. There is a guard station proposed at the main entrance
point to the community to control residents, visitors, and deliveries. Pedestrian access points
to trails would be controlled by coded gates in fencing.
As described by the applicant, proposed overall building siting and heights have been
designed with the intention of maintaining views of the Irish Hills beyond the project, with
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lower scale buildings closest to Los Osos Valley Road and the tallest buildings set back
further from the roadway with a limited footprint. The applicant intends that that LPC
community would be designed to provide adequate spacing between structures to maintain
view corridors, soften off-site views of the development, and prevent the community from
appearing like a solid continuous wall. Further analysis of potential visual impacts and
consistency with the General Plan, including preparation of visual simulations, will be
conducted during the Environmental Impact Report process.
The proposed architectural style for Villaggio is a Mediterranean theme with design elements
from European and Californian styles. The applicant has prepared preliminary character
sketches, inspiration images, and detail images for the Villaggio Life Plan Community
(Attachment 2, Villaggio Life Plan Community Conceptual Plans). Character sketches on
Sheets 2-5 of the applicant’s ARC submittal illustrate the desired architectural style.
Architectural inspirations are shown on Sheets 6-8 of the applicant’s submittal.
3.0 DISCUSSION
The ARC will not be taking any formal action on the project at tonight’s meeting. The principal
purpose of the meeting is for the ARC to become familiar with the project plans early in the
process and provide conceptual comments and direction to the applicant and staff regarding the
overall site layout and project design. Staff has reviewed the San Luis Obispo Community
Design Guidelines (CDG) for conceptual review of the project. For the purposes of this
discussion, the CDG’s Goals for Design Quality and Character2 and General Design Principles
are identified below.3
A key goal identified in the CDG is to keep the City architecturally distinctive, which is attained
by maintaining high quality craftsmanship and authenticity, incorporating local cultural and
historical themes where appropriate, and considering the quality of development at city gateways
and key corridors, such Highway 101 and Los Osos Valley Road.4 Additional goals include
maintaining views of hillsides surrounding the city, protection of creek resources, control of
outdoor lighting, and providing pedestrian connections to reduce vehicle trips.5
Chapter 2 of the CDG (General Design Principles) encourages sites that are designed with
careful consideration of site character and constraints, and encourages minimizing changes to
natural features rather than altering a site to accommodate a building plan. The CDG states that a
project should consider how it fits in with appropriate site design and architecture in the vicinity
of the site, and whether the activities and elements of the site are logically located so the project
will operate efficiently and effectively to address the needs of all users. The CDG encourages
providing pleasing transitions between the street and the developed uses and coordination of site
2 Refer to CDG Chapter 1, Introduction & Applicability, Section 1.4 – Goals for Design Quality and Character
3 Refer to CDG Chapter 2, General Design Principals, Section 2.1 – Site Design
4 CDG Section 1.4.A: “Keep San Luis Obispo architecturally distinctive, don’t let it become ‘anywhere USA.’”
5 CDG Section 1.4.B: “Protect natural resources and integrate the natural environment into building and site
planning, where appropriate.”
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elements (fences, retaining walls, gates, and other site features) with building architecture and
site topography. For building design in particular, the CDG encourages keeping building
elements in proportion, creating interest but not clutter, attention to detail, selection of
appropriate materials, consideration of ease of maintenance, and coordination of new work that
coordinates with old structures that have historic and/or architectural value.
The ARC should consider these guidelines when reviewing the conceptual plans and providing
preliminary feedback.
4.0 APPLICANT QUESTIONS
In addition, the applicant has proposed the following questions for ARC discussion:
1. Does the ARC support the Mediterranean design theme depicted in the applicant’s
character sketches provided for the Villaggio component of the project?
2. Are there particular topics in Chapter 4 that need graphic illustrations or additional
narrative?
5.0 ATTACHMENTS
1. Chapter 4 of Draft Specific Plan (Design Guidelines)
2. Applicant-prepared Illustrative Site Plan, Character Sketches, Inspiration Images, and
Detail Images for the Villaggio Life Plan Community
3. Specific Plan Figure 2-1 Zoning/Land Use Map and Figure 9-4 Phasing Plan
Please refer to the following link for additional available background information, including the
complete Draft Specific Plan:
http://www.slocity.org/government/department-directory/community-development/planning-
zoning/specific-area-plans/froom-ranch
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DESIGN
GUIDELINES
04
ATTACHMENT 1
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Design Guidelines [4-1]
CHAPTER 4: DESIGN GUIDELINES
4.1 Introduction
4.1.1 Purpose of the Design Guidelines The purpose of the design guidelines is to describe the expectations and preferences for quality and character for new development within the Froom Ranch Specific Plan Area. The design guidelines are tailored for the unique characteristics of the project site and provide tools to evaluate potential projects beyond the regulatory requirements contained in the goals, policies, and standards contained in the Specific Plan. These guidelines are intended to direct the desired character and style of new development in the Froom Ranch Area and not to fully replace, but augment and complement, the City’s Community Design Guidelines. These guidelines will be used by design professionals, builders/developers, or property owners when designing, developing, and implementing projects in the Specific Plan Area, as well as City staff and the Architectural Review Commission when reviewing and evaluating projects.
4.1.2 Goals for Quality and Character The Froom Ranch Specific Plan Area has the dichotomy of being located adjacent to very urban development in the form of retail shopping centers, car dealerships, and hospitality uses, but also backing up to the Irish Hills open space. The site itself has various environmental zones including wetlands, flat grasslands, undulating terrain, and steeper hillsides. From many areas of the site there are dramatic open vistas and view corridors. These circumstances provide both opportunities and constraints, and influence the design guidance for different areas of the site. Goal 4.1: Provide design guidance for high quality development that is attractive and distinct, but also respects the site’s setting. Goal 4.2: Provide for an eclectic mix of architectural styles of the current time and place that complement one another. These design guidelines are intended as a resource for developing design strategies for all buildings in the Froom Ranch Specific Plan Area. Design goals for the Froom Ranch Specific Plan are to encompass a variety of architectural styles, and maintain a high level of craftsmanship by using authentic building materials, design elements, materials, and colors.
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[4-2] Design Guidelines
4.2 General Site Design Guidance
4.2.1 Views and Transitions 1. Site design should retain key views to the upper elevations of the Irish Hills. 2. Transitions, such as open space, setbacks, and buffers, should be provided between Irish Hills open space areas and adjacent developed land uses. 3. Screening landscaping should be provided between the Mountainbrook Church and new project development in the Life Plan Community, as well as between the Madonna Froom portion of the project site and the Irish Hills Plaza.
4.2.2 Grading Principles The topography of the site varies from flat near Los Osos Valley Road (LOVR) to more undulating terrain. Above the 150-foot contour, a significant sized plateau area exists near the existing Mountainbrook Church on the adjacent property to the south. 1. In areas of the site above the 150-foot elevation, the natural contours of the site should be respected, and construction techniques utilized to minimize exposed grading slopes. Building placement should respect site topography and be integrated to minimize visual impacts. 2. In flatter, low-lying areas of the site near LOVR, site grading operations associated with Froom Creek restoration activities, floodplain management, and re-use of the quarry area, may be more significant.
4.3 General Architectural Design Guidance
4.3.1 Architectural Styles 1. No specific architectural style is required for the Froom Ranch Specific Plan Area, however; architectural design shall incorporate features that are authentic to the style selected and compatible with the setting. 2. Modern interpretations of common San Luis Obispo styles, such as Ranch, Craftsman, and California Mission, are permitted if the design incorporates forms and some design details that are true to the traditional style. 3. The commercial building proposed adjacent to the historic ranch house in the Trailhead Park shall include a form, massing, and architectural style and detailing to complement the existing building.
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Design Guidelines [4-3]
4.4 Multi-Family Residential Guidelines
4.4.1 Site Design
1. Site design should include design elements that facilitate neighborhood interaction such as courtyards and entryways facing public walkways. 2. Higher density housing should incorporate individual storage areas and provide small private outdoor use areas for residents such as patios, decks, and balconies. 3. Residential developments are encouraged to cluster dwellings around a shared common open space area. 4. Encourage zero lot line development as a means of creating more usable outdoor area with small lots.
4.4.2 Building Form and Design
1. Minimize building mass using varied wall planes and material changes. 2. Where horizontal or vertical siding is used, at a minimum, it should wrap around the outside corners of buildings to a fence line or interior corner. 3. Compatible with the architectural style of the building, windows should either be recessed or articulated with accent trim, sills, and other features that add interest and depth to wall surfaces. 4. Features such as trellises and roof line changes compatible with the architectural style of the dwelling are encouraged to create a well-defined entry (front door) and appropriate interface with the public street.
4.4.3 Roof Design
1. Building designs with varied roof planes, accent details, and colors and materials, are encouraged to enhance the diversity and character of the neighborhood. 2. A portion of upper stories should be set back to create a variety of roof lines and pitches. 3. Roofing colors should be in earth tones to minimize reflective glare and visual impacts. 4. Roof-mounted equipment should be screened from off-site views.
4.4.4 F encing
1. Where required, perimeter fencing between development and open space areas should be an open picket or wire style in a dark or recessive color that does not
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[4-4] Design Guidelines
wall off the community from the adjacent open space area. To provide for wildlife movement, there should be a minimum of 18 inches between the bottom of fencing and the grade below. 2. Yard area fencing should be consistent within each neighborhood area.
4.4.5 Lighting 1. All exterior lighting fixtures should be consistent with the architectural style of the building and enhance building elements and special landscape features. 2. Detailed lighting information, including manufacturers’ cut-sheets, shall be included in project plans for architectural review and building permits and show consistency with the City’s Night Sky Preservation Ordinance (Section 17.23.050 of the Zoning Regulations).
4.5 Commercial Design Guidelines The following guidelines apply to all commercial projects in the Specific Plan area, including retail and hotel developments.
4.5.1 Site Design 1. Site design should accomplish an integrated pedestrian network linking the surrounding residential and open space areas through the thoughtful placement of pedestrian connections and public spaces such as plazas, seating areas, etc. 2. Buildings should be oriented toward streets. Building design should incorporate pedestrian walkways, outdoor seating, and landscape areas where possible. 3. Outdoor spaces such as plazas, courtyards and outdoor cafes should be integrated into the site design and encourage pedestrian use. Outdoor spaces should be inviting and include ample pedestrian amenities such as benches, lighting, public art, decorative paving, recirculating fountains, shade trees, and arbors. 4. Entries, site corners, and other highly visible locations should provide focal points to establish a sense of place and entry. These focal points could include elements such as accent planting, public art, and recirculating fountains. 5. Restaurants should provide outdoor seating areas protected from prevailing winds.
4.5.2 Building Form and Design 1. Buildings should be designed so that all sides have been detailed to complement the primary street elevation in architecture, massing and materials.
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Design Guidelines [4-5]
2. One or more of the following design strategies should be used to reduce the perceived height, bulk, and massing of a building: a. Variation in the wall plane (projection and recess). b. Variation in wall height. c. Roofs located at different levels. 3. Buildings on corner lots and elevations with high visibility should incorporate vertical architectural elements and focal points that accent the horizontal massing and provide visual interest. 4. Varying setbacks on upper floors to accommodate balconies and other architectural treatments should be considered. 5. Architectural details should be used to enhance buildings by adding color, shadows, patterns and interesting forms. Consider the use of wall surfaces constructed with varying patterns and changes in materials, and designing building pop-outs, columns, and recessed areas to create shadow patterns and depth on the wall surfaces. 6. Human scale architectural elements that are integrated into the building design should be included to provide visual interest at the pedestrian level. 7. Material changes should occur at intersecting planes to appear substantial and integral to the façade. Material or color changes at the outside corners of structures should be avoided. 8. The main entrance to a building should be clearly identifiable through a change in the wall plane, projecting roof element, or other appropriate architectural detailing. 9. New corporate development should be designed for the building site’s scale and character, and not as a copy of a generic building type that might be used anywhere. 10. Storefront windows are encouraged on all ground floor facades on commercial/retail buildings.
4.5.3 Roof Design 1. Pitched roof styles, such as hips and gables, should either cover the entire building or should appear so from the street. On larger scale buildings, roofs should have multiple planes to minimize bulk and scale. 2. Parapets should appear integral to the building design and be articulated to complement the architectural style. 3. Roof-mounted equipment shall be screened from pedestrian level views from adjacent properties.
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[4-6] Design Guidelines
4.5.4 Signage 1. Wall signs shall utilize more innovative and attractive solutions such as raised, backlit metal letters, halo lighting or external lighting rather than typical strip mall type plex letters with internal illumination. Internally illuminated cabinet signs are prohibited.
4.6 Noise The main noise sources to the project are from Highway 101 and Los Osos Valley Road (LOVR) traffic. The City’s Noise Element (last revised May 7, 1996) includes noise contours based on a generalized citywide study by Brown-Buntin Associates, Inc., showing 1990 and build-out conditions. These contours are expressed in Ldn which is the day-night average level. The Noise Guidebook, which is a companion document to the Noise Element, qualifies that the noise contour information reflects conservative (worst case) assumptions so that significant noise exposure concerns are not likely to be omitted or understated. The guidebook also notes that the generalized contours do not consider shielding by buildings or landforms to further attenuate noise levels. Noise-sensitive uses such as residences and hotels have maximum noise exposure levels of 60 dB for outdoor use areas and 45 dB for interior spaces. Noise Element contours for 1990 show that the 60-dB noise contour is outside all planned building footprints. However, the Noise Element 60-dB noise contour at build-out does affect the footprints of two tiers of housing units closest to the Highway 101 noise source. Figure 4-1 shows how the 1990 and build-out noise contours from the Noise Element affect the project site.
Figure 4-1 Noise Contours from the Noise Element
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Design Guidelines [4-7]
Consistent with Noise Element Policy 1.13, which directs an applicant to provide a noise study early in the review process where a project may expose people to projected build-out noise levels exceeding acceptable limits, the applicant team commissioned a noise study to evaluate actual current noise levels at the site, as well as projected noise levels at build-out. Sound level measurements were conducted at six different locations close to the LOVR, Calle Joaquin, and Highway 101 noise sources. The noise contours plotted for existing and buildout conditions from the noise study prepared by 45 dB Acoustics are shown in Figure 4-2; these contours show that all planned building footprints are located beyond the 60-dB noise contour in both current and projected City build-out conditions. The noise analysis assumed that building heights of 40-55 feet were proposed. Differences between the generalized Noise Element contours and noise study contours can be attributed to:
• The precise noise level information provided by actual field measurements; and
• Noise attenuation to the site provided by intervening buildings and improvements associated with the LOVR and Highway 101 interchange.
Figure 4-2 Noise Contours from the Noise Study
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[4-8] Design Guidelines
The following policies, programs, and standards are intended to minimize impacts to existing and future sensitive receptors. Noise Reduction Techniques Goal 4.6: Residential Development consistent with the General Plan Noise Element and City Noise Ordinance.
Policy 4.6: New residential and hotel development shall comply with City Noise Element noise level standards of 60 dB or less for outdoor areas and 45 dB for indoor areas. Program 4.6.a: Major recreational and outdoor gathering areas within the Life Plan Community should be sheltered by structures. Program 4.6.b: Development shall follow normal construction practices and City and State Building Code requirements. Use of noise reducing building materials, such as special noise attenuating windows, shall be used if necessary to reduce indoor noise levels by insulating against outdoor noise sources.
4.7 Energy Conservation & Sustainability The Froom Ranch Specific Plan is committed to creating a sustainable community that respects the site’s natural resources and setting. Froom Creek will be a centerpiece for the development with a restored creek corridor as a site amenity and pedestrian only corridor. On-site pedestrian trails will provide linkages within the community, as well as off-site connections to the adjacent shopping center and open space trails. Neighborhood connectivity is a key tool to reducing vehicle trips and related greenhouse gas emissions. The commitment to sustainability also translates to site design and development practices. This includes building orientation to maximize solar exposure, use of recycled construction materials, water conservation measures, efficient appliances, and energy conscious heating and cooling systems. The following narrative includes policies to guide sustainable practices and project programs to implement them. These policies and programs were developed based on guidance from the City’s Conservation and Open Space Element (COSE) and Climate Action Plan (CAP). Sustainable Goals, Policies & Programs Goal 4.7a: To the extent feasible, new buildings will be oriented to maximize solar exposure to improve daylighting and overall energy efficiency efforts. Policy 4.7.1: Consistent with COSE Policies 4.5.1 & 4.5.2, subdivision design, site planning and building design should take advantage of all reasonable opportunities to reduce energy and other resource consumption, in compliance with the General Plan COSE’s Solar Access Standards and Policies for subdivisions and property development.
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Design Guidelines [4-9]
Policy 4.7.2: New development in the Froom Ranch Area will follow energy efficient project design in conformance with the California Building Code, with the goal to be at Net Zero in 2020. Program 4.7.2a: The placement of a building on a site and the building itself should be designed to maximize opportunities for the optimal operation of passive systems for heating, cooling, and lighting. Sunlight should be used for direct heating and illumination whenever possible. Natural ventilation and shading should be used to cool a building. Program 4.8.2b: The use of exterior shading devices, skylights, daylighting controls, high performance glazing that allows the transmission of light with minimal heat gain, and high thermal mass building components is encouraged. Program 4.7.2c: Consistent with COSE Policy 5.5.7, residential developments with five or more dwelling units and non- residential projects over 5,000 square feet of gross floor area shall submit checklists detailing project components to comply with the City’s baseline goals per the green building certification system. Program 4.7.2d: Consistent with COSE Policy 4.6.17, common-use facilities, such as recreation rooms, spas or swimming pools, of multi-family residential developments shall be built with photovoltaic solar collectors. Program 4.7.2e: Development shall incorporate alternative energy systems, such as photovoltaic solar, wind, and geothermal, in community and commercial buildings with over 5,000 square feet of gross floor area, to offset new energy demand. Program 4.7.2f: Individual garages are to be “EV-ready” to allow for the installation of EV charging stations. Shared parking areas for apartment units shall incorporate EV charging stations. Goal 4.7b: Select types of appliances and lighting in new development to improve energy efficiency and reduce greenhouse gas emissions. Policy 4.7.3: New residential and commercial construction shall achieve improved energy conservation using energy efficient appliances and lighting. Program 4.7.3a: All new residential units shall incorporate high-efficiency Energy Star compliant appliances. Program 4.7.3b: Where reasonably possible, new residential and commercial construction shall incorporate energy efficient types of lighting such as
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[4-10] Design Guidelines
compact fluorescent light bulbs (CFLs) and light-emitting diodes (LEDs). Exceptions may be considered for accent lighting or special fixtures. Goal 4.7c: Use materials in the project that are sustainable and healthy for people and the planet. Policy 4.7.4: Building and landscape products should be specified that include recycled content and/or renewable material. Program 4.7.4a: As feasible, recycled building materials shall be used in new construction. Program 4.7.4b: Harvest old wood and other building features from demolished or refurbished buildings for potential use elsewhere on the site. Goal 4.7d: Reduce use of potable water supplies to conserve the resource and minimize emissions associated with water delivery. Policy 4.7.5: Plant materials used in the project shall be selected to conserve water. Program 4.7.5a: Landscaping plans developed for the project shall use native and non-invasive drought tolerant plant materials combined with conservative use of water and landscape designs that prevent run-off. Program 4.7.5b: Recycled water shall be utilized to irrigate planting areas in new development. Program 4.7.5c: Hardscape areas shall be minimized to allow for site runoff to infiltrate into the water table, rather than flowing into stormdrain systems. Program 4.7.5d: Permeable pavers and other materials that maximize water infiltration are encouraged. Program 4.7.5e: Site and landscape design should integrate sustainable practices to manage storm water on-site to the maximum extent practical. These practices may include bioswales, rain gardens, and detention basins.
4.8 Security Planning The City of San Luis Obispo Police Department with its review of new Specific Plans has requested that security guidance be included in plan documents consistent with Crime Prevention Through Environmental Design Principles (CPTED). CPTED is the design, maintenance, and use of the built environment to enhance quality of life and to reduce both the incidence and fear of crime. Goal 4.8a. The applicant shall coordinate with the City of San Luis Obispo to address potential security issues associated with the development.
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Design Guidelines [4-11]
Program 4.8.a: The Life Plan Community shall coordinate with the City Fire and Police Department to assure that potential security issues are addressed through the preparation of a comprehensive security plan prior to building permit issuance. The plan will include discussion about on-site first responders and private security staff. Program 4.8.b: Emergency vehicle access shall be controlled by retractable bollards or gates. The project security plan shall provide details on the installation to the approval of the City Fire and Police Department. Program 4.8.c: The Life Plan Community and other multi-family development within the project shall provide directory signage as needed and include prominent address numbers for units and homes that are visible from adjacent streets. Program 4.8.d: Public park spaces shall have security lighting on timers and motion-detection devices to assist in preventing intruders from loitering in spaces after typical park hours. Program 4.8.e: Mail boxes for the Madonna portion of the project shall be in highly visible and resident active areas. Cluster mailboxes shall be illuminated with a minimum maintained one foot-candle of light, measured within a five-foot radius at ground level, during the hours of darkness. Mailboxes for the LPC are planned to be internal to a community building within the town square area. Program 4.8.f: Private roads and parking areas or parking facilities when controlled by unmanned automated parking gates shall provide for police emergency access utilizing Click2Enter radio controlled entry system and a Knox key switch device. Program 4.8.g: All lockable pedestrian gates or doors to common area walkways and recreation areas/buildings of residential multi-family complexes shall provide for police emergency access utilizing Click2Enter and a Knox key switch device. Program 4.8.h: Pedestrian gates in perimeter community walls or fencing shall utilize a key switch if using an electronically automated type lock, or if a mechanical lock is used, a key vault, mounted 4 feet above finished grade and within 2 feet of the locking device.
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CONCEPTUAL REVIEW1NOVEMBER 29, 2017THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF VILLAGGIO COMMUNITIES, LLC AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECTS OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVEL-OPED WITHOUT THE WRITTEN CONCENT OF VILLAGGIO COMMUNITIES, LLC . VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAIVER OF VILLAGGIO COMMUNITIES, LLC 'S RIGHTS.VILLAGGIO COMMUNITIES, LLC COPYRIGHT 2016 ROBERT RICHMOND ARCHITECT.SHEET INDEXILLUSTRATIVE SITE PLAN 1CHARACTER SKETCHES 2CHARACTER SKETCHES 3CHARACTER SKETCHES 4CHARACTER SKETCHES 5INSPIRATION IMAGES 6INSPIRATION IMAGES 7DETAIL IMAGES 8ILLUSTRATIVE SITE PLANCalle JoaquinCalle JoaquinCalle JoaquinMOUNTAINBROOKCHURCHCalle JoaquinHOMEDEPOTHEALTH CARE COMPLEXVILLAS, TYP.GARDEN APTS.COMMONS BUILDINGWELLNESS CENTERVILLAS, TYP.GARDEN APTS. TYP.UPPER COMMONSAPARTMENTSMAINTENANCEBUILDINGATTACHMENT 2ARC3-22
CONCEPTUAL REVIEW2NOVEMBER 29, 2017THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF VILLAGGIO COMMUNITIES, LLC AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECTS OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVEL-OPED WITHOUT THE WRITTEN CONCENT OF VILLAGGIO COMMUNITIES, LLC . VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAIVER OF VILLAGGIO COMMUNITIES, LLC 'S RIGHTS.VILLAGGIO COMMUNITIES, LLC COPYRIGHT 2016 ROBERT RICHMOND ARCHITECT.CHARACTER SKETCHESATTACHMENT 2ARC3-23
CONCEPTUAL REVIEW3NOVEMBER 29, 2017THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF VILLAGGIO COMMUNITIES, LLC AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECTS OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVEL-OPED WITHOUT THE WRITTEN CONCENT OF VILLAGGIO COMMUNITIES, LLC . VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAIVER OF VILLAGGIO COMMUNITIES, LLC 'S RIGHTS.VILLAGGIO COMMUNITIES, LLC COPYRIGHT 2016 ROBERT RICHMOND ARCHITECT.CHARACTER SKETCHESATTACHMENT 2ARC3-24
CONCEPTUAL REVIEW4NOVEMBER 29, 2017THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF VILLAGGIO COMMUNITIES, LLC AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECTS OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVEL-OPED WITHOUT THE WRITTEN CONCENT OF VILLAGGIO COMMUNITIES, LLC . VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAIVER OF VILLAGGIO COMMUNITIES, LLC 'S RIGHTS.VILLAGGIO COMMUNITIES, LLC COPYRIGHT 2016 ROBERT RICHMOND ARCHITECT.CHARACTER SKETCHESATTACHMENT 2ARC3-25
CONCEPTUAL REVIEW5NOVEMBER 29, 2017THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF VILLAGGIO COMMUNITIES, LLC AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECTS OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVEL-OPED WITHOUT THE WRITTEN CONCENT OF VILLAGGIO COMMUNITIES, LLC . VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAIVER OF VILLAGGIO COMMUNITIES, LLC 'S RIGHTS.VILLAGGIO COMMUNITIES, LLC COPYRIGHT 2016 ROBERT RICHMOND ARCHITECT.CHARACTER SKETCHESATTACHMENT 2ARC3-26
CONCEPTUAL REVIEW6NOVEMBER 29, 2017THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF VILLAGGIO COMMUNITIES, LLC AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECTS OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVEL-OPED WITHOUT THE WRITTEN CONCENT OF VILLAGGIO COMMUNITIES, LLC . VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAIVER OF VILLAGGIO COMMUNITIES, LLC 'S RIGHTS.VILLAGGIO COMMUNITIES, LLC COPYRIGHT 2016 ROBERT RICHMOND ARCHITECT.INSPIRATION IMAGESATTACHMENT 2ARC3-27
CONCEPTUAL REVIEW7NOVEMBER 29, 2017THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF VILLAGGIO COMMUNITIES, LLC AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECTS OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVEL-OPED WITHOUT THE WRITTEN CONCENT OF VILLAGGIO COMMUNITIES, LLC . VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAIVER OF VILLAGGIO COMMUNITIES, LLC 'S RIGHTS.VILLAGGIO COMMUNITIES, LLC COPYRIGHT 2016 ROBERT RICHMOND ARCHITECT.INSPIRATION IMAGESATTACHMENT 2ARC3-28
CONCEPTUAL REVIEW8NOVEMBER 29, 2017THE INCLUDED DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF VILLAGGIO COMMUNITIES, LLC AND NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OR PROJECTS OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED AND DEVEL-OPED WITHOUT THE WRITTEN CONCENT OF VILLAGGIO COMMUNITIES, LLC . VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. SUBMITTAL OF THESE DOCUMENTS FOR PUBLIC AGENCY REVIEW SHALL NOT BE CONSIDERED A WAIVER OF VILLAGGIO COMMUNITIES, LLC 'S RIGHTS.VILLAGGIO COMMUNITIES, LLC COPYRIGHT 2016 ROBERT RICHMOND ARCHITECT.DETAIL IMAGESATTACHMENT 2ARC3-29
Land Use, Zoning, & Development Standards [2-3]
Figure 2-1 Zoning/Land Use Map
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[9-4] Implementation & Administration
Figure 9-1 Phasing Plan
ATTACHMENT 3
ARC3-31