HomeMy WebLinkAboutItem 2 - SPEC-0143-2017 (12165 and 12393 LOVR)_PCAR
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Preliminary review of the Froom Ranch Specific Plan; review of the Specific Plan
chapters regarding Land Use/Zoning/Development Standards, Conservation/Open
Space/Recreation, and Circulation.
PROJECT ADDRESS: 12165 and 12393 BY: Emily Creel, Consulting Planner
Los Osos Valley Road Phone: 543-7095 ext. 6814
email: ecreel@swca.com
VIA: Shawna Scott, Associate Planner
Phone: 781-7176
email: sscott@slocity.org
FILE NUMBER: SPEC-0143-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Receive a presentation regarding an overview of the proposed Froom
Ranch Specific Plan and provide preliminary feedback regarding land use, zoning, and
development standards, conservation/open space, and circulation related issues, as well as
questions posed by the applicant.
SITE DATA
Applicant JM Development Group, Inc.
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
A Draft Environmental Impact Report
(EIR) is under preparation
SUMMARY/BACKGROUND
JM Development Group, Inc. has proposed a project that includes a General Plan Amendment,
Specific Plan, and related entitlements that if approved, will ultimately lead to the development
of the approximately 110-acre project site. The project site is currently in an unincorporated
County area, but within the City’s Sphere of Influence. The Land Use Element requires that a
Specific Plan be adopted prior to annexation and development.
Meeting Date: January 24, 2018
Item Number: 2
PC2-1
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 2
The applicant envisions a Specific Plan that differs somewhat from the performance standards
identified in the Land Use Element, namely to: (1) allow development above the 150-foot
elevation and (2) to increase residential and decrease commercial/retail uses at the site. The
proposed project went to the Planning Commission in December 2015 and January 2016 and the
Commission recommended that the City Council authorize initiation of the Specific Plan. The
City Council considered the proposed change in vision for the area, and authorized initiation of
the Madonna on Los Osos Valley Road (LOVR) Specific Plan on April 5, 2016 (SP-3; currently
referred to as the Froom Ranch Specific Plan).
The Council generally supported the concept to reduce the amount of commercial development
within the Specific Plan area, and the development of a Life Plan Community (LPC) within the
City. The applicant prepared a Draft Froom Ranch Specific Plan (July 2017), which provides a
comprehensive land use program to guide future public and private development in the specific
plan area. The Specific Plan envisions a primarily residential project that also proposes
commercial/retail uses, open space, and a trailhead park.
1.0 PLANNING COMMISSION’S PURVIEW
For the purposes of this meeting, the Commission will review and provide input on four chapters
of the proposed Specific Plan, focusing primarily on introductory sections, land use/zoning, open
space/recreation, and circulation related issues. These four chapters are included as an
attachment to this staff report (Attachment 1) and address:
Chapter 1: Introduction
Chapter 2: Land Use, Zoning, and Development Standards
Chapter 3: Conservation, Open Space, and Recreation
Chapter 5: Circulation
In the context of this initial review, it is premature to definitively determine the project’s
consistency with the General Plan and related policies, but direction provided at this meeting
will be used to guide the process and potential revisions to the Specific Plan and development
project. The draft Specific Plan is still undergoing review and refinement through the EIR
process and may change as a result of that process; therefore, a detailed policy consistency
determination is not yet possible.
1.1 Previous Review
The Planning Commission previously reviewed this project as part of an EIR scoping
meeting held on July 26, 2017. Additional guidance on the project has been (and will
continue to be) provided by other City advisory bodies, including the Cultural Heritage
Committee (CHC), Architectural Review Commission (ARC), and Parks and Recreation
Commission (PRC). The project was reviewed by the CHC on August 28, 2017 and the ARC
on December 18, 2017. To the extent possible, the project analysis in this staff report reflects
direction received by those advisory bodies.
PC2-2
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 3
2.0 PROJECT SITE 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, now known as Froom Ranch).
The site is characterized by flat to rolling grasslands in the lower portions of the project area,
which rise to steep, rocky hills associated with Irish Hills at the southwestern (upper) portion of
the property. Froom Creek bisects the project area in a generally north to south direction before
passing under Calle Joaquin and U.S. 101 towards its confluence with San Luis Obispo Creek.
Existing land uses at the site include horse grazing, stormwater detention basins, the Froom
Ranch Historic Complex, John Madonna Construction, Inc. office (within the historic
complex), staging and materials storage, quarry area, unpaved agricultural roads, wetlands,
grasslands, stands of mature trees, and Froom Creek and three tributary drainages. 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.
3.0 GENERAL PLAN GUIDANCE
3.1 Land Use Element
Section 8.1.5 of the Land Use Element (LUE) of the City’s General Plan includes the following
specific guidance for Specific Plan Area SP-3:
“The purpose of the specific plan is to provide design flexibility that will secure the appropriate
development of the site while protecting sensitive environmental resources on the site.
Development on the site should be a compact, mixed use project that provides workforce
housing options and neighborhood commercial uses that support pedestrian and bicycle
access. The specific plan for this area should consider and address the following land use and
design issues.
a. Develop a design that is sensitive to environmental constraints and adjusts accordingly
through design. Constraints include wetland protection, slope protection, historic
structures, and open space protection.
b. Maintain viewshed of surrounding mountains and secure steeper hillsides as protected
open space areas.
c. Variable height limits will be required to protect views of adjacent hills.
d. Provide access to trails.
e. Provide a plan for adequate and safe infrastructure, including appropriate points of
access to Los Osos Valley Road.
PC2-3
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 4
f. Address neighborhood commercial needs of new neighborhood.
g. Provide connectivity to adjacent development.”
In addition, Section 8.1.5 of the LUE requires that the Specific Plan area include 50% open
space and identifies ranges of allowable square footage for commercial development (50,000
minimum – 350,000 maximum) and numbers of housing units (200 units minimum – 350 units
maximum). The LUE also clarifies that “there can be a reduction in the minimum requirement
based on specific physical and/or environmental constraints.” The applicant also requested a
variation in the allowable range of land uses within the Specific Plan area, including an
increase in the maximum number of residential units in combination with commercial/retail
square footage at the lower end of the allowable range, as further described below.
The Hillside Planning Area Section 6.4.7 of the LUE provides the upper limits of development
for the Irish Hills Area, which includes the project site.1 In conjunction with project
entitlements, the applicant also requested modification of the text of the LUE to allow some
development above the 150-foot elevation, subject to certain performance standards.
4.0 PROJECT DESCRIPTION/DETAILS
4.1 Project Description Summary
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, which would provide a variety of independent and
assisted senior living units. 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 would incorporate onsite historic structures.
The applicant’s overall goals of the Specific Plan are to:
1. Develop new residential housing to meet the City’s housing needs.
2. Provide a variety of housing types and costs to meet the needs of renters and buyers with
a variety of income-levels, including affordable housing for residents with low income
levels.
3. Develop a LPC to meet Housing Element goals to address special housing needs for
retirement aged residents of San Luis Obispo.
4. Provide new retail commercial and offices adjacent to the existing Irish Hills Plaza
shopping center to achieve land use synergy and enhance services available to residents.
5. Protect and enhance creek/wetland habitats, and maintain visual resources in open space
areas.
6. Provide a trailhead park that addresses the recreational needs of Specific Plan area
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”.
PC2-4
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 5
residents, neighboring residential areas, and supports the open space trails bordering the
site.
7. Evaluate historic buildings within the proposed City trailhead park with adaptive reuse of
some buildings and historical identification where appropriate.
8. Phase the proposed development so that public facilities are developed concurrently with
each new phase in a rational and cost effective fashion.
9. Encourage the use of bicycles and walking within the Specific Plan Area by
incorporating pedestrian paths and bicycle lanes along the roads and providing
connections to the trailhead park and open space areas beyond the site.
Goals, Policies, and Programs specific to the residential, retail-commercial,
conservation/open space, public facilities (park), affordable housing, and airport
compatibility are provided in Attachment 1, Chapter 2 Land Use, Zoning, & Development
Standards.
4.2 Proposed Land Uses
Table 1, on the following page, summarizes the proposed project relative to land use
designations and development potential. Attachment 1, Figure 2-1 Zoning/Land Use Map
shows the proposed zoning/land use map for the project, which would accommodate the
various land uses described in Table 1. Both the Planning Commission and City Council
through the Specific Plan Initiation process generally supported the proposed mix of uses, with
increased residential units related to the LPC and a lower level of commercial development.
The CHC was also generally supportive of the proposed relocation and integration of onsite
historic structures into a trailhead park.
The project provides a total of 59.0 acres of Conservation/Open Space Zoning, which
includes a previously dedicated 7.1-acre open space easement adjacent to Calle Joaquin.
Consistent with the City’s General Plan requirement, 51.9 acres or 51% of the net site area
within the Froom Ranch Specific Plan, are allocated as open space.
The City's LUE requires that specific plans for residential expansion areas include sites
suitable for affordable housing. The minimum standards require that a total of 15% of new
housing within the Specific Plan Area be affordable.2 An affordable housing project
constructed by a qualified low-income housing developer is being considered on a portion of
the R-4 site near Los Osos Valley Road. This project is intended to satisfy the Inclusionary
Housing requirements of the entire Specific Plan area, including the LPC and R-3 housing
and commercial development proposed in the northern portion of the site.
2 City of San Luis Obispo General Plan Housing Element, Appendix N, Table 2, Inclusionary Housing
Requirement, page N-1
PC2-5
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 6
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 –
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
Medium-High Density Residential
Madonna Froom Multifamily Units R-3-SP 5.7 20 du/ac 130
High-Density Residential
Madonna Froom 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).
4.3 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 (refer to Attachment 1, Figure 1-5, Conceptual Site
Plan). 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, on the following page.
PC2-6
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 7
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.
4.4 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 Attachment 1, Figure 1-5, Conceptual Site
Plan). It occupies 31.6 acres, which includes the larger more central area of the project site
and an upper smaller development area. The LPC would be a private gated community, not
directly accessible from adjacent public roadways. The major land use components and their
sizes within Villaggio are listed in Table 3 below.
Table 3: Villaggio 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.
PC2-7
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 8
The core of the LPC community includes a complex of mixed-use buildings known as The
Commons in the lower portion of the site. 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. A smaller scale
central building with similar types of services is also proposed in the upper slope area of the
LPC. 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.
The applicant prepared preliminary character sketches, inspiration images, and detail images
for the Villaggio LPC (Attachment 2, Villaggio Life Plan Community Conceptual Sketches
and Inspirations Images), which were presented to the ARC for conceptual review on
December 18, 2017. Although the review was preliminary, the ARC was generally
supportive of the conceptual architectural style.
4.5 Conservation, Open Space & Recreation
Designated Open Space. Open space is the predominant land use occupying 59.0 acres or
54% of the total Specific Plan area. This 59-acre total includes an existing open space
easement of 7.1 acres adjacent to Calle Joaquin and an additional 51.9 acres of proposed
open space within the Specific Plan area. Open Space calculations are shown in Table 4 and
shown in Figure 1, below.
Table 4: Open Space Calculations
Area Acres Notes
Project Site Total 109.7
Existing Open Space - 7.1 Dedicated via easement
Improved road right-of-way - 1.4 Calle Joaquin
Net Site Area 101.2
Required Open Space 50.6 50% of 101.2 acres
Open Space Provided
Total Open Space Provided 51.9 51% of net site area
PC2-8
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 9
The existing open space easement agreement
was recorded in May 2010 as a condition of
development of the Irish Hills Plaza project.
The San Luis Obispo Local Agency Formation
Commission (LAFCO) required the easement
to mitigate the effects of annexation and
development of agricultural land within the
Irish Hills project site. The easement
agreement specifically references that the
easement area may be used for wetland and
biological resources mitigation banking. The
applicant proposes to reconfigure the 7.1-acre
easement area to accommodate onsite
development and more closely align with
existing wetlands. The reconfigured open
space area would have the same overall area of
7.1 acres and is shown in Figure 1 (Open
Space Plan).
Realignment of Froom Creek. Froom Creek
is an intermittent stream with a relatively
narrow channel and incised banks that bisects
the Specific Plan area generally in a north to
south direction, and ultimately flows beneath
U.S. Highway 101 via two concrete box
culverts, heading to its confluence with San
Luis Obispo Creek. Froom Creek has a
history of periodic flooding. The applicant’s
analysis states that while some overbank flow
contributes to wetland habitat along Calle
Joaquin, the primary function of Froom
Creek appears to be groundwater recharge,
and subsurface maintenance of the Calle
Joaquin wetland area.3
Historically, Froom Creek had a different alignment through the project site. The project
proposes to realign Froom Creek to accommodate development of the site and more closely
follow its historic alignment. The realigned creek would be designed to accommodate 100-
year storm flows within the creek banks. The historic, existing, and proposed creek
alignments are shown in Figure 2 (Froom Creek Alignments).
3 Preliminary Hydrologic and Hydraulic Calculations, Prepared for the Froom Ranch Specific Plan (RRM, July
2017)
Figure 2. Froom Creek Alignments
Figure 1. Open Space Plan
PC2-9
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 10
Figure 3. Proposed Plan for Historic Buildings
Trailhead Park. The City requires a minimum dedication of ten (10) acres of parkland per
1,000 residents.4,5 The Villaggio LPC will provide private recreational facilities within the
LPC, which are not included in the public parkland calculation for the project. The Specific
Plan would provide 3.6 acres of parkland in a public trailhead park, including 2.9 acres of
space for park facilities, and 0.7 acres of open space, which includes a drainage channel. The
applicant proposes to dedicate the park parcel to the City of San Luis Obispo. The open
space area would be in an easement and privately maintained. Based on input from the PRC,
the park is incorporated into the Specific Plan area, rather than on an adjacent parcel. The
applicant’s principal goal of the park is to provide connections to the surrounding public
trails and adjacent Irish Hills Natural Reserve. In addition, the park is proposed to include
typical support features such as benches, picnic tables, restrooms, and a play area.
The Froom Ranch property was used as a dairy from the 1850s to 1977, and included a
complex of buildings such as a dairy barn, creamery, granary, four-bedroom house, and
bunkhouse. The applicant prepared a Historic Resources Assessment (First Carbon Solutions,
in association with Chattel, Inc., July 2017) for the project, which concluded that the Froom
Ranch complex portion of the property was considered eligible as a potential historic district
upon application of National Register of Historic Places, California Register of Historical
Resources, and local City of San Luis Obispo criteria, standards, and guidelines. These
buildings remain standing in the northwestern portion of the Specific Plan Area, just south of
Home Depot.
The project proposes to
incorporate the most significant
historic structures into the public
trailhead park. Per the draft
Specific Plan (July 2017), three
primary, individually eligible
structures would be retained and
adaptively reused in the public
park: the Round Nose Dairy Barn,
Creamery House, and Main
Residence. A Froom Ranch
Conformity Report prepared by the
applicant in December 2017
indicates that the project may also
incorporate a fourth structure (the
Granary) into the trailhead park.
4 City of SLO General Plan Parks and Recreation Element, Policy 3.13.1
5 Assuming an average 2.29 persons per unit, the remaining proposed 130 dwelling units outside of the Life Plan
Community requires a total of 2.9 acres of parkland.
PC2-10
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 11
The applicant proposes to relocate the historic structures downhill to avoid an earthquake
fault line and allow for public occupancy and use. Figure 3, Proposed Plan for Historic
Buildings, illustrates the relationship between the existing and proposed locations of
significant historic buildings. The goals of the proposed historic structure relocation plan are
to keep the buildings grouped together in the same relative horizontal configuration, and
create grade changes between buildings to mimic proportionately the existing vertical
relationship, but also provide for required accessibility. The CHC generally supported this
proposal, which would retain key structures and maintain their general placement.
4.6 Circulation
Access Improvements. The proposed street system is comprised of arterial, collector, and
local streets designed to accommodate traffic generated by future residents and uses (refer to
Attachment 1, Figure 5-1 Circulation Plan). Interior roads within the Specific Plan area are
proposed as public roads to be maintained by the City of San Luis Obispo up to the entry into
the LPC. Roads within the LPC are proposed as private roads to be maintained by the LPC.
A roundabout is proposed at the intersection of Commercial Collector “A” and Commercial
Collector “B” in the Specific Plan area, with one lane of travel and a central island.
Minor widening at Los Osos Valley Road (LOVR) is proposed to facilitate turning
movements into the Specific Plan area as an intersection with Auto Park Way and would
extend just south of the planned intersection to accommodate a new transit stop (refer to
Attachment 1, Figure 5-3 Los Osos Valley Road & Auto Park Way Intersection).
The project proposes two secondary access roads: one within the trailhead park and a second
that extends from the LPC to Mountainbrook Church. Both secondary access roads would be
20-feet wide with 2-foot shoulders, and constructed of an all-weather surface and built to the
approval of the Fire Department. Beyond the end of the cul-de-sac at the end of the park, the
trailhead park access road would appear as a decorative pedestrian area, paved with colored
concrete or pavers. Removable bollards would be used to restrict vehicular access into the
park from the commercial/retail area proposed adjacent to Irish Hills Plaza (refer to
Attachment 1, Figure 3-9 Trailhead Park Plan). The secondary access to Mountainbrook
Church would be gated; the gate would be equipped with a Knox-Box for emergency vehicle
access and a pedestrian gate with key pad for the LPC residents. The applicant and City staff
have met with the City Fire Marshal, who has determined that, as proposed, the secondary
access road to Mountainbrook Church would meet emergency fire access requirements, with
final design to be approved by the Fire Department.
Bicycle and Pedestrian Improvements. The project proposes Class II bike facilities along
LOVR and on Commercial Collector “A” from LOVR to the internal roundabout
intersection. Class III bike lanes would be included along Local Road “A” and a portion of
Commercial Collector “B”, to connect the bike lanes at the roundabout to the public park and
residential areas (refer to Attachment 1, Figure 5-12, Pedestrian, Bicycle, and Transit
Network). Pedestrian sidewalks would be located along the portion of LOVR to be widened,
Commercial Collectors, and Local Roads “A” and “B” to provide pedestrian passage
PC2-11
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 12
between residential areas to commercial and recreational areas. The project proposes a
pedestrian trail system to connect to existing trails and provide additional recreational
opportunities. A six-foot-wide paved pedestrian trail would extend adjacent to the realigned
Froom Creek to a dead-end overlook area near the wetlands at the southern boundary of the
Specific Area. Additional trail linkages are proposed to connect to existing Irish Hills trail
network and Irish Hills Plaza. Trail amenities may include benches, signage, trash cans,
landscaping, and dog waste stations. Additional private trail linkages would be provided
within the LPC to connect to the Irish Hills trail network and Mountainbrook Church. The
LPC trails would be privately maintained and gate controlled. A new bus stop is envisioned
south of the LOVR/Auto Park Way intersection, which would be determined in conjunction
with SLO transit at the time of development. Existing and proposed transit stop locations are
shown in Attachment 1, Figure 5-12 Pedestrian, Bicycle, and Transit Network.
4.7 Airport Compatibility
The Froom Ranch Specific Plan Area is currently subject to the requirements of the San Luis
Obispo County Regional Airport Land Use Plan (ALUP). The current ALUP shows that
portions of Airport Safety Areas S-1b and S-1c overlay the northeastern portion of the
Specific Plan area. However, a draft corrected version of the Safety Area map corrects the
locations of the safety areas to the true GIS bearings of Runways 7-25 and 11-29.
When the project site is overlain on the corrected safety areas map, it is located outside of
both Safety Areas S-1b and S-1c, but is included in Safety Area S-2. The Airport Land Use
Commission (ALUC) conceptually reviewed the project on April 19, 2017 and generally
determined that the use of the corrected map was appropriate. The ALUP is currently being
updated, and the draft Safety Areas map shows the project site entirely outside of the S-2
safety area. It is anticipated that the final Safety Areas map will not be adopted prior to
consideration of the project; therefore, further review of the projects includes a formal
referral to the ALUC.
5.0 KEY QUESTIONS
The applicant and staff have proposed the following questions for Commission discussion and
direction:
1. Please provide general feedback regarding the extent to which you believe the Land
Use/Zoning/Development Standards, Conservation/Open Space/Recreation, and
Circulation aspects of the Specific Plan are responsive to General Plan requirements.
2. Table 2.2.2 of Specific Plan Chapter 2 – The applicant’s goal is to have property
development standards for included zoning categories consistent with those in the City’s
Zoning Regulations. Are there any other standards that the Commission feels need to be
called out in the Specific Plan?
3. Table 2.2.2 of Specific Plan Chapter 2 - Provision has been made for lot area, width and
depth standards to accommodate small lots within the R-3 zoning area of the Madonna
PC2-12
Froom Ranch Specific Plan Project (SPEC-0143-2017)
Planning Commission Report January 24, 2018
Page 13
property. Those standards were based on the example of an approved project in the
Orcutt Area Specific Plan and are intended as minimums. Does the Commission support
this goal of accommodating small fee simple lots for individual sale?
4. Specific Plan Chapter 5, Pages 5-8, 5-9, and Figure 5-12 on Page 5-13 – The Life Plan
Community will have an entry with a guardhouse and be gated around the perimeter of
the development. This is needed for security reasons. Does the Commission have any
guidance or comments about this?
6.0 RECOMMENDATION
It is recommended that the Commission receive a presentation regarding the Froom Ranch
project and provide input and direction specifically relating to key questions posed in Section
5.0.
7.0 ATTACHMENTS
1. Specific Plan Chapters 1 (Introduction), 2 (Land Use, Zoning & Development
Standards), 3 (Conservation, Open Space & Recreation), and 5 (Circulation).
2. December 18, 2017 ARC Conceptual Review: Villaggio Life Plan Community
Conceptual Package
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
PC2-13
INTRODUCTION
01
ATTACHMENT 1
PC2-14
ATTACHMENT 1
PC2-15
Introduction [1-1]
CHAPTER 1: INTRODUCTION
1.1 Scope of Specific Plan for Froom Ranch Area The Froom Ranch Area, is currently under County of San Luis Obispo (County) jurisdiction, but is located immediately southwest of the City of San Luis Obispo (City) limits. The site is designated in the City’s Land Use Element (LUE) as Specific Plan Area # 3, which is subject to preparation of a Specific Plan to accommodate development proposals and address pertinent issues (identified as SP-3 on LUE Figure 10). The General Plan requires that a Specific Plan for the Froom Ranch Area be adopted prior to annexation of the Plan Area to the City.
Figure 1-1 Regional Map
ATTACHMENT 1
PC2-16
[1-2] Introduction
The Froom Ranch Specific Plan provides a comprehensive land use program to guide future public and private development in conformance with the requirements set forth in California Government Code §65450 through §65457. The Specific Plan provides a bridge between the City’s General Plan and detailed plans such as development plans and subdivisions. It directs all facets of future development within the Froom Ranch Specific Plan Area including:
Classification of land uses, including the proposed housing mix;
Establishment of general site planning and development standards;
Provision of supplementary design guidelines tailored for the Specific Plan area;
Designation of required access and circulation elements;
Location and sizing of infrastructure;
Phasing of development; and
Financing methods for public improvements.
1.2 Specific General Plan Guidance for Froom Ranch Area Section 8.1.5 of the Land Use Element (LUE) of the City’s General Plan includes the following specific guidance for Specific Plan Area SP-3: “The purpose of the specific plan is to provide design flexibility that will secure the appropriate development of the site while protecting sensitive environmental resources on the site. Development on the site should be a compact, mixed use project that provides workforce housing options and neighborhood commercial uses that support pedestrian and bicycle access. The specific plan for this area should consider and address the following land use and design issues. a. Develop a design that is sensitive to environmental constraints and adjusts accordingly through design. Constraints include wetland protection, slope protection, historic structures, and open space protection. b. Maintain viewshed of surrounding mountains and secure steeper hillsides as protected open space areas. c. Variable height limits will be required to protect views of adjacent hills. d. Provide access to trails. e. Provide a plan for adequate and safe infrastructure, including appropriate points of access to Los Osos Valley Road. f. Address neighborhood commercial needs of new neighborhood. g. Provide connectivity to adjacent development.” In addition, Section 8.1.5 of the LUE requires that the Specific Plan area include 50% open space and identifies ranges of square footage for commercial development (50,000 minimum – 350,000 maximum) and numbers of housing units (200 units minimum – 350 units maximum). The LUE chart with the performance standards for the area includes the caveat that “there can be a reduction in the minimum requirement based on specific physical and/or environmental constraints”. Both the Planning Commission and City Council through the General Plan Amendment Initiation process supported the intended
ATTACHMENT 1
PC2-17
Introduction [1-3]
mix of uses with increased residential units related to the Life Plan Community and a lower level of commercial development. The Land Use Summary in Table 1.1 in Section 1.8 summarizes the proposed number of residential units as well as commercial floor area. The Hillside Planning Area Section 6.4.7 of the LUE provides the upper limits of development that affects the site, which is part of the Irish Hills Area. That upper limit is the 150-foot elevation. In conjunction with project entitlements, the applicant requested modification of the text of the LUE to allow some development above the 150-foot elevation, subject to certain performance standards.
1.3 Plan Goals & Consistency with the General Plan The Froom Ranch Specific Plan is designed to meet the goals established in the City’s General Plan by providing a framework for future development of the Froom Ranch Area. The Specific Plan is designed to be consistent with, and serves as an extension of, the City’s General Plan. The policies and standards in the Froom Ranch Specific Plan will take precedence over more general policies and standards during the review of public and private development projects within the Specific Plan area. In situations where policies or standards relating to an aspect of development have not been provided in the Specific Plan, the existing policies and standards of the City’s General Plan and Zoning Ordinance will apply. Consistent with cited General Plan guidance in Section 1.2 above, the overall goals of the Specific Plan are to: 1. Develop new residential housing to meet the City’s housing needs. 2. Provide a variety of housing types and costs to meet the needs of renters and buyers with a variety of income-levels, including affordable housing for residents with low income levels. 3. Develop a Life Plan Community (LPC) to meet Housing Element goals to address special housing needs for retirement aged residents of San Luis Obispo. 4. Provide new retail commercial and offices adjacent to the existing Irish Hills Plaza shopping center to achieve land use synergy and enhance services available to residents. 5. Protect and enhance creek/wetland habitats, and maintain visual resources in open space areas. 6. Provide a trailhead park that addresses the recreational needs of Specific Plan area residents, neighboring residential areas, and supports the open space trails bordering the site. 7. Evaluate historic buildings within the proposed City trailhead park with adaptive reuse of some buildings and historical identification where appropriate. 8. Phase the proposed development so that public facilities are developed concurrently with each new phase in a rational and cost effective fashion. 9. Encourage the use of bicycles and walking within the Specific Plan Area by incorporating pedestrian paths and bicycle lanes along the roads and providing connections to the trailhead park and open space areas beyond the site.
ATTACHMENT 1
PC2-18
[1-4] Introduction
Figure 1-2 Implementation of the General Plan
ATTACHMENT 1
PC2-19
Introduction [1-5]
Appendix A provides a comprehensive analysis of the project’s consistency with the City’s General Plan.
1.4 Relationship to O ther Adopted Documents
1.4.1 Zoning Ordinance The City of San Luis Obispo Zoning Ordinance (Title 17) provides standards for site-specific development and land use regulations that govern the size, shape, and type of use for development within the City. This Specific Plan document customizes some of the standards and regulations found in Title 17 to help implement the Specific Plan vision. In any instance where the Specific Plan conflicts with the requirements of the Zoning Ordinance, the Specific Plan provisions will take precedence. Where the Specific Plan is silent on a topic, the City of San Luis Obispo Zoning Ordinance requirements shall prevail.
1.4.2 Subdivision Regulations The subdivision process within the Specific Plan area shall be governed by the City of San Luis Obispo’s Subdivision Regulations and Municipal Code as well as the State Subdivision Map Act (California Government Code §66410 et. seq.). Processing procedures, submittal requirements, and findings required by the City’s Subdivision Ordinance (Title 16) will be regulated as set forth therein.
1.4.3 City of San Luis Obispo Bicycle Transportation Plan Updated in 2013, the Bicycle Transportation Plan provisions apply to the planning, development, design, and maintenance of bicycle facilities and activities within City limits. The document identifies an existing Class II bike facility along Los Osos Valley Road adjacent to the Specific Plan area.
1.4.4 Community Design Guidelines The City of San Luis Obispo Community Design Guidelines (2010) describe and inform project designers and applicants of the City’s expectations and preferences for the quality and character of new development. These guidelines are considered by the Architectural Review Commission as a basis for evaluating the suitability and appropriateness of individual project design and help achieve attractive and environmentally sensitive development. The design guidelines provided herein supplement the Community Design Guidelines.
1.4.5 San Luis Obispo County Airport Land Use Plan The San Luis Obispo County Airport Land Use Plan (ALUP) document regulates various aspects of airport operations throughout San Luis Obispo County. The San Luis Obispo
ATTACHMENT 1
PC2-20
[1-6] Introduction
County Airport Land Use Commission (ALUC) acts as the governing body for coordinating the airport planning of public agencies within the County. The ALUP includes safety zones/area that restrict the type and density of development. The Specific Plan area is currently in Airport Safety Area S-2.
1.5 Specific Plan Format The Specific Plan provides discussion of the Froom Ranch Area, its anticipated future development, and the goals, policies, programs, and standards that will guide aspects of development. The issues addressed in this Plan are:
• Land Use and Development Standards (Chapter 2);
• Conservation, Open Space and Recreation (Chapter 3);
• Design Guidelines (Chapter 4);
• Circulation (Chapter 5);
• Infrastructure and Public Utilities (Chapter 6);
• Public Services (Chapter 7);
• Public Facilities Financing (Chapter 8); and
• Implementation and Administration (Chapter 9). In the following chapters, goals for specific issues are followed by policies specific to the Froom Ranch Area. These policies will be implemented through various programs presented in the Specific Plan. Standards will define actions or requirements that must be fulfilled by new development.
1.6 Location of Froom Ranch Area The Froom Ranch Specific Plan Area consists of two parcels, totaling approximately 110 acres, located immediately west of Los Osos Valley Road within the County of San Luis Obispo’s jurisdiction, and adjacent to City of San Luis Obispo city limits (APNs 067-241-030 and 067-241-031). The site is located just south of the Irish Hills Plaza in the southwestern portion of City, and across Los Osos Valley Road from the auto park. The northeastern portion of the Specific Plan Area is located within the City’s Urban Reserve Line, and the entire site is within the Land Use & Conservation Element (LUCE) Sphere of Influence (see Figure 1-3). Ultimately the Urban Reserve Line would be adjusted to reflect the approved land use map contained in the Specific Plan.
ATTACHMENT 1
PC2-21
Introduction [1-7]
Figure 1-3 Site Location Map
1.7 Planning Area Character The Specific Plan Area is characterized by relatively flatter grassland areas which transition to steeper slopes before approaching City open space property at the base of the Irish Hills. The bulk of the property is undeveloped, but includes an assemblage of historical ranch and dairy structures on part of the site directly to the south of Home Depot, which is included in the adjacent Irish Hills Plaza shopping center. John Madonna currently uses the property as an office (main ranch house) and equipment storage yard to support his construction business (John Madonna Construction Co. Inc.). The site also includes unimproved roads, staging and materials storage, a quarry area, and a stormwater detention facility for the neighboring Irish Hills Plaza.
ATTACHMENT 1
PC2-22
[1-8] Introduction
Figure 1-4 Existing Site Conditions
ATTACHMENT 1
PC2-23
Introduction [1-9]
The Natural Setting The site is composed of a variety of plant communities including annual and native grasslands, coast live oak/California bay woodland, and coastal scrub/chaparral habitats. Non-native annual grassland was the dominant plant community on the ranch, primarily occurring in the flatter portions of the Specific Plan area where past activities such as cattle/horse feeding occurred. The southwestern part of the Specific Plan area contains some native bunchgrass grassland areas where rock outcrops and thinner soils are present. The site is bisected by natural drainages in the northeastern flank of the Irish Hills of the San Luis Range. Froom Creek traverses the Specific Plan area in a mostly north to south direction and joins San Luis Obispo Creek south of the Specific Plan area before flowing towards the Pacific Ocean in Avila Beach. Wetland habitat occurs in flat grassland areas where surface and subsurface water is impounded by Los Osos Valley Road and Calle Joaquin. The Los Osos Valley Road roadside channel is dominated by arroyo willow monoculture. Historic Setting The property was used as a dairy from the 1850s to 1977 and included a complex of buildings such as a dairy barn, creamery, granary, four-bedroom house, and bunkhouse. In 1976 Alex Madonna purchased the property and raised beef cattle on the property for several years. John Madonna purchased the property in 2011 and as previously mentioned, uses it for his construction business.
1.8 Specific Plan Features Froom Ranch is envisioned as a primarily residential project with some commercial development in the northeast corner of the site closest to the adjacent Irish Hills Plaza. The project is divided into main components: 1) The Madonna Froom Ranch; and 2) The Life Plan Community (Villaggio). The Madonna Froom portion of the site is in the northern portion of the Specific Plan Area, just south of the Irish Hills Plaza. It will contain the project’s commercial uses, which are envisioned as a hotel and some retail with offices above. Residential development will be multiple-family workforce housing possibly subdivided into small lots. The High Density residential (R-4) portion of the site is planned to accommodate an affordable housing project as well as additional apartments. A trailhead park will provide a staging area and connection to open space trails and other park amenities. The park area will also include some historic structures which are adaptively reused for City facilities. A major component of the planned residential uses is a Life Plan Community known as Villaggio. Villaggio provides a variety of different unit types for independent senior housing as well as access to higher levels of care such as Assisted Living, Memory Care, and Skilled Nursing, if they are eventually needed. The community will include some ancillary services for residents such as a recreational facility, restaurants, and movie theaters.
ATTACHMENT 1
PC2-24
[1-10] Introduction
Open Space is the other predominant land use and occupies about 51% of the net site area, consistent with the annexation requirement of providing 50 percent of the site as open space. Details on the open space calculations are included in Table 2-3 of Chapter 2 and open space, goals, policies and programs are included in Chapter 3. Table 1-1 below provides a summary of the land uses planned in the Froom Ranch Specific Plan. Table 1-1 Project Summary Madonna Froom Ranch Land Uses Size Multi-Family Housing 130 units Commercial 30,000 sq. ft. Hotel 70,000 sq. ft.; 120 rooms Trailhead Park 2.9 acres Life Plan Community Land Uses Size Independent Living 366 units Assisted Living Units 38 units Memory Care 17 beds Skilled Nursing 34 beds Restaurants & Theaters 15,000 sq. ft. Recreational Facility 11,000 sq. ft. The careful placement of various land uses that consider the site’s physical and environmental characteristics was a critical first step in designing the Specific Plan Area Land Use Plan. The Conceptual Site Plan, as shown in Figure 1-5, illustrates the relationships between land uses within the Specific Plan area.
ATTACHMENT 1
PC2-25
Introduction [1-11]
Figure 1-5 Conceptual Site Plan
ATTACHMENT 1
PC2-26
ATTACHMENT 1
PC2-27
LAND USE, ZONING,
& DEVELOPMENT
STANDARDS
02
ATTACHMENT 1
PC2-28
ATTACHMENT 1
PC2-29
Land Use, Zoning, & Development Standards [2-1]
CHAPTER 2: LAND USE, ZONING, & DEVELOPMENT STANDARDS
2.1 Introduction The City’s General Plan Land Use Map (LUE Figure 3) designates the Froom Ranch Area as a new Specific Plan Area, which is labeled on the map as “SP-3 Madonna on LOVR”. The Land Use Element (LUE) requires specific plans for areas with complex development parameters, such as the land use mix, infrastructure requirements, and environment site constraints, prior to development. LUE Policy 8.1.1 requires the completion and approval of a specific plan prior to annexation of this area into the City. This Chapter contains the land use goals, policies, and standards applicable to Froom Ranch once it is annexed into the City, and describes the overall development program. Froom Ranch will be primarily residential with some commercial development planned in the northeast corner of the site closest to Los Osos Valley Road and the adjacent Irish Hills Plaza. Residential uses in the northern part of the site will be multiple-family. A major component of the planned residential uses is a Life Plan Community known as Villaggio. Villaggio provides a variety of different unit types for independent senior housing as well guaranteed access to higher levels of care such as Assisted Living, Memory Care, and Skilled Nursing, when they are needed. This is the first project of its kind in San Luis Obispo County, but Life Plan Communities are an established and growing type of senior housing development in other parts of California and across the United States.
2.2 Land Use Designations and Zoning Land use represents the intended future use of each parcel of land with the Specific Plan area. Zoning describes the associated development standards applied to each parcel. Within the Froom Ranch Specific Plan Area, the zoning category and land use designation are consistent with one another. The formation of the Zoning/Land Use Plan (Figure 2-1) for the site responds directly to the City’s General Plan Land Use Element directives contained in LUE Section 8.1.5, including: 1. Provision of a minimum of 50 percent of the site as open space for the benefit of all residents; 2. Compliance with land use performance standards for commercial, residential and parks; and 3. Provision of new commercial uses that connect to and complement adjacent retail uses and serve both local and regional residents. Table 2.1 includes various land uses proposed within the Specific Plan area. This summary allows for a comparative analysis of development and corresponds to the Zoning/Land Use Plan (see Figure 2-1). The Froom Ranch Specific Plan includes the following land use/zoning designations:
ATTACHMENT 1
PC2-30
[2-2] Land Use, Zoning, & Development Standards
• Residential Land Use Zones
o R-3-SP – Medium-High Density Residential
o R-4-SP – High-Density Residential
• Non-Residential Land Use Zones
o C-R-SP – Retail-Commercial
o C/OS-SP – Conservation/Open Space
o PF-SP - Public Facilities Table 2-1 Land Use/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 R-3-SP 31.6 20 du/ac Villas 61 Garden Apartments 108 Apartments 150 Village Suites 47 Assisted Living Units 38 Memory care and skilled nursing 51 beds Ancillary facilities such as recreation center, restaurants, and theaters. 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 3.1 100,000 2 Conservation/ Open Space C/OS-SP 59.0 3 Public Facilities P-F-SP Neighborhood Park 2.9 Other (Roads) 5.6 NON-RESIDENTIAL SUBTOTAL 70.6 TOTAL 109.7
1 Exceeds LUCE range of 200-350; consistent with guidance that maximizing housing units is consistent with City goals. 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).
ATTACHMENT 1
PC2-31
Land Use, Zoning, & Development Standards [2-3]
Figure 2-1 Zoning/Land Use Map
ATTACHMENT 1
PC2-32
[2-4] Land Use, Zoning, & Development Standards
2.2.1 Residential Goals, Policies, and Programs Consistent with the cited General Plan guidance from LUE Section 8.15 for Specific Plan Area #3 and the overall project goals contained in Section 1.3 of this Specific Plan, the following goals, policies, and programs are intended to guide the range and density of residential development envisioned in the project. Goal 2.2a: Provide multiple housing types to attract a variety of households, with incomes ranging from low to above moderate. Policy 2.2.1: The Froom Ranch Specific Plan includes Medium-High Density Residential (R-3), and High Density Residential (R-4). The allocation of area in each zone is shown in Figure 2.1. Policy 2.2.2 Affordable housing shall be constructed within the Froom Ranch Specific Plan Area (see additional discussion in Affordable Housing Section 2.3). Goal 2.2b: Development of the Froom Ranch Area as a neighborhood with footprints and densities to make efficient use of land, while maintaining appropriate open space and park areas for the enjoyment of all City residents. Policy 2.2.3: The zoning/land use designations included herein shall supersede the City’s zoning ordinance that applies to similar designations found elsewhere in the City, except where specifically referenced or where the Specific Plan is silent. In such cases, existing City zoning standards apply. Policy 2.2.4: Uses allowed in the Froom Ranch Area residential land use designations shall be consistent with the City’s Zoning Regulations except for those stipulated uses which are listed as prohibited because they were found to be incompatible with planned uses at this location. Policy 2.2.5: Density in the Froom Ranch Area shall be calculated as prescribed by Section 17.16.010 of the City’s Zoning Regulations except that dwellings with two or more bedrooms shall account for 1.0 density unit. Program2.2.2a: Create development standards that are customized for site development to realize residential project goals. Most of the residentially zoned land within the Specific Plan area is included in the Medium-High Density Residential (R-3-SP) zoning category. R-3 zoning will be utilized for two major land use purposes in this Specific Plan: 1) Non-Restricted Housing – These units are available to all age groups and are located beyond the Life Plan Community in the northwestern portion of the Specific Plan area. 2) Life Plan Community – This is the gated senior residential community in the southern and western portions of the site.
ATTACHMENT 1
PC2-33
Land Use, Zoning, & Development Standards [2-5]
R-3-SP – Medium-High Density Residential 5.7 acres of R-3-SP are designated within the Madonna portion of the Specific Plan area. Per the City’s Zoning Regulations, this designation is intended primarily to provide housing opportunities for smaller-scale, multiple-family housing clusters. These areas are generally close to commercial uses and provide common public/private facilities for use by neighborhood residents. 31.6 acres of R-3-SP are designated for the proposed Life Plan Community. The R-3-SP zoning category is appropriate for the planned residential density of garden apartments and villas, as well as accommodates specialized residential facilities, such as skilled nursing and memory care. Ancillary services such as restaurants for communal dining, theaters, and recreation centers would be allowed as accessory uses, which are “clearly subordinate and directly related to a permitted use”, per the City’s Zoning Regulations since they are intended to serve on-site residents, rather than are open to the general public. R-4-SP - High Density Residential 1.8 acres of R-4-SP zoning are included within the Specific Plan area. This designation is committed to high-density residential development which provides housing opportunities for smaller households. It is further intended to allow for concentrations of housing close to employment, transportation networks, and commercial services. This area is located south of the proposed C-R zoning in the northeast corner of the site. A portion of this area is set aside as a potential affordable housing site. Uses shall be as provided consistent with the City’s Zoning Regulations for the R-3 and R-4 Zones, except that the following are prohibited:
Bed and Breakfast inn
Homeless Shelter
Hostel
Convents and monasteries
Fraternity, sorority
Mobile home park
Cemetery, mausoleum, columbarium The following policies are provided with the intent to guide development in R-3 and R-4 zones: Goal 2.2c: Develop new residential development which creates private spaces for individuals, but also through site planning, includes areas for socializing and neighborhood interaction. Policy 2.2.6: Multifamily units shall have private open space areas, such as balconies or patios, and have access to common outdoor areas. Policy 2.2.7: All common outdoor areas within multifamily projects shall be privately maintained by a method acceptable to the Community Development Department.
ATTACHMENT 1
PC2-34
[2-6] Land Use, Zoning, & Development Standards
Goal 2.2d: Create a pedestrian-friendly community with attractive views, pleasant parks, open space areas, and linkages within the development area and to the adjacent open space areas. Policy 2.2.8: Multifamily developments shall provide connections to pedestrian paths in the Specific Plan area for access to commercial, park, and open space areas. This policy includes the Life Plan Community which will include controlled access points within the development to connect to the pedestrian paths within the overall Specific Plan area and adjacent open space areas.
2.2.2 Residential Development Standards Development standards ensure that new development is consistent with San Luis Obispo’s community character and provide direction to developers, property owners, architects, and designers. These standards, in conjunction with R-3 and R-4 zoning standards in the City’s municipal code, serve as the zoning code for development within the Specific Plan Area. Along with design guidelines, these standards are the primary development criteria that City Staff, the Architectural Review Commission (ARC), the Planning Commission, and City Council will use to evaluate project proposals. Table 2-2 Development Standards
Standard R-3-SP R-4-SP
Maximum Density 20 du/ac 24 du/ac
Maximum Building Coverage 60% 60%
Maximum Building Height4 35’5; up to 45’ for multi-story Life
Plan Community buildings 6
35’
Minimum Street Yard Setback 15’ 15’
Minimum Other Yard Setback 5’ 5’
Minimum Lot Size 1,000 sq.ft.
Minimum Lot Width 20’
Minimum Lot Depth 50’
2.2.3 Commercial Goals, Policies, and Programs C-R-SP – Retail-Commercial Froom Ranch includes 3.1 acres of C-R-SP, located on the northeast side of the Specific Plan area, adjacent to Los Osos Valley Road and abutting Irish Hills Plaza on the north. The C-R-SP designation is intended to provide for a wide range of retail sales, business, personal and professional services, as well as recreation, entertainment, transient lodging, and some 4 Building heights are measured from finished grades established at time of completion of subdivision grading. 5 Structures above the 150’ contour elevation would be limited to a maximum roof height of 238’. 6 Components of solar energy systems, towers, and mechanical equipment screening may extend up to 10 feet above the maximum building height.
ATTACHMENT 1
PC2-35
Land Use, Zoning, & Development Standards [2-7]
residential uses. The C-R zone implements and is consistent with the General Retail land use category of the General Plan. The following goals have been established for these land uses: Goal 2.2.e: Creation of commercial, office, and retail services that connect to and complement adjacent retail uses and serve both local residents and regional visitors. Goal 2.2.f: Accommodation of mixed-use development through the allowance of upper floor offices and residential units. Uses shall be provided consistent with the Zoning Regulations for the C-R Zone, except that the following are prohibited due to potential land use conflicts or incompatible scale and intensity of development:
Homeless shelter
Nightclub
Auto and vehicle sales and rental
Auto parts sales, with installation
Building and landscape materials sales, outdoor
General retail – More than 60,000 sf, up to 140,000 sf
Service station
Warehouse stores - more than 45,000 gfa
Cemetery, mausoleum, columbarium
Mortuary, funeral home
Personal services, restricted
Vehicle services, repair and maintenance – minor
Vehicle services – carwash
Transit station or terminal Property development standards shall be consistent with the City’s Zoning Regulations for the C-R Zone.
2.2.4 Conservation/Open Space C/OS-SP – Conservation Open Space The project provides a total of 59.0 acres of C/OS Zoning, which includes a previously dedicated 7.1-acre open space easement. Consistent with the City’s General Plan performance standard of providing a minimum of 50% of the Specific Plan area as Open Space/Agriculture (LUE Section 8.1.5. SP-3, Madonna on LOVR Specific Plan Area), 51.9 acres or 51% of the net site area within the Froom Ranch Specific Plan are allocated as open space. The net site area of 101.2 acres excludes the 7.1 acres of previously dedicated open space, as well as 1.4 acres of developed street right-of-way for Calle Joaquin, from the total site acreage of 109.7 acres.
ATTACHMENT 1
PC2-36
[2-8] Land Use, Zoning, & Development Standards
Table 2-3 Open Space Calculations Area Acres Notes Entire site 109.7 Existing Open Space - 7.1 Dedicated via easement Improved Road Area - 1.4 Calle Joaquin Net Site Area 101.2 Required Open Space 50.6 50% of 101.2 acres Open Space Provided Total Open Space Provided 51.9 51% of net site area The C/OS zoning has been applied to areas containing natural resources such as creek corridors, wetlands, serpentine outcroppings, and rare plant species. The intent is to create contiguous spaces that add a natural backdrop to proposed development and a seamless transition to adjacent open space areas within the Irish Hills. Chapter 3 discusses site resources in greater detail and provides goals, policies, and programs to ensure that these resources are protected with the planned development of the site.
2.2.5 Public Facilities PF-SP – Public Facilities The Public Facility designated area is intended to provide for public recreation uses on public property. The PF-SP designation would apply to the proposed trailhead park. Policy 2.2.10: Authorized uses in the PF-SP designated area include park/playgrounds, and associated public recreation facilities. Policy 2.2.12: Development in the PF-SP zone is subject to the City’s PF Property Development Standards included in the City’s Zoning Regulations (Section 17.36.020).
2.3 Affordable Housing The City's General Plan Land Use Element requires that specific plans for residential expansion areas include sites suitable for affordable housing. The minimum requirement states that a total of 15% of new housing within the Specific Plan Area be affordable, and that affordable housing be provided onsite. This 15% consists of 5% of the new units being rented or sold at prices affordable to low income households and 10% to moderate income households. The affordable housing requirement will be met either by dedicating land to the San Luis Obispo Housing Authority, or other City recognized low-income housing developer, or by building affordable units as part of the development. When land is dedicated in-lieu of providing affordable housing units, all frontage improvements and off-site improvements
ATTACHMENT 1
PC2-37
Land Use, Zoning, & Development Standards [2-9]
required to serve affordable housing development shall be installed by market-rate housing developers. Froom Ranch Area Affordable Housing Goal 2.3: Provide deed-restricted housing for low and moderate-income households consistent with General Plan guidance, and State Affordable Housing standards. Policy 2.3.1: The City’s inclusionary housing requirements shall be met by building affordable units within the Froom Ranch Specific Plan Area. Policy 2.3.2: 15% of housing units within the Froom Ranch Specific Plan area shall be affordable; consisting of 5% being rented or sold to low income households, and 10% to moderate income households. Policy 2.3.3: Developers of residential developments may dedicate land to the Housing Authority, or other City recognized low-income housing developer, in-lieu of constructing the required affordable housing units. Land that is dedicated for developing affordable housing must be of sufficient size to construct at least the number of low and/or moderate-income units required by the Inclusionary Housing Ordinance. Program 2.3.3a: With the dedication of land to a qualified low-income housing developer for a future affordable housing project to meet Inclusionary Housing requirements, the market-rate housing developer shall install all frontage improvements and off-site improvements to serve the affordable housing site. Policy 2.3.4: Affordable housing units are exempt from growth management requirements. An affordable housing project constructed by a qualified low-income housing developer is proposed on a portion of the R-4 site near Los Osos Valley Road. This project is intended to satisfy the Inclusionary Housing requirements of the entire Specific Plan area, including R-3 housing and commercial development proposed in the northern portion of the site, as well as the Life Plan Community.
2.4 AIRPORT COMPATIBILITY The Froom Ranch Specific Plan Area is currently subject to the requirements of the San Luis Obispo County Regional Airport Land Use Plan (ALUP). Figure 3, Aviation Safety Areas, of the current ALUP shows that portions of Airport Safety Areas S-1b and S-1c are in the northeastern portion of the Specific Plan area. However, with two new Specific Plan projects being reviewed by the City of San Luis Obispo, a corrected version of the analog map used in ALUP Figure 3 has been utilized to review the consistency of projects with the ALUP. That new map has corrected the locations of the safety areas to the true GIS bearings of Runways 7-25 and 11-29.
ATTACHMENT 1
PC2-38
[2-10] Land Use, Zoning, & Development Standards
When the project site is overlain on the corrected safety areas map, it is located outside of both Safety Areas S-1b and S-1c, but is included in Safety Area S-2. The Airport Land Use Commission (ALUC) conceptually reviewed the project on April 19, 2017 and determined that the use of the corrected map was appropriate. The ALUP is currently being updated. A draft Safety Areas map has a compressed S-2 safety area boundary. On this map, the project site is entirely outside of the S-2 safety area. Types and Intensities of Land Use The Froom Ranch Specific Plan is consistent with the current version of the ALUP because it complies with the density and coverage restrictions of Safety Area S-2. Residential proposed density (534 units) and potential density (578 units) are below the 660-unit threshold based on the strictest interpretation of Safety Area S-2 standards (6 units/acre x 110 acres). Non-residential density would be 750 persons (150 persons/care x 5 acres). Proposed site coverage is about 21%; allowable density under the strictest standard would be 22%. Through the adoption of the Specific Plan (identified by the term Detailed Area Plan in the ALUP), additional density allowances would be possible and building coverage restrictions would not apply. ALUP Figure 1, Airport Noise Contours, shows that the site is outside of the airport noise contours. The project will comply with City General Plan noise requirements. The following goal and policies are intended to provide for on-going consistency between the Froom Ranch Specific Plan and ALUP. Goal 3.5. Develop Froom Ranch Area consistent with the County’s Airport Land Use Plan. Policy 3.5.1: Ensure that no structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to air navigation. Policy 3.5.2: This specific plan shall serve as the Detailed Area Plan as required by the Airport Land Use Plan. Policy 3.5.3: If required, avigation easements shall be recorded at the time of subdivision development for each affected parcel in a form approved by the County of San Luis Obispo Airport Land Use Commission.
ATTACHMENT 1
PC2-39
CONSERVATION.
OPEN SPACE &
RECREATION
03
ATTACHMENT 1
PC2-40
ATTACHMENT 1
PC2-41
Conservation, Open Space, & Recreation [3-1]
CHAPTER 3: CONSERVATION, OPEN SPACE, & RECREATION
3.1 Introduction A key vision of this Specific Plan is to provide additional open space within the Specific Plan Area to protect natural resources and to augment the dedicated City open space area of the Irish Hills adjacent to the site. This chapter of the specific plan sets the framework for protecting the open space and sensitive resources and for providing recreational opportunities. The Specific Plan identifies areas for recreational facilities in a public park, and provides for the preservation of approximately 54% of the total Specific Plan Area as Open Space (59.0 acres). The City’s Conservation and Open Space Element (COSE) defines open space as: …any land or water area that remains in a predominantly natural or undeveloped state and which is generally free of structures, inside or outside City limits, within the San Luis Obispo Planning Area ... such lands protect and preserve the community’s natural and historical resources, define the urban boundary, and provide visual and physical relief from urban development. (Conservation and Open Space Element, Chapter 8) Open space areas create visual tranquility and provide a sense of calm while the park, historic structures, and trail systems provide opportunities to promote education of the local area and foster a healthy community though exercise, play, and social interaction. This Chapter discusses the provision of open space, recreational spaces, and protection of historic and scenic resources, as well as includes goals, policies, and programs for ensuring conservation and protection of these valuable resources.
ATTACHMENT 1
PC2-42
[3-2] Conservation, Open Space, & Recreation
Figure 3-1 Site Constraints Map
ATTACHMENT 1
PC2-43
Conservation, Open Space, & Recreation [3-3]
3.2 Natural Open Space Open space is the predominant land use occupying 59.0 acres or 54% of the total Specific Plan Area. This 59-acre total includes the proposed project open space of 51.9 acres, as well as the existing open space easement of 7.1 acres (see Figure 3-2 below). Natural open space areas include wetlands, creek corridors, areas with significant slopes, and development buffers. At Froom Ranch, open space is woven throughout the Specific Plan Area giving residents and visitors a feeling of openness and visual serenity. Consistent with policy direction, the open spaces provided in the project are contiguous and often directly abutting adjacent open space areas.
Figure 3-2 Open Space Plan
ATTACHMENT 1
PC2-44
[3-4] Conservation, Open Space, & Recreation
The project site is a total of 109.7 acres. However, the net site area is 101.2 acres, which is the total site area of 109.7 acres less 8.5 acres, comprised of the 7.1 acres of the existing open space easement, as well as the 1.4 acres of undedicated Calle Joaquin roadway. The proposed 51.9 acres of project open space is 51% of the net site area, which complies with the City’s General Plan performance standard of providing a minimum of 50% of the Specific Plan Area as Open Space/Agriculture (LUE Section 8.1.5. SP-3, Madonna on LOVR Specific Plan Area). Table 2-3 in Chapter 2 provides detailed open space calculations. With project development, the existing 7.1-acre open space area would be reconfigured. The reconfigured open space area would have the same overall area of 7.1 acres as the existing easement and incorporate site wetland areas. The relationship between the existing and proposed easement areas is shown on the previous page in Figure 3-2. The original easement agreement was recorded in May 2010 a condition of development of the development of the Irish Hills Plaza project to provide permanent open space (Document # 2010023616). The easement agreement specifically references that the easement area may be used for wetland and biological resources mitigation banking. The reconfigured area encompasses project wetland areas in a more efficient pattern than the existing easement area based on the wetland delineation reviewed by the Army Corps of Engineers in their Preliminary Jurisdictional Determination.
3.2.1 Creeks and Wetlands Froom Creek is an intermittent stream with a relatively small watershed that originates in the Irish Hills to the southwest of the Froom Ranch Specific Plan area. Froom Creek is a relatively narrow channel with incised banks that bisects the Specific Plan area in a north to south direction, and ultimately flows beneath U.S. Highway 101 via two concrete box culverts, heading to its confluence with San Luis Obispo Creek. Due to the lack of dominant wetland vegetation within or adjacent to the channel, Froom Creek was classified as a non-wetland waters of the U.S. and state of California subject to U.S. Army Corps of Engineers, Regional Water Quality Control Board and California Department of Fish and Wildlife jurisdiction pursuant to the Clean Water Act (Sections 401 and 404) and California Fish and Game Code (KMA, 2016).
ATTACHMENT 1
PC2-45
Conservation, Open Space, & Recreation [3-5]
Photograph of the existing Froom Creek corridor The Specific Plan Area also includes three other small, unnamed intermittent watercourses that contribute to the overall watershed network. They absorb significant amounts of rainwater and runoff that are vital to groundwater recharge, pollution reduction, wildlife habitat, and flood control. In addition, the Specific Plan Area includes about 7.25 acres of jurisdictional wetland habitat located on the southwestern part of the site near Los Osos Valley Road and Calle Joaquin. These areas are dominated by willows and other aquatic plants. The area also provides habitat value for birds and other wildlife. The wetland area will continue to be set aside as permanent open space with project development. Froom Creek has a history of periodic flooding with estimated overbank flows occurring every five to six years (Balance Hydrologics, 2005). Studies have shown that while some overbank flow contributes to wetland habitat along Calle Joaquin, the primary function of Froom Creek appears to be groundwater recharge, and subsurface maintenance of the Calle Joaquin wetland area. Historically, Froom Creek had a different alignment from what is currently on the site today. Based on review of an 1895 U.S. Geological Survey topographic map, the creek channel took a more direct northeasterly path as it exited the Irish Hills and ultimately connected with Prefumo Creek and San Luis Obispo Creek.
ATTACHMENT 1
PC2-46
[3-6] Conservation, Open Space, & Recreation
Figure 3-3 Froom Creek Historical Alignment With this information, and taking into consideration the unique characteristics of the Specific Plan area, a program has been developed (Program 3.2.2a) to restore Froom Creek to its historic location on the property, keeping its current hydrologic connection to San Luis Obispo Creek and connection to the wetlands habitat near Calle Joaquin. Development of the Specific Plan area will enhance and restore the historic creek corridor alignment, and allow it to traverse future development areas. The restored creek corridor will be enhanced with native plant communities that will thrive, be non-invasive, and require little maintenance. This would increase the functions and values of the riverine system including enhancing wildlife habitat and resolving the periodic flooding issues, while also providing an opportunity for people of all ages and abilities the chance to experience the unique ecological and pastoral qualities of the creek setting. Goal 3.2a: Protect and enhance creek, riparian, and wetland habitats in the Specific Plan area. Goal 3.2b: Ensure circulation improvements and development envelopes within the Specific Plan Area minimize impacts to creeks and wetlands. Policy 3.2.1: Designate and set aside creeks, wetlands, and riparian vegetation as Open Space. Policy 3.2.2: Avoid and minimize impacts to wetland, creek, and riparian areas.
ATTACHMENT 1
PC2-47
Conservation, Open Space, & Recreation [3-7]
Program 3.2.2a: Froom Creek may be restored to its historic drainage pattern with City and jurisdictional agency approvals. Froom Creek shall meet the following performance standards: 1) Include a natural bottom, and utilize existing boulders and cobbles that are relocated from the existing creek corridor. 2) Contain a low-flow channel that allows for pooling, deposition, and load transport. 3) Incorporate stepped pools and terraces to control fish migration patterns. 4) Be designed so that storm drainage will overflow into the adjacent existing wetlands during storm events. 5) Accommodate 100-year storm flows within the creek banks. Figure 3-4 Froom Creek Corridor Enlargement Program 3.2.2b: Development is subject to a 35-foot creek setback from Froom Creek. The setback shall be measured from top of bank (see Figure 3-5). The location of top of bank shall be shown on all proposed project plans.
ATTACHMENT 1
PC2-48
[3-8] Conservation, Open Space, & Recreation
Figure 3-5 Froom Creek Setback Standards Program 3.2.2c: Landscaping along creeks and drainages should include native riparian plants, located in naturalistic spacing and groupings to enhance and blend with the surrounding open space. Program 3.2.2d: Plant species that are listed by the California Invasive Plant Council (Cal-IPC) as invasive are prohibited within riparian corridors. Existing invasive plants and noxious weeds shall be removed prior to landscape installation. Program 3.2.2e: Development from other site drainages is subject to a 20-foot setback. Program 3.2.2f: Development shall be set back from all on-site wetland habitats on the project site. The location of wetland vegetation shall be shown on all proposed project plans. Policy 3.2.3: Impacts to wetland, creek, and riparian areas shall be mitigated consistent with the City’s Conservation and Open Space Element (COSE), and other regulatory agency requirements as appropriate. Policy 3.2.4: Roadway crossings over Froom Creek should be accomplished by use of natural bottom culverts.
Policy 3.2.5: Given that the creek corridor will be restored with development and there is a substantial 35-foot creek setback to protect resources, recreational trails installed with a pervious material may be placed within the setback area (see Figure 3-6). Program 3.2.5: The Froom Creek setback area may contain a pedestrian trail that is six-feet wide and surfaced with decomposed granite. Rest areas should be provided in key locations along the creek corridor and contain benches.
ATTACHMENT 1
PC2-49
Conservation, Open Space, & Recreation [3-9]
Figure 3-6 Froom Creek Corridor Enhancements
3.2.2 Protected Plant Species A Biological Resources Inventory Report was prepared for the Specific Plan Area (KMA, January 2016) to determine the presence of special status plants. The Report includes survey results for those species that are known to occur on serpentine based soils and as having potential to occur on the Ranch. The Survey identified 204 plant species of which 13 are designated as special status species. The special status species are listed below:
• Blochman’s dudleya (Dudleya blochmaniae)
• Brewer’s spineflower (Chorizanthe breweri)
• Cambria morning glory (Calystegia subacaulis ssp. episcopalis)
• Chaparral ragwort (Senecio aphanactis)
• Chorro Creek bog thistle (Cirsium fontinale var. obispoense)
• Club hair mariposa lily (Calochortus clavatus ssp. clavatus)
• Congdon’s tarplant (Centromadia parryi ssp. congdonii)
• Eastwood’s larkspur (Delphinium parryi ssp. eastwoodiae)
• Jones’s layia (Layia jonesii)
• Mouse-gray dudleya (Dudleya abramsii ssp. murina)
• Palmer’s spineflower (Chorizanthe palmeri)
• San Luis mariposa lily (Calochortus obispoensis)
• San Luis Obispo owl’s-clover (Castilleja densiflora ssp. obispoensis)
ATTACHMENT 1
PC2-50
[3-10] Conservation, Open Space, & Recreation
Nine of the special status plants listed above are California Rare Plant Rank (CRPR) List 1B species, and one is a List 2 species (Chaparral Ragwort). List 2 means that the species is rare in California but more widespread elsewhere. The federal and state endangered Chorro Creek bog thistle was also identified on-site but was confined to the wetland areas in the southwestern part of the Specific Plan area. The remaining species are CRPR List 4 species that are on a watch list and are relatively common to the area. Goal 3.2.c: Preservation of unique plant communities, particularly those that support special status species. Goal 3.2.d: Protect important biological resources including “Plant Communities of Local Concern” such as the Serpentine Bunchgrass Grassland to the extent feasible with development. Policy 3.2.6: Protect and enhance habitat through re-introduction of native California vegetation and removal of non-native species. Policy 3.2.7: Avoid or minimize impacts on sensitive natural communities, special-status plant species and habitats through the implementation of mitigation measures at the discretion of the Community Development Director. Special status species include those identified by the U.S. Fish and Wildlife Service, the California Department of Fish and Wildlife, and/or the City of San Luis Obispo. Mitigation may include creation of twice the area of habitat lost (2:1 ratio), of equal quality and similar kind, within the Specific Plan Area or adjacent open space. Program3.27a: Place development footprints beyond primary occurrences of plants. Where impacts are unavoidable, establish elsewhere on site or in the adjacent open space area (particularly successful with Congdon’s tarplant). Program3.27b: Maintain a minimum of a 50-foot setback from occurrences of the Chorro Creek Bog Thistle.
3.2.3 Fault Lines Fault traces of the Los Osos Fault occur on-site. Lineaments as seen on aerial photographs and geologic maps, along with field observation of surface topographic expression, were used to determine where exploratory site work, including trenching, should occur. Fifteen individual trenches were excavated to locate the fault traces and determine their approximate age. In addition, published technical reports were referenced to further define the characteristics of fault traces. The Los Osos fault zone is a reverse thrust type fault that dips to the south and maintains a discontinuous rupture pattern. Due to differences in deformation, development setbacks of 50 feet, 30 feet, and 25 feet have been established at the site. Seismic Goals, Policies and Programs: Goal 3.2.d: Minimize impacts to future residents from potential seismic activity.
ATTACHMENT 1
PC2-51
Conservation, Open Space, & Recreation [3-11]
Policy 3.2.3: Comply with applicable State and local standards for development near fault traces. Program 3.2.3: Habitable structures, residences, critical support facilities, care facilities, and buildings occupied more than 2,000 hours per year shall be developed outside of required setbacks. Roadways and utilities may occupy areas of active faulting.
3.3 Historic and Cultural Resources Cultural resources refer to the potential presence of significant historical, archaeological, and/or paleontological resources. The Specific Plan Area includes several historic structures developed in the late 1800s and early 1900s as part of a ranching and dairy farm complex. The site also includes two recorded prehistoric sites. John Madonna, the applicant and property owner for the project, commissioned technical reports which covered both archaeological (pre-historic) and historic resources associated with the site. The reports are entitled “Froom Ranch Specific Plan Cultural Resource Assessment” and “Froom Ranch Specific Plan Historic Resource Assessment”; they were prepared by the firm First Carbon Solutions in conjunction with Chattel Inc. and are dated July 2017.
3.3.1 Historic Resources Site History The property was used as a dairy from the 1850s to 1977, and included a complex of buildings, constructed at various times, such as a dairy barn, creamery, granary, four-bedroom house, and bunkhouse. These buildings remain standing in the northwestern portion of the Specific Plan Area, just south of Home Depot, but several are in very poor structural condition and are not habitable. The namesake for the ranch is its original developer, John Froom, a native of Canada. He came to the area in the 1870s as a laborer. He leased 500 acres of the ranch in 1890 and began dairying with 50 cows. After John Froom’s death in 1929, Bill Froom, one of the sons of John, took over the ranch and ran it until 1977. Alex Madonna purchased the property in 1976, and Bill Froom continued to live on the ranch until 1998. Mr. Madonna raised cattle beef on the property for several years. The property is currently used by John Madonna as an office and storage yard for his construction business. Existing Historic Structures The Historic Resource Assessment prepared for Froom Ranch identifies the complex of historic structures as potentially eligible for consideration as a local resource and meets National Register criteria for a historic district. The report notes that the complex is an excellent example of early 20th century ranching and dairy industry development in San Luis Obispo County and the structures represent predominant Craftsman and vernacular styles of that era.
ATTACHMENT 1
PC2-52
[3-12] Conservation, Open Space, & Recreation
The following table provides a summary of the existing historic buildings on the site, date constructed, when known, condition, and proposal for the building once the site is further developed. The current conditions and proposals for the historic structures are based on site inspections, and input from technical experts, including a structural engineer, Greg Stork of Stork, Wolfe & Associates, and an architectural historian, Robert Chattel of Chattel, Inc. The existing locations of all these buildings is shown on Figure 3-7. Table 3-1. Contributing Historic Structures # Name Year Built Architecturally Significant Condition Summary Proposal 1 Main Residence 1915 Yes Good, most recently used as office for Madonna Construction.
Rehabilitate as building for City Parks and Recreation:
• Structurally reinforce roof and walls;
• Provide new foundation; and
• Install utilities to building. 2 Old Barn Unknown, est. 125 years old. No Good; extensively renovated. Remove and document per Secretary of the Interior (SOI) standards. 3 Bunk House 1915 No Good Remove and document per SOI standards. 4 Round-Nose Dairy Barn
1913 Yes Cantilevered front end sagging; gaps in exterior siding.
Reconstruct and relocate building out of fault setback consistent with SOI standards for adaptive reuse in park. 5 Creamery House Unknown, likely prior to 1900
Yes Poor, serious structural deficiencies and dry rot; not habitable.
Reconstruct western portion of the building as City park restrooms. Re-imagine eastern portion for use as a covered area for picnics and events. 6 Granary 1913 No Poor, serious structural deficiencies and dry rot; not habitable.
Remove and document per SOI standards.
7 Shed Building 1913 No Very poor Remove and document per SOI standards. Buildings listed in Table 3-1 would be assessed and documented consistent with Secretary of the Interior (SOI) Standards and Guidelines for the Treatment of Historic Properties. Interpretative signage that provides information on building history and function should be provided to inform the public.
ATTACHMENT 1
PC2-53
Conservation, Open Space, & Recreation [3-13]
There are several other small buildings as well as a modern, telecommunications tower that is camouflaged to look like a water tower to appear visually compatible with adjacent ranch buildings. These buildings are inventoried in the following table. Table 3-2 Other Structures # Name Year Built Condition Proposal 9 Cell Tower 2013 Good Retain in place. 10 Storage Building 2010 Good Remove, not historic per historic report. 11 Outhouse 2000 Remove, modern building repurposed as bathroom.
Figure 3-7 Map of Historic Buildings
ATTACHMENT 1
PC2-54
[3-14] Conservation, Open Space, & Recreation
Historic Goals, Policies & Programs: Goal 3.3.a: Where feasible per City Historic Preservation Ordinance Section 14.01.020 (#18), identify, preserve, and adaptively reuse historic resources that embody the ranch character of the Specific Plan area. Policy 3.3.1: Assess and document historic buildings consistent with the Secretary of the Interior (SOI) Rehabilitation Standards and Guidelines. Policy 3.3.2: Install interpretative signage to provide information on historic buildings for information and documentation to the public. Program 3.3.2a: Include historic dairy equipment in onsite displays or donate to local historic society. Program 3.3.2b: Harvest old wood and other building features from demolished or refurbished buildings for use elsewhere on-site. Significant Historic Buildings Proposal Based on guidance from the historic report, input from the applicant’s architectural historian, feedback from City staff members, and the conceptual review of the Specific Plan area by the City’s Cultural Heritage Committee (CHC), the proposal is to incorporate the most significant historic structures into the project plans, which are the Round-nose Dairy Barn, Creamery House, and Main Residence. The three buildings would be located within the 3.6-acre public trailhead park as a complex (se Figure 3-9, Trailhead Park Plan). Because a portion of the Round-nose Dairy Barn is located over an earthquake fault, the locations of the three structures would shift downhill. The goals of the site plan are to keep the buildings grouped together in the same relative horizontal configuration, and create grade changes between buildings to mimic proportionately the existing vertical relationship, but also provide for required accessibility. Figure 3-8, Proposed Plan for Historic Buildings, illustrates the relationship between the existing and proposed locations of the three most significant historic buildings. The building proposals are as follows: Round-nose Dairy Barn – The building would be moved out of the fault setback, reconstructed to SOI standards, and adaptively reused. The building would not be fully sealed and have open beams without internal drywall. Some existing siding would be harvested and reused for rebuilt facades. Creamery House – The proposal for the final product is to be more interpretative, rather than a full reconstruction. The main goal with the rebuilding is to preserve the overall building form and rooflines. The western portion of the building would be rebuilt to house the restrooms within a custom footprint with the same dimensions as the existing building. The plan for the eastern portion of the building beyond the restrooms would be to capture the silhouette and be more open. The area is envisioned as a covered picnic area within the park.
ATTACHMENT 1
PC2-55
Conservation, Open Space, & Recreation [3-15]
Main Residence – The building would fall under the SOI rehabilitation standards. The final details and proposals for use of the buildings will be developed with consultation with the City Parks and Recreation Director and Parks and Recreation Commission. Further details of the proposed trailhead park development are included in the following Section of this chapter.
Figure 3-8 Proposed Plan for Historic Structures
ATTACHMENT 1
PC2-56
[3-16] Conservation, Open Space, & Recreation
3.3.2 Pre-Historic Resources The Specific Plan area includes two previously recorded prehistoric resources. The design for the proposed project would completely avoid the area surrounding these two sites. Therefore, neither of the previously recorded prehistoric sites would be affected by project development. In addition, several isolate prehistoric artifacts and historic features were discovered and their locations mapped during the project survey. A small concentration of stone artifacts, including a projectile point, a core, and chert waste flake was found on a hilltop of the project. In addition, isolate waste flakes were encountered along the west bank of Froom Creek in the northern portion of the project, and an isolate biface was mapped in the southeastern portion of the project area. Pre- Historic Goals, Policies & Programs: Goal 3.3.b: Long-term protection of pre-historic cultural resources. Policy 3.3.3: Provide for the protection of known archaeological resources. Policy 3.3.4: Section 4.30 of the City of San Luis Obispo’s Archeological Resource Preservation Guidelines, Mitigation Methods, and Avoidance, are hereby included by reference.
3.4 Recreation Resources The City of San Luis Obispo requires a minimum dedication of ten (10) acres of parkland per 1,000 residents. Based on the estimated 130 Specific Plan area dwelling units outside of the Life Plan Community at 2.29 persons per unit, a total of 2.9 acres of parkland is required. The Specific Plan area meets this requirement by providing 3.6 acres of parkland in the form of a public trailhead park. Parkland facilities are illustrated in Figure 3.8. Final sizing and location of parkland facilities will be determined during the Tentative and Final Mapping stages.
3.4.1 Trailhead Park As discussed in the previous section of this Specific Plan, the Froom Ranch project site includes a complex of historic structures that are typical of early 20th century ranching and dairy industry development in San Luis Obispo County. The Trailhead Park will preserve and maintain the existing historic character of Froom Ranch by retaining the most architecturally significant historic structures on the property, and incorporating them into the park. A key part of the park’s vision is to celebrate the site’s history and to educate the public about the former dairy and ranching uses. A principal goal of the park is to provide connections to the surrounding public trails. The Trailhead Park is designed to conveniently link the project and the park to the surrounding public trails along Froom Creek and the adjacent Irish Hills Natural Reserve, and to provide off-street parking to accommodate trail users. In addition, the park will provide typical support features such as benches, picnic tables, restrooms, and a play area.
ATTACHMENT 1
PC2-57
Conservation, Open Space, & Recreation [3-17]
The Froom Ranch Trailhead Public Park parcel is approximately 3.6 acres in size, consisting of 2.9 acres of space for park facilities, and 0.7 acres of open space, which includes a drainage channel. The entire parcel would be dedicated to the City of San Luis Obispo. The open space area would be in an easement and privately maintained; this area provides the park with a buffer from the adjacent shopping center.
Figure 3-9 Trailhead Park Plan
ATTACHMENT 1
PC2-58
[3-18] Conservation, Open Space, & Recreation
Landscaping The landscaping for the park will primarily consist of low-growing and drought-tolerant native grasses to mimic the historic setting of the ranch. Drought-tolerant trees and shrubs will be strategically placed in informal groupings behind the historic structures to provide shade and buffers from the parking areas and adjacent residential and commercial areas. Dense evergreen vegetation will be used where needed to screen commercial service areas, the existing cell tower, and to soften fence lines and walls. Landscaping along the adjacent creeks and drainages will include native riparian and drought-tolerant plants, located in naturalistic groupings to extend the park-like setting and enhance and transition from the project to the surrounding open space. Trees along Local Road “A” would be grouped to allow views into the site, and the parkway planting in front of the park should complement the park’s landscape palette. Pathways Primary park pathways will be 6-feet to 8-feet wide, and paved with a colored and textured concrete paving. Plaza areas at building entrances will be paved with decorative permeable pavers, brick, and/or colored and scored concrete. Key plaza and path intersections could also include decorative historical mosaics in the paving or stamped footprint patterns of the local wildlife. Lighting & Fencing Lighting and fencing should be historically accurate to the Froom Ranch setting. A ranch style wire fence is suggested to delineate the boundaries of the playground, cell tower, and adjacent drainage area. Lighting is not currently proposed within the Trailhead Park or adjacent open space areas, and the park and open space areas are intended for daytime use only. If lighting is required, it is suggested to be minimal and placed only within the Trailhead Park at the parking areas and primary plazas for security purposes only. Trailhead Park Areas & Features The Trailhead Park is proposed to include the following areas for recreation and play. Refer to the Conceptual Trailhead Park plan for examples of park amenities, landscape character, and area locations. 1. Areas 1 and 2: Vehicular Access and Off-Street Parking a. Parking - The Trailhead Park will provide approximately 30 parking spaces, which includes 1 space for ranger parking and 1 space for handicapped parking, and a conveniently located central drop off area. Primary vehicular and parking areas will be paved in asphalt. b. Emergency Access - An emergency access road will link the adjacent commercial area and the public park through an easement, and provide for pedestrian access and restricted access to the commercial loading area. The access road is proposed to be decorative and appear to be a pedestrian area, paved with colored and scored concrete, or drivable pavers. Removable bollards will be utilized to restrict vehicular access into the park.
ATTACHMENT 1
PC2-59
Conservation, Open Space, & Recreation [3-19]
c. Cell Tower Access - Restricted vehicular access to the adjacent cell tower will be provided though an easement, with a portion utilized for pedestrian access to the picnic area and a pathway that connects with the adjacent Irish Hills Natural Reserve. Vehicular access will be restricted by removable bollards at the parking area, and will include a gate at the cell tower’s property boundary. The cell tower maintenance road is envisioned to utilize a natural resin aggregate flexible paving, or colored and scored concrete. 2. Areas 3 to 5: Historic Plazas a. A small series of plazas with interpretive and directional signs are proposed throughout the Trailhead Park to educate and direct park visitors. Plazas should be located on the back sides of the buildings where feasible to not detract from the natural setting. i. The Main Residence Plaza (Area 3) – This area will contain an interpretive sign, and could also include decorative paving, public art, bike racks, and benches and/ or a seat wall. The Main Residence should maintain the existing front steps and utilize a ramp behind the house to provide accessibility. The Main Residence should include one prominently located palm tree near the front of the house to mimic the historic setting. ii. The Creamery House Entry Feature (Area 4) – This area will contain interpretive and directional signage, and could also include a drinking fountain, trash and recycling receptacles, and benches and/ or a seat wall. The Creamery House will contain public restrooms within the west portion of the building, and an open trellis area on the eastern portion for a sheltered picnic and gathering space. The open trellis areas will contain steps to mimic the existing grade differential between the building areas, and be linked by an accessible ramp. iii. The Round-nose Dairy Barn Plaza (Area 5) – This area will contain interpretive signage, and could also include decorative paving, and benches and/or a seat wall. 3. Area 6: Playground Area (ages 5 to 12) a. The playground is proposed to be located behind the Round-nosed Dairy Barn to not detract from the historic character of the ranch. b. The fenced playground will contain informal play features made from natural elements such as wood, rope, and boulders. The playground area should include items to mimic the adjacent creek such boulders, sand play, and wood timbers. c. The playground will contain interactive interpretive elements to educate playground users about the site’s history and natural setting, and should include benches, trash and recycling receptacles, and adjacent picnic areas. 4. Area 7: Trailhead Plaza a. A trailhead plaza is proposed in a key location to conveniently link the parking areas with the Froom Creek and adjacent Irish Hills Natural Reserve trail systems.
ATTACHMENT 1
PC2-60
[3-20] Conservation, Open Space, & Recreation
b. The trailhead plaza will contain benches, bike parking, directional signage, trail maps, and/ or interpretive signs about the surrounding natural environment and site history. c. The trailhead plaza may contain decorative accent paving and boulders. 5. Area 8: Picnic Area a. An informal picnic area is proposed to provide group picnic opportunities. The picnic area will contain picnic tables, and trash and recycling receptacles. The picnic area could contain a barbeque, and/ or perimeter seat walls to facilitate more users. The picnic area is envisioned to be paved with a natural resin aggregate flexible paving.
3.4.2 General Principles: 1. Parks should provide pedestrian linkages to the existing trail system within the adjacent Irish Hills Natural Reserve. 2. Primary pedestrian pathways in the parks should be six-feet to eight-feet wide, and paved with a colored and textured concrete surfacing. Trail rest areas would be surfaced with textured concrete or decorative permeable pavers. 3. Paving for parking in the parks would be asphalt. Paved plaza areas should be decorative permeable pavers, brick, and/or colored and scored concrete. 4. Ranch style wire fencing should be used to delineate the boundaries of the parks and adjacent open space areas. 5. Lighting should be minimal and placed within the parking areas and primary plaza areas only if required for safety purposes. Fixture styles should be historically accurate to the Froom Ranch setting. 6. Fencing or walls should be provided to separate adjacent existing and proposed residential uses, with pedestrian entries provided in key locations. 7. Park landscaping should primarily consist of drought-tolerant trees, shrubs, and native grasses to mimic the historic setting of the ranch. 8. Dense evergreen vegetation should be used when necessary to screen unsightly views such as service areas. Screening vegetation should also be utilized between the park and residential lots where needed to provide privacy and to soften fence lines and walls.
ATTACHMENT 1
PC2-61
Conservation, Open Space, & Recreation [3-21]
3.4.3 Life Plan Community Parks The proposed Life Plan Community is not included in the calculation of required parkland dedication above due to its unique community land use plan, special needs of residents, and provision of a full complement of recreation facilities and opportunities within its portion of the overall Specific Plan. Overall, the Life Plan Community will be provided with abundant and age appropriate recreation facilities. The Life Plan Community includes many types of active and passive recreational opportunities, such as: an outdoor swimming pool, spa pool, gym, trails, pickle ball, bocce ball, community gardens, resident gardening plots, theater, outdoor seating areas, library, and craft rooms. Generalized references to potential recreational areas, recreational facilities, and community gathering areas are shown in Figure 3-10. The Life Plan Community will also have a connection to Irish Hills trails. For security reasons, these would be controlled access linkages to trails beyond the Life Plan Community, which would be provided by coded gates in fencing. Appropriate signage will be added at key locations to properly direct hikers to public trails and avoid confusion with entry points to the privately secured Life Plan Community (see Figure 5-12). See additional discussion in Section 5.5.3 and a fencing guideline in Section 4.4.4.
ATTACHMENT 1
PC2-62
[3-22] Conservation, Open Space, & Recreation
Figure 3-10 Life Plan Community’s Recreational Areas
ATTACHMENT 1
PC2-63
Conservation, Open Space, & Recreation [3-23]
3.5 Scenic Resources The Specific Plan area is characterized by relatively flat grassland areas near Los Osos Valley Road which transitions to steeper slopes before approaching open space property at the base of the Irish Hills. The City’s General Plan states the Specific Plan area should “maintain viewshed of surrounding mountains and secure steeper hillsides as protected open space areas” and that “variable height limits will be required to protect views of adjacent hills” (LUE Section 8.1.5. SP-3, Madonna on LOVR Specific Plan Area b, c). The street corridor of Los Osos Valley Road that provides the eastern boundary of the Specific Plan area is identified in the City’s Conservation and Open Space Element (COSE Figure 11) as a scenic roadway of high scenic value. This designation attests to the scenic value and beauty of the Irish Hills that are aptly named for the emerald green hue they display in the winter and spring months. Scenic Resources Goals, Policies & Programs: Goal 3.5.a: Retain scenic corridors of hillside areas throughout the City. Policy 3.5.1: Minimize impacts to public views of backdrop hillside views from scenic roadway corridors. Program 3.5.1a: During the development review process, the Architectural Review Commission (ARC) shall approve landscaping plans for the City’s landscaped setback areas along the site’s Los Osos Valley Road scenic corridor. Trees shall be clustered to allow some backdrop view corridors. Program 3.5.1b: Development plans shall include photo simulations showing visual impacts from various key viewing areas of proposed project development to the approval of the Architectural Review Commission (ARC). Goal 3.5b: Allow limited development of residential units above the 150-foot elevation. Program 3.5.2a: Strategies to limit any impacts of new buildings above 150-feet to visual resources include, but are not limited to: 1) Minimizing the use of retaining walls with over 8 feet of exposed face; 2) Locating development behind natural landforms to screen buildings; 3) Limiting the roof heights of buildings to that of the adjacent Mountainbrook Church (238’); 4) Use of earth tone colors for main building walls; and 5) Limiting exterior lighting and requiring that all fixtures are shielded and directed downward in compliance with the City’s Night Sky Preservation Ordinance.
ATTACHMENT 1
PC2-64
[3-24] Conservation, Open Space, & Recreation
Program 3.5.2b: Limit the roof height of any structures above the 150-foot elevation to 238’. This is the roof height of the existing church on the adjacent property to the southwest of the Specific Plan area. Program 3.5.3c: Protect clusters of rare plants in place, where practical. The General Plan and the 150-Foot Development Limit Elevation The Specific Plan area is located in the County, just south of the City limits. The Irish Hills Planning Area (west side of Los Osos Valley Road, south of Madonna) was first identified on the 1977 City of San Luis Obispo General Plan Map. The northern portion of the Irish Hills Planning Area was identified as an expansion area for future development (where residential development above Irish Hills Plaza now exists), while the area to the south was shown as open space since development was not anticipated during that General Plan timeframe. The City initiated its hillside planning program between 1982-1984 in two main phases. The Irish Hills area maps showed the Specific Plan Area as open space and outside the Urban Reserve Line (URL). For areas in the expansion area and within the URL, there is reference to a 200’ development limit elevation. General Plan maps between 1977 and 2014 consistently showed the Specific Plan Area outside the URL except for a small commercial expansion area just beyond the boundaries of the Irish Hills Plaza. With the designation of Specific Plan Area #3 in the adopted Land Use & Circulation Element (LUCE) in 2014, a specific development limit line for the Froom Ranch property was not identified. Therefore, the earlier development limit of 150 feet for the Irish Hills Area included in Hillside Planning Policy 6.4.7.H. prevails without the benefit of a detailed reconnaissance and analysis of resources unique to this site. Properties included within the Irish Hills area vary from one another in terms of topographical changes and site resources. Unique to the project site are the proximity of the drainage channel and wetlands to Los Osos Valley Road. Topography above the 150-foot limit in some locations of the Specific Plan Area is gentler and more suitable for residential development. The Specific Plan demonstrates that the requisite 50% open space standard for Froom Ranch is satisfied even with development beyond the 150-foot elevation contour. In addition, sensitive site resources, such as protected plant species and serpentine rock outcrops, have been carefully mapped and will be avoided while still allowing for development to occur. As noted in Program 3.5.2a above, development above the 150-foot elevation contour will be limited in scale, use appropriate earth colors used for wall surfaces, and shield light fixtures, to blend in with its surroundings. Photo simulations were prepared for decision-makers to evaluate that potential visual impacts associated with development above the 150-foot elevation contour were mitigated.
ATTACHMENT 1
PC2-65
CIRCULATION
05
ATTACHMENT 1
PC2-66
ATTACHMENT 1
PC2-67
Circulation [5-1]
CHAPTER 5: CIRCULATION
5.1 Introduction The Froom Ranch Specific Plan circulation system is designed to provide a functional and efficient circulation network for automobiles, bicyclists, and pedestrians. The intent is to provide links from surrounding streets and development into the Specific Plan area. The street system is comprised of a network of arterial, collector, and local streets designed to accommodate traffic generated by future residents and commercial destinations. Interior roads within the Specific Plan area are proposed as public roads to be maintained by the City of San Luis Obispo up to the entry into the Life Plan Community. Roads within the Life Plan Community are proposed as private roads to be maintained by the Life Plan Community. The Circulation Plan (Figure 5-1) has been incorporated into the Froom Ranch Specific Plan consistent with Section 65461(a)(2) of the State Government Code. This Chapter describes the overall circulation plan and street standards. The overall goals guiding the Froom Ranch Area circulation are: Goal 5.1: A circulation system that is conducive to efficiency and safety which accommodates new trips generated by development within the Froom Ranch Area. Goal 5.2: Incorporation of a vehicular connection within the project to the adjacent commercial development. Goal 5.3: Direct connection to Los Osos Valley Road which provides access to other parts of the City. Goal 5.4: Bicycle and pedestrian circulation routes, and access to public transit service that promotes these modes of transportation.
5.2 Circulation Network A variety of street widths and designs within the Specific Plan Area will accommodate the range of anticipated traffic volumes and physical conditions. Descriptions and street sections for each street design are provided. All public and private cross-sections are included in Figure 5-1. The following roadway designations are planned and shall act as the street standards for the Specific Plan Area:
• Parkway Arterial (Los Osos Valley Road Widening)
• Commercial Collector Street
• Local Public Road
• Local Private Road
ATTACHMENT 1
PC2-68
[5-2] Circulation
Figure 5-1 Circulation Plan
ATTACHMENT 1
PC2-69
Circulation [5-3]
5.3 Street Cross Sections (New Roads(
5.3.1 Parkway Arterial (Los Osos Valley Road Widening) Los Osos Valley Road (LOVR) is immediately adjacent to the Specific Plan area and is classified as a Parkway Arterial (see Figure 5-2 below for the street section). Minor widening to LOVR is proposed to facilitate turning movements into the Specific Plan area as an intersection with Auto Park Way (see Figure 5-3 for intersection details). LOVR improvements, including frontage improvements, are shown by the brown shading on Figure 5-1 and would extend just south of the planned intersection to accommodate a new transit stop. A public sidewalk is not proposed to the south beyond the transit stop because of the proximity of the adjacent wetlands.
Figure 5-2 Parkway Arterial (Los Osos Valley Road Widening)
ATTACHMENT 1
PC2-70
[5-4] Circulation
Figure 5-3 Los Osos Valley Road & Auto Park Way Intersection
ATTACHMENT 1
PC2-71
Circulation [5-5]
The following policies and programs apply to Los Osos Valley Road as it extends along the eastern boundary of the Plan area. Policy 5.3.1: Los Osos Valley Road should be improved consistent with the street section identified in Figure 5-2. Program 5.3.1: A 10’ wide minimum sidewalk separated from the street by a 7’6” wide minimum landscaped parkway shall be provided along the west side of Los Osos Valley Road from the intersection of Auto Park Way north to connect to the sidewalk along the Irish Hills Plaza frontage. Policy 5.3.2: Project access along Los Osos Valley Road shall be provided as identified on Figure 5-1. Policy 5.3.3: The developer shall finance and/or install a fair share of streetscape improvements along Los Osos Valley Road. Program 5.3.3: The City shall be responsible for maintaining Los Osos Valley Road including landscaping within the proposed median. Policy 5.3.4: Applicants for projects within the Madonna Froom Ranch Specific Plan area shall pay their fair share of circulation improvements, some of which may not be 100% attributable to development of the Specific Plan area, into the Traffic Impact Fee Program as determined by the Director of Public Works.
5.3.2 Commercial Collectors New Commercial Collectors “A” and “B” are public streets, which link Los Osos Valley Road through the Specific Plan area to residential and commercial areas. Commercial Collector “A” serves as primary ingress/egress to Los Osos Valley Road. Commercial Collector “B” links the Plan area to the neighboring Irish Hills Plaza shopping center. These two connections are joined by a proposed roundabout.
Figure 5-4 Commercial Collector “A” (Public)
ATTACHMENT 1
PC2-72
[5-6] Circulation
Policy 5.3.5: Street parking is prohibited on Commercial Collectors within the Specific Plan area. Policy 5.3.6: Commercial Collector “A” shall include a 73’ minimum right-of-way per Figure 5-4. Program 5.3.6a: Collector “A” may include additional lanes to allow for improved ingress/egress at Los Osos Valley Road. Program 5.3.6b: Collector “A” shall include 6’ wide minimum sidewalks that are separated from the road by landscaped parkways. Program 5.3.6c: Collector “A” shall include a landscaped median where practical. Program 5.3.6d: Collector “A” shall provide 6’ wide buffered bike lanes on both sides of the street.
Figure 5-5 Commercial Collector “B” (Public) Policy 5.3.7: Commercial Collector “B” shall include a 44’ minimum right-of-way per Figure 5-5. Program 5.3.7a: Collector “B” shall provide 5’ wide minimum sidewalks that are separated from the road by landscaped parkways and connect to the adjacent Irish Hills Plaza sidewalks where practical. Program 5.3.7b: Collector “B” will consist of a single lane of travel in each direction. Program 5.3.7c: Collector “B” will be fully built to eventually connect with the adjacent Irish Hills Plaza Shopping Center, but will terminate with bollards until an access agreement is in place with the shopping center. The bollards will allow for pedestrian and bicycle access, but temporarily prevent vehicular entry.
ATTACHMENT 1
PC2-73
Circulation [5-7]
5.3.3 Local Roads There are three Local Roads proposed within the Plan area, which are located within the development beyond the Commercial Collector streets. Local Roads provide direct access to individual homes and private drives. Local Road “A” is a public roadway, and Local Roads “B” and “C” are private. Policy 5.3.8: Detailed layout of Local Roads shall be designed and constructed as development occurs and will adhere to standards identified in Figures 5-6 to 5-9 included in this Specific Plan. Policy 5.3.9: Curbside parking is prohibited on Local Roads. Typical cross-sections are provided in Figures 5-6, 5-7, and 5-9.
Figure 5-6 Local Road “A” (Public) Program 5.3.9a: Local Road “A” shall provide 5-foot wide minimum sidewalks that are separated from the street by 5-foot wide landscaped parkways. Program 5.3.9b: Local Road “A” shall provide 12-foot wide travel lanes (one in each direction) for a minimum right-of-way of 44 feet. Program 5.3.9c: Local Road “A” shall terminate in a paved cul-de-sac with a 47-foot radius that is surrounded by 5-foot parkway and 5-foot sidewalks.
ATTACHMENT 1
PC2-74
[5-8] Circulation
Local Roads “B” and “C” are private streets within the Life Plan Community portion of the Specific Plan area. Local Road “B” provides for the transition from the public Commercial Collector into the Life Plan Community.
Figure 5-7 Local Road “B” (Private) Program 5.3.9d: Local Road “B” shall provide 12-foot wide travel lanes (one in each direction) with 5-foot wide minimum sidewalks that are separated from the street by 5-foot wide landscaped parkways. In key locations shown on the Circulation Plan, Local Road “B” will include a central median that is 10-foot wide minimum for a total minimum right-of-way of 54 feet. Entry into the Life Plan Community will be controlled by a small guardhouse and gate. A median is planned to provide an entry statement and gateway into the development. Figure 5-8 shows in concept the transition from Commercial Collector “B” to Local Road “B”, and the overall entry design into the Life Plan Community, including pedestrian connections.
ATTACHMENT 1
PC2-75
Circulation [5-9]
Figure 5-8 Local Road “B” Transition to Commercial Collector “B”
ATTACHMENT 1
PC2-76
[5-10] Circulation
Figure 5-9 Local Road “C” (Private) Program 5.3.9e: Local Road “C” shall provide 12-foot wide travel lanes (one in each direction) with 2-foot wide minimum shoulders for a minimum right-of-way of 28 feet.
5.3.4 Roundabouts A roundabout is an intersection control device that aids in calming traffic and reducing pollution emissions by limiting traffic delays. These circular intersections are designed to channel vehicles in a counter-clockwise direction through an intersection without the use of traffic signals or stop signs. Traffic speeds are typically reduced to 20 mph or 15 mph or less without compromising safety or efficiency. A roundabout is proposed at the intersection of Commercial Collector “A” and Commercial Collector “B” in the Specific Plan area as identified on Figure 5-1 and illustrated on Figure 5-10. The roundabout roadway radius width shall be 66’ with one lane of travel and a central island. Policy 5.3.10: The proposed roundabout shall include a central island with enhanced elements, such as landscaping, public art, and/or signage, and decorative paving that are consistent with safety requirements. Policy 5.3.11: Sidewalks at the Commercial Collector roundabout should be designed so that pedestrians will be guided to cross at the designated crosswalks. A setback area with low shrubs and/or grasses planted between the curb and the sidewalk should be provided where feasible. Policy 5.3.12: Bicycle lanes at the Commercial Collector roundabout shall be consistent with intersection treatment in accordance with Caltrans standards with the bicycle users having the option to share the road within the roundabout circle. Bicyclists that choose to cross the roadway within crosswalk locations shall be required to walk the bicycle when using the crosswalk.
ATTACHMENT 1
PC2-77
Circulation [5-11]
Figure 5-10 Roundabout at Commercial Collectors
5.3.5 Secondary Access Roads Two secondary access roads are proposed within the Specific Plan area. One is proposed within the trailhead park area; and one is proposed as a secondary access road connection for the Life Plan Community (refer to Figure 5-1 for locations). A gate is proposed at the secondary access road connecting to the Mountainbrook Church. The gate will be equipped with a Knox-Box for emergency vehicle access, and a pedestrian gate with a key pad for the Life Plan Community residents. Secondary access roads shall be 20-foot wide with 2-foot shoulders, and constructed of an all-weather surface and built to approval of the Fire Department (see Figure 5-11). The access thought the trailhead park will appear as a paved driveway and access to parking from Local Road “A”. Beyond the end of the cul-de-sac at the end of the park parking field, the access road is proposed to be decorative and appear to be a pedestrian area, paved with colored and scored concrete, or drivable pavers. Removable bollards will be utilized to restrict vehicular access into the park. Figure 3-9, the Trailhead Park Plan, shows details of the roadway design.
ATTACHMENT 1
PC2-78
[5-12] Circulation
Figure 5-11 Secondary Access Road
5.4 Bicycle Network Consistent with the goal of promoting alternative modes of transportation, this Specific Plan includes bicycle circulation routes adjacent to and within the Specific Plan area. Class II bike facilities are present along Los Osos Valley Road, and will be provided on Commercial Collector “A”. A Class III bike route is proposed along the Local Road “A” and a portion of Commercial Collector “B”, and will connect the bike lanes to the public park and residential areas. The conceptual bike facility network is shown on Figure 5-12. The following section includes policies and programs guiding the development of planned bike facilities. Policy 5.4.1: Construction of bicycle lanes and bike routes through various portions of the Specific Plan area will be concurrent with phasing of development construction. Policy 5.4.2: Class II bicycle lanes exist along Los Osos Valley Road and Class II buffered bicycle lanes will be provided on Commercial Collector “A”, consistent with development standards in the City Bicycle Transportation Plan. Policy 5.4.3: Class III Bike Facilities will be provided to designate a preferred route for bicycles connecting with Class II bike lanes, and are proposed to be a shared use with vehicular traffic on the roadway. The Class III routes will be linked to the public park and residential areas, and connects with multiple unimproved bike trails located outside the boundary of the Specific Plan area. Policy 5.4.4: Bike racks shall be provided at the commercial areas and trailhead park within the Specific Plan.
ATTACHMENT 1
PC2-79
Circulation [5-13]
Figure 5-12 Pedestrian, Bicycle, and Transit Network
ATTACHMENT 1
PC2-80
[5-14] Circulation
5.5 Pedestrian Network
5.5.1 Sidewalks As shown on Figure 5-12, sidewalks are proposed to be located along the portion of Los Osos Valley Road Widening, Commercial Collectors, and Local Roads “A” and “B”. These proposed sidewalks facilitate safer passage between residential neighborhoods to commercial destinations and recreational areas. Policy 5.5.1: Pedestrian comfort shall be enhanced through the provision of amenities such as street furnishings, lighting, enhanced paving materials, bulb-outs at intersections, and landscape parkways that separate the sidewalk from the street where practical.
5.5.2 Public Trails Consistent with Overall Specific Plan Goal #9 that encourages walking and connectivity within the Plan area, a pedestrian trail system will be accessible to the public and Specific Plan area residents. The proposed trail system within the Specific Plan will connect to existing offsite trails to offer extended recreational opportunities. Froom Creek Trail The Froom Creek trail is envisioned as a six-foot wide, paved pedestrian trail, that extends from the northwestern Plan area boundary to an area near the southeastern boundary just prior to significant elevation changes to the west (see Figure 5-12). This trail allows the public to enjoy the natural Froom Creek environment with minimal road crossings. The southeastern terminus of the trail would allow for wetland viewing, but would not encroach through this area to avoid wetland impacts, and provide for long-term habitat protection. Visitors and residents will be able to access the trail from a variety of entry points. The proposed trail alignment has the unique opportunity to link with existing destinations surrounding the Plan area. Specifically, trail linkages are proposed to connect with the existing Irish Hills trail network and to Irish Hills Plaza. Trail amenities may include benches, signage, trash cans, landscaping, and dog waste stations. Appropriate signage will be added at key locations to properly direct hikers to public trails and avoid confusion with entry points to the privately secured Life Plan Community (see Figure 5-12). Trailhead Park Trail The secondary access road on the north side of the development within the Trailhead Park is envisioned to be dual use and provide for pedestrian access and use. Within the trailhead park area there would be additional six-foot wide minimum connecting trails. Trail Policies & Programs: Policy 5.5.1: A public trail system consistent with Figure 5.12 shall be implemented within the Specific Plan Area.
ATTACHMENT 1
PC2-81
Circulation [5-15]
Program 5.5.1a.: Trail locations shall take into consideration access opportunities, topographic features, creek setbacks, and other environmental features. Designated trails shall be in areas where they will have the least amount of impact on environmental resources to the extent practical. Program 5.5.1b.: Public access to open space shall be limited to the trails identified in this Specific Plan.
5.5.3 Private Trails The Life Plan Community includes a system of private trails for the use of its residents and visitors as shown in Figure 5.12. The trails would be privately maintained and promote healthy lifestyles for residents. In addition, there will be controlled access linkages to trails beyond the Life Plan Community, which would be provided by coded gates in fencing. These include: the secondary access road at the Mountainbrook Church; the project’s public trail system; and the City open space property beyond the development. See additional discussion in Section 3.4.3 and a fencing guideline in Section 4.4.4.
5.6 Transit Network Public transit service to the Specific Plan area is provided by SLO Transit via routes 5a and 4b. Route 4B stops at Irish Hills Plaza every 30 minutes until noon. Route 5A currently stops at Irish Hills Plaza once an hour. This stop is within a five-minute to ten-minute walk from most the Specific Plan area. Policy 5.6.1: Provide and/ or enhance existing bus stop(s) within or adjacent to the Specific Plan Area for inclusion on existing City bus routes or future bus routes. Program 5.6.1: Final location of bus stops, bus routes, and potential bus pullout areas will be determined in conjunction with SLO Transit at the time of development approvals. Figure 5-12 shows existing and proposed transit stop locations.
5.7 Streetscape Beautification Guidelines Streetscapes refer to public roads, entryways, public trails adjacent to public roads, and landscaped areas near streets. It is the character of the streets that ultimately sets the framework for a cohesive neighborhood character. The following streetscape design guidelines apply to all roadway development within the Froom Ranch Specific Plan Area. All other applicable area wide design guidelines should be incorporated where appropriate.
ATTACHMENT 1
PC2-82
[5-16] Circulation
5.7.1 Streetscape Design a) Streets should conform to the natural topography of hills and where feasible should be curvilinear in nature. b) Streetscapes within the Specific Plan area should include landscaped parkways wherever practical, and utilize a consistent and unified planting palette. c) Streetscapes should provide gateway enhancements at project and neighborhood entries to facilitate a sense of arrival. d) Hardscape materials such as cobble, stamped concrete, bricks, pavers, or decomposed granite paving should be utilized in medians where maintenance access is needed or where median width is less than eighteen inches.
5.7.2 Gateway and Entry Design a) A hierarchy of gateways should be provided throughout the project to accentuate entries and welcome visitors and residents (refer to Figure 5-1 for locations). Where practical gateway features should be placed on both sides of the roadway or driveway.
• Primary Gateways should be provided at the project entry where accessed from Los Osos Valley Road.
• Secondary Gateways should be provided at all neighborhood entries. b) Easily identifiable and aesthetically pleasing entrances designed to complement the style of the Specific Plan area should be provided. c) Entries should utilize high-quality materials and fixtures that reflect the Specific Plan area’s architectural character. d) A combination of the following accent features should be incorporated into Primary Gateway entries where practical:
• Landscaped medians
• Primary gateway signage
• Decorative walls
• Enhanced paving (colored and textured)
• Ornamental landscaping
• Lighting e) A combination of the following accent features should be incorporated into Secondary Gateway entries where practical:
• Secondary gateway signage
• Decorative walls or rail fencing
• Enhanced paving (colored and textured)
• Ornamental landscaping
• Lighting
ATTACHMENT 1
PC2-83
Circulation [5-17]
5.7.3 Streetscape Accent Paving Design a) Entry paving at gateways and roundabouts should be unified and consistent in color, texture, and materials throughout the Specific Plan Area. b) Crosswalk areas should be accented with decorative pavers or similar material that contrast in color from the adjacent roadways and sidewalks.
5.7.4 Streetscape Landscape Design a) Streetscape landscaping should present a unifying design that enhances the built environment. b) Medians and parkways should be landscaped with trees, shrubs, and hardy groundcover. A variety of plant heights and species should be provided to avoid a continuous shrub wall. c) Cobbles, boulders, and rock mulch is encouraged in parkways and medians. d) Parkways should include shrubs and groundcover, and turf is not permitted. e) Parkways and medians should utilize low maintenance, long-lived, and durable plantings. The use of perennials should be minimized, and are suggested at key focal points and gateways only. f) Street and parkway trees shall be provided to form the canopy, provide shade, introduce seasonal color, and define the street edge. g) Flowering trees should be used in areas such as project entries, intersections, pedestrian crossings, and other focal points that deserve visual emphasis.
5.7.5 Bioswale Design a) Bioswales bottoms should be planted with grasses, and shrubs and groundcovers located along banks and perimeters. b) Plants located within bioswale areas should be able to thrive during periods of inundation and flooding. c) Bioswales grasses should not be cut except as required to maintain the health and effectiveness of these areas or for fire suppression. d) Trees should not be in areas that may obstruct bioswale flow.
ATTACHMENT 1
PC2-84
ATTACHMENT 1
PC2-85
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 2PC2-86
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 2PC2-87
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 2PC2-88
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 2PC2-89
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 2PC2-90
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 2PC2-91
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 2PC2-92
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 2PC2-93
ARCHITECTURALINSPIRATIONATTACHMENT 2PC2-94