Chapter 2 - Vision

2.0  Vision

River Oaks as a whole is envisioned to be a community of distinctive residential villages with a variety of housing types. The wine country atmosphere  of the community will set the tone for everyday life at River Oaks. River Oaks: The Next Chapter (TNC) builds on this community vision by adding on-site sustainable vineyards, a destination resort, the Hot Springs Spa (Spa), Health & Wellness and Fitness Centers with an abundance of recreation amenities. These key elements of TNC add value, amenities and a greater range of housing types to the River Oaks community.
TNC combines a balanced mix of compatible uses with well-articulated pedestrian and vehicular connections to create a vibrant, thriving community. Individual villages linked together via multi-modal and open space corridors. TNC incorporates a diverse mix of mutually supporting land uses in a village dynamic that creates a strong hierarchy of place, respects open space and agricultural amenities and builds on the small-town character of the region.
TNC establishes neighborhoods as meaningful and integrated places within the overall community. Social interaction is promoted through reduced neighborhood scale and open spaces linked with walkways and meandering paths. Miles of hiking and recreational trails are intermixed with tourism amenities and residential homes serving a range of lifestyle opportunities. This mixed use setting is designed to promote sustainable practices, preserve the area’s beauty and natural resources while meeting needs for housing and recreation.

2.1  Design Plan Objectives

The TNC Amendment is guided by an innovative form-based community planning and design philosophy. Residential opportunities for a range of economic levels will be incorporated. The 13 residential villages will include single-family homes, ranging from estate lots to an active adult community, as well as a variety of attached housing types such as lofts, condos and townhomes. Non-residential, destination resort and recreation opportunities are planned to showcase agritourism and develop River Oaks as a coherent and complete village.
Objectives:
•   Create a strong sense of place.
•   Develop distinctive design standards and invest in design excellence.
•   Emphasize the quality and appearance of the public realm.
•   Establish compact and multi-dimensional land use patterns to promote a mix of uses and high level of access.
•   Create an appropriately scaled and economically healthy neighborhood center.
•   Accommodate a range of income levels and lifestyles.
•   Promote healthy, active lifestyles.
•   Foster a compact form facilitated by “form-based planning” resulting in infrastructure efficiencies.
•   Protect and enhance the natural environment.
•   Promote green building practices in the design and construction of buildings.
With a renewed focus on viticulture, agritourism and preservation of natural character, TNC aims to promote the culture of Paso Robles by infusing destination and residential opportunities in a context of rambling open space.
The basis of the land plan is derived from the natural topography of the site:
•   Streets run along natural changes in topography.
•   Zones are designated to best utilize the land.
•   The Promenade is located along the central valley.
•   The amphitheater is located in a natural valley.
•   Residential neighborhoods take advantage of views.
Essential elements of the plan include:
•   Resort and residential recreation amenities are clustered in the core of the village to integrate activities.
•   Vineyards and naturalized open space create a context to facilitate resort, recreation and residential components.
•   Villages and streets are designed to protect Oak trees in a manner consistent with the City’s oak tree preservation ordinance.
•   A range of residential opportunities are provided.

2.2 Form-Based Code

TNC is based on “form-based planning” and closely emulates the City of Paso Robles’ new implementation direction. Unlike “traditional” zoning codes, this concept places more emphasis on the design and less emphasis on the inside use of the building. Form-based code is:
“A method of regulating development to achieve a specific urban form. Form-based codes create a predictable public realm primarily by
controlling physical form, with a lesser focus on land use, through city or county regulations.”*
This design-oriented approach is more appropriate for visual integration and function of development. Form-based codes are founded on the concept that the community’s physical form is the most intrinsic and enduring characteristic. The principal approach to regulating the development of land becomes the creation of the public realm, addressing the physical relationship of buildings to the streetscape. Regulations are designed to ensure that the building form, building placement, architectural character and street design work together to create public spaces and experiences that build a community with a strong sense of place.

2.3 Community Framework

The framework plan for TNC has been crafted with a coherent, well-connected system of streets, pedestrian scaled blocks, open spaces and a distinct relationship to existing topography. TNC is designed as a traditional village made up of 13 neighborhoods with a small town-character including residential, resort, commercial and agritourism opportunities.
This vision for TNC extends from the neighborhood framework to the scale of individual buildings, which in their site planning, form, and architectural detail will emulate the best qualities of traditional Central Coast towns. The Development Code found in Chapter 3 has been created to guide and direct the development of the TNC neighborhoods.
River Oaks combines a balanced mix of compatible uses with well-articulated pedestrian and vehicular connections to create a vibrant, thriving community. Individual neighborhoods linked together via multimodal and open space corridors. TNC incorporates mutually supporting land uses in a village dynamic that creates a strong hierarchy of place, respects open space and agricultural amenities and preserves the small-town character of the region.
* Daniel G. Parolek, AIA, Karen Parolek, Paul C. Crawford, FAICP,  Form-Based Codes, Hoboken, New Jersey,: John Wiley & Sons, Inc.,  2008, page 4. 

2.3.1 Developable Land

Comprising approximately 152 acres of land, the developable portion of TNC comprises approximately 57% of the site. This development concept preserves ample space to transition to the Purple Belt and preserves natural features of the land while linking active elements with vehicular and pedestrian connections. Developable land within TNC includes the following village designations:
•   Residential
•   Neighborhood recreation
•   Community plaza and conference center
•   Community facilities
•   Hospitality / retail
•   Hot Springs Spa, Health & Wellness and Fitness Centers

2.3.2 Residential 

TNC is planned for a broad spectrum of residential densities, types and sizes in compact, walkable neighborhoods. Residential development will comprise:
•   A target of 1,219 homes
•   Approximately 48% of the site (128.5 acres of the total 269.3 acres)
•   Approximately 78% of developable land (128.5 acres of the 165.5 acres)
Residential housing types may include:
•   Single-family homes
•   Detached court cluster homes
•   Courtyard cluster homes
•   Motorcourt homes
•   Attached villa homes
•   Attached row homes
•   Stacked units
•   Live/work units
•   Resort residential homes
•   Continuing Care Retirement Facilities (CCRC)
Requirements and specific building types are described in Chapter 3 under Building Types.

2.3.3 Open Space

Integration of open space into the site supports the community vision while providing for agritourism opportunities and consistency with Purple Belt policies. Open space at TNC is comprised of:
•   Approximately 38% of the site (101 acres of the total 269.3 acres)
•   77.4 acres of passive open space
•   21.4 acres of active open space
•   2.4 acres for the amphitheater
Active open space includes:
•   River Oaks Golf Course
•   Par Course
•   Sports practice fields
Passive open space includes:
•   Lake and basins
•   Salinas River open space
•   Natural open spaces along the resort and project boundary
•   Vineyards
•   Estate paseo
Open spaces will be further complemented by the amphitheater and public and private open space requirements within residential neighborhoods. Requirements for these open spaces are presented in section 3.9, Building Types.

2.3.4  Streetscapes

TNC streets will incorporate Low Impact Development (LID) design strategies to allow the natural treatment of stormwater runoff. These innovative design solutions will support the sustainable design philosophy of TNC and assist in decreasing traffic speeds while safely integrating major circulation routes for motorists, pedestrians and bicyclists. Streetscapes will contribute to a sense-of-place for the community and provide scenic corridors consistent with the agrarian and small-town character of Paso Robles.
Streets, pedestrian connections and transit stops have been designed to facilitate a 20-minute walk radius conveniently connecting residents and visitors from destinations, transit stops and homes. Pedestrian and vehicular circulation are further addressed in Chapter 6.
Buena Vista Drive will be improved per standards in Chapter 6 where the TNC Amendment Boundary (see Figure 1-2) is adjacent to Buena Vista Drive. Complete improvements will occur between Village Entry Drive and Circle B Road, with partial improvements extending north and south according to City improvement requirements.
A.  Street Trees
Form-based code puts a premium on the creation of the public realm. This public realm is formed by the interaction of the built environment with the street. Thus, the streetscene experience is vitally important to the fostering of a quality public realm which can promote walkability and village identity.
TNC will continue the quality streetscape experience from the existing River Oaks development by incorporating street trees. A consistent and continuous planting of street trees provides for a comfortable pedestrian experience, meeting shade needs and buffering vehicular traffic. The streetscape provides for traffic calming to slow traffic and reduce traffic noise on streets, contributing to livable neighborhoods in which to walk, bike and drive. Street trees are further addressed in Chapter 4.

B.  Pedestrian Circulation and Multi-Use Trails
Non-vehicular circulation will be facilitated by a system of multi-use trails and curb separated sidewalks along loop roads. This system will connect to the existing River Oaks development and the Salinas River.
The integral pedestrian and multi-use system will facilitate a convenient 20-minute walking radii from homes and transit stops to destinations throughout the village. See Chapter 6 for Bicycle and Pedestrian Circulation Plan.
Multi-use trails will be comprised of decomposed granite.

2.3.5  Hospitality / Retail Core

The major non-residential component of TNC is a hospitality and retail development. This area is planned as a destination resort in conjunction with the relocated River Oaks Hot Spring Spa and the Health & Wellness and Fitness Centers.  This hospitality component will energize the core of TNC, support the local agritourism industry and bring 75,500 square feet of hospitality and retail uses into the heart of the village.
All hospitality / retail core elements will utilize T-2 SD Zone standards with the Non-Residential Building Type
A.  Destination Resort
The resort is intended to be set among the vineyards, natural open space and oak trees of the site, providing a visible destination as well as sweeping views of the Paso Robles countryside. Envisioned as a lodge, the destination resort will:
•   host 130 clustered rooms and guest suites
•   include a restaurant and retail Golf Shop within 60,500 square feet of resort space
•   have the potential to incorporate additional small scale retail elements
•   be designed in the Prairie style to complement the golf course Clubhouse architecture
•   be developed as a series of simple and distinct building forms along an axis with a dynamic and variable setback along the Promenade
•   be developed on 7.4 acres of the T-2 SD Zone
Access from the North Vineyard Road will bring guests and retail patrons through a scenic corridor, allowing them to experience the vineyards as their introduction to the resort. This entrance will be enhanced with signage and ensure hospitality/retail traffic is routed around the residential neighborhoods.
B.  River Oaks Hot Springs Spa and
Health & Wellness and Fitness Centers
The existing River Oaks Hot Springs Spa (Spa) will be relocated to be adjacent to the resort. The Spa will utilize the on-site natural geo-thermal wells and provide a range personal treatment amenities. Two additional facilities will include Centers for Health & Wellness and Fitness. The Health & Wellness Center will include physical and well being programs. The Fitness Center will include an indoor strength and exercise facilities. The Hot Springs Spa and the Health & Wellness and Fitness Centers:
•   is planned for a total 15,000 square feet, 5,000 square feet for each of the facilities
•   will be designed to have a close relationship to the resort
•   be planned to work in concert with each other
•   be developed on 5.9 acres of the T-2 SD Zone

2.3.6  Village Amenities

Recreational and community amenities provide opportunities for gathering spaces, support a healthy lifestyle and foster community pride. TNC provides a range of village amenities that include active and passive recreation and community facilities.
A.  Executive Golf Course
The existing River Oaks Golf Course, designed by Rudy Duran and Gary Wishon, will be expanded with 3 additional holes within TNC. This will make the golf course an executive, 9-hole course open to residents, resort guests and visiting golfers. The TNC portion of the golf course:
•   dedicates 12 acres of the T-2 SD Zone to the existing golf course.
•   will not include any structures.
•   allows for the preservation and enhancement of the existing topography.
B.  The Promenade
The Promenade is the “activity” street central to the TNC plan. The Promenade will be a street with an enhanced streetscape, expanded pedestrian walkways and on-street parking. This pedestrian experience will connect residents and guest to the golf course, resort, Spa, Health & Wellness and Fitness Centers, neighborhood recreation areas and Community Plaza & Conference Center. These assets of the community are all connected with an engaging streetscape experience at the core of the village. This enhanced streetscape will:
•   run the length of The Promenade street from mini-roundabout to mini-roundabout (see Chapter 6).
•   provide for pedestrian and vehicular circulation.
•   promote pedestrian connectivity with an expanded walkway.
•   require frontage treatments to ensure an enhanced public realm.
C.  Community Plaza and Conference Center
The iconic Community Conference Center building projects from a central hillside, providing a focal point for the River Oaks Village. The building will function for both small and large community gatherings. The Conference Center will have meeting rooms with internet based audio/visual facilities, flexible gathering spaces, a warming kitchen, stage, dressing rooms and lounge areas.
The building and plaza will integrate with their surroundings through architectural vernacular, color, landscape and sustainable building practices. Passive solar design will minimize the demand for heating and cooling of the structure throughout the seasonal changes.      
The Community Plaza and Conference Center will:
•   include 20,000 square feet of conference, activity and community spaces.
•   be surrounded by a plaza and outdoor recreational and sitting areas overlooking the vineyards, golf course and Salinas River.
•   be located along The Promenade to maximize community visibility and access.
•   be designed in the Prairie style to complement the architectural theme of the River Oaks public structures.
•   be maintained and run by the HOA.
•   be developed on 4.2 acres of the T-2 SD Zone.
•   will utilize T-2 SD Zone standards with the Non-Residential Building Type and innovative lot configuration.
D.  Outdoor Amphitheater
The open-air Amphitheater features an outdoor stage surrounded by the neighborhood vineyard and overlooking the rolling hills of Paso Robles. This amphitheater is gracefully formed by a natural valley in the topography, inspiring this functioning outdoor community recreation space. The Amphitheater will:
•   will offer grass/blanket seating.
•   offer formal seating to accommodate up to 300 guests.
•   be maintained and run by the HOA.
•   include services for event coordination, fund raisers, corporate meetings, wine dinners, music festivals, weddings, receptions and other community-serving gatherings.
•   be developed on 2.4 acres of the T-2 SD Zone.
•   will utilize T-2 SD Zone standards with the Non-Residential Building Type and innovative lot configuration.
E.  Sustainable Vineyards
Vineyards are an integral feature of the site, linking the on-site amenities to the local agritourism and serving as a buffer between residential development and surrounding areas. Estrella Associates anticipates collaboration with local institutions of higher learning, such as Cal Poly and Cuesta College, to utilize the vineyards as an open air classroom and instruction resource focused on organic viticulture methods and processes. The on-site vineyards:
•   will be planted on approximately 25 acres of the T-2 OS Zone.
•   may include non-residential buildings such as a produce stand.
•   serve as a sustainable and aesthetic amenity buffering development from the surrounding area.
•   are intended to be weaved into the central open space around the Community Plaza & Conference Center.
•   will be maintained by the HOA, private ownership, and/or potential collaborative effort with learning institution(s).
F.   Neighborhood Recreation
Private recreation facilities for residents will be located along The Promenade. Facilities will include gathering and meeting spaces along with family recreation and high-activity sports elements. The 2 neighborhood recreation parcels will:
•   be accessible along The Promenade and multi-modal pathways.
•   include approximately 2,000 square feet of clubhouse/facility space.
•   be run and maintained by the HOA.
•   be developed on 2.95 acres of the T-2 SD Zone in the first phase of development.
•   will utilize T-2 SD Zone standards with the Non-Residential Building Type .
Neighborhood recreation facilities will include:
•   recreational pool
•   clubhouse with changing rooms
•   barbecue/picnic area
•   multi-use sport court(s)
Facilities may also include:
•   lap pool
•   separate adult only and family areas
•   children’s water park
•   sand volleyball court and bocce ball court
•   tot lots for multiple age groups
•   tennis courts
G.  Sports Practice Fields Facility
The sports practice fields along North River Road will be expanded on the TNC site adjacent to the Salinas River. The sport practice fields will:
•   host a variety of field sports as a seasonal practice venue for local teams.
•   additionally function as a seasonal flood zone terrace.
•   shall not be lighted.
•   shall be limited to day time use only.
•   be developed on 3.59 acres of the T-2 SD Zone.
H.  Hiking and Recreational Trails
Over 4.5 miles of trails connect residents throughout the TNC village and to the existing River Oaks development, Cuesta College North Campus and future Salinas River trails. Safe, continuous and scenic hiking and recreational trail systems enable a healthy and active lifestyle for residents.
I.    Off-Site Aquatics and Tennis Facility
Estrella Associates has offered to provide funding to design an aquatics and tennis facility, with appropriate parking, to complement the Cuesta College future Trades / Technology Complex. This facility would be planned to serve high school and collegiate use on week days and community use on evenings and weekends. The complex is planned to utilize on-site parking in addition to parking at the college.