HomeMy WebLinkAbout11-16-2015 ARC Item 2 - ARCH-2287-2015 (1035 Madonna Road) San Luis RanchARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Preliminary review of the Draft Design Guidelines for the San Luis Ranch Specific
Plan project, requesting conceptual direction on questions related to the project design.
PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner Rachel Cohen, Associate Planner Phone Number: 805-781-7574 Email: rcohen@slocity.org
FILE NUMBER: ARCH-2287-2015 FROM: Marcus Carloni, Associate Planner
RECOMMENDATION: Receive a presentation regarding the San Luis Ranch project and
provide input and direction to questions posed by the applicant. No specific formal action is
requested at this time.
SITE DATA
Applicant
Representative
General Plan and
Zoning
Site Area
Environmental
Status
Coastal Community Builders
Brian Schwartz and Marshall
Ochylski
Specific Plan Area (various
land use designations
including—residential,
commercial, office, open
space and agriculture
consistent with the Land Use
Element)
131.3 acres
An Initial Study has been
prepared to identify issues and
guide EIR preparation.
SUMMARY
Coastal Community Builders has proposed a project that includes several entitlements that would
ultimately lead to the development of the 131.3-acre property. The project would include a
mixture of residential and non-residential uses, as well as the preservation of agricultural uses
and open space. The project site is currently outside the City, but within its Sphere of Influence,
and would require annexation. The project as proposed is envisioned to implement the policies as
articulated in the recent Land Use and Circulation Elements (LUCE) update, and be consistent
with the development parameters set forth in the LUCE.
Meeting Date: November 16, 2015
Item Number: 2
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1.0 COMMISSION’S PURVIEW
The Commission’s purview is to review the portions of the proposed Specific Plan that relate to
building design, architecture, building massing and layout. In general, these are embodied in
Chapter 3 (“Neighborhood Form”) of the Draft Specific Plan (Attachment 2). Over a series of
meetings, different aspects of these design guidelines will be presented to the ARC for
conceptual review, and ultimately, potential concurrence. At this time, however, the intent is to
present a broad overview of the project and design guidelines, and ask the Commission for input
on questions that will assist the applicant team as they refine the document. The ARC will
provide additional direction and input at future meetings, which will be coordinated with the
Environmental Review process, culminating in public hearings to consider project entitlements.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The site is comprised of approximately 131 contiguous acres in unincorporated San Luis Obispo
County, surrounded by areas within the City of San Luis Obispo, and within the City’s Sphere of
Influence, generally bounded by Madonna Road, Dalidio Drive and U.S. Highway 101
(Attachment 1, Vicinity Map). Dominant features at the site are the predominantly flat landform
seasonally planted with row crops, an existing stand of eucalyptus trees in the southwest portion
of the site, and the Dalidio farm home in the northwest portion of the site.
Table 1: Site Information
Site Size ~131 acres
Present Use & Development Agriculture
Topography Flat
Access Madonna Road, Dalidio Drive and Froom Ranch Road
Surrounding Use/Zoning West: R-1 (low density residential)
North: PF, C/OS-40, R-1, C-R-PD (Laguna Lake Park and
surrounding open space, low density residential, and the U.S.
post office)
East: PF, O-PD (U.S. Highway 101, the City’s wastewater
treatment plant and a drive-in theater)
South: C/OS-20, C-S, C-S-PD, C-T-SF, C-R (SLO City Farm, Target,
variety of commercial service uses, and auto dealerships)
2.2 Project Description
The project is a Specific Plan, General Plan Amendment, and related actions that would allow for
the development of the San Luis Ranch (Dalidio) area as identified in the City’s General Plan.
The project includes a mix of residential, commercial, and office uses while preserving substantial
areas of open space and agriculture on a 131.3-acre property. The intent is for the project to be
consistent with the development parameters described in the City’s recently updated Land Use
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Element, which envisions up to 500 residential units, 200,000 square feet of commercial uses,
150,000 square feet of office, 200 hotel rooms, at least 5.8 acres of parks, while preserving 50%
of the site in agriculture and open space.
2.2.1 Key Principals and Goals
The proposed specific plan was conceived with the intent to implement the goals included in the
LUCE, and was developed concurrently with the LUCE as it was adopted. It is based on the
applicant’s concept “CORE 4”, which refers to the four underlying principles that will guide
future development within the Specific Plan area:
1. Maintain and Promote San Luis Obispo’s Agricultural Heritage
2. Provide Open Space and Recreation Areas
3. Deliver Diverse Housing Opportunities, Including Workforce Housing; and
4. Create a Multimodal Community Seamlessly Integrated into the Existing Circulation
System
The Draft Specific Plan has established the following Goals with respect to Neighborhood Form,
which are intended to guide the overall project design:
• Provide complete guidance on the land use provisions that will guide future development
within the Plan Area.
• Offer a diverse mix of housing types that are in keeping with the City’s Housing Element
and affordable and workforce housing goals.
• Develop a land use classification system that clearly identifies uses allowed in each
subarea and provides for an overall mix of uses.
• Establish detailed development standards for the Plan Area as a whole, and within each
subarea, organized in tables and graphically illustrated wherever possible.
• Provide a detailed set of design guidelines that establish the expected level of design
while still allowing for flexibility and innovation.
The final two goals are the most relevant to the ARC and its purview.
2.2.2 Proposed Land Use
Table 2 (from Section 8.1.4 of the LUCE) summarizes the proposed project relative to land use
designations and development potential:
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Table 2: Proposed land use designations and development potential
Type Designations
Allowed
% of Site Minimum Maximum
Residential LDR
MDR
MHDR
HDR
350 units 500 units
Commercial NC
CC
50,000 SF 200,000 SF
Office/High Tech O 50,000 SF 150,000 SF
Hotel/Visitor-Serving 200 rooms
Parks PARK 5.8 ac
Open Space/ Agriculture OS
AG
Minimum 50% 65.5 ac No maximum
Public n/a
Infrastructure n/a
Figure 1 shows the proposed zoning map for the project, which would accommodate various
land uses, including agriculture. Attachment 3 (Specific Plan Zone Table) provides further detail
on each of the specific components identified on the map. A larger map can be reviewed on page
3-2 of Attachment 2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)).
Figure 1: Proposed land use designations for the San Luis Ranch Specific Plan
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2.2.3 Proposed Development Standards
Product Types and Massing Characteristics. The project includes several proposed land use
categories, which correspond to the types of development proposed. Please refer to Attachment
2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)) for a complete description of all
information related to development potential, setbacks, and other design characteristics.
Attachment 4 (Summary of Conceptual Illustrative Site Plans and Elevations for Product Types)
also shows examples of conceptual layouts and some conceptual sense of architecture to be
included in future development (These images are taken from other portions of the Specific Plan
that relate to the ARC’s purview.)
Table 3: Summary of the proposed lot sizes, lot coverage, and building heights
Zone
Product Type Lot Sizes/Lot
Coverage
Max Building
Height
Neighborhood General One (NG-1): Traditional Single Family 3,200 SF min 35’
Small Lot Front Loaded 2,400 SF min 35’
Small Lot Alley Loaded 2,400 SF min 35’
Neighborhood General One (NG-2): Detached Townhome 1,000 SF min 50’
Attached Townhome 1,000 SF min 50’
Multi-Family 1,000 SF min 50’
Neighborhood Commercial (NC) Commercial, Office and Hotel 80% max 20’ min; 50’
max
Parks and Open Space (P-OS) No residential or commercial
Agriculture (A) Ag Learning Center 3,000 SF max
Market/Farm Stand 3,000 SF max
Ag Processing Center 10,000 SF
max
Food Services 5,000 SF max
Ag Accessory Structures * 1,500 SF max 35’
* up to a total of 10,000 SF in structures; historical structures may go to 45’
Architectural Styles. The project proposes a variety of architectural styles, ranging from
“Modern Agrarian,” Craftsman, and Contemporary. Please refer to pages 3-55 through 3-61 of
Attachment 2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)) for additional details on
each style.
Sign and Monuments. The Draft Specific Plan provides details on signage standards and is
included in Attachment 2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)). In general,
the Specific Plan addresses signage standards for all land use types, including residential,
commercial, hotel, parks, open space, agricultural heritage center, as well as informational signs
and temporary sales signs. Please refer to pages 3-62 through 3-67 of Attachment 2 (Chapter 3
of Draft Specific Plan (Neighborhood Form)) for additional details.
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Plant Palette. The Specific Plan provides details on landscaping, including a plant palette for
use within each zone. Please refer to pages 3-68 through 3-72 of Attachment 2 (Chapter 3 of
Draft Specific Plan (Neighborhood Form)) for additional details.
2.2.4 Entitlements Needed
In order to pursue development consistent with the mix of land uses described in the project
application, the following entitlements will need to be processed in order to implement
development:
1. General Plan Amendment/Pre-Zoning
2. Specific Plan
3. Processing Memorandum of Understanding (outlining a framework for process,
fees, and a methodology for determining a fair share for Prado Road
improvements)
4. Development Agreement
5. Annexation
6. Development Plan/Tentative Tract Map(s)
7. Architectural Review
Additional detail with regard to project entitlements may be found in Attachment 5.
3.0 APPLICANT QUESTIONS
The applicant has proposed the following questions for ARC discussion:
1. Are there any significant concerns regarding the general site layout, circulation design,
and land use distribution?
2. Please provide general feedback regarding product mix and architectural styles.
4.0 RECOMMENDATION
It is recommended that the Commission:
1. Receive a presentation regarding the San Luis Ranch project and provide input and
direction specifically relating to questions posed in Section 3.0.
2. Will review a Final Design if the project is ultimately approved, with the following
acknowledgement and cautionary note:
The ARC’s broad conceptual review of the subject project is based on conceptual
information and plans provided by the applicant. Upon full application submittal for
project entitlements and detailed review of final plans, the ARC may require additional
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changes and or modifications to the project that were not previously known, specifically
addressed, or provided as directional items.
5.0 ATTACHMENTS
1. Vicinity Map
2. Chapter 3 of Draft Specific Plan (Neighborhood Form)
3. Specific Plan Zone Table
4. Summary of Conceptual Illustrative Site Plans and Elevations for Product Types
5. Required Project Entitlements
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PF
PF
C-R
C-R-PD
C/OS-20
C-R
R-1
C-S-PD
R-2-S
R-1
PF-S
C-S-S
R-1
C-S
C-T-SF
O-PD
R-1 C/OS-40
R-1
R-1
R-1
C-R-PD
R-1
C/OS-20
C-C-SF
C-S-S
R-1
R-1
R-1
C/OS-5
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VICINITY MAP ANNX-1502-2015
1035 MADONNA ROAD ¯
ATTACHMENT 1
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Chapter 3
NEIGHBORHOOD FORM
1014024 - MAY 22, 2015
san luis ranch neighborhooD Center
ATTACHMENT 2
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ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-1
3.1 Introduction
This chapter sets forth general provisions for development
within the San Luis Ranch Specific Plan Area and details
zoning, allowable land uses, development standards, and
design guidelines.
While the San Luis Obispo General Plan is the primary
guide for growth and development, this Specific Plan
focuses on the San Luis Ranch Specific Plan Area in
greater detail by organizing land use and residential
development products within customized zoning
designations. The intent is to establish a regulating
document that implements the “Core 4” values identified
within Section 1.2 that includes providing diverse housing
opportunities, creating a multi modal community,
maintaining and promoting San Luis Obispo’s agricultural
heritage, and providing open space and recreation areas.
Using this Chapter
The Specific Plan area is organized into five (5) unique
zones. These include Neighborhood General 1 (NG-
1), Neighborhood General 2 (NG-2), Neighborhood
Commercial (NC), Parks and Open Space (P-OS), and
Agriculture (A). Table 3-1 describes the general vision
for each zone in greater detail. Zone boundaries were
determined based upon protection of 50% of the Specific
Plan area as agriculture and open space, incorporation
of Prefumo Creek as an open space trail amenity,
the desire to locate higher density residential within
walking distance to commercial areas; and maximizing
commercial visibility along Highway 101 while buffering
internal residential uses.
The uses shown in each table as Allowed (A) are
acceptable anywhere in the zone in which they are
located. They will not require special conditions when
developed in accordance with this Specific Plan. Several
uses are shown as either “D” or “PC” as a result of
potentially incompatible characteristics. “D” or Director’s
Administrative Use Permit requires the applicant to
submit documents to the City as prescribed by the
Director. These documents may include site plans,
written descriptions of activities to be conducted, and/or
technical studies of site characteristics.
3 NEIGHBORHOOD FORM
NEIGHBORHOOD FORM GOALS
Provide complete guidance on the land use
provisions that will guide future development
within the Plan Area.
Offer a diverse mix of housing types that are in
keeping with the City’s Housing Element and
affordable and workforce housing goals.
Develop a land use classification system that clearly
identifies uses allowed in each subarea and
provides for an overall mix of uses.
Establish detailed development standards for the
Plan Area as a whole, and within each subarea,
organized in tables and graphically illustrated
wherever possible.
Provide a detailed set of design guidelines that
establish the expected level of design while still
allowing for flexibility and innovation.
ATTACHMENT 2
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3-2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
The Director will review the project to ensure the project is
properly located with respect to its effects on surrounding
properties. Uses that require Planning Commission Use
Permit are indicated “PC.” Planning Commission Use
Permit uses may require special conditions to make
them acceptable at particular locations. This may be
because of their hours of operation or their potential
nuisance aspects such as litter, light, odors, glare, or
noise. Uses that are conditionally permitted must submit
a Planning Commission Use Permit application to the
City. This application is obtainable from the Community
Development Department or the City’s website. Planning
Commission Use Permits are subject to public review
and therefore require a Planning Commission hearing.
Uses not identified within one of the zoning designation
allowable use tables in this chapter are not permitted
within the San Luis Ranch Specific Plan Area.
Within each zone there is a summary of permitted uses,
development standards, and design guidelines. Permitted
uses within each zone have been customized to reinforce
the activities and livable environment. In addition,
the Neighborhood General zones incorporate unique
residential product types with tailored development
standards and guidelines.
Development standards constitute the constraints for a
project’s building envelope in which new construction is
permitted. This approach provides guidance for the built
environment while allowing both certainty and flexibility to
the built environment. Development standards typically
include the words “shall,” “minimum,” “maximum,” “must,”
“required,” or “will.”
Design guidelines shape development of the built
environment and are intended to serve as a guide for
developers, architects, and designers when preparing
development plans. Flexibility in interpretation of the
design guidelines is permitted as long as the intent is
followed. Design guidelines typically include the word
“should.”
A
NG-1
P-OS
NG-2
NC
Neighborhood General One
Neighborhood General Two
Neighborhood Commercial
Parks and Open Space
Agriculture
Figure 3.1 Zoning Map
ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-3
Table 3-1 Specific Plan Zones
Neighborhood General 1 (NG-1)
This zone allows for attached and detached single family
residential units on lots ranging from 2,400 sf to 3,200
sf with up to 10% exception on irregular shaped lots.
Residential products envisioned for this zone include
Traditional Single Family, Small-Lot Front Loaded, and
Small-Lot Alley Loaded. These products will appeal to a
wide variety of home buyers and will support workforce
housing needs on the Central Coast.
Neighborhood General 2 (NG-2)
This zone allows for attached and detached units on lots
as small as 1,000 sf to lot sizes that can accommodate
multi-family residential structures. Residential products
envisioned for this zone include Detached Townhomes,
Attached Townhomes, and Multi-Family structures such as
apartments or condos.
Neighborhood Commercial (NC)
This zone allows commercial development intended to
serve neighborhood residents as well as visitors. Table
3-10 includes a wide variety of allowable uses. The vision
for this zone is to include a blend of retail, office, hotel, and
horizontal mixed-use buildings.
Parks and Open Space (P-OS)
The primary intent of this zone is to provide areas for
active and passive recreation that includes community
parks, neighborhood parks, pedestrian paths, and habitat
restoration areas. This zone accommodates trails, paths,
playground equipment, and limited structures necessary
to support the specific uses.
Agriculture (A)
The primary intent of this zone is to preserve and maintain
agriculture uses consistent with the San Luis Obispo
General Plan, as well as integrate agricultural history into
the community. Physical development should promote the
Specific Plan area’s agricultural uses and heritage.
ATTACHMENT 2
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ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-5
SPECIFIC PLAN ZONENeighborhood General One (NG-1)
ATTACHMENT 2
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3-6 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Neighborhood General - One (NG-1)
LAND USE PERMIT REQUIREMENTS USE REGULATION
Caretaker quarters A
Community Gardens D
Day care - Family day care home (small/large)A 17.08.100
Home occupation Home Occ Permit 17.08.090
Mobile home as temporary residence at building site A
Outdoor/temporary/seasonal sales A
Park, playground A
Secondary dwelling units A 17.21
Small-Lot Alley Loaded dwelling A See Section 3.4 herein
Small-Lot Front Loaded dwelling A See Section 3.3 herein
Traditional Single Family dwelling A See Section 3.2 herein
Transit stop A
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3-2: NG-1 Allowable Uses
Neighborhood General - One
NG-1
Figure 3.2 NG-1 Zone Map
ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-7
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Traditional Single Family
ATTACHMENT 2
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3-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.2 Traditional Single Family Overview
Traditional Single Family residential units are permitted on 3,200 sf minimum
lots with a 10% exception on irregular shaped lots. These front-loaded, two
story homes evoke a familiar and inviting neighborhood environment. Emphasis
should be placed on street setback variations, enhanced articulation of building
forms, and incorporation of high-quality materials and architectural detailing.
In order to create a diverse and interesting streetscape, garages are setback
from the front of the building, turned to the side, or pushed to the rear of the
property.
3.2.1. Traditional Single Family Development Standards
Table 3-3 includes development standards to guide development of Traditional
Single Family homes.
Table 3-3: Traditional Single Family Development Standards
Development Standards
LAND USE
Zone NG-1
Allowable Uses See Table 3-2
LOT REQUIREMENTS
Lot Area 3,200 sf minimum (Lot Area may vary up to 10%
on irregular shaped lots)
Lot Width 40’ minimum
Lot Depth 80’ minimum
Lot Coverage 75% maximum
BUILDING HEIGHT
Building Height 35’ maximum
SETBACKS
Street Front 10’ minimum
Porch, Portico 8’ minimum. Minimum porch dimension shall
be six (6) feet.
Garage Interior Lot 18’ minimum
Side Interior Lot 0’ minimum. Detached buildings are subject to
building code separation requirements.
Street Side Corner Lot 5’ minimum
Rear 10’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Fences/Walls/Hedges See SLOMC Section 17.16.050
Signs See Table 3.15
Traditional Single Family site plan
Traditional Single Family product type
10’
18’
8’
10’
ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-9
Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Traditional Single Family units should
not be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
Setback Variations
A. In order to improve the visual quality of the streetscape, every third
house should include a variation to the front yard setback.
B. Setback variations should not be less than twenty-five percent (25%)
of the standard minimum front yard setback (e.g., a front yard setback
of ten [10] feet would include an offset of two-and-a-half [2.5] feet).
An offset may be an increase or decrease in setback, as long as the
minimum setback is met.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
3.2.2. Traditional Single Family Design Guidelines
The following design guidelines apply to Traditional Single Family residential homes within San Luis Ranch.
Use of front yard setback variation
Example of home that incorporates
architectural features such as porches and
siding
Offset windows and recessed second story
to avoid direct sight lines and views
Home with varying roof planes and pitches,
accent details enhance the visual quality
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3-10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Porches
A. Porches should have a minimum depth of six (6) feet and should
accommodate a small seating area for chairs or a bench.
B. Homes located on corner lots should have porches that wraparound
and address both the primary and secondary building frontages.
Private Yard Areas
A. Traditional Single Family houses should have at least one usable
private yard area. Multiple usable outdoor areas (i.e. front, side, and/
or rear) are preferable and encouraged where possible.
B. When used as an outdoor living area, private yards should be a
minimum of one hundred and twenty-five (125) square feet with a
minimum dimension of eight (8) feet.
C. When used as a private yard area, side yards should be a minimum
one hundred and twenty-five (125) square feet with a minimum
dimension of eight (8) feet. Side yards utilized as private yard areas
should be integrated into the floor plan of the house to emphasize
indoor/outdoor living opportunities.
Garages
A. Garages should be recessed behind the home’s main facade to
minimize the visual impact of the garage door and parking apron from
the street.
B. Corner side street-loaded garages may be used on corner lots if the
garage is located in the rear half of the lot.
C. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
Enhanced and articulated entry to reflect
architectural style of the house
Seating area has been incorporated into
the entry porch of this house
This home recessed the garage in order to
help minimize visual impact of garage door
Drought- tolerant plants have been used in
the landscaping of this home’s front yard
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-11
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Small Lot Front Loaded
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3-12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.3 Small Lot Front Loaded Overview
Small Lot Front Loaded residential units are permitted on 2,400 sf minimum lots
with a 10% exception on irregular shaped lots. Due to the compact nature of
this product type, it is assumed that homes will be two-to-three stories high. As
a result, an emphasis should be placed on varying street setbacks, use of high-
quality materials, and enhanced articulation of building forms. Tandem garages
are permitted to minimize the visual effect of garages along the street.
3.3.1. Small Lot Front Loaded Development Standards
Table 3-4 includes development standards to guide development of Small Lot
Front Loaded homes.
Table 3-4: Small Lot Front Loaded Development Standards
Development Standards
LAND USE
Zone NG-1
Allowable Uses See Table 3-2
LOT REQUIREMENTS
Lot Area 2,400 sf minimum (Lot Area may vary up to 10%
on irregular shaped lots)
Lot Width 30’ minimum
Lot Depth 80’ minimum
Lot Coverage 75% maximum
BUILDING HEIGHT
Building Height 35’ maximum
SETBACKS
Street Front 10’ minimum
Porch 8’ minimum. Minimum porch dimension shall
be six (6) feet.
Garage 18’ minimum
Side Interior Lot 0’ minimum. Detached buildings are subject to
building code separation requirements.
Street Side Corner Lot 5’ minimum
Rear 5’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Yard
At least one (1) private side or rear yard shall
be provided at a minimum of 125 sf with a
minimum dimension of 8’.
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Small Lot Front Loaded site plan
Small Lot Front Loaded product type
8’10’18’
5’
ATTACHMENT 2
ARC2 - 22
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-13
Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Small Lot Front Loaded units should
not be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
Setback Variations
A. In order to improve the visual quality of the streetscape, every third
house should include a variation to the front yard setback.
B. Setback variations should not be less than twenty percent (20%) of the
standard minimum front yard setback (e.g., a front yard setback of ten
[10] feet would include an offset of two [2] feet). An offset may be an
increase or decrease in setback, as long as the minimum setback is met.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
Setback variation improve streetscape
quality
Architectural features such as porch, wood
detailing, and siding enhance this home
Offset windows prevent direct views from
neighboring homes
Overhangs and accent details on the roof
enhance the visual quality of the building
3.3.2. Small Lot Front Loaded Design Guidelines
The following design guidelines apply to Small Lot Front Loaded residential homes within San Luis Ranch.
ATTACHMENT 2
ARC2 - 23
3-14 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Porches
A. Porches should have a minimum depth of six (6) feet and should
accommodate a small seating area for chairs or a bench.
B. Homes located on corner lots should have porches that wraparound
and address both the primary and secondary building frontages.
Private Yard Areas
A. Private Yard Areas may include balconies, terraces, patios, roof decks,
and/or side and rear yards.
B. Small Lot Front Loaded houses should have at least one usable private
yard area. Multiple usable outdoor areas (i.e. front, side, and/or rear)
are preferable and encouraged where possible.
C. Side yards utilized as private yard areas should be integrated into
the floor plan of the house to emphasize indoor/outdoor living
opportunities.
Garages
A. Garages should be recessed behind the home’s main facade to
minimize the visual impact of the garage door and parking apron from
the street.
B. Corner side street-loaded garages may be used on corner lots if the
garage is located in the rear half of the lot.
C. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Window accent trim enhances the
architectural style of the building
Porch that incorporates seating area
Private side yard which integrates indoor/
outdoor living
Native plants and tree varieties were used
in landscaping this home
ATTACHMENT 2
ARC2 - 24
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-15
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Small Lot Alley Loaded
ATTACHMENT 2
ARC2 - 25
3-16 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.4 Small Lot Alley Loaded Overview
Small-Lot Alley Loaded residential units are permitted on 2,400 sf minimum lots
with a 10% exception on irregular shaped lots. The inviting nature of this product
type creates warm and friendly street environments with homes that will be two
stories high. Use of high-quality materials, enhanced articulation of building
forms, and varying street setbacks contribute to the intricacies of the product
type. Garages within this product type contain a variety of single, double, and
tandem designs with access taken from rear alleys.
3.4.1. Small Lot Alley Loaded Development Standards
Table 3-5 includes development standards to guide development of Small-Lot
Alley Loaded homes.
Table 3-5: Small Lot Alley Loaded Development Standards
Development Standards
LAND USE
Zone NG-1
Allowable Uses See Table 3-2
LOT REQUIREMENTS
Lot Area 2,400 sf minimum (Lot Area may vary up to 10%
on irregular shaped lots)
Lot Width 30’ minimum
Lot Depth 80’ minimum
Lot Coverage 75% maximum
BUILDING HEIGHT
Building Height 35’ maximum
SETBACKS
Street Front 10’ minimum
Porch 8’ minimum. Minimum porch dimension shall
be six (6) feet.
Garage (alley loaded)0’ minimum to side; 3’ minimum to side street;
0’ minimum to rear
Side Interior Lot 0’ minimum. Detached buildings are subject to
building code separation requirements.
Street Side Corner Lot 5’ minimum
Rear 3’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Yard
At least one (1) private side or rear yard shall
be provided at a minimum of 100 sf with a
minimum dimension of 8’.
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Small Lot Alley Loaded site plan
Small Lot Alley Loaded product type
3’
10’
8’
ATTACHMENT 2
ARC2 - 26
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-17
Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Small Lot Alley Loaded units should not
be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
E. Articulation along alleys should create visual interest through variation
in garage and building massing.
Setback Variations
A. In order to improve the visual quality of the streetscape, every third
house should include a variation to the front yard setback.
B. Setback variations should not be less than twenty percent (20%) of the
standard minimum front yard setback (e.g., a front yard setback of ten
[10] feet would increase an offset of two [2] feet). An offset may be an
increase or decrease in setback, as long as the minimum setback is met.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
match the roof color.
3.4.2. Small Lot Alley Loaded Design Guidelines
The following design guidelines apply to Small Lot Alley Loaded residential homes within San Luis Ranch.
A variety of different architectural features
were used on these neighboring homes
This home incorporates elevation setbacks,
porches, chimneys, and siding
Setback variation improves the visual
quality of the streetscape
Varying roof planes, pitches and accent
details enhance the design of this house
ATTACHMENT 2
ARC2 - 27
3-18 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Porches
A. Porches should have a minimum depth of six (6) feet and should
accommodate a small seating area for chairs or a bench.
B. Homes located on corner lots should have porches that wraparound
and address both the primary and secondary building frontages.
Private Yard Areas
A. Private Yard Areas may include balconies, terraces, patios, roof decks,
and/or side and rear yards.
B. Small Lot Alley Loaded houses should have at least one usable private
yard area. Multiple usable outdoor areas (i.e. front, side, and/or rear)
are preferable and encouraged where possible.
C. Side yards utilized as private yard areas should be integrated into
the floor plan of the house to emphasize indoor/outdoor living
opportunities.
Garages
A. Corner, detached alley-loaded garages may be used on corner lots if
the garage is consistent with the architectural style of the building and
addresses the streetscape.
B. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Accent trim such as sills and shutters make
this house authentic to it’s architectural style
This seating porch enhances the home’s
front exterior
Detailed garage doors were used in these
alley loaded garages
A variety of trees and native plants were
used on these homes
ATTACHMENT 2
ARC2 - 28
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-19
SPECIFIC PLAN ZONENeighborhood General Two (NG-2)
ATTACHMENT 2
ARC2 - 29
3-20 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Neighborhood General - Two (NG-2)
LAND USE PERMIT REQUIREMENTS USE REGULATION
Attached Townhome dwelling A See Section 3.6 herein
Caretaker quarters A
Club, lodge, private meeting hall D
Community Gardens D
Day care - Family day care home (small/large)A
Detached Townhome dwelling A See Section 3.5 herein
Fitness/health facility D
Home occupation Home Occ Permit 17.08.090
Library, museum D
Library, branch facility D
Live/work unit A 17.08.130
Mobile home as temporary residence at building site A
Multi-Family dwelling A See Section 3.7 herein
Outdoor/temporary/seasonal sales A
Park, playground A
Parking facility D
Senior citizen housing development D
Transit stop A
Work-live units A 17.08.130
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3-6: NG-2 Allowable Uses
Neighborhood General Two
NG-2
Figure 3.3 NG-2 Zone Map
ATTACHMENT 2
ARC2 - 30
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-21
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Detached Townhome
ATTACHMENT 2
ARC2 - 31
3-22 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.5 Detached Townhome Overview
Detached Townhome residential units occur on compact, alley loaded lots that
are a minimum of 1,000 sf. This higher-density detached product type provides
an urban composition with three-story high units containing optional roof decks.
Enhanced articulation of building forms, use of high-quality materials, and
integrated balcony spaces contribute to the attractiveness of this product type.
Auto access to individual garages within this product type is provided via rear
alleys.
3.5.1. Detached Townhome Development Standards
Table 3-7 includes development standards to guide development of Detached
Townhomes.
Table 3-7: Detached Townhome Standards
Development Standards
LAND USE
Zone NG-2
Allowable Uses See Table 3-6
LOT REQUIREMENTS
Lot Area 1,000 sf minimum
Lot Width 25’ minimum
Lot Depth 40’ minimum
Lot Coverage 100% maximum
BUILDING HEIGHT
Building Height 50’ maximum
SETBACKS
Street Front 5’ minimum
Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six
(6) feet.
Garage (alley loaded)0’ minimum to side; 3’ minimum to side street;
0’ minimum to rear
Side Interior Lot 0’ minimum. Detached buildings are subject to
building code separation requirements.
Street Side Corner Lot 10’ minimum
Rear 5’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Yard
At least one (1) private side or rear yard shall
be provided at a minimum of 100 sf with a
minimum dimension of 8’.
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Detached Townhome site plan
Detached Townhome product type
5’
ATTACHMENT 2
ARC2 - 32
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-23
Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Detached Townhome units should not
be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
E. Articulation along alleys should create visual interest through variation
in garage and building massing.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
A variety of different materials and wall
planes complement this house
Varying architectural features such as
porches and dormers enhance these homes
Varying roof planes, overhangs, and
accent details increase visual quality
Vents were painted to match the trim
which help enhance the visual quality
3.5.2. Detached Townhome Design Guidelines
The following design guidelines apply to Detached Townhomes within San Luis Ranch.
ATTACHMENT 2
ARC2 - 33
3-24 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Terraces, Patios, and Porches
A. Terraces, Patios, and Porches should have a minimum depth of six
(6) feet and should accommodate a small seating area for chairs or a
bench.
B. Homes located on corner lots should have terraces, patios, and/
or porches that wraparound and address both the primary and
secondary building frontages.
Private Yard Areas
A. Private Yard Areas may include balconies, terraces, patios, roof decks,
and/or side and rear yards.
B. Detached Townhomes should have at least one usable private yard
area. Multiple usable outdoor areas (i.e. front, side, and/or rear) are
preferable and encouraged where possible.
C. Side yards utilized as private yard areas should be integrated into
the floor plan of the house to emphasize indoor/outdoor living
opportunities.
D. In order to take advantage of surrounding views, roof decks are
encouraged for units where other private yard areas may be limited.
Garages
A. Garages should be recessed from the property’s rear yard setback
to minimize the visual impact of the garage door and parking apron
along the alley.
B. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Window accent trim such as shutters and
balconies enhance the style of this building
Private patios were integrated into the
design of these units
Garage doors were recessed and alley
loaded to minimize visual impact
Drought- tolerant plants were used on this
home’s landscaping
ATTACHMENT 2
ARC2 - 34
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-25
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Attached Townhome
ATTACHMENT 2
ARC2 - 35
3-26 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.6 Attached Townhome Overview
Attached Townhome residential units are constructed with a variety of facades
on the same building to distinguish units in rows, blocks, or clusters that are
a minimum of 1,000 sf. This higher-density attached product type provides an
urban composition with three-story high units containing optional roof decks.
Enhanced articulation of building forms, use of high-quality materials, and
integrated balcony spaces contribute to the attractiveness of this product type.
Auto access to individual garages within this product type is provided via rear
alleys or a private shared driveway or autocourt.
3.6.1. Attached Townhome Development Standards
Table 3-8 includes development standards to guide development of Attached
Townhomes.
Table 3-8: Attached Townhome Standards
Development Standards
LAND USE
Zone NG-2
Allowable Uses See Table 3-6
LOT REQUIREMENTS
Lot Area 1,000 sf minimum
Lot Width 20’ minimum
Lot Depth 40’ minimum
Lot Coverage 60% maximum
BUILDING HEIGHT
Building Height 50’ maximum
SETBACKS
Street Front 5’ minimum
Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6)
feet.
Garage (alley loaded)0’ minimum to side; 3’ minimum to side street;
0’ minimum to rear
Side Interior Lot 0’ minimum
Street Side Corner Lot 10’ minimum
Rear 5’ minimum
OTHER
Automobile Parking 2 spaces per unit. At least one parking space
shall be covered.
Bicycle Parking See SLOMC Section 17.16.060
Private Outdoor Space
At least one (1) private outdoor space or rear
yard shall be provided at a minimum of 100 sf
with a minimum dimension of 8’.
Landscaping
Street setback area shall be landscaped
prior to occupancy. One 15 gallon (minimum)
production tree shall be planted per unit. Turf is
prohibited within the street yard area.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Attached Townhome site plan
Attached Townhome product type
ATTACHMENT 2
ARC2 - 36
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-27
Building Form
A. A variety of architectural details, elevations, and setbacks create visual
interest to homes. Designs for Attached Townhome units should not
be repeated more frequently than every fourth house.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
E. Articulation along alleys should create visual interest through variation
in garage and building massing.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located on a
second story should be recessed or enclosed.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into house designs to increase the
visual quality and character of a building, while reducing the bulk and
size of the structure.
B. Roof tiles and colors consistent with the architectural style of the house
should be incorporated to enhance the diversity and character of the
community. Roofing colors should be soft earth tones to minimize
reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
Roof accent details and varying pitches
increase the visual quality of this home
Varying elevations, setbacks and materials
were used to create visual interest
Offset balconies and decks prevent direct
views into the neighboring windows
Window details reflect the architectural
style of this home
3.6.2. Attached Townhome Design Guidelines
The following design guidelines apply to Attached Townhomes within San Luis Ranch.
ATTACHMENT 2
ARC2 - 37
3-28 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
C. Windows, garage windows, and doors should complement the
architectural style of the building.
Terraces, Patios, and Porches
A. Terraces, Patios, and Porches should have a minimum depth of six
(6) feet and should accommodate a small seating area for chairs or a
bench.
B. Homes located on corner lots should have terraces, patios, and/
or porches that wraparound and address both the primary and
secondary building frontages.
Private Yard Areas
A. Private Yard Areas include balconies, terraces, patios, roof decks, and/
or side and rear yards.
B. Attached Townhomes should have at least one usable private yard
area.
C. Side yards utilized as private yard areas should be integrated into
the floor plan of the house to emphasize indoor/outdoor living
opportunities.
D. In order to take advantage of surrounding views, roof decks are
strongly encouraged for units where other private yard area may be
limited.
Garages
A. Garages should be recessed from the property’s rear yard setback
to minimize the visual impact of the garage door and parking apron
along the alley.
B. Corner, detached alley-loaded garages may be used on corner lots if
the garage is consistent with the architectural style of the building and
addresses the streetscape.
C. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Garage windows complement the
architectural style of this building
Use of private patios were used on this
project to emphasize indoor /outdoor living
Alley loaded , recessed garage doors with
architectural detail enhance this project
A blend of turf, drought-tolerant, and
native plants comprised this landscaping
ATTACHMENT 2
ARC2 - 38
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-29
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Multi-Family
ATTACHMENT 2
ARC2 - 39
3-30 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.7 Multi-Family Overview
Multi-family residential units may be comprised of apartments, condos, and/
or flats. This product type is oriented towards a variety of age and income
demographics and provides ease of access to nearby park and open space
areas. Use of high-quality materials, enhanced building form articulation, and
integrated balcony spaces contribute to the attractiveness of this product type.
Parking for residential units are integrated into the site while minimizing visibility
from the street.
3.7.1. Multi-Family Development Standards
Table 3-9 includes development standards to guide development of multi-family
residential units.
Table 3-9: Multi-Family Standards
Development Standards
LAND USE
Zone NG-2
Allowable Uses See Table 3-6
LOT REQUIREMENTS
Lot Area 1,000 sf minimum
Lot Width 25’ minimum
Lot Depth 40’ minimum
Lot Coverage 100% maximum
BUILDING HEIGHT
Building Height 50’ maximum
SETBACKS
Street Front 5’ minimum
Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6)
feet.
Side Lot 0’ minimum
Rear 5’ minimum
OTHER
Automobile Parking
1 space per unit. 0.25 guest space per unit.
Required residential parking shall not be visible
from a public street.
Bicycle Parking See SLOMC Section 17.16.060
Outdoor Space
A minimum of 100 square feet of private yard
space shall be provided for first floor units. A
minimum of 50 square feet of private outdoor
space shall be provided for upper floor units.
A minimum of 400 square feet of community
open space shall be provided per unit.
Exterior Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Multi-Family site plan
Multi-Family product type
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Building Form
A. Attached residential units should be designed and detailed to correlate
with neighboring single-family detached and/or attached homes. The
architecture should incorporate the best features of the neighboring
units.
B. Architectural features such as porches, balconies, chimneys, door
placement, window proportions, dormers, wood detailing, fencing,
siding, and color scheme should be used to complement the overall
building design, site, and neighborhood context.
C. Building facades should incorporate various setbacks and utilize
different materials to minimize singular wall planes.
D. Designs should be oriented to incorporate a relationship between
indoor and outdoor spaces.
Privacy
A. Windows adjacent to a neighboring home should be offset to prevent
direct views into neighbor’s windows, with specific attention paid to
second story windows that look down into first floor windows on
adjacent properties.
B. Balconies and decks should avoid direct sight lines to neighbor’s
windows or livable outdoor areas. Balconies or decks located above
the first story should be recessed or enclosed on three (3) sides.
Roofs
A. A variety of roof planes and pitches, porches, overhangs, and accent
details should be incorporated into multi-family designs to increase
the visual quality and character of a building, while reducing the bulk
and size of the structure.
B. Roof tiles and colors consistent with the architectural style of the
multi-family units should be incorporated to enhance the diversity and
character of the community. Roofing colors should be soft earth tones
to minimize reflective glare and visual impacts.
C. Roof penetrations for vents should be consolidated and located on the
rear side of roof ridges whenever possible. Vents should be painted to
match the roof color.
Windows and Doors
A. Entries should be enhanced to reflect the architectural style and
details of the building.
B. Windows should be articulated with accent trim, sills, kickers, shutters,
window flower boxes, balconies, awnings, or trellises authentic to the
architectural style of the building.
C. Windows, garage windows, and doors should complement the
3.7.2. Multi-Family Design Guidelines
The following design guidelines apply to Multi-Family residential units within San Luis Ranch.
Varying wall planes and building materials
create visual interest
Balconies and wood detailing complement
this building’s visual quality
The use of a variety of roof pitches
increases the visual quality of this home
Details on the entry on the home reflect it’s
architectural style
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3-32 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
architectural style of the building.
Terraces, Patios, and Porches
A. Terraces, Patios, and Porches should have a minimum depth of six
(6) feet and should accommodate a small seating area for chairs or a
bench.
B. Units located on corner lots should have terraces, patios, and/
or porches that wraparound and address both the primary and
secondary building frontages.
Private Yard Areas
A. Multi-family units should provide multiple usable outdoor areas where
feasible.
B. Functional and usable outdoor porches, patios, courtyards, roof decks,
and/or other areas for the use of all building residents are encouraged
for multi-family buildings.
Garages/Carports
A. Garage entries, carports, and parking areas should be internalized in
building groups or oriented away from street frontages to minimize
visual impact on the street where practical.
B. Garage doors should incorporate architectural detailing that is
consistent with the overall architectural style of the building.
Accessory Structures
A. Community accessory structures, including garages, carports, grouped
mailboxes, storage and maintenance facilities, recreational facilities,
picnic shelters, and outdoor shade structures, should incorporate
compatible materials, scale, colors, architectural details, and roof
slopes as the primary multi-family building or buildings they serve.
B. Rear or end walls of detached garages and carports that face a
perimeter street should be screened with landscaping and articulated
through the use of trellises or attached arbors, windows, or variation
in wall or roof planes.
C. Trash enclosure and recycling storage areas should be located in
convenient areas with reduced visual prominence, such as inside
parking courts or at the end of parking bays. Lighted access that meets
applicable accessibility standards should be incorporated.
Landscaping
A. Landscaping should be comprised of edible, drought-tolerant, or
native plant and tree varietals.
B. All landscape plans should be reviewed by a licensed landscape
architect.
Terraces with seating areas were
incorporated to increase visual interest
Garage entries were orientated away from
street frontages to reduce visual impact
This accessory structure used compatible
building materials to match the project
Native landscaping and varying trees
comprised this project’s landscaping
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SPECIFIC PLAN ZONENeighborhood Commercial (NC)
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3-34 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Neighborhood Commercial - (NC)
LAND USE PERMIT REQUIREMENTS USE REGULATION
Antennas and telecommunications facilities D 17.16.120
Bar/tavern D
Bed and Breakfast inn A
Building and landscape materials, sales, indoor/
outdoor D
Caretaker quarters A
Catering service D
Club, lodge, private meeting hall A
Commercial recreation facility - Indoor A 17.08.060
Commercial recreation facility - Outdoor D
Community Gardens D
Copying and quick printer service A
Convenience store A 17.08.095
Day care - Day care center (child/adult)A 17.08.100
Day care - Family day care home (small/large)A 17.08.100
Educational conference D 17.08.010(c)(6)
Extended hour retail D
Fitness/health facility A
General retail - 15,000 sf or less A
General retail - more than 15,000 sf up to 60,000 sf D
General retail - more than 60,000 sf up to 140,000 sf PC
Home occupation Home Occ Permit 17.08.090
Hotel, motel A
Library, museum D
Library, branch facility D
Liquor store/alcohol sales D 17.11, 17.100.180
Live/work units A 17.08.130
Medical service - doctor office A
Medical service - clinic, laboratory, urgent care A
Mobile home as temporary residence at building site A
Multi-family dwelling A 17.22.010(G)
Night club PC 17.95
Outdoor/temporary/ seasonal sales A 17.08.020
Park, playground A
Parking facility D (3)
Parking facility - multilevel D (3)17.95
Parking facility - temporary D
Personal services A
Personal services - restricted PC
Produce stand A
Public assembly facility D
Public safety facilities A
Recreational vehicle (RV) park accessory to hotel, motel PC
Table 3-10: NC Allowable Uses
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Notes:
1. Safe parking is only allowed to a public assembly use, such as a club, lodge, private meeting hall, or religious facility.
Safe parking is prohibited on properties where residential uses are the primary use.
2. Behind ground floor use only. Allowed as a ground floor use with Administrative Use Permit.
3. Parking as a Principal Use. Use permit approval may include deviations to otherwise applicable setback requirements
and building height limits. A multi-level parking facility will require the approval of a use permit by the planning
commission.
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3:10: NC Allowable Uses continued
Recycling facilities - small collection facility D
Religious facility PC
Residential care facilities - 7 or more residents PC
Residential support services A (2)
Rest Home PC
Restaurant A
Safe parking (1)PC 17.08.115
School - Specialized education/training D
Service station D 18.08.030
Social services organization A
Special Event D 17.08.010
Sports and active recreation facility PC
Studio - Art, dance, martial arts, music, etc.A
Theater D 17.95
Transit stop A
Vehicle services - car wash D
Veterinary clinic/hospital, boarding, small animal
indoor A
Wine/cider/beer tasting room or distillation facility D
NC
Neighborhood Commercial
Figure 3.4 NC Zone Map
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DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Commercial, Office, Hotel
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3.8 Commercial, Office, Hotel Overview
Commercial areas within San Luis Ranch include restaurant, retail, office,
hotel, and other complementary land uses. The variety of uses and enhanced
pedestrian orientation creates a friendly, welcoming neighborhood center
serving the adjacent residential neighborhoods while at the same time providing
a wide-range of regional services for Central Coast residents and visitors. Use of
high-quality materials, enhanced articulation of building forms, and consistent
architectural styles contribute to the connection between commercial and
adjacent residential neighborhoods. An integrated transit hub within the
commercial area provides convenient access to local and regional transit services
for both residents and visitors.
3.8.1. Commercial Development Standards
Table 3-11 includes development standards to guide development of Commercial,
Office, and Hotel (NC) designated areas.
A variety of uses will provide a wide-range of regional services for Central Coast residents
Enhanced pedestrian orientation create
friendly neighborhood centers
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Table 3-11: Commercial, Office, Hotel Standards
Development Standards
LAND USE
Zone NC
Allowable Uses See Table 3-10
LOT REQUIREMENTS
Lot Coverage 80% maximum
BUILDING ORIENTATION
Orientation Buildings shall be oriented toward the street.
BUILDING HEIGHT
Building Height 20’ minimum; 50’ maximum
SETBACKS
Street Front 5’ minimum
Side Interior Lot 0’ minimum
Street Side Corner Lot 0’ minimum
Parking 15’ minimum (Setback shall be landscaped when located adjacent to public street.)
Rear 10’ minimum; 25’ minimum when adjacent to residential uses.
OTHER
Automobile Parking
A. Retail Sales (all types) 1 space per 500 sf
B. Grocery, specialty food: 1 space per 500 sf
C. Bar/Tavern: see SLOMC Section 17.16.060 Table 6
D. Office: 1 space per 400 sf
E. Hotel: 1 space per room; 1 space per manager quarters
F. Multi-family: 1 space per unit Guest Parking: 0.25 space per unit
Bicycle Parking See SLOMC Section 17.16.060
Landscaping
20% minimum lot area. Up to 1/3 of the required landscape area may be hardscape or
plaza. Parking is not permitted within this area. 10% of landscape requirement can be met
through use of pervious paving.
A minimum 6’ wide landscape area as measured perpendicularly from the building shall be
provided around the perimeter of the building where visible from a public street. Loading
zones, building entrances, and street setbacks areas excluded. A minimum 10’ landscape
buffer shall be provided adjacent to residential uses.
Architectural Lighting
All upward-aimed light shall be fully shielded, fully confined from projecting into the sky by
eaves, roofs, or overhangs, and mounted as flush to a wall as possible.
Building facade lighting shall be fully shielded, aimed downward, and mounted as flush to a
wall as possible.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Building Facades
A. No building facade visible from a public street shall extend more than 30’ in length
without a 2’ minimum variation in the wall plane.
B. Buildings shall be designed to meet the intent of the design guidelines in Section
3.8.2.
Transit Center
A transit hub containing benches, covered awnings, and signage designed in the
architectural style of adjacent buildings shall be provided along the Commercial project
frontage near the Dalidio Road and Froom Ranch Way intersection. Applicant shall
coordinate with SLO Transit and SLORTA for final placement and design detailing.
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3-40 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Site Planning and Design
A. Buildings should be sited close to and oriented toward external
and interior streets. Building design should incorporate pedestrian
walkways, outdoor seating, and landscape areas where possible.
B. Outdoor spaces should reflect careful planning and provide plaza
spaces with defined edges, benches, and lighting that establish a
sense of place.
C. Plazas, courtyards, pocket parks, and outdoor cafes should be designed
in an inviting manner that encourages pedestrian use through the
incorporation of trellises, fountains, art, seating, and shade trees.
D. Public art is encouraged as an on-site amenity for all projects.
Building Form
A. 360-Degree architecture is the concept of designing a building where
all sides of the building have been detailed to complement the primary
street elevation in architecture, massing, and materials. Buildings should
be aesthetically pleasing from all angles, especially for buildings that
have high visibility.
B. Roofs covering the entire building such as hips and gables, are preferred
over mansard roofs.
C. The appearance of several smaller buildings, rather than one large
building is preferred to foster a more intimate, pedestrian-friendly
scale. Vertical elements such as pilasters help create bays to give the
appearance of several smaller buildings.
D. Vertical elements such as towers can be used to accent horizontal
massing and provide visual interest, especially on corner buildings.
Building Elements and Articulation
A. Human scale should be created through the use of awnings, arches,
walls, trellises, arbors, pergolas, and other architectural elements.
These elements should be integrated into the building design to avoid
the look of “tacked on” architectural features.
B. Storefront windows, display cases, and other elements that provide
visual interest to facades should be provided.
C. Details such as wall surfaces constructed with patterns, changes in
materials, building pop-outs, columns, and recessed areas should be
used to create shadow patterns and depth on the wall surfaces.
D. Building materials and finishes should be true to the structure’s
architectural style.
E. Building facades facing paseos should be articulated with detail and
display windows.
F. Murals, trellises, or vines should be placed on large expanses of walls
Building should be aesthetically pleasing
from all angles
Outdoor plaza spaces with water features
help to establish a sense of place
The use of towers accent horizontal
massing and provide visual interest
Change in building materials, pop-outs, and
columns create shadow patterns and depth
3.8.2. Commercial, Office, Hotel Design Guidelines
The following design guidelines apply to Commercial, Office, and Hotel development within San Luis Ranch.
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at the rear or sides of buildings to soften the appearance and create
visual interest.
Commercial Plazas
A. Specialized, defined, public outdoor spaces should be incorporated
into the overall building and project design. These outdoor spaces
should have clear, recognizable shapes that reflect careful planning
and should not be a result of “leftover” areas between structures.
B. Site amenities, including benches, drinking fountains, provisions for
bicyclists, water features, and public art, should be utilized and should
complement the project’s architectural character.
C. Pedestrian links should be provided between buildings on the same
site, public open spaces, and parking areas and should be visually
emphasized through the use of landscaping or trellis features, lighting,
walls, and/or distinctive paving. Pedestrian links should be consistent
with Title 24 California Code of Regulations accessibility requirements.
Sidewalk Cafes
A. Sidewalk cafe areas should be screened with semi-permanent
decorative screens, walls, or planters. Screens can be solid or semi-
solid and should be consistent with building facade design and/or
restaurant theme.
B. Screen layout needs to enclose the entire outdoor cafe area, leaving
required exit width accommodations for occupancy of facility.
C. Tables and chairs can be of varying type, but those designed for
exterior use are recommended. Plastic chairs are prohibited. Tabletop
sunshades, pole shades, and sunscreens are recommended.
Lighting
A. Lighting should be designed to provide ambiance, safety, and security
without unnecessary spillover or glare onto adjacent properties.
B. The quality of light, level of light as measured in foot-candles, and the
type of bulb or source should be carefully addressed. Lighting levels
should not be so intense as to draw attention to the flow or glare of
the project site. The lighting plan should incorporate current energy-
efficient fixtures and technology.
C. Building light fixtures should be designed or selected to be
architecturally compatible with the main structure, which should
complement the theme of the surrounding area.
D. Accent lighting that is downlit and focused on key architectural
elements and trees can be effective and attractive; however, light
sources should be screened from view.
Defined outdoor plazas enhance the
pedestrian experience
Public seating should be used to
complement the project’s character
Sidewalk cafes should be screened with
decorative walls or planters
Light fixtures should be architecturally
compatible to the building’s style
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3-42 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Signs reflect the type of business through
design and shape
This sign was constructed to reflect a high
quality of craftsmanship
The use of brick complements the
architectural style of this building
Plant material was used to screen this trash
from public view
E. Pedestrian areas, paseos, sidewalks, and building entrances should be
adequately lit to provide safety and security.
Signs
A. Signs should be in scale with and in proportion to the primary building
facade so that the signs do not dominate the appearance.
B. Signs that reflect the type of business through design, shape, or
graphic form are encouraged.
C. The method of attaching the sign to the building should be integrated
into the overall sign design.
D. Signs should not cover up windows or important architectural features.
E. Where several tenants occupy the same site or building, individual
wall-mounted signs should be used in combination with a monument
sign identifying the development and address.
F. Flush mounted signs should be positioned within architectural
features such as the window panel above the storefront or flanking
the doorway.
G. Project architect should be consulted when preparing a signage
program to ensure consistency with the project architecture and
character.
H. Sign construction should reflect a high level of craftsmanship.
Building Materials
A. Building materials should consist of materials commonly associated
with the architectural style of the building. Highly reflective or tinted
glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles,
and undecorated concrete block should be avoided.
B. Smooth plaster finishes are preferred over rough, textured stucco.
Stucco may be used in combination with other materials such as
siding and brick. Stucco should be primarily used for side and back
walls that are not as visible from public view; with the richer materials
used on the front or to accent architectural features.
Exterior Colors
A. Exterior colors should be consistent with the architectural style of the
building. Color schemes that involve a minimum of three (3) colors
should be utilized.
B. Different colors accentuating different aspects and details of the
building architecture should be utilized. Except for accenting different
aspects and details of a building, bright colors should be avoided.
C. Certain materials, such as stone and brick, have distinct coloring in
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Plant material was used to screen this
mechanical equipment from view
This trash enclosure was design to match
the architectural style of the project
Decorative landscaping was used to
enhance this parking lot
Bicycle parking was provided in a
convenient place out of pedestrian’s way
their natural state and should be thought of as an element of the color
palette used. These materials should not be painted.
Utilitarian Aspects of Buildings
A. Outdoor storage areas, including trash and recycling, should be
located to the rear or sides of a building and should be screened from
public view with walls, berms, or landscaping.
B. All mechanical equipment on the roof or ground, including air
conditioners and heaters, should be screened from public view.
Screening elements should be architecturally compatible in color,
shape, size, and material with the primary building and should be
carefully integrated into the overall building design.
C. Utility service areas, such as electrical panels, should be placed within
enclosures that are architecturally integrated into the building design.
D. Trash enclosures and loading areas should be designed using similar
materials and colors as the surrounding buildings within the project
and must be screened with landscaping or wall materials and sited
where least visible to the public.
E. Trash enclosures should be combined among buildings where
possible and should be large enough to handle the refuse generated
by the users and accessible for service vehicles.
F. A pedestrian entrance to the trash enclosure should be provided so
the large access gates do not have to be opened as often.
G. Sheet metal vents, pipe stacks, and flashing should be painted to
match the adjacent roof or wall material.
H. Gutters and downspouts on the exterior of the building should be
decorative or designed to integrate with the building facade.
I. Roof access should be provided from the interior of the building.
Exterior roof access ladders should be avoided if possible.
Parking Lot Design and Screening
A. Parking should be located at the rear of buildings, where feasible.
B. Large areas of parking should be avoided. It is preferable to create
small, connected parking lots utilizing shared driveways, pedestrian
connections, and landscape buffers.
C. Parking lots should provide areas for bicycle and motorcycle parking
and are encouraged to incorporate electrical vehicle charging stations.
D. Decorative landscaping and lighting will enhance parking areas and
reduce the visual impact. Shade trees and lampposts reflecting the
desired architectural style of the project should be provided.
E. Parking areas abutting a public sidewalk or street should provide a
landscaped stop or planter that includes a combination of trees and
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Bike parking should be conveniently
located and not conflict with pedestrians
Landscaping should be comprised of
edible, native, and drought-tolerant plants
Parking areas should be screened as much
as possible from public streets
shrubs.
F. Patterns and colors should be installed in paving treatments using
tile, brick, or textured concrete in order to provide clear identification
of pedestrian access points into buildings and to highlight parking
features.
Bicycle and Pedestrian Circulation
A. All development within the Commercial area of San Luis Ranch should
provide bicycle parking per the City of San Luis Obispo’s standards.
B. Bicycles parking should be conveniently located, but should not
conflict with pedestrian or auto circulation. Parking areas can be
combined and placed in locations that do not conflict with stores and
pedestrian circulation.
C. All buildings within the Commercial area of San Luis Ranch should
provide paved access to the stores from adjacent walks along parkways
and streets. This hard surface accessway shall have minimal number
of conflicts with interior auto circulation and meet all accessibility
codes and requirements.
Project Landscape and Hardscape
A. Landscaping should be comprised of edible, production, drought-
tolerant, or native plant and tree varietals.
B. Trees and shrubs should be located and spaced to allow for mature
and long-term growth.
C. Trees should be selected based on performance basis with the
objective of producing fruit, minimizing water use, providing shade,
minimizing hazardous litter, minimizing root intrusion, and providing
color and contrast.
A. Vines and potted plants should be incorporated to provide wall,
column, and post texture and color, as well as for accentuating
entryways, courtyards, and sidewalks.
B. Plantings should be used to screen or separate less desirable areas
from public view, such as trash enclosures, parking areas, storage
areas, loading areas, and public utilities.
Screen Walls and Fences
A. Where serving as a visual or noise barrier for enclosure of storage
areas, open work areas, or refuse collection areas, wall and fence
heights and materials should be sufficient to ensure that adjacent
properties and public streets are protected from visual or noise
impacts.
B. Parking areas should be screen as much as possible from outside
streets. This can be accomplished through the use of low walls,
hedges, berms and grade changes. This screening does not need to
obscure sight lines to commercial structures.
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SPECIFIC PLAN ZONEParks and Open Space (P-OS)
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Parks/Open Space (P-OS)
LAND USE PERMIT REQUIREMENTS USE REGULATION
Community gardens A
Park, playground A
Special event D 17.08.010
Sports and active recreation facility PC
Outdoor/temporary/seasonal sales A
Transit stop A
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3-12: P-OS Allowable Uses
P-OS
Parks and Open Space
Figure 3.5 P-OS Zone Map
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SPECIFIC PLAN ZONEAgriculture (A)
1014024 - MAY 22, 2015
SAN LUIS RANCH BIRDSEYE VIEW OF PROJECT
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Agricultural (A) Allowed Uses
LAND USE PERMIT REQUIREMENTS USE REGULATION
Agricultural events D
Agricultural retail sales D
Animal keeping D
Bar/tavern D
Caretaker quarters A
Catering service PC
Commercial recreation facility - outdoor D
Community garden D
Crop production and processing A
General retail - 15,000 sf or less D
Grazing D
Greenhouse/plant nursery, commercial PC
Library, museums (Heritage Learning Center)D
Liquor store/alcohol sales D 17.11, 17.100.180
Outdoor/BBQ/grill, accessory to restaurant D
Outdoor/temporary/seasonal sales A 17.08.020
Parking facility - temporary D
Produce Stand A
Public assembly facility D
Restaurant D
Special event D 17.08.010
Wine/local beer tasting room D
D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required,
A = Allowed by right
Table 3-13: A Allowable Uses
A
Agriculture
Figure 3.6 A Zone Map
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DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Agricultural Heritage & Learning Center
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3.9 Agricultural Heritage Facilities and Learning
Center Overview
The Agricultural Heritage Facilities and Learning Center includes a learning
center, market/farm stand, agricultural processing center, food services, and
agricultural accessory structures. This community and visitor serving cultural
destination will provide a venue for locally grown and produced products,
educational and hands-on learning opportunities, and seasonal community
gathering spaces. With a major portion of the site remaining in agricultural
production, agricultural operations will be supported by an appropriately scaled
agricultural processing center and a limited amount of accessory structures.
Historic structures identified on-site will be integrated into the site plan design
and utilized as part of the Agricultural Heritage Facilities and Learning Center
operations.
3.9.1. Agricultural Heritage Facilities and Learning Center
Development Standards
Table 3-14 includes development standards to guide development of the
Agricultural Heritage Facilities and Learning Center.
Table 3-14: Agricultural Heritage Facilities and Learning Center
Standards
Development Standards
LAND USE
Zone A
Allowable Uses See Table 3-13
DEVELOPMENT POTENTIAL
Learning Center 3,000 sf maximum
Market/Farm Stand 3,000 sf maximum
Ag Processing Center 10,000 sf maximum
Food Services 5,000 sf maximum
Ag Accessory Structures 10,000 sf maximum with no structure greater
than 1,500 sf
BUILDING HEIGHT
Building Height 35’ maximum; Historical structures may exceed
height limit up to 45’ maximum.
SETBACKS
Street Front 20’ minimum
Side Interior Lot 20’ minimum
Street Side Corner Lot 20’ minimum
Rear 20’ minimum
OTHER
Automobile Parking 1 space per 500 sf
Bicycle Parking See SLOMC Section 17.16.060
Landscaping
Landscape plantings shall be comprised of
native, drought tolerant, and/or edible plant
varietals.
Lighting All lighting shall be downward focused except
for ambient string-style patio lights.
Signs See Table 3.15
Fences/Walls/Hedges See SLOMC Section 17.16.050
Plan view illustrative of Agricultural Heritage
Facilities and Learning Center Site
Birdseye view of Agricultural Heritage
Facility
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-51
Site Planning and Design
A. Site design should consider the highly visible character of this site and
place loading/delivery/back of house uses in various inconspicuous
locations.
B. Buildings should be aesthetically pleasing from all angles, especially for
buildings that have high visibility from Highway 101.
C. Site design should incorporate pedestrian walkways, outdoor seating,
and landscape areas.
D. Outdoor spaces should reflect careful planning and provide plaza
spaces with defined edges, benches, and lighting that establish a
sense of place.
E. Building forms, materials, and finishes should reflect the agrarian
heritage of the site.
F. Murals, trellises, or vines should be placed on large expanses of walls
at the rear or sides of buildings to soften the appearance and create
visual interest.
G. A series of pedestrian promenades and plazas should link the various
structures placed on-site for the Agricultural Heritage Facilities and
Learning Center.
H. A variety of outdoor seating areas should be incorporated to encourage
formal and informal on-site dining.
I. Site amenities, including benches, drinking fountains, provisions for
bicyclists, water features, and public art, should be utilized and should
complement the project’s architectural character.
J. Flexible spacing for use by food trucks, formal and informal events, live
music, and other agricultural related activities should be incorporated
adjacent to the planned Agricultural Heritage Facilities and Learning
Center.
K. Lighting should be designed to provide ambiance, safety, and security
without unnecessary spillover or glare onto adjacent properties.
L. Building light fixtures, such as barn style or gooseneck, should be
designed or selected to be architecturally compatible with the main
structures, which should complement the agrarian theme of the site.
M. Signs should be in scale with and in proportion to the primary building
facade so that the signs do not dominate the appearance.
N. Building materials should consist of materials commonly associated
with the architectural style of the building. Highly reflective or tinted
glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles,
and undecorated concrete block should be avoided.
Building materials such as barn wood were
consistent with character of this building
Site design of highly visible areas should
reflect mountain viewsheds
Pedestrian promenades link various uses
Site amenities such as a public gardens
complement the project’s character
3.9.2. Agricultural Heritage Facilities and Learning Center Design Guidelines
The following design guidelines apply to the Agricultural Heritage Facilities and Learning Center within San Luis Ranch.
ATTACHMENT 2
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3-52 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
O. Exterior colors should be consistent with the architectural style of the
building. Color schemes that involve a minimum of three (3) colors
should be utilized.
P. Different colors accentuating different aspects and details of the
building architecture should be utilized. Except for accenting different
aspects and details of a building, bright colors should be avoided.
Q. Landscaping should be comprised of edible, production, drought-
tolerant, or native plant and tree varietals.
R. Trees and shrubs should be located and spaced to allow for mature
and long-term growth.
S. Trees should be selected based on performance basis with the
objective of producing fruit, minimizing water use, providing shade,
minimizing hazardous litter, minimizing root intrusion, and providing
color and contrast.
T. Vines and potted plants should be incorporated to provide wall,
column, and post texture and color, as well as for accentuating
entryways, courtyards, and sidewalks.
U. Plantings should be used to screen or separate less desirable areas
from public view, such as trash enclosures, parking areas, storage
areas, loading areas, and public utilities.
The color red was selected to be
reminiscent to it’s barn-like inspiration
Trees were selected that produce fruit and
minimize water use
ATTACHMENT 2
ARC2 - 62
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-53
REFERENCE GUIDE
ARCHITECTURAL STYLE
ATTACHMENT 2
ARC2 - 63
3-54 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.10 Architectural Style Reference
Guide
3.10.1. San Luis Ranch Buildings and Houses
The Architectural Style Reference Guide is intended to be
used as a resource for developing design strategies for
residential, commercial, office, hotel, and other land uses
within the San Luis Ranch Specific Plan. There are three
(3) distinct architectural styles permitted within San Luis
Ranch: Modern Agrarian, Craftsman, and Contemporary.
Each architectural style includes design criteria for a
variety of elements and the composition of that style.
ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-55
3.10.2. Modern Agrarian
Style Introduction
Modern agrarian architecture is a hybrid style that
combines local, utilitarian farmhouse materials
with modern accents. Stone base accents, simple
massing, a clean roofline, and an open floor plan
are a typical mix of style components. Details may
include an entry court, multiple breezeways or open-
air walkways, classic barn colors such as red, yellow,
white or black, shutters, metal roofs, and limited
stone accents.
Style Essentials
Low pitched roofline with gabled, hipped, shed, or
simple single primary roof
Decorative vented cupolas
Covered porches with square posts and brackets
Regularly placed and shaped multi-paned windows
that are vertically oriented with divided lights
Massing and Composition
Single front gabled with steep to moderate pitch
Single front gabled roof pitch is typically 5:12. Front
porch or interior bay is located under main roof or in
front projection.
Cross gabled with steep to moderate pitch
Cross gabled roof pitch is typically 5:12. Front porch
or interior bay is located under main roof or in front
projection.
Side gabled with shed roof
Side gabled roof pitch is typically 5:12. Front porch
or interior bay is located under main roof or in front
projection.
Possibilities and Precedents
Modern Agrarian style example
ATTACHMENT 2
ARC2 - 65
3-56 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Materials
Siding/Cladding
• Wood or fiber cement board and batten
• Wood or fiber-cement lap siding
• Stucco up to 50%
• Metal siding either corrugated or paneled
Roofing
• Standing seam metal, corrugated metal,
composite shingles, or concrete tile with flat
profile
Windows
• Single- or double-hung and casement, sliders
to meet egress only
• Energy-efficient wood, PVC-clad, cellular PVC,
aluminum clad, aluminum, or vinyl
• Traditional wood profiles
Trim
• Wood, composition board, cellular PVC, or
polyurethane
Columns/Brackets
• Square posts
• Wood or composite
Railings
• Flat or profiled
• Wooden top and bottom rails with square
balusters
Soffits and Porch Ceiling
• Exposed rafters at soffits with starter board or
v-groove sheathing
• T&G wood, beaded plywood, exterior-grade
plywood, or stucco ceiling
Gutters
• Ogee, half-round, or square, primed or pre-
finished metal
• Fascia gutter permitted
Downspouts
• Rectangular or round
• Primed or pre-finished metal
Shutters
• Raised or flat-paneled
• Louvered or plank
• Wood or composite material, or colored vinyl
• Hinges, shutter dogs, and latches are
encouraged
Chimneys
• Manufactured stone or brick veneer or siding
to match house
Front Yard Fences
• Wood picket, prefinished metal, stone,
masonry, or stucco finish
• Vinyl picket permitted
Rear Yard Fences
• Cedar, redwood, or masonry with stucco finish
• Vinyl and pressure-treated wood are permitted
Details
• Knee brackets
Colors
Siding and Trim
• White, cream, or natural colors
Windows
• White or sashes and frames to match trim color
Roof Shingles
• Natural shake color
Gutters and Downspouts
• Match color of siding/cladding and trim
Front Yard Fences
• Wood to be white
ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-57
3.10.3. Craftsman
Style Introduction
Craftsman style architecture highlights natural materials,
simplicity, and handiwork. Open porches feature
overhanging beams and exposed rafters. A low-pitched
roof and projecting eaves are typical of this style. Typical
details can include shingle siding and stone details.
Gables and dormers are accentuated with decorative
trim. Porches are often supported with square or round
columns and stone supports.
Style Essentials
• Low sloped roof with smaller gable over the
porch or alternatively a shed roof facing
the front with a broad dormer for an upper
story room
• Open or enclosed front porch serves as an
extension of the indoor living space
• Variety of window sizes with various
patterns based on style
• More than one material is utilized, often
dividing the main floor from the second
story.
Massing and Composition
One and a half-story side gabled with dormer
Simple shed roof pitch is typically 8:12. Front porch
is located under main roof. Optional side bays with
one-story shed roof.
One-story front gable with bay or porch
projection
Front gable roof with max pitch 8:12. Front porch or
interior bay is in the front projection. Optional side
bays under eaves.
Possibilities and Precedents
Craftsman style example
ATTACHMENT 2
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3-58 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
One and a half-side gabled with shed porch
Front facing shed roof with dual pitch at max 8:12.
Front porch is included within the main building
massing. Front dormer is aligned with exterior entry
door. Optional one-story side bays with shed roof.
One and a half-story front gabled
Simple gable roof with max pitch 8:12. Front porch is
included within the main building massing. Optional
side bays under eaves.
Cross-gable roof
Shed roof on main massing facing the front.
Projecting front porch or bay is gable-front. Optional
wrap around porches for corner lots fronting onto
two streets.
Low-pitched hipped
Low pitched hipped roof on main massing facing
the front. Front porch or interior bay is in the front
projection.
ATTACHMENT 2
ARC2 - 68
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-59
Materials
Siding/Cladding
• Wood or fiber-cement lap siding
• Wood of fiber cement shingles/shake
• Brick or river stone
Roofing
• Composition shingles, concrete tile with flat
profile
Windows
• Single- or double-hung and casement, sliders
to meet egress only.
• Energy-efficient wood, PVC-clad, cellular PVC,
aluminum clad, aluminum, or vinyl
• Traditional wood profiles
Trim
• Wood, composition board, cellular PVC, or
polyurethane
Columns/Porch Supports
• Low piers of wood or stone with column above
• Column style - battered, square, groupings of
square
Railings
• Flat or profiled
• Wooden top and bottom rails
• Balusters - flat board or rectangular pattern
rhythmic spacing
• Wood sided or stone porch walls acceptable
Soffits and Porch Ceiling
• Exposed rafters at soffits with starter board, or
v-groove sheathing at eaves
• T&G wood, beaded plywood, exterior-grade
plywood, or stucco ceiling at porches or box
soffits
Gutters
• Ogee or half-round, primed or pre-finished
metal
• Fascia gutter permitted
Downspouts
• Rectangular or round
• Primed or pre-finished metal
Shutters
• Not common for Craftsman style
Chimneys
• Manufactured stone or brick veneer or siding
to match house
Front Yard Fences
• Wood picket, prefinished metal or river stone
• Vinyl picket permitted
Rear Yard Fences
• Cedar or redwood
• Vinyl and pressure-treated wood are permitted
Details
• Decorative (false) beams
• Outlookers and knee braces
• Gable and roof vents
Colors
Siding and Trim
• White, cream, or natural colors
Windows
• White or sashes and frames to match trim color
Roof Shingles
• Natural shake color
Gutters and Downspouts
• Match color of siding/cladding and trim
Front Yard Fences
• Wood to be white
ATTACHMENT 2
ARC2 - 69
3-60 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
3.10.4. Contemporary
Style Introduction
The Contemporary style home features a range of sleek
and contemporary architectural styles. Clean and simple
lines, minimal decoration or ornamentation, generous
amounts of glass, and a flat or shed-like roofline
characterize this style. The floor plan is typically unusual
and open featuring indoor/outdoor living spaces. Details
may include multiple flat rooflines, irregular massing,
clean lines, minimal decoration, and oversized windows
Style Essentials
• Multiple flat or shed-like rooflines with
irregular massing and clean lines defining
different stories
• Features multiple indoor/outdoor living
spaces
• Generous amounts of glass in various sizes
and patterns
• Minimal decoration or ornamentation but
material accents define some portion of
each facade at different stories
Massing and Composition
Two and/or three-story flat roof
Flat roof is typically below 2:12. Front porch may be
located under or projecting from front massing.
Two and/or three story shed-like roof
Shed-like roof ranges from 4:12 to 8:12. Front porch
may be located under or projecting from front
massing.
Possibilities and Precedents
Contemporary style example
ATTACHMENT 2
ARC2 - 70
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-61
Materials
Siding/Cladding
• Wood or fiber cement board and batten
• Wood or fiber-cement lap siding
• Stucco up to 65%
• Metal siding either corrugated or paneled
Roofing
• Standing seam metal, corrugated metal,
composite shingles, or concrete tile with flat
profile
Windows
• Single- or double-hung and casement, sliders
to meet egress only
• Energy-efficient PVC-clad, cellular PVC,
aluminum clad, aluminum, or vinyl
Trim
• Wood, composition board, cellular PVC, or
polyurethane
Columns/Brackets
• Not common for Contemporary style
• Emphasis on clean lines
Railings
• Flat or profiled
• Metal top and bottom rails with square
balusters
Soffits and Porch Ceiling
• Stucco soffits
• T&G wood, beaded plywood, exterior-grade
plywood, or stucco ceiling
Gutters
• Ogee, half-round, or square, primed or pre-
finished metal
• Fascia gutter permitted
Downspouts
• Rectangular or round
• Primed or pre-finished metal
Shutters
• Not common for Contemporary style
Chimneys
• Manufactured stone or brick veneer, concrete
block, stucco or siding to match house
Front Yard Fences
• Wood picket, prefinished metal, stone,
masonry, or stucco finish
• Vinyl picket permitted
Rear Yard Fences
• Cedar, redwood, or masonry with stucco finish
• Vinyl and pressure-treated wood are permitted
Details
• Flat profile, metal window awning
Colors
Siding and Trim
• White, cream, gray or natural colors
Windows
• White or sashes and frames to match trim color
Roof Shingles
• Natural shake color
Gutters and Downspouts
• Match color of siding/cladding and trim
Front Yard Fences
• Wood to be white
• Metal to be gray
ATTACHMENT 2
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3-62 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Development Standards
Signs and Monuments
ATTACHMENT 2
ARC2 - 72
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-63
3.11 Sign and Monument Development Standards
The following standards shall be used in conjunction with Chapter 15.40 - Sign Regulations of the San Luis Obispo
Municipal Code. Where conflict occurs, the standards herein shall prevail. Where silent, the Municipal Code shall be
used. The standards below will be used to develop specific sign programs for different project components as they move
forward through the City’s architectural review process. All sign programs will require the review and approval of the City’s
Architectural Review Commission (ARC).
Table 3-15: Sign and Monument Development Standards
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Residential
Subdivision
Entry
Monument
1 per
street
frontage
20 sf
As ap-
proved
by the
ARC
Shall be
located in a
landscaped
planter
typically at the
neighborhood
entrance.
Illumination
is not
permitted
except for
external
directed and
shielded
lights.
Wall Sign,
Directory
Sign
1 each
per street
frontage
20 sf NA
Wall Signs
shall be
located over
building
entrances.
Illumination
is not
permit-
ted except
for direc-
tory signs.
Directory
Signs shall
be consis-
tent with
Section
15.40.430
of the
Municipal
Code.
Address Address signs shall comply with Article 901.4.4 of the 1997 Uniform Fire Code
Sales See Temporary Sales Below
ATTACHMENT 2
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3-64 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Commercial
Monument
1 per
street
frontage
24 sf 6
Shall be
located in a
landscaped
planter. May
be located
in required
street front
setback.
External or
halo lighting
is preferred.
Internally
illuminated
signs shall
have a dark
background
with light
lettering.
Fixtures
shall be
selected
that do not
allow light
or glare to
shine onto
any public
right-of-way
or adjoining
property.
Wall Sign,
Awning Sign,
Window
Sign,
Projecting
Sign,
Hanging
Sign
Single
Buildings
shall be
permitted
up to 4
signs.
Multiple
tenant
buildings
are limited
to 2 signs
per tenant.
200 sf
total for
primary
anchor
tenants
with
no sign
permitted
larger
than 100
sf. All
other
tenants
- 50 sf.
total for
all signs.
NA
Shall be
consistent
with Section
15.40.470 of
the Municipal
Code.
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Shopping
Center
1 per
street
frontage
Subject to
approval
of ARC.
16
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Pylon/Pole 1 per
center 72 sf 16
Shall be
located
outside of
required
setbacks.
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Table 3-15: Sign and Monument Development Standards continued
ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-65
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Hotel
Monument
1 per
street
frontage
24 sf 6
Shall be
located in a
landscaped
planter. May
be located
in required
street front
setback.
External or
halo lighting
is preferred.
Internally
illuminated
signs shall
have a dark
background
with light
lettering.
Fixtures
shall be
selected
that do not
allow light
or glare to
shine onto
any public
right-of-way
or adjoining
property.
Wall Sign
"3
Additional
2 signs
allowed
for porte-
cochere."
"50 sf
each.
Porte-
cochere
sign area
shall be
propor-
tionate
with
fascia."
3
Shall be
consistent
with Section
15.40.470 of
the Municipal
Code.
Pylon/Pole 1 72 sf 16
Shall be
located
outside of
required
street front
setback.
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Table 3-15: Sign and Monument Development Standards continued
ATTACHMENT 2
ARC2 - 75
3-66 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Park Monument
1 per
street
frontage
24 sf 4
Shall be
located in a
landscaped
planter.
External or
halo lighting
is preferred.
Internally
illuminated
signs shall
have a dark
background
with light
lettering.
Fixtures
shall be
selected
that do not
allow light
or glare to
shine onto
any public
right-of-way
or adjoining
property.
Open Space
Monument
1 per
street
frontage
24 sf 4
Shall be
located in a
landscaped
planter.
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Wayfinding/
Directional
Signage
10 20 sf each NA NA
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Table 3-15: Sign and Monument Development Standards continued
ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-67
Use Sign Type Max
Quantity
Max
Square
Feet 1
Max
Height
2
General
Location
Lighting
Standards
Heritage
Center
Monument 1 20 sf 4
Shall be
located in a
landscaped
planter. May
be located
in required
street front
setback.
Wall Sign,
Awning Sign,
Window
Sign,
Projecting
Sign
4
50 sf
each.
Signs
greater
than 24 sf
in size are
subject to
archi-
tectural
review.
3
Shall be
consistent
with Section
15.40.470 of
the Municipal
Code.
External or
halo lighting
is preferred.
Internally
illuminated
signs shall
have a dark
background
with light
lettering.
Fixtures
shall be
selected
that do not
allow light
or glare to
shine onto
any public
right-of-way
or adjoining
property.
Informational
Wayfinding/
Directional
Signage
6 within
the
Specific
Plan Area
20 sf each NA NA
Shall be
consistent
with Section
15.40.430
of the
Municipal
Code.
Temporary
Sales Signage As needed 20 sf each 4
Shall be
located
outside
of public
right-of-way.
Prohibited
Table 3-15: Sign and Monument Development Standards continued
ATTACHMENT 2
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3-68 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
REFERENCE GUIDE
Plant Palette
ATTACHMENT 2
ARC2 - 78
SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-69
3.12 Plant Palette
3.12.1. Tree and Shrub Recommendations
Table 3.16 includes trees and shrubs recommended for all San Luis Ranch zoning designations.
Table 3-16: Plant Palette
PLANT NAME SIZE
(FEET)
WATER
USE TYPE ZONE LANDSCAPE USES
TREES
HE
I
G
H
T
WI
D
T
H
EV
E
R
G
R
E
E
N
(
E
)
/
DE
C
I
D
U
O
U
S
(
D
)
NG
1
NG
2
NC
PA
R
K
S
/
O
P
E
N
S
P
A
C
E
AG
R
I
C
U
L
T
U
R
E
RI
P
A
R
I
A
N
V
E
G
E
T
A
T
E
D
B
U
F
F
E
R
PA
T
I
O
T
R
E
E
PA
R
K
I
N
G
L
O
T
PA
R
K
W
A
Y
SP
E
C
I
M
E
N
PR
O
D
U
C
T
I
O
N
DE
T
E
N
T
I
O
N
B
A
S
I
N
/
SW
A
L
E
CA
L
I
F
O
R
N
I
A
N
A
T
I
V
E
ST
R
E
E
T
T
R
E
E
Acer circinatum
Vine Maple 15 20 Moderate D ••••
Acer
macrophyllum
Big Leaf Maple
100 50 Moderate D •••••
Acer negundo
v. Californicum
Box Elder
60 20 Moderate D ••••
Aesculus
californica
California
Buckeye
20 20 Very Low D •••••
Alnus
Rhombifolia
White Alder
80 40 High D •••••
Arbutus marina
Marina
Madrone
40 40 Low E ••••••••
Betula nigra
River Birch 90 60 High D •••
Brachychiton
acerifolius
Australian
Flame Tree
60 30 Low D ••
Calocedrus
decurrens
Incense Cedar
100 30 Moderate E •••
Cassia
leptophylla
Gold
Medallion Tree
30 20 Low Semi-
E ••••
ATTACHMENT 2
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3-70 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
PLANT NAME SIZE
(FEET)
WATER
USE TYPE ZONE LANDSCAPE USES
TREES
HE
I
G
H
T
WI
D
T
H
EV
E
R
G
R
E
E
N
(
E
)
/
DE
C
I
D
U
O
U
S
(
D
)
N
G
1
NG
2
NC
PA
R
K
S
/
O
P
E
N
S
P
A
C
E
AG
R
I
C
U
L
T
U
R
E
RI
P
A
R
I
A
N
V
E
G
E
T
A
T
E
D
B
U
F
F
E
R
PA
T
I
O
T
R
E
E
PA
R
K
I
N
G
L
O
T
PA
R
K
W
A
Y
SP
E
C
I
M
E
N
PR
O
D
U
C
T
I
O
N
DE
T
E
N
T
I
O
N
B
A
S
I
N
/
SW
A
L
E
CA
L
I
F
O
R
N
I
A
N
A
T
I
V
E
S
T
R
E
E
T
T
R
E
E
Chionanthus
retusus
Chinese Fringe
Tree
20 20 Moderate D •••••••
Citrus x ‘Bearss’
Lime 15 15 Moderate E •••••
Citrus x ‘Eureka’
Eureka Lemon 20 20 Moderate E •••••
Citrus x sinensis
‘Washington
Navel’
Orange
20 20 Moderate E •••••
Cedrus deodara
Deodar Cedar 80 40 Low E ••
Eriobotrya
deflexa
Bronze Loquat
15 10 Moderate E •••
Fagus sylvatica
Common
Beach
70 40 Moderate D •
Geijera
parviflora
Australian
Willow
30 20 Moderate E •••
Ginkgo biloba
Maidenhair
Tree
50 30 Moderate D •••••
Jacaranda
mimosifolia
Jacaranda
40 30 Moderate D •••
Lagerstroemia
faurei
Japanese
Crape Myrtle
30 30 Low D •••
Table 3-16: Plant Palette continued
ATTACHMENT 2
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SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-71
PLANT NAME SIZE
(FEET)
WATER
USE TYPE ZONE LANDSCAPE USES
TREES
HE
I
G
H
T
WI
D
T
H
EV
E
R
G
R
E
E
N
(
E
)
/
DE
C
I
D
U
O
U
S
(
D
)
N
G
1
NG
2
NC
PA
R
K
S
/
O
P
E
N
S
P
A
C
E
AG
R
I
C
U
L
T
U
R
E
RI
P
A
R
I
A
N
V
E
G
E
T
A
T
E
D
B
U
F
F
E
R
PA
T
I
O
T
R
E
E
PA
R
K
I
N
G
L
O
T
PA
R
K
W
A
Y
SP
E
C
I
M
E
N
PR
O
D
U
C
T
I
O
N
DE
T
E
N
T
I
O
N
B
A
S
I
N
/
SW
A
L
E
CA
L
I
F
O
R
N
I
A
N
A
T
I
V
E
S
T
R
E
E
T
T
R
E
E
Liriodendron
tulipifera
Tulip Tree
70 40 Moderate D •
Lyonothamnus
floribundus
Ironwood
35 15 Low E ••
Malus x
‘Braeburn’
Braeburn
Apple
20 10 Moderate D ••••
Malus x ‘‘Dorsett
Golden’
Dorsett
Golden Apple
20 10 Moderate D ••••
Persea
americana
‘Fuerte’
Fuerte
Avocado
40 20 Low E ••••
Persea
americana
‘Hass’
Hass Avocado
20 10 Low E ••••
Pistacia
chinensis
Chinese
Pistache
60 40 Low D ••••
Platanus
acerifolia
London Plane
Tree
80 40 Moderate D ••••
Platanus
racemosa
California
Sycamore
80 50 Moderate D •••••
Table 3-16: Plant Palette continued
ATTACHMENT 2
ARC2 - 81
3-72 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft
PLANT NAME SIZE
(FEET)
WATER
USE TYPE ZONE LANDSCAPE USES
TREES
HE
I
G
H
T
WI
D
T
H
EV
E
R
G
R
E
E
N
(
E
)
/
DE
C
I
D
U
O
U
S
(
D
)
N
G
1
NG
2
NC
PA
R
K
S
/
O
P
E
N
S
P
A
C
E
AG
R
I
C
U
L
T
U
R
E
RI
P
A
R
I
A
N
V
E
G
E
T
A
T
E
D
B
U
F
F
E
R
PA
T
I
O
T
R
E
E
PA
R
K
I
N
G
L
O
T
PA
R
K
W
A
Y
SP
E
C
I
M
E
N
PR
O
D
U
C
T
I
O
N
DE
T
E
N
T
I
O
N
B
A
S
I
N
/
SW
A
L
E
CA
L
I
F
O
R
N
I
A
N
A
T
I
V
E
S
T
R
E
E
T
T
R
E
E
Populus
fremontii
Fremont’s
Cottonwood
100 50 Moderate D •••••
Prunus salicina
‘Beauty’
Beauty Plum
15 10 Low D •••••
Prunus x
‘Satsuma’
Satsuma Plum
15 15 Moderate D ••••
Pyrus calleryana
Aristocrat
Flowering Pear
40 20 Moderate D ••••
Quercus
agrifolia
Coast Live Oak
70 70 Very Low E •••••
Quercus ilex
Holly Oak 60 60 Low E •••
Quercus lobata
Valley Oak 70 70 Low E ••••
Quercus suber
Cork Oak 60 60 Low E •••
Tristaniopsis
laurina
Water Gum
15 10 Moderate E ••••
Ulmus parvifolia
Chinese
Evergreen Elm
60 60 Low E ••••••
Table 3-16: Plant Palette continued
ATTACHMENT 2
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ATTACHMENT 3
Specific Plan Zones
(from San Luis Ranch Specific Plan, Chapter 3, pg. 3-3)
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ATTACHMENT 4
PRODUCT TYPES
Imager y related to various product types envisioned under the proposed Specific Plan:
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ATTACHMENT 5
Required Project Entitlements
In order to pursue development consistent with the mix of land uses shown in the project
application, the following entitlements will need to be processed in order to implement
development on the site:
1. General Plan Amendment/Pre-Zoning
2. Specific Plan
3. Processing Memorandum of Understanding (outlining a framework for
process, fees, and a methodology for determining a fair share for Prado
Road improvements)
4. Development Agreement
5. Annexation
6. Development Plan/Tentative Tract Map(s)
7. Architectural Review
1. General Plan Amendment and Pre-Zoning. The project site would require a
General Plan Amendment in order to address potential changes to the Land Use
and Circulation Element maps associated with the detailed development pattern
under the Specific Plan, although in general it is intended to be consistent with the
general development parameters currently envisioned in the General Plan.
Because the site is currently unincorporated, it will need to be pre-zoned prior to
annexation to the City.
2. Specific Plan. The LUCE identifies the San Luis Ranch property as a Special
Focus Area that requires the adoption of a Specific Plan prior to any development.
The applicant is preparing a Specific Plan to accommodate the proposed
development consistent with guidance for development contained in Section 8.1.4
of the Land Use Element.
3. Processing Memorandum of Understanding. The applicant team and staff
have prepared a permit processing agreement due to the complex nature of the
project that entails multiple entitlements and actions prior to development,
including annexation, where the process may take a substantial amount of time.
This agreement provides a framework for the planning process and related
activities with respect to the project application, even conceptually describing a
framework for evaluating and implementing fees and mitigation measures. It
should be noted that approval of this agreement in no way implies or obligates the
Council to approve the project. Instead, it provides the “ground rules” under
which the project application will be processed, and the conditions under which
an annexation request would be taken to the San Luis Obispo Local Agency
Formation Commission (LAFCo) should the project be approved. The Processing
Memorandum of Understanding also authorizes a Development Agreement
application, which if approved would bind the applicant to a series of specific
conditions under which development would be allowed, subject to approval of a
General Plan Amendment, Specific Plan, and certification of related studies, and
an Environmental Impact Report (EIR).
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Page 2 ATTACHMENT 5
In summary, the Processing Memorandum of Understanding is intended to
achieve the following objectives:
• Develop a mutual understanding in terms of the planning process to ensure the
orderly development of the project;
• Ensure a desirable and functional community environment;
• Provide effective and efficient development of public facilities, infrastructure,
and services appropriate for the development of the project;
• Assure the most effective use of resources within the City, and provide other
significant public benefits to the City and its residents.
4. Development Agreement. A Development Agreement establishes certain
development rights, but also commits the developer to construct or pay for certain
amenities for the City’s public benefit that are greater than the infrastructure and
mitigations that are required to facilitate the development. These are also known
as “public benefits” and can include but not be limited to public infrastructure and
services such as bike facilities, endowments to support public services such as
open space, and/or other items of value. In that context, a Development
Agreement is an important tool that can be used when a site is considered for
annexation. The Development Agreement is intended to reduce uncertainty in
planning and to provide for the orderly development of the Project, consistent
with LAFCo guidelines.
5. Annexation. If the project is approved, the City would initiate the annexation
process with LAFCo. This application would be based in part on the Processing
Memorandum of Understanding and Development Agreement, which the City
Council would need to approve. Annexation will also depend on the City’s ability
to address key issues to LAFCo, including agricultural preservation, the ability to
provide public services to the site (including water), and the nature of a tax-
sharing arrangement with the County of San Luis Obispo.
6. Development Plan/Tentative Tract Maps. The applicant will submit tract maps
to implement the provisions of the Specific Plan and Development Agreement.
The Tract Map establishes the proposed lot lines to allow individual ownership
of properties and to layout the required infrastructure and utilities.
7. Architectural Review. Ultimately final architectural review of housing,
commercial buildings, and some site facilities will be needed. The ARC will take
an early look at design guidance in the development plan and provide comments.
ARC2 - 93