CC 2013-08-27_11.a. Revised MOU - Castillo Del MarTO:
FROM:
SUBJECT:
DATE:
MEMORANDUM
CITY COUNCIL
STEVEN ADAMS, CITY MANAGER f/l/.
TERESA MCCLIS~ECTOR OF COMMUNITY DEVELOPMENT
CONSIDERATION OF A REVISED MEMORANDUM OF
UNDERSTANDING BETWEEN THE CITY OF ARROYO GRANDE,
LUCIA MAR UNIFIED SCHOOL DISTRICT, J.H. LAND COMPANY AND
JOHN TAYLOR, TRUSTEE, REGARDING LAND ACQUISITION,
EXTENSION OF CASTILLO DEL MAR ROAD AND THE PROVISION
OF WATER SERVICE TO THE HEIGHTS AT VISTA DEL MAR
DEVELOPMENT AND CONSIDERATION OF RESOLUTION TO
PROCEED WITH AN AMENDMENT TO THE CITY'S SPHERE OF
INFLUENCE
AUGUST 27, 2013
RECOMMENDATION:
It is recommended the City Council: 1) approve an amendment to the Memorandum of
Understanding (MOU) with the Lucia Mar Unified School District (District), J.H. Land
Partnership. and John Taylor, Trustee, regarding land acquisition, extension of Castillo
Del Mar roadway extension, and the provision of water service to the Heights at Vista
Del Mar Development; and 2) adopt a Resolution approving initiation of proceedings for
the amendment of the Sphere of Influence (SOI).
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
The costs related to road and drainage improvements are estimated to be $750,000
under the terms of the MOU. J.H. Land Partnership will pay up to $582,500 for the
improvements. There Is currently $63,000 budgeted so an additional $100,000
appropriation may be necessary when the road construction occurs. Agricultural
mitigation costs are $100,000 which will be paid by J. H. Land Partnership.
The proposed revised MOU includes a non-refundable $43,000 payment from J.H. Land
Partnership to provide for water retrofit offsets for the proposed Heights at Vista Del Mar
subdivision, as well as any costs associated with processing an Outside User
Agreement, SOI amendment and potential annexation. The proposal will have impacts
on staff time related to project review, preparation of an Outside User Agreement and
proceedings necessary for approval through the Local Agency Formation Commission
(LAFCO). The Castillo Del Mar roadway extension is part of the City's adopted Capital
Improvement Program and the provision of City water to the project will enable better
management of water resources of the Santa Maria Ground Water basin.
Item 11.a. - Page 1
CITY COUNCIL
CASTILLO DEL MAR ROADWAY AND WATER SERVICE MOU; RESOLUTION
AUGUST 27, 2013
PAGE2
BACKGROUND:
In May 2006, the City entered into a MOU with the District, J.H. Land Partnership and
John Taylor, Trustee to enable the City to accomplish the extension of Castillo Del Mar
to Valley Road. The MOU was later amended on January 9, 2007, April 24, 2007, April
22, 2008 and again on December 14, 2010. The primary objective of the City has been
to provide an additional access route behind the high school in order to relieve existing
traffic congestion on Orchard Street caused by the high school and to provide safe,
alternative access routes for students and the general public.
The key terms, as previously amended, include the following:
• J.H. Land Partnership will acquire approximately one acre of agricultural land
from John Taylor, Trustee, which they will deed to the City at no cost;
• J.H. Land Partnership will pay to City up to $582,500 for the cost of road
improvements and mitigation of loss of agricultural land;
• The District will transfer the private road to the City at no cost conditioned upon
approval by City of a General Plan amendment and rezoning to hillside
residential of 10 acres owned by the District on the south side of the roadway;
• The existing access easement and access control located at the south end of
Castillo Del Mar will be moved to the southern access point of the development
proposed by J.H. Land Partnership; and
• Remaining land deeded to the City by J.H. Land Partnership not used for road
construction will be deeded to the District.
The City has subsequently approved the General Plan amendment and rezoning for the
10 acres owned by the District; the District has transferred the road easement to the
City; and the City has constructed a portion of the bike lane improvements associated
with the roadway extension.
The project is County Tract 3048, now referred to as the Heights at Vista Del Mar
Development. The current project approved by the County consists of 16 units. The
developer is now pursuing additional density to 22 units to improve the economic
viability of the project. The project lies immediately south of the Vista Del Mar tract and
is surrounded on three sides by the City limits (see Attachment 1 for project
description).
ANALYSIS OF ISSUES:
Due to the economic recession and its impact on development, the J.H. Land
Partnership project has not been developed. Therefore, the City has not yet received
funding consistent with the time frames set forth in the MOU.
The MOU was based on an agreement by the City to allow vehicle access from the J.H.
Land Partnership project, which is in the unincorporated area, through the City. In
exchange for rezoning of land, the City received from the District an irrevocable offer of
Item 11.a. - Page 2
CITY COUNCIL
CASTILLO DEL MAR ROADWAY AND WATER SERVICE MOU; RESOLUTION
AUGUST 27, 2013
PAGE3
dedication of the roadway behind the high school. However, funding from the developer
to widen and realign the roadway and extend it to Valley Road is still needed to improve
local circulation. The agricultural land is needed for the realignment to improve the
connection of the roadway to Valley Road. The District has benefited through rezoning
of land they own behind the high school, and will benefit by receiving the additional
remaining portion of the agricultural land that it will use for the high school agricultural
program. The developer has indicated that they will proceed with the project if
additional lots are approved by the County.
Water
The currently entitled 16-unit project would be served water from Rural Water Company.
In order for the increase of 6-lots, additional water must be identified. The City could
provide a more appropriate source of water supply than groundwater provided by a
private water purveyor because it can be better managed to avoid negatively impacting
projected groundwater supply. Approximately 5.54 acre-feet of water was anticipated
for the entitled 16-lot development. An additional 2.07 acre-feet would be needed to
serve the proposed 22-lot project (see Attachment 2 for WSC Technical Memorandum).
I
In order for the City to provide water outside the City limits, an Outside User Agreement
must be approved by the City and LAFCO. LAFCO will require that the City first amend
the SOI to include the area proposed to be served. Since the County is processing the
amended tract map, they are the lead agency for CEQA review. In order for the County
to consider project approval, the development needs to be cdnditioned to receive
LAFCO approval of an Outside User Agreement. Staff proposes going forward with the
amendment to the City's SOI at this time and proceed with the Outside User Agreement
with LAFCO should the County approve the project.
The City's General Plan discusses potential annexation of the unincorporated portion of
the Arroyo Linda Crossroads and Williams properties within the existing SOI and
policies would apply to serve water to Tract 3048. Specifically, LU11-6.10.1 a) states
that "The proposed annexation will not deplete the water resources required for
potential General Plan development within other parts of the City nor divert water
resources needed for current and future Agricultural irrigation". The proposed MOU
outlines a strategy of supplying water to Tract 3048 by utilizing a portion of new water
conservation offsets identified by City water audits and paid for by the proposed
development. Since the proposed water will come from conservation rather than new
supply, staff has proposed a goal of achieving a ratio of 2:1 savings when compared to
increased use.
According to the developer, 7.61 acre-feet-year (AFY) will be required to meet the
subdivision's water demand and would include water conservation mitigation measures
limiting the quantity of turf and type of landscape. The ·City contracted with Water
Systems Consulting to provide a third party analysis to determine if three identified
water conservation irrigation retrofit projects would reliably offset the development's
Item 11.a. - Page 3
CITY COUNCIL
CASTILLO DEL MAR ROADWAY AND WATER SERVICE MOU; RESOLUTION
AUGUST 27, 2013
PAGE4
water demands at a ratio of 2: 1 (with a minimum developer estimated goal of 15 AFY
total offset). The irrigation retrofits are proposed to occur at the Arroyo Grande
Cemetery, Ocean View Elementary School, and Paulding Middle School. The City's
irrigation consultant, Sprinkler King Inc., has previously completed reports on estimated
water savings calculations for the proposed irrigation retrofit projects. A similar project
has been accomplished at Strother Park with successful monitored savings, so accurate
data has been collected that verifies the methodology and results. Five years of
consumption data, including wet and dry months, was evaluated for the three sites
proposed for retrofits and compared to Strother. The analysis also includes a
comparison of developer projected demand and the City's demand based on land use.
It is important to note that the City's land-use based demands do not account for
irrigation-related water conservation measures. The analysis confirms that the
developer's demand projections are reasonable using restricted landscape
requirements. Additionally, the project would connect with the City's water system and
would be served by the Vista Del Mar Booster Station, which would be upgraded by the
project.
' The results of the study indicate that the proposed retrofits (14.03 AFY) would fall 1.2
acre feet short of reliably offsetting the project's water demand (7.61AFY) by the 2:1
ratio. In order to meet or exceed the desired 2:1 threshold, Rancho Grande Park has
been identified as a fourth project, with calculated savings of 4 AFY of savings, so that
the overall impact will exceed a 2:1 savings (i.e. 15.2 AFY needed, approximately 18
AFY gained through retrofits). The Rancho Grande project is not included in the WSC
analysis; however, the savings are calculated using the same methodology as the other
retrofit projects.
Sphere of Influence
City General Plan Policy LU 11-6 states "The City of Arroyo Grande shall cooperate with
the County of San Luis Obispo, the Oceano Community Services District and LAFCO to
establish more logical and recognizable jurisdictional boundaries adjoining urban areas
and to provide appropriate separation or identity". The project area is bounded by Vista
Del Mar neighborhood (City) to the north, Freeway 101 to the east, County land to the
south and a mobile home park to the west (City). Beyond Highway 101 to the east is
the Fredericks land in the City, bounded to the south by the Fredericks/Williams
property that comprises the City's SOI area. Incorporating the project area into the
City's SOI, and any future annexation, would not create an illogical boundary of the
City's southern City limit line and would be consistent with the adjacent SOI area across
the freeway. Attachment 3 is a map of the approved SOI area from the 2012 SOI
update and Attachment 4 is the area proposed to be added to the SOI.
Project
The project applicant is proceeding with an application for an amended tract map through
the County of San Luis Obispo. The previously entitled 16-lot project was approved after
certification of an Environmental Impact Report (EIR). Generally, the project character is
Item 11.a. - Page 4
CITY COUNCIL
CASTILLO DEL MAR ROADWAY AND WATER SERVICE MOU; RESOLUTION
AUGUST 27, 2013
PAGES
compatible with the adjacent Vista Del Mar neighborhood in the City, although lot sizes
are substantially larger, creating a logical transition to estate size lots in the County area
to the south. The property is on a hillside and not comprised of agricultural land. The
project was conditioned and provides mitigation for aesthetics by size limitations on some
lots and building envelope location. Although the lot size configuration deviates from
comparable City zoning standards due to lot layout on slopes, the development is not
inconsistent with City subdivisions that cluster lots and decrease building envelop size
within lot boundaries. Attachment 5 provides a project description and comparison of the
entitled 16-unit development and the proposed 22-lot development. Below is a table
comparing project attributes with both City and County development standards. Since the
project impacts will be borne by the City, staff recommends that should the Council
approve the MOU and amended SOI, that future annexation be considered so that impact
fees are paid to the City. The proposed MOU includes provisions requiring this, which will
need to be coordinated with the County.
City of Arroyo Grande City of AG RH Tract 3048 Project
Table 16.32.050-A Zoning I
I
Maximum density (DUs per 0.67 0.50 (1 unit) or 1.0 (with 2"0 units)
gross acre)
Minimum building site (net 49,000 Smallest Building Envelo12e areas:
area in sq. ft.) (New Lot 1 = 20, 701 s.f.
subdivisions) Lot 5 = 10,533 s.f. '
Lot 6 = 12,970 s.f.
Lot 14 = 14,423 s.f.
Lot 21 = 17,985 s.f.
Minimum lot width new 130' Lot 8 = 114' min, wedge-shaped
subdivisions Lot 9 = 95' min, wedge-shaped
Lot 10 = 119 min, wedge-shaped
Lot 16 = 80', wedge-shaped
Lot 18 = 40', wedge-shaped, 2 acres
Lot 13 = 52' min, 5-sided, 200' max
Lot 21 = 63' min, -118' ave. width
Minimum lot depth new 200' Lot 1 = 192' one side
subdivisions Lot 2 = 192' one side
Lot 11 = 180' one side
Lot 12 = 191' one side
Minimum front yard (new 35' 25'
subidivisions of 5+ lots)
Minimum interior side yard 10% of lot width 30' (CalFire)
setback
Minimum street side yard 15% of lot width 30'
setback
Minimum rear yard setback 40' 30'
Maximum lot coverage 35% NA
Maximum building height 30' or 2 stories 35' (lots 3-7 have visual height limits)
Item 11.a. - Page 5
CITY COUNCIL
CASTILLO DEL MAR ROADWAY AND WATER SERVICE MOU; RESOLUTION
AUGUST 27, 2013
PAGES
ALTERNATIVES:
The following alternatives are offered for Council's consideration:
-Approve staffs recommendations;
Do not approve staffs recommendations and do not approve the MOU or
authorize application to amend the City's SOI;
-Approve the MOU but do not authorize application to amend the City's SOI at this
time; or
-Provide direction to staff.
ADVANTAGES:
Approval of the recommendations will help maintain the feasibility of the project that
would provide valuable circulation benefits by reducing traffic on Orchard Street, as well
as at the intersection of Orchard Street and Fair Oaks Avenue. Providing water to the
project is appropriate in that it will not deplete existing supply, and will be served with a
combination of strictly managed surface and groundwater instead of unregulated
groundwater from a private purveyor. The MOU results in a net water savings to the
City, will maintain City water in lieu fee revenue for other projects, and, if eventually
annexed, will generate impact fees for a project that will already create comparable
impacts to the City under the current plan previously approved by the County.
DISADVANTAGES:
Provision of water to the proposed project will utilize water savings that could otherwise
be paid for by the City, whereby the full savings could be achieved.
ENVIRONMENTAL REVIEW:
In August, 2006 the City Council adopted a Mitigated Negative Declaration for the
General Plan and Development Code Amendment 06-001 that included the extension of
Castillo Del Mar Drive from Orchard Street to Valley Road. Due to potential federal
funding (Federal Highway Administration (FHWA), Caltrans is the lead agency for the
preparation of the NEPA determination that is anticipated to be a categorical exclusion.
No environmental review is required for approval of the revised MOU. Environmental
review has been and/or will be prepared in association with each of the projects
involved in the terms of the MOU.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted in front of City Hall on Thursday, August 22, 2013 and on the
City's website on Friday, August 23, 2013. No public comments were received. -
Attachments:
1. Vesting Tentative Map 3048 Heights at Vista Del Mar project description
2. WSC Technical Memorandum
3. 2012 Approved SOI Exhibit
4. Proposed area to be added to SOI Exhibit
Item 11.a. - Page 6
MEMORANDUM OF UNDERSTANDING
AMONG
LUCIA MAR UNIFIED SCHOOL DISTRICT, CITY OF ARROYO GRANDE, J.H. LAND
PARTNERSHIP, L.P. AND JOHN TAYLOR, TRUSTEE
REGARDING EXTENSION OF CASTILLO DEL MAR ROADWAY
1. MEMORANDUM OF UNDERSTANDING
This Memorandum of Understanding ("MOU") between the Lucia Mar Unified School District,
(the "DISTRICT"), the City of Arroyo Grande (the "CITY"), J.H. Land Partnership and John
Taylor, Trustee (collectively the "Parties") constitutes a conceptual agreement framework for the
Parties to work cooperatively and to coordinate and develop possible water service to the J.H.
Land Tract (defined below) by CITY and to further coordinate and develop the proposed
extension of the existing CITY roadway (sometimes hereinafter the "roadway extension")
known as Castillo Del Mar, from its present termiri.us, to Valley Road to serve the existing Vista
Del Mar development located within the CITY limits and the J.H. Land Partnership proposed
development located within the unincorporated area of San Luis Obispo County (the "J.H. Land
Tract." The proposed roadway extension will traverse the DISTRICT's existing Arroyo Grande
High School ("AGHS") property.
2. THE ROADWAY EXTENSION PROJECT
Exhibit "A", attached hereto and incorporated herein, illustrates, in conceptual form, an intended
general location for the roadway extension from its present terminus, through a portion of the
AGHS property and a portion of Assessor's Parcel No. 006-095-002 (the one acre portion is
referenced to herein as the "Taylor Property"), to Valley Road. The exact design and location of
the proposed roadway extension will be established through cooperation and agreement of the
Parties. All Parties recognize the need to provide safe access to the existing and proposed
parcels and the importance of this proposed roadway extension in improving existing circulation
conditions and as a safe, viable transportation corridor in the CITY'S long term traffic and
circulation plan ..
3. WELL AGREEMENT
The parties agree that any rights created hereunder or contemplated to be created hereunder are
subordinate to that certain "MODIFICATION OF WATER WELL EASEMENT AND
MAINTENANCE AGREEMENT AND RIGHT OF FIRST REFUSAL FOR LEASE" ("Well
Agreement") recorded as Document Number 2004051468 in the official records of San Luis
Obispo County, California, On June 11, 2004. DISTRICT and CITY agree to continue the water
supply to the Taylor Property during construction of the roadway extension and thereafter in
accord with the Well Agreement and to take no action in derogation of the Well Agreement.
John Taylor, Trustee, the City and the District agree to coordinate construction activity related to
the water supply to the Taylor property so as to avoid disruption to Taylor's farming activity.
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Item 11.a. - Page 7
4. PURPOSE AND NEED
The purpose ofthis MOU is to express the Parties' conceptual agreement for the roadway
extension and related issues. Specifically, the Parties are in conceptual agreement on the
following:
(a) The CITY and DISTRICT will plan for, design, and develop a local public roadway to
improve circulation and enhance public safety and to provide vehicular, bicycle, and
pedestrian access from the present terminus of the Castillo Del Mar roadway, through the
AGHS Property and Taylor Property, to Valley Road. The Parties will work
cooperatively to ensure the road location is consistent with the needs of the DISTRICT
and the CITY. It is the intention of the Parties that the final roadway design and location
be established as soon as feasible.
(b) The CITY will design and construct the proposed roadway extension, including all
surveying, engineering, utility construction or relocation, grading, and drainage
improvement costs, and shall comply with all required mitigation measures for the
project, at no cost to DISTRICT, J.H. Land Partnership or John Taylor, Trustee.
Thereafter, the roadway extension shall be maintained by CITY at no cost to
DISTRICT, J.H. Land Parnrership, or John Taylor, Trustee.
( c) The Parties will provide each other necessary information and assistance regarding the
development of the proposed roadway extension, including without limitation, executing,
acknowledging, and delivering all documents reasonably requested by one of the Parties
or required by any governmental authority.
(d) The DISTRICT intends to create a separate IO-acre±: parcel on the south side of the
proposed roadway extension ("DISTRICT'S New Parcel") for present allowed use and
potential future development. DISTRICT will process a public land parcel map
application to separate this new parcel from the AGHS school and grounds.
(e) The DISTRICT has applied for and CITY has processed and approved a General Plan
Amendment/rezoning application designating zoning the DISTRICT'S New Parcel for
"Residential Hillside" uses.
(f) DISTRICT shall provide land consistent with the terms herein described, through the
AGHS Property, to serve as part of the location for the roadway extension project by
providing an irrevocable offer of dedication for the necessary land to CITY by no later
than February 22, 2011.
(g) No later than February 22, 2011, DISTRICT shall provide an access easement adjacent to
the Castillo Del Mar road extension property behind the high school for construction of
a Class 1 bike lane adjacent to the roadway extension.
(h) No later than March 1, 2011, J .H. Land Partnership agrees to pay to CITY the sum of
fifty thousand dollars ($50,000) for design costs and matching funds for a
Transportation Enhancement grant for construction of the Class 1 bike lane adjacent to
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Item 11.a. - Page 8
(i)
(k)
(l)
(m)
(n)
(o)
the roadway extension and within the access easement referred in paragraph 3 (g)
above.
DISTRICT may apply for and CITY shall expeditiously process a tentative tract map
application to subdivide the DISTRICT's New Parcel consistent with its new zoning
designation, subject to compliance with all laws. The DISTRICT'S proposed tentative tract
map application may include a request for approval of "density bonus" units (in excess of
the number of units otherwise permitted by the CITY'S "Residential Hillside" zoning), in
accordance with the CITY'S density bonus and affordable housing ordinance and consistent
with State law.
No later than January 1, 2014 and subject to the approval of the revised Tentative Tract Map
by the County of San Luis Obispo of the J.H. Land Tract, John Taylor, Trustee agrees to
sell to J.H. Land Partnership and J.H. Land Partnership agrees to buy from John Taylor,
Trustee approximately one acre ofland at the north side of the Taylor Property for a total
sum of eight hundred thousand dollars ($800,000). J.H. Land Partnership shall obtain the
right to access said road extension subject to issuance of a CITY encroachment permit.
J.H. Land Partnership agrees to deed to the CITY at no cost to CITY the entire property of
approximately one acre acquired from John Taylor, Trustee for the purpose of enabling
the connection of the roadway extension to Valley Road as partial mitigation for traffic
impacts associated with access through City from Vista Del Mar and the development
proposed by J.H. Land Partnership (the "J.H. Land Tract").
The CITY agrees to deed to the DISTRICT the remainder portion of the Taylor Property
created by the new roadway (the "Remainder Parcel") and re-designate and rezone the
Remainder Parcel from Agriculture to Public Facilities. CITY shall mitigate all impacts
from said redesignation and rezoning of the Remainder Parcel.
CITY and DISTRICT will jointly determine the allowed uses of the Remainder Parcel,
which generally will be combined with AGHS facilities and grounds, and will be
restricted to agriculture and agricultural education related uses. No water, sewer, drainage
or other utilities relocation or improvements are proposed for the Remainder Parcel as
part if this MOU.
No later than January 1, 2013 and subject to prior approval of the J.H. Land Partnership
revised Tentative Tact Map by the County of San Luis Obispo, J.H. Land Partnership
agrees to pay CITY one hundred thousand dollars ($100,000) for mitigation of loss of
prime agricultural property and the actual cost to construct the roadway extension and
drainage improvements up to five hundred eighty-two thousand five hundred dollars
($582,500).
A portion of funds described in paragraph 4(n), above, shall be subject to reimbursement by
the owner ("Reimbursing Party") of the DISTRICT's New Parcel. Reimbursement shall be
paid by Reimbursing Party to J.H. Land Partnership within forty-five (45) days of
recordation of a final map further subdividing the DISTICT's New Parcel. Reimbursement
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Item 11.a. - Page 9
shall be equal to the amount of payment from J.H. Land Partnership to CITY for
reconstruction of roadway extension and drainage improvements in excess of five hundred
thousand dollars ($500,000) up to a maximum of one hundred and fifty thousand dollars
($150,000).
(p) DISTRICT agrees to maintain Remainder Parcel for agricultural purposes by use of an
agricultural conservation easement as approved by the CITY.
(q) Subject to payment to the CITY by J.H. Land Partnership of the funds described in 3(1)
above, CITY and J.H. Land Partnership agree to relocate the existing access easement and
access control located at the south end of Castillo Del Mar to the southern access point of
the J. H. Land Partnership Tract
(r) The Parties will work cooperatively to cause the proposed roadway extension design and
alignment to be modified through the planning process for the project to meet the needs of
the DISTRICT and the CITY.
(s) The CITY and DISTRICT jointly will prepare a schedule for accomplishing each of the tasks
set forth in this MOU, including a schedule for the roadway extension construction.
J
I
(t) The Parties are cogniz.ant of the current fiscal constraints facing the DISTRICT, the need to
creatively ameliorate the concomitant impacts to the DISTRICT's students and the related
need to minimize DISTRICT outlays associated with this MOU.
(u) The Parties agree that following approval ofthe,revised Tentative Tract Map and no later
than January 1, 2013, J.H. Land Partnership and John Taylor, Trustee will e11ter into an
agreement of purchase and sale and escrow instructions on the terms and conditions set
forth herein. All costs associated therewith will be borne by J .H. Land Partnership. The
escrow will be at a licensed escrow company in San Luis Obispo Cotinty.
(v) It is not the intent of CITY, DISTRICT or J.H. Land Partnership in any way to limit or
inhibit John Taylor, Trustee's ability to continue to farm the remainder of his land as he
currently does, and nothing in this MOU shall be considered in any way a limitation or
inhibition on his ability to farm.
5. WATER SERVICE
The purpose of this Section 5 is to express the conceptual agreement for possible water service to the
J.H. Land Tract by CITY. Specifically, CITY and J.H. Land Partnership are in conceptual agreement on
the following:
(a) Within thirty (30) days from the full execution of this MOU, J.H. Land Partnership shall
pay to CITY a nonrefundable payment in the amount of forty three thousand dollars
($43,000) which shall be used by CITY to retrofit existing infrastructure as part of CITY's
water conservation program. Such retrofits shall result in overall water savings in a ratio of
2 to 1 when compared to the projected water use of the proposed project currently
consisting of twenty two (22) residential parcels, one (1) open space parcel, and one (1)
detention basin parcel (the "Project").
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Item 11.a. - Page 10
(b) CITY agrees to provide water service to the J.H. Land Tract for the Project subject to the
terms and conditions set forth herein. Said water service shall be in the form of an Outside
Water User Agreement (the "Water Agreement") which shall be subject to the approval of
CITY's City Attorney. J.H. Land Partnership understands and acknowledges that the Water
Agreement and CITY's extraterritorial water service to the J.H. Land Tract is conditioned
on and subject to approval by the San Luis Obispo County Local Agency Formation
Commission ("LAFCO"). J.H. Land Partnership agrees to pay all normal water connection
fees and all other costs and expenses required to connect the J.H. Land Tract to CITY's
water system.
(c) Upon CITY's receipt of funds described in Section 5(a) above, CITY shall submit and
expeditiously process an application with LAFCO: (i) to amend the CITY's sphere of
influence ("SOI") to include the J.H. Land Tract property; and (ii) for approval of the
Water Agreement and CITY's extraterritorial water service to the J.H. Land Tract. J.H.
Land Partnership shall, at its sole costs and expense, provide any and all necessary reports,
analysis and other information for such application. J .H. Land Partnership further agrees to
pay for any and all of CITY's costs and expenses related to such application, including, but
not limited to, application fees, engineering fees, expert studies, surveys, reports and
attorney's fees.
(d) Upon LAFCO approval of the Water Agreement and amendment of the CITY's SOI as
described in Section 5( c) above, CITY shall submit and expeditiously process an
application with LAFCO to annex the J.H. Land Tract within CITY's municipal
boundaries. J .H. Land Partnership shall, at its sole costs and expense, provide any and all
necessary reports, analysis and other information for such application. J.H. Land
Partnership further agrees to pay for any and all of CITY's costs and expenses related to
such application, including, but not limited to, application fees, engineering fees, expert
studies, surveys, reports and attorney's fees.
(e) J.H. Land Partnership agrees to pay CITY all normal development impact and permit fees
associated with the development of the J.H. Land Tract.
6. GENERAL PROVISIONS
The following are general provisions ofthis MOU:
(a) All coordination, assistance and services rendered as party to the development of
reasonable and feasible solutions to improve current and future traffic safety and
circulation needs for the roadway extension under this MOU will be carried out in
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Item 11.a. - Page 11
compliance with the objectives and responsibilities of the Parties. Nothing in this MOU
shall be in conflict with the responsibilities of any participating party as defined in
Federal, State, or local law, statue, regulation, or participating parties' policies and
procedures.
(b) The Parties will exchange information and consult with each other before implementing
the provisions hereof that may affect the ability of any other party to perform under this
MOU. .
( c) The CITY will address environmental issues related to the development of the proposed
roadway extension project, including acting as the "Lead Agency" for the project under
the California Environmental Quality Act.
6. ROLES AND RESPONSIBILITIES
The Parties shall each designate in writing a single point of contact to ensure their respective
responsibilities are satisfied. All future correspondence regarding this MOU shall be directed to
the designated single points of contact.
7. EFFECTIVE DATE, TERMINATION AND MODIFICATION
This MOU will become effective when executed by all Parties. This MOU will terminate upon
an impasse in the negotiation among the parties, or by the mutual consent of the parties. This
MOU may be amended by written instrument executed by· all the parties. This MOU
supercedes all previous offers, agreements, negotiations, understandings, and memorandums of
understanding between the parties, whether oral or written.
8. MUTUAL INDEMNIFICATION
Each of the Parties shall, to the fullest extent permitted by law, indemnify and hold each of the
other parties harmless against any and all costs, expenses, losses, claims, suits, damages, and
liabilities (including reasonable attorney's fees) for acts or omissions arising out of or in
connection with this MOU.
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Item 11.a. - Page 12
THE CITY OF ARROYO GRANDE
By:
Tony Ferrara, Mayor
Dated:
J.H. LAND PARTNERSHIP
By:
LUCIA MAR UNIFIED SCHOOL DISTRICT
By:
President of the School Board
Dated:
JOHN TAYLOR, TRUSTEE
Dated: ---------
7
Item 11.a. - Page 13
Zoning Legend
~~ Public Facility
.. Agriculture
.llm AgricuJtura1 Buffer
llesidentia1 Hillside
.. Mobile Home Paik
.. Single-Family
.. City Limit Line
Arroyo Grande High School Property
Lucia M.ar Unified School District
ZONING MAP
1anuary 17. 2006
Exhibit A -Page One
..
OASIS
LANDSCAPt
t.RCHITtCTURt
,I.ND PLANNlllG
Item 11.a. - Page 14
•.
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i .
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i ~..) /
.. ----, ___ ....... · I
I
,,,,. . ., ...
I I
l.1t.J~=::.,,)
Arroyo Grande High School Property
Lucia Mar Unified School District
Proposed
\ ~esidential "Zone
. Assessor's Map
Proposed Land Use Scenarios
January 17. 2006
Exhibit A -Page Two
'
006-095
, .... -·
··.
·· ... ... · .
Item 11.a. - Page 15
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF ARROYO GRANDE APPROVING INITIATION OF
PROCEEDINGS FOR THE AMENDMENT OF THE
SPHERE OF INFLUENCE
WHEREAS, the City Council of the City of Arroyo Grande desires to initiate proceeding
pursuant to the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000,
commencing with Section 56000 of the California Government Code, for amending the
Sphere of Influence; and
WHEREAS, the nature of this proposal is to amend the SOI consistent with the Cortese-
Knox-Hertzberg Act; and
WHEREAS, the territory is uninhabited, and a map and description of the boundaries of
the territory are attached hereto as Exhibit A; and
WHEREAS, the principal reasons for the proposed amendment to the Sphere of
Influence· are to allow the efficient provision of water and sewer service to a
development approved in the County through an outside user agreement to an area
immediately adjacent to the City limit line, and to allow for more orderly and logical
development of the area pursuant to City and County policy; and
WHEREAS, the following agency or agencies would be affected by the proposed
Sphere of Influence Amendment: City of Arroyo Grande, County of San Luis Obispo,
and South San Luis Obispo Sanitation District; and
WHEREAS, the proposed amended Sphere of Influence is subject to compliance with
the California Environmental Quality Act; and
WHEREAS, the Local Agency Formation Agency has assumed Lead Agency status,
responsible for compliance with the California Environmental Quality Act (CEQA) and
the City shall pay for any studies needed to comply with CEQA.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande does hereby adopt and approve this Resolution requesting that LAFCO proceed
with the processing of this sphere of influence amendment as authorized and in the
manner provided by the Cortese-Knox-Hertzberg Local Government Reorganization Act
of 2000.
BE IT FURTHER RESOLVED that this resolution shall become effective immediately
upon its adoption.
Item 11.a. - Page 16
RESOLUTION NO.
PAGE2
On motion of Council Member
and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
, seconded by Council Member
the foregoing Resolution was passed and adopted this day of 2013.
Item 11.a. - Page 17
RESOLUTION NO.
PAGE3
TONY FERRARA, MAYOR
ATTEST:
KELLY WETMORE, CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
Item 11.a. - Page 18
V
A
L
L
E
Y
R
O
A
D
F U T U R E E X T E N S I O N
FAIR OAKS BLVD
ORCHARD
STREET
CASTILL O D E L M A R
¬«101
City of Arroyo GrandeThe Heights at Vista Del Mar
Proposed Outside Agreement Annexation toCity of Arroyo Grande Sphere Influence§0 450225
Feet
1 inch = 450 feet
Legend
PROJECT BOUNDARY
PROPOSED ROADS
ARROYO GRANDE CITY LIMITS
EXHIBIT A
Item 11.a. - Page 19
Project Description
(REVISED August 19, 2013)
The Heights at Vista De.I Mar
VTTM 3048
Date: August 19, 2013
To: Teresa McClish, City of Arroyo Grande Planning
CC: Stephanie Fuhs, SLO County Planning and Building
From: Cindy Chambers, Wallace Group
ATTACHMENT 1
Request: New 22-lot Vesting Tentative Tract Map to replace 16-lot VTTM 1789
PURPOSE
This application proposes to increase the number of tentatively approved lots of
Tract 1789 from 16 to 22 residential parcels to help offset the cost of improvements.
Tentative Tract 1789 was approved in June of 2008, after a prolonged 17-year
review process culminating in a Final Environmental Impact Report (FEIR) that
focused on traffic and circulation, biological, visual, and drainage concerns.
Resolving the project's site access resulted in a Memorandum of Understanding
(MOU) executed on May 4, 2006 between the applicants, the City of Arroyo Grande,
Lucia Mar School District and a nearby property owner, John Taylor. The MOU
allowed the City to remove a non-access easement at the easterly terminus of
Castillo Del Mar in exchange for fees to acquire land on which to extend Castillo Del
Mar to Valley Road. The subsequent change in market conditions since 2008 have
made the project infeasible, due in part to the MOU's s.ignificant impact fees.
This application seeks to increase density by six units within the same development
area, without altering or adding to the potential for impacts previously analyzed in
the FEIR. Studies and supporting documents have been prepared to demonstrate
that conditions pertaining to traffic, visual, air quality, biological, and drainage
impacts are adequately addressed and mitigated for this project by conditions
imposed under the prior project. Requirements for building permit compliance with
current air and water quality standards during and post-construction would be
applicable to this tract. The drainage design incorporated into the new application
meets current requirements for LID and drainage as required by the Regional Water
Quality Control Board.
Althouse and Meade conducted biological and botanical surveys on the site in the
spring of 2013, and prepared a report that was submitted with this application: The
focus of the report is to address any new conditions on site as part of the overall
project design, with a goal of keeping the revised project within the range of impacts
and mitigations previously studied under the FEIR. An informal assessment of
potential wetland within the ephemeral drainage was conducted and the report
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Item 11.a. - Page 20
VTTM 3048 Project Description Revised
Page 2
provides recommendations for permitting the detention basin. See detailed
biological and botanical discussion below.
PROJECT STATISTICS
Project Title:
Property Owners:
County Case #s:
Project Location:
Parcel Size:
APNs:
Land Use:
The Heights at Vista Del Mar: VTTM 3048
The Heights at Vista Del Mar Group, LLC
332 Creekview Way
Arroyo Grande, CA 93420
VTTM 3048
VTTM 1789 (S890232T), ED90-061
State Clearinghouse #1994041043 (FEIR)
PRE-2010-00031, PRE-2012-00059
Between the termini of Castillo Del Mar and Coast View Drive,
southwest of State Route 101, south of Arroyo Grande
47.54 acres
075-021-026; 075-021-042
Residential Suburban, San Luis Bay Inland
PROJECT COMPARISON
This section includes a discussion of items analyzed in the FEIR for the 16-lot
subdivision, and how the proposed 22-lot subdivision application compares. Please
refer to the reduced-sized maps attached to this Project Description.
Lotting. Open Space and Slopes
The prior subdivision (VTTM 1789) created 16 residential lots over the entire 47.5-
acre property, including the steeply sloped northerly portion containing sensitive oak
woodlands. Due to the inclusion of the steepest slopes, the average slope of the lots
exceeded 15% and the 16 lots ranged from 2.0 to 4.17 acres in size. Lots 2 through
7 exceeded the County length-to-width ratio of 3: 1. A building limit line identified
through the visual assessment bisected Lots 1 through 8 on the north side. The map
was conditioned to place an open space easement over the area north of the
building limit line across Lots 1-8, encompassing the oak woodlands and steeper
slopes. The open space easement was approved to be maintained on individual lots
by the lot owners. The proposed detention basin located in the drainage area in the
southeast corner was within an easement spanning two of the residential lots. See
Exhibit 1, Approved VTTM 1789.
The proposed subdivision VTTM 3048 creates 22 residential lots within the same
general development area as the prior map; a common open space parcel of 14.9-
acres encompassing the steeper slopes and oak woodland (Lot 23); and a 0.85-acre
8/19/13
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Item 11.a. - Page 21
VTTM 3048 Project Description Revised
Page 3
common lot over the detention basin (Lot 24). The common lots are to be
maintained in perpetuity by the HOA. Creating a common lot over the steepest
portions of the site allowed the residential lots to be reduced in size over the more
gently sloped areas. The map proposes 18 residential lots at one-acre minimum in
areas with less than 15% average slope; Lots 17-19 and 22, in the southeast corner,
are 2.0 acres or larger in size where average slope exceeds 15%. The previously
identified building limit line bisects Lots 3 through 1 O; an open space easement will
be.placed over that portion of those lots to match the previous building limit line and
will be maintained by the individual lot owners. The total open space area of Parcel
24 plus the "no-build" open space easement over Lots 3-10 is 18.5 acres, consistent
with the previous tentative map open space. See Exhibit 2, Proposed VTTM 3048.
Geologic. Soils and Seismic
Soils and Geotechnical analyses were performed for the 16-lot VTTM 1789 by Earth
Systems Pacific in 1996 and Pacific Geoscierice in 1997. No potentially significant
effects were identified. The 22 proposed residential lots are located within the same
development envelope as the previous 16 lots; proposed roads, utilities, and the
drainage basin are in essentially the same locations. No change to the previous
findings for geologic, soils or seismic hazard potential will result from this proposed
application.
Drainage and Erosion Control
A Preliminary Drainage Report has been prepared to analyze the proposed project's
consistency with the previous drainage design and to verify conformity with current
requirements and standards for drainage and water quality. Project conditions for
VTTM 1789 included compliance with erosion control requirements for grading
activities and preparation of a SWPPP prior to construction. The conditions also
include compliance with requirements of the NPDES municipal storm water
program. Therefore, the proposed VTTM 3048 project would be subject to all
current NPDES requirements of the County's Stormwater Management Program,
including post-construction stormwater quality and erosion control, prior to issuance
of construction permits.
Analysis of the project drainage with increased site density finds that the previously
approved drainage design is adequate for the proposed project. Further analysis in
final design of the existing culvert outlet and the Castillo Del Mar Drive drainage
system is recommended. Just as with the currently approved map, storm water
quality requirements will be defined and met through preparation of a Stormwater
Quality Plan and development of post-construction water quality BMPs in the final
design.
Biological Resources
1) Ephemeral Drainage, Waters of the United States
Conditions for Tract 1789 required that a wetland delineation of the ephemeral
drainage be prepared prior to construction permit to determine the presence and
extent of "Waters of the US". If wetlands are present, a number of conditions
apply to ensure that impacts are less than significant. The proposed project
design is essentially the same as the previously approved tract, with the cul-de-
sac road and drainage basin in the same location. The same project conditions
would apply to the proposed VTTM 3048 project. The approved basin design of
TR 1789 is adequate for the higher density of TR 3048, so there is no change
8/19/13
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612 CLARION CT
SAN LUIS OBISPO .
CALIFORNIA 93401
T 805 544-4011
F 805 544-4294
www.wallacegroup.us
Item 11.a. - Page 22
VTTM 3048 Project Description Revised
Page 4
proposed to the design that would change the potential for wetland impacts to
occur with this project.
Althouse and Meade reviewed the drainage area for potential wetland species
while conducting spring surveys. While no new wetland indicators were found,
the Regional Board has imposed new regulations on drainage and erosion
control that the project will be required to meet. The applicant has directed
Althouse and Meade to begin a Jurisdictional Determination to evaluate the
drainage and obtain formal concurrence, initiating the review and permitting
process necessary for construction of either tract configuration.
2) Oak Woodland Impacts
The previous FEIRfound that lot development and fire clearance for defensible
space could impact up to 13 oaks and a portion of the existing oak woodland on
the site. The proposed project development is within the same area as the
previous tract, and therefore the same potential for impacts would exist. Three
lots of TR 3048 have the potential to impact oaks: Lots 1, 2, and 22; these are
comparable to Tract 1789 Lots 1, 2 and 16. The same conditions for mitigation,
including an Oak Impact Report and Oak Tree Mitigation and Monitoring Plan
would appropriately apply to the proposed subdivision lots. No change to the
potential for impacts to oaks would occur with the proposed 22-lot subdivision
under conditions applied from TR 1789.
3) Sensitive and Special-Status Botanic Species
Spring surveys were conducted on the project site by Althouse and Meade
biologists in February through June of 2013. The site had been grazed
periodically in the past but has remained undisturbed for several years. Small
patches of native grassland habitat were found on the site, located within the
oak woodland area on the proposed open space parcel, and in several patches
in the southeast corner of the property near the drainage. Exhibit 3, Grassland
Habitat, in this project description, and the Althouse & Meade Biological
Assessment provided with this application.
The approved 16-lot tract has no requirements for pre-construction surveys for
sensitive plant communities as loss of the existing grassland was considered
less than significant. The revised project proposes to create a separate HOA-
maintained open space parcel and improve the quality of existing grassland
habitat through enhancement and restoration planting as part of the project. The
biological report prepared for the project includes a conceptual Native Grassland
Enhancement Program to be implemented on the open space as a part of the
project design.
The proposed 22-lot project would enhance approximately 0.15 acre of existing
native grassland patches in the open space, and plant native grasses in
appro);Cimately 0. 75 acre area contiguous with existing native grassland
patches. Planted areas would be in sites currently supporting annual grassland
with potential to support native perennial grassland habitat. Enhancement
activities would include weed removal and control. Planting activities would ·
include installing plugs of native grasses, providing temporary irrigation, and
controlling weeds for three years. The planting palette would be selected
from species native to the site.
8/19/13
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CALIFORNIA 93401
T 805 544-4011
F 805 544-4294
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Item 11.a. - Page 23
VTTM 3048 Project Description Revised
Pages
This restoration element is not proposed as part of the approved 16-lot plan, but
the native grassland impact would be the same with the approved plan as for the
22-lot plan. The 22-lot plan provides the superior outcome for native perennial
grassland in the Study Area. With all the previous tract conditions of approval
applied to this project, no changes to the potential for adverse biological impacts
will occur with this project, and a beneficial impact would result from protection
and expansion· of native grassland habitat.
4) Sensitive Biotic Species
The approved project was found to have the potential to disturb burrowing owl,
active bird hests, dusky-footed woodrat nests, American badger, and other
sensitive species. The proposed project development is within the same
developable area as the previous project, and therefore the same potential for
impacts would exist. Applying the same conditions for mitigation and monitoring
would reduce the potential for impacts to a less than significant level. In addition,
the creation of a separate open space parcel maintained by the HOA, instead of
an open space easement across eight individually-owned parcels, increases the
habitat protection of sensitive species for this area.
Visual Resources
VTTM 1789 identified a building limit line and height limits that minimized the
potential for visual impacts to a less than significant level. The area beyond (north
of) the building limit line was to be placed in an Open Space easement so that
proposed homes on Lots 1-8 would be located south of that line. The approved
project conditions imposed building height limitations on Lots 3, 4, 5 and 6 to restrict
construction below a specified elevation above sea level, to reduce visibility and
minimize disruption to the skyline.
Exhibit 4, Visual Impact Restrictions, shows the new lot lines overlaid on the original
lots, and illustrates the applicability of building height limits on the proposed lots.
Lots 3-7 of TR 3048 are building envelope restricted to match the visual analysis
mitigations conducted under the FEIR for TR 1789. These limits will be incorporated
into the Codes, Covenants and Restrictions (CC&Rs) for the project to ensure that
the impact of TR 3048 is no greater than the approved VTTM 1789. Fencing
requirements and restrictions for the 22 lots would be the same as under the
previous map, except that property line fencing would not bisect the open space
under the current lot configuration as it could have under the approved 16-lot map.
As designed, no new impacts would occur with the 22-lot subdivision that were not
previously identified and mitigated in the FEIR to a less than significant level.
Traffic and Circulation
Associated Transportation Engineering, Inc. (ATE) previously prepared a traffic
impact analysis for the 16-lot subdivision, and has prepared an update evaluating
the change of six added lots for the revised 22-lot project. The primary access for
the subdivision is Castillo Del Mar, connecting the proposed lots to Orchard Ave.
and Fair Oaks Avenue, and eventually to Valley Road. A secondary connection is
provided at Coast View Drive to the east; this access is gated with emergency-only
use monitored by camera and CC&R stipulations, enforced by the HOA.
8/19/13
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T 805 544-4011
F 805 544-4294
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Item 11.a. - Page 24
VTTM 3048 Project Description Revised
Page 6
A component of this project's approval is the negotiated MOU with the City of Arroyo
Grande to construct a through-road connection to Valley Road across the back of
the Arroyo Grande High School. The MOU involved purchase of a 1.2 acre portion
of an agricultural field adjacent to the high school to allow Castillo Del Mar to extend
to Valley Road. The City acted as lead agency to process the lot line adjustment
and CEQA review for acquisition of that right-of-way located in the City limits. Under
the MOU, the 16-lot subdivision project is conditioned to pay significant traffic and
agricultural impact fees to the City of Arroyo Grande for construction of this road. In
the current market, the per-lot cost for these fees rendered the 16-lot project
infeasible. The goal of this application is to spread this cost over 22 lots without
generating any new, unmitigated impacts.
The updated Traffic Analysis prepared by ATE dated March 6, 2013 for VTTM 3048
finds that the small increase in peak hour trips (5 AM trips and 6 PM trips) would not
change existing levels of service and would not generate any new impacts. Traffic-
related conditions of approval for the prior project would therefore be sufficient to
render the potential for impacts to a less than significant level, including the
requirements for payment of traffic and ag impact fees to the City of Arroyo Grande.
Air Quality and Greenhouse Gas Effects
The FEIR analyzed air quality and found a potential for impacts from construction
emissions for TR 1789. Conditions were imposed to manage construction emissions
and dust that reduced the potential for impact to a less than significant level. The
original project was found to be inconsistent with the County's Clean Air Plan (CAP),
which encourages increased density in urban areas over rural areas. For this
particular case, the inconsistency is not significant because the density is consistent
with what was assumed in the last CAP update, and because the project is adjacent
to the City of Arroyo Grande urban area. A third finding was that forecast modeling
(URBEMIS) identified that vehicles in the near future would produce substantially
lower emissions. The project was conditioned to pay mitigation fees for air quality
impacts to help fund strategies to improve air quality in the South County. With TR
3048, the mitigation fees would apply to 22 lots instead of 16 lots.
The Air Quality and Greenhouse Gas Assessment prepared by Ambient Air Quality
and Noise Consulting (May 8, 2012) evaluated the 22-lot subdivision for short-term
and long-term thresholds of significance using the most currently available criteria
(SLOAPCD CEQA Air Quality Handbook 2012). The report summary on Page 6
finds that:
In comparison to the impact assessment prepared for the previously
proposed 16-lot subdivision, implementation of the proposed 22-lot
subdivision would not result in any new significant air quality imp~cts.
However, it is recommended that mitigation measures for the control of
fugitive dust emissions be updated to be consistent with current SLOAPCD
guidance. Short-term and long-term emissions of GHGs attributable to the
proposed project would not exceed the SLOAPCD's bright line significance
threshold of 1, 150 MT C02e/year and, therefore, would be considered to
have a less than significant impact.
Water Supply
8/19/13
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SAN LUIS OBISPO
CALIFORNIA 93401
T 805 544-4011
F 805 544-4294
www.wallacegroup.us
Item 11.a. - Page 25
VTTM 3048 Project Description Revised
Page 7
Water supply was not an issue of concern for the project in the 2008 FEIR and the
site is outside the Nipomo Mesa Management Area (NMMA). The 16-lot tract has a
valid will-serve letter from Rural Water Company, which is subject to the NMMA,
and project conditions included the strict indoor and outdoor water conservation
measures required in the Management Area. For Tract 1789, water use based on
the landscape restrictions is estimated to be 0.35 acre-feet per year (AFY) per unit,
or 5.54 AFY for the project. Although Rural Water Company staff believes that they
can provide the water to service the proposed 22 lots, they are unable to identify a
source of supplemental water for the additional lots pursuant to County
requirements.
The applicant has requested an Intent-to-Serve Letter to provide water service to
the 22 lots from the City of Arroyo Grande. The City is able to serve the project if it
is within the City's Sphere of Influence (SOI) and LAFCO staff supports this action
because the Project site is surrounded by the City on three sides. The details of the
SOI application and water agreement will be resolved in the next few months, but
the intent is to secure 7.5 AFY for the project by way of a Memorandum of
Understanding with the City as part of an annexation application process. The
Applicant will retrofit existing high-consumption properties within the City to
conserve water at a 2: 1 to achieve a positive balance in the City.
The applicant is proposing to limit indoor and outdoor water use of this subdivision
per the standards required of TR 1789 to keep total water use to 0.35 acre-foot per
year per unit. The six additional lots will .require an additional 2.1 afy over TR 1789,
for a total of 7.63 afy. See Exhibit 5, Water Demand Comparison and Exhibit 6,
Cleath Letter.
Sewer Service
Tentative Tract 1789 was approved with sewer service to be provided by South San
Luis Obispo County Sanitation District (SSLOCSD). The sewer service is to be
provided through an executed Outside User Agreement between SSLOCSD and the
City of Arroyo Grande; a copy is submitted with this application. A Sphere of
Influence (SOI) revision bringing the project into the District's Sphere of Influence
was certified by LAFCO on April 4, 2001 (OR Doc #2001-027120) to complete the
agreement. That agreement included reference to the payment of fees through the
County Tax Rolls, and the mechanism for that fee transfer is not clear to the District
Staff at this time. District staff has committed to reviewing the terms of the
agreement to determine the specifics of updating it, and in the interim has provided
a Letter of Intent to serve the 22 lots of VTTM 3048, attached as Exhibit 7.
Future Annexation Consistency with City Zoning
An agreement to serve this project with water by the City of Arroyo Grande would
require annexation to the City's Sphere of Influence. Inclusion in the City's sphere
could eventually result in annexation into the City. The project as proposed is
generally compatible with the City's Residential Hillside (RH) zoning district, found
under Chapter 16.32.020 of the City Zoning Code.
8/19/13
16.32.020.B: Residential Hillside (RH) District.
The primary purpose of the RH district is to provide for and protect rural
atmosphere and lifestyles, as well as to provide for protection of existing hillside
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CALIFORNIA 93401
T 805 544-4011
F 805 544-4294
www.wallacegroup.us
Item 11.a. - Page 26
VTTM 3048 Project Description Revised
Page 8
areas in accordance with general plan policies. This district is intended as an
area for development of low density, large lot, single-family detached and small
lot single-family detached residential dwelling units at a maximum density of one
dwelling unit per 1.5 gross acres. Cluster development is encouraged in order to
protect the environment Other uses may be considered through a planned unit
development or similar mechanism.
Density:
The maximum density of RH is one unit per 0.67 gross acres; the project proposes
22 lots on 47.9 gross acres, or 1 unit per 2.1 acres. Secondary dwelling units are
allowed on the site under the current County zoning but are not proposed at this
time; if secondary units were constructed on all lots, the 22-lot subdivision would not
be within the City's density limit for RH.
Site Development Standards:
Tract 3048 as proposed compares to City of Arroyo Grande Residential Hillside
(RH) zoning standards as follows:
City of Arroyo Grande Table City of AG TR 3048 Project
16.32.050-A RH Zoning
Maximum density (DUs per gross 0.67 .50 (1 unit) or 1.0 (with 2"d units)
acre)
Minimum building site 49,000 Smallest Building Enveloge areas:
(Net area in sq. ft.) (New subdivisions) Lot 1 = 20, 701 sf
Lot 5 = 10,533 sf
Lot 6 = 12,970 sf
Lot 14 = 14, 423 sf
Lot 21 = 17,985 sf
Minimum lot width new subdivisions 130" Building Env Shortest Dimensions:
Lot 8 = 114' min, wedge-shaped
Lot 9 = 95' min, wedge-shaped
Lot 10 = 119 min, wedge-shaped
Lot 16 -80', wedge-shaped
Lot 18 = 40', wedge-shaped, 2 acres
Lot 13 = 52' min, 5-sided, 200' max
Lot21=63' min, -118' ave. width
Minimum lot depth new subdivisions 200" Lot 1 = 192' one side
Lot 2 = 192' one side
Lot 11 = 180' one side
Lot 12 = 191' one side
Minimum front yard 35" 25'
(New subdivisions of 5+ lots)
i Minimum interior side yard setback 10% of lot 30' (CalFire)
I width
I Minimum street side yard setback 15% of lot 30'
i width i
8/19/13
I
I
l
I
I
I I
I
I
I
I
I
I I I I I
I
I
WALLACE GROUP@
CIVIL AND
TRANSPORTATION
ENGINEERING
CONSTRUCTION
MANAGEMENT
LANDSCAPE
ARCHITECTURE
MECHANICAL
ENGINEERING
PLANNING
PUBLIC WORKS
ADMINISTRATION
SURVEYING i
GIS SOLUTIONS
WATER RESOURCES
WALLACE GROUP
A California Corporacion
612 CLARION CT
SAN LUIS OBISPO
CALIFORNIA 93401
T 805 544-4011
F 805 544-4294
www.wallacegroup.us
Item 11.a. - Page 27
VITM 3048 Project Description Revised
Page 9
I
Minimum rear yard setback
Maximum lot coverage
. Maximum Building Height
I
Exhibits Attached
Exhibit 1, Approved VTTM 1789
Exhibit 2, Proposed VTTM 3048
140"
35%
30' or2
stories
Exhibit 3, Grassland Habitat Enhancement
Exhibit 4, Visual Impact Restrictions
130'
NA
35' (Lots 3-7 have visual height limits)
Exhibit 5, Water Demand Comparison (dated 5-1-2013)
Exhibit 6, Cleath and Associates Letter dated March 13, 2013
Exhibit 7, Letter of Intent to Serve, South SLO County Sanitation District, 6-27-13
8/19/13
WALlACE GROUP@
CIVIL AND
TRANSPORTATION
ENGINEERING
CONSTRUCTION
MANAGEMENT
LANDSCAPE
ARCHITECTURE
MECHANICAL
ENGINEERING
PLANNING
PUBLIC WORKS
ADMINISTRATION
SURVEYING i
GIS SOLUTIONS
WATER RESOURCES
WALLACE GROUP
A California Corporation
612 CLARION CT
SAN LU IS OBISPO
CALIFORNIA 93401
T 805 544-4011
F 805 544-4294
www.wallacegroup.us
Item 11.a. - Page 28
ii
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Item 11.a. - Page 29
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VESTING TENTATIVE TRACT MAP3048
,.,
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PROPOSED SUBDIVISION OF:
REMAINDER TRACT NO 2207. ne ACRES
POSITION PARCEL AA.GAL ee-37940 PM•
APN:015-021-Q28
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LEGEND
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PROPOSED SEWt.ClE! DISPOSAL
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PRELIMINARY TITlE REPORT:
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EXU!ITlN'.J E.AaalENTI NOT PLOTTED
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Item 11.a. - Page 30
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Item 11.a. - Page 31
BUNCHGRASSENHANCEMENT
AREAS
GRAPHIC SCALE
120' O' 60' -----120'
EXISTING BUNCHGRASS
AREAS TO REMAIN ~ BUNCHGRASS AREAS
t!K'Lill TO BE REMOVED
THE HEIGHTS AT VISTA DEL MAR
Arroyo Grande, CA
BUNCHGRASS RESTORATION AREAS
I Exhibit 3 f WALLACE GROUP
JUNE 11, 2013
Item 11.a. - Page 32
rJ'' '•,.
\
'·''
LEGEND
NOTE: FOR ALL LOTS BUILDING HEIGHT IS LIMITED TO 3S' MAXIMUM HEIGHT
ABOVE NATURAL GRADE UNLESS NOTED OTHERWISE.
(~;;-,) LOT NUMBER PER TENTATIVE TRACT 1 789 .... __ _
LOT1 NEW LOT NUMBER PER PROPOSED TENTATIVE TRACT 3048
8 HEIGHT CANNOT EXCEED 295' ABOVE MSL
~ HEIGHT CANNOT EXCEED 290' ABOVE MSL
r:::: :~ HEIGHT CANNOT EXCEED 2S' ABOVE NATURAL GRADE
THE HEIGHTS AT VISTA DEL MAR
200'
Arroyo Grande, CA
VISUAL IMPACT RESTRICTIONS
CONDITIONS #27-H,l,J & L
GRAPHIC SCALE
O' 100' 200'
SCALE 1" = 200'
I Exhibit 4 I
WALLACE GROUP
JUNE 21, 2013
Item 11.a. - Page 33
WALIACE GROUP
JUNE 24, 2013
310
300
290
2llO
270
2llO
ZiD
240
LOT 3: HEIGHT CANNOT EXCEED 25' ABOVE NATURAL GRADE
•OPEN SPACE EASEMENT FOR THIS LOT
NOT SHOWN ATTHIS SECTION PLANE
LOT 4: HEIGHT CANNOT EXCEED 290' ABOVE MSL
. '~ l ••
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°'°° 1+00
OPEN SPACE EASEMENT
I Exhibit 4.21
THE HEIGHTS AT VISTA DEL MAR
Arroyo Grande, CA
VISUAL IMPACT BUILDING ENVELOPE RESTRICTIONS
VTTM 1789 CONDITIONS #27-H,l,J & L
Item 11.a. - Page 34
WALIACE GROUP
JUNE 24, 2013
LOT 5: HEIGHT CANNOT EXCEED 29S' ABOVE MSL FOR WEST SIDE OF ENVELOPE
HEIGHT CANNOT EXCEED 290' ABOVE MSL FOR EAST SIDE OF ENVELOPE
Z!D ................................................................................. +. ........ r-:_c_-~·t·_ .• _-~~ ...................... ..._.._ ........ ..._...04
OoCJO 1+00 2'00 :toOO
OPEN SPACE EASEMENT BLDG. ENVELOPE
LOT 6: HEIGHT CANNOT EXCEED 29S' ABOVE MSL
.................................................................................................................................................................................. '"'2<0
1<00 2'00 -OPEN SPACE EASEMENT
LOT 7: HEIGHT CANNOT EXCEED 29S' ABOVE MSL
I Exhibit 4.3 I
THE HEIGHTS AT VISTA DEL MAR
Arroyo Grande, CA
VISUAL IMPACT BUILDING ENVELOPE RESTRICTIONS
VTTM 1789 CONDITIONS #27-H,l,J & L
Item 11.a. - Page 35
The Heights at Vista Del Mar
Water Demand for Approved VTTM 1789 vs. Proposed VTTM 3048
TABLE 1: VTTM 1789 Water Demand of 16 Lots
Maxi mum LS Area Total Area in Water Demand AFYOutdoor Demand per lot
Per Lot in SF 1 No. lots SF Area in Acres Factor in AFY 2 Demand (Total afy/ 16)
Drip Irrigated Shrubs &
Ground Cover 1,200 16 19,200 0.44 1 0.44
Turf Area 300 16 4,800 0.11 2.5 0.28
Drip Irrigated Common
. Entry .area 500 2 1,000 0.02 1 0.02
Total Outdoor Demand 0.74 0.05
Indoor Demand 16 0.3
Total Indoor Demand 4.8 0.3
16-Lot Total Project Demand 5.54 0.35
1. Per Project Condition 59: Subject to Nipomo Mesa Water Conservation Area Plan limits on irrigation due to service by Rural Water Co.
2. Using Landscape Water Demand Factors in Cypress Ridge FEIR 1996 Table V-4 (which calculated turf & drip irrigation demand separately)
and using the Indoor Water Demand Factor from the Woodlands FEIR (Table 4.1-4) for residential 0.3-1 acre lots
TABLE 2: Proposed VTTM 3048 Water Demand of 22 Lots
Maximum LS Area Total Area in Water Demand AFYOutdoor Demand per lot
Per Lot in SF 1 No. lots SF Area in Acres Factor in AFY 2 Demand (Total afy/ 22)
Drip Irrigated Shrubs &
Ground Cover 1,200 22 26,400 0.61 1 0.61
Turf Area 300 22 6,600 0.15 2.5 0.38
Drip Irrigated Common
Entry area 500 2 1,000 0.02 1 0.02
Total Outdoor Demand 1.01 0.05
Indoor Demand 22 0.3
Total Indoor Demand 6.6 0.3
22-Lot .Total Project Demand 7.61 0.35
1. Per Project Condition 59: Subject to Nipomo Mesa Water Conservation Area Plan limits on irrigation due to service by Rural Water Co.
2. Using Landscape Water Demand Factors in Cypress Ridge FEIR 1996 Table V-4 (which calculated turf & drip irrigation demand separately)
and using the Indoor Water Demand Factor from the Woodlands FEIR (Table 4.1-4} for residential 0.3-1 acre lots
Proposed Water Demand Increase= 0.35 AFY {6 lots)= 2.1 AFY
5/1/2013
J I Exhibit 5 I
Item 11.a. - Page 36
March 13, 2013
Jim LaLoggia
Cleath-Harris Geologists, Inc.
11545 Los Osos Valley Road, Suite C-3
San Luis Obispo, California 934-05
(805) 543-1413
The Heights at Vista del Mar LLC
P.O. Box 2129
Nipomo, California 93444
Subject: Assessment of Water Demand Values
The Heights at Vista del Mar project, Arroyo Grande, California
Dear Mr. LaLoggia:
Cleath-Harris Geologists (CHG) has performed an assessment of water demands for the
proposed increased number of lots at The Heights at Vista del Mar project in the City of Arroyo
Grande, California. This development is known as Tract 1789 and is on San Luis Obispo County
-J
Assessor's Parcel Number 075-021-026. '
The proposed project includes 22 residential 2-acre minimum lots (an increase from 16 lots
formerly proposed) and also involves the retirement of the irrigation of agricultural land on a 1.5-
acre parcel at the intersection of Valley Road and the proposed Castillo del Mar Drive.
CONDUCT OF WORK
CHG reviewed the previous estimate of water demand and has developed a revised estimate that
includes the modified parcel sizes and updated water use values.
CHG estimated the historic water use for the agricultural lands that would be no longer irrigated
due to the road intersection reconfiguration. CHG then researched land use maps and applied
water estimates for crops in the Cienaga Valley of Arroyo Grande.
As a part of this assessment, CHG visited the properties and observed water wells or irrigation
system facilities. CHG discussed the history of the project and water demand values with
Wallace Group and The Heights at Vista del Mar owners.
This assessment is summarized in this letter report.
PROJECT WATER DEMAND
The project water demand is likely to be similar to other equivalent sized residential lots in the
area that have been subject to similar development ordinances.
I Exhibits I
Item 11.a. - Page 37
The Falcon Ridge residential tract is located adjacent to the proposed subdivision and was
developed under different County water conservation policies. The Falcon Ridge ,development
lots have areas of about 2.5 acre-similar in area to the proposed project. The buildin'g/landscaped
areas of improved lots at the Falcon Ridge development are typically about an acre. Hardscape
areas and buildings cover a portion of the developable envelopes. Landscaping on each lot,
though not formally restricted, is confined to a limited portion of the developable area. The
improved Falcon Ridge lots have turf areas that range from 0-5000 square feet, based on areas
calculated from observing a recent aerial photograph. Groundcover, shrubs, and trees line some
of the driveways and property boundaries. According to Rural Water Company, the average
water use for a residential lot at the 46-lot Falcon Ridge development is I. I acre-feet per year.
The County water cons~rvation requirements enacted since the Falcon Ridge development
(established in 1988) will result in lower water demands for the proposed project than those of
the Falcon Ridge development.
I
The water demand resulting from implementing County development requirements is calculated
based on allowable landscape areas. Wallace Group has estimated the landscape areas based on
the Nipomo Water Conservation Plan area limits in the South County Area Plan. The landscape
areas on each lot include drip irrigated shrubs and ground cover (1,200 square feet) and turf area
(300 square feet). Water demand factors for these two categories are 1.0 acre-feet per acre per
year and 2.5 acre-feet per acre per year. The corresponding outdoor water uses for the two
categories are estimated to be 0.027 AFY and 0.017 AFY, for a total of 0.044 AFY per lot.
Rounding up to the nearest .01 AFY, the outdoor water use would be estimated at 0.05 AFY per
lot. Wallace Group estimated the indoor water use to be 0.3 AFY per lot. The water demand for
an individual residential lot under these development conditions would be 0.35 AFY.
The total water demand for the 16 lot development under the development conditions described
above would be 5.6 acre-feet per year.
The total water demand for the 22 lot development under the development conditions described
above would be 7.7 acre-feet per year.
The net change in water demand from the previously approved project with the existing South
County Area Plan water conservation requirements therefore would be an increase of 2.1 acre-
feet per year.
REDUCTION IN AGRICULTURAL WATER DEMAND
The project involves placement of a road accessing Valley Road from the proposed development.
This road will connect to Valley Road in the Cienaga Valley. This approved roadway alignment
has necessitated the purchase of a 1.5-acre parcel formerly used for irrigated farming. The
irrigated area on this 1.5-acre parcel was calculated at 1.2-acres in the City of Arroyo Grande
waterassessment letter 2 I Exhibit 6.21
Item 11.a. - Page 38
Mitigated Negative Declaration. The irrigation of truck crops, typically leafy vegetables in the
Arroyo Grande area, has been estimated in the 2010 Hydro logic Balance for the Northern Cities
Management Area prepared by Todd Engineers to have an applied water demand 0.95 acre-feet
per crop. Double cropping is reported to be typical in this area for these crops. Therefore, the
reduction of irrigation water deman-d due to the change in land use is 2.28 acre-feet per year.
Return-flow to the groundwater from agricultural applied water was estimated in the 2010
Hydrologic Balance to be about 30 percent of the total in the Northern Cities Management Area.
The portion of applied water returned to the groundwater on this 1.2 acres of irrigated land
therefore would be 0.68 acre-feet per year.
The net reduction in consumed groundwater from the Cienaga Valley area due to the change in
land use on this 1.5 acre parcel would be 1.6 acre-feet per year.
CONCLUSION
-i
The project water demand will increase by 2.1 acre-feet per year with the increase in residential
lots from 16 lots to 22 lots.
The net reduction in consumed groundwater from the Cienaga Valley of Arroyo Grande due to
the approved routing of the road accessing the project will be 1.6 acre-feet per year.
Respectfully submitted,
CLEA TH-HARRIS GEOLOGISTS, INC.
" ;
/y ._,_,.,~_;;~-;{::>
/I',.·
Timothy S. Cleath, California Certified Hydrogeologist #81
President
waterassessment letter 3
I Exhibit 6.31
Item 11.a. - Page 39
References
Arroyo Grande, City of, 2006, Mitigated Negative Declaration-TPM 06-004
Google Earth, 2013, Aerial Photography of Falcon Ridge development, The· Heights at Vista del
Mar, and Arroyo Grande
Rural Water Company, January 21, 2011, Will Serve Letter Replacing Expired Letter dated
November 28, 2007, addressed to J.H. Land Partnership LP
San Luis Obispo County Department of Planning and Building, 2013, Permit View,
http://www.sloplanning-maps.org/
Todd Engineers, 20 l 0, Hydro logic Balance for the Northern Cities Management Area, Table 13
I
Wallace Group, February 2013, Information provided in meeting with Cindy Chambers, Senior
Planner, and subsequent emails regarding water demand calculations, water use at Falcon Ridge,
and project Tentative Parcel Map 06-0004 and Revised Vesting Tentative Map
waterassessment letter 4
I Exhibit 6.41
Item 11.a. - Page 40
June 27, 2013
Mr. Jason Blankenship
SOUTH SAN LUIS OBISPO COUNTY
SANITATION DISTRICT
Post Office Box 339, Oceano, California 93475-0339
1600 Aloha Oceano, California 93445-9735
Telephone (805) 489-6666 F~"X (805) 489-2765
W\'llW .sslocsd.org
The Heights at Vista Del Mar Group, LLC
332 Creekview Way
Arroyo Grande, CA 93420
RE: Sewer Service to Tract 1789
Dear Mr. Blankenship:
This letter is in regards to the Agreement executed in April of 2001 betweenthe City of
Arroyo Grande and the South San Luis Obispo County Sanitation District for providing
sewer service to Tract 1789.
The District understands that you are currently seeking to increase the residential lots
on the site and that you will require sewer service for the proposed 22-lot project. The
District has the capacity and intends to provide service to the extra lots. Nevertheless,
the District is not prepared, at this time, to issue a Will-Serve letter because of the
uncertainty of collecting all applicable connection fees and service charges due to the
District through the County tax roll as stipulated on page 2 of the aforementioned
agreement. Once the logistics and mechanisms for the collection of both sewer service
revenue fees and connection fees related to sewer hook-ups are better understood and
put into place, the District will be more than willing and able to provide sewer service
based on the agreements previously executed for VTTM 1789.
The District looks forward to working with you on this very important endeavor. If you
have any questions or concerns, please feel to contact me at (805) 481-6903 or at my
email address: matthew@sslocsd.us.
Very truly yours,
Matthew Haber
Bookkeeper/Secretary
South San Luis Obispo County Sanitation District I Exhibit 1 I
Item 11.a. - Page 41
Technical Memorandum
Date: 8/20/2013
To: Teresa Mcclish
Director of Community Development
City of Arroyo Grande
300 E. Branch Street
Arroyo Grande, CA 93421
Prepared by: Spencer Waterman and Joshua Reynolds, P.E.
Reviewed by: Jeffery Szytel, P.E.
Phone:
SUBJECT: REVIEW OF THE PROPOSED BUSICK TRACT 3048 WATER
SUPPLY OFFSET FROM CONSERVATION PROJECTS
ATTACHMENT 2
~~\IVSC
WATER SYSTEMS (ONSUlTING, INC.
(805) 473-5420
This Technical Memorandum (TM) summarizes Water System Consulting's (WSC) preliminary review of the
proposed Busick Tract 3048 Project (Development) water offset for the City of Arroyo Grande (City). The TM is
comprised of three parts: Part 1 -Comparison of the proposed development water demand projections with
typical City land use based demands; Part 2 -Analysis of the previously completed Strother Park irrigation
retrofit project; Part 3 -Review of the Sprinkler King reports on the proposed irrigation retrofits. The TM
evaluates and summarizes the City's potential to offset the Development's water demands through irrigation
retrofits of existing large demand customers (i.e. Ocean View Elementary School, Paulding Middle School and
Arroyo Grande Cemetery) in order to reliably deliver water to the proposed Development.
Background
The Development project is a 22 unit subdivision located outside but adjacent to the City Limits that has
requested annexation into the City. The Developer proposes to connect with the City's water system and would
be served by the Vista Del Mar Booster Station. According to the developer, 7.61 AFY will be required to meet
the subdivision's water demands. The developer proposes to fund three water conservation irrigation retrofit
projects to offset the Development's water demands at a minimum ratio of 2:1. The irrigation retrofits are
proposed to occur at the Arroyo Grande Cemetery (AG Cemetery), Ocean View Elementary School (Ocean View),
and Paulding Middle School (Paulding). The City's irrigation consultant, Sprinkler King, Inc. (Sprinkler King), has
previously completed reports on estimated water savings calculations for the proposed irrigation retrofit
projects.
Part 1 -Comparison of Proposed Development Water Demand Projections
with City Demand Projections
Water demand estimates for the proposed development created by the developer were analyzed. The sources
of the demand factors were other Environmental Impact Reports (El Rs) for nearby developments. WSCwas
unable to locate copies of these El Rs, so the real basis of these demand factors could not be assessed. Table 1
Arroyo Grande_Busick Tract 3048 Water Suppty Offset Review Final
Item 11.a. - Page 42
2012 Engineering Consulting Services
Review of the Proposed Busick Tract 3048 Water Supply Offset from Conservation Projects
shows the Project's estimated water demand as presented in the Heights at Vista Del Mar: VTTM 3048 Project
Description, dated 5/1/2013.
I
Table 1. Project Estimated Water Demand
Drip Irrigated Shrubs
and Ground Cover
Turf Areas
Drip Irrigated Common
Entry Area
Indoor Demand
Demand
(AFY)
LJLJCJ.IL___ -0.61
I ·-----··-···--· --· ---, -----····-···-··--· .. -·-· 11-----------------Jr
Acres I! 0.15 'i 2.5 :! c:JEJr-==1 ---··-=11= =
-----------.. l
Q.38 I
0.02 1 -------,----------'
Dwelling ' 22 0.3 ''.
Unit ii
--~~=, =--==
-
6.60 I
J
7.61 I Total Project Demand
The proposed City Zoning for the project is Residential Rural (RR), which is compatible with the City's Single
family Low Density Residential Land Use category. WSC developed water demand estimates for the Project
based on water demand factors from the City's Water Master Plan as shown in Table 2.
Single Family Low
Density
Residential
Table 2. Master Plan Based Demand Estimates
Unit Type
•
Project
Demand
(AFY)
'---D-~-~_l:~_ng__,C]L]c:J
The Water Master Plan land use based water demand projection of 13.64 AFY does not include any of the
proposed low impact and water conservation measures proposed by the Developer. As envisioned, the project
will severely restrict the amount of irrigated landscape and turf area allowed on each parcel to 1,200 sf of
irrigated area and 300 sf of turf (for comparison, each parcel is larger than 1 acre (43,560 sf) in size). To
compare the proposed low water use developmentto a traditional development and assess the reasonableness
of the demand factors used by the developer's engineer in the calculation of the restricted water usage (as
shown in Table 1); the allowable irrigated acreage can be increased to a degree more representative of existing
uses. To do this, the project was analyzing using a theoretical parcel with 12,000-sf of irrigated area and 1,500-
sf of turf area with the Table 1 demand factors, results in a theoretical project demand of 14.58 AFY, which
matches reasonably well with the 13.64 AFY demand derived using the Water Master Plan demand factors.
Therefore the demand projected by the developer using the restricted landscape requirements seems
reasonable.
8/20/2013. Page 2 of 6
Arroyo Grande_Busick Tract 3048 Water Supply Offset Review Final
Item 11.a. - Page 43
2012 Engineering Consulting Services
Review of the Proposed Busick Tract 3048 Water Supply Offset from Conservation Projects
.~~~ 'WSC
~WArill:Smt.\tSCoNSULTING,. INC.
WSC assumes the City will reach an agreement with the Developer on a method to enforce the irrigation
restrictions; and considers the demand reduction to be aggressive, but achievable.
Part 2 -Analysis of Strother Park Irrigation· Retrofit
Strother Park was surveyed by Sprinkler King on March 6, 2009 to assess the irrigation system and conditions
affecting the water consumption for irrigation. The report for the survey contained irrigation retrofit
recommendations and estimated that water consumption could be reduced by 33% for the park if the irrigation
retrofit recommendations were implemented. The City implemented all of the recommendations and
completed the retrofit in August 2009. Table 3 shows the estimated savings and actual savings achieved based
on analysis of water consumption data before and after the retrofit. ·
Table 3. Strother Park Retrofit Estimated and Actual Savings
Estimated 2005 ... 2008 Assumed 2010-2012 Actual Actual
Potential Pre-Retrofit Savings Post-Retrofit Savings Savings(%)
Savings(%) Average (AFY) Average (AFY)
Consumption Consumption
(AFY) (AFY)
Strother Park Retrofit 33% 9.1 3.0 5.5 39.6%
While the analysis of the average consumption data before and after the retrofit indicates that the actual
savings exceed the estimated savings, ~onsideration of hydrologic conditions during the periods analyzed should
be taken into account. Monthly and annual rainfall data was analyzed from 2005 through 2011 and annual
average rainfall was analyzed from 1966-2011. The driest year from 2005 through 2011 was 2007, during which
the monthly and annual consumption remained approximately close to the years surrounding it prior to the
retrofit. The wettest year from 2005 through 2011 was 2011, during which the monthly and annual
consumption remained approximately the same as the years surrounding it after the retrofit. The amount of
monthly and annual rainfall did not appear to be correlated with reduced water consumption before or after the
retrofit. Furthermore, average annual rainfall from 2005-2011 was only slightly higher than the long-term
historical average rainfall. As shown in Figure 1, monthly average consumption decreased after the retrofit.
8/20/2013 Page 3 of6
Arroyo Grande_Busick Tract 3048 Water Supply Offset Review Final
Item 11.a. - Page 44
2012 Engineering Consulting Services
Review of the Proposed Busick Tract 3048 Water Supply Offset from Conservation Projects
4.5
4
3.5
~ 3 c
ii 2.5 a: ....
0 2 VI cu
.J:. u 1.5 .E
1
0.5
0
..:S-~<o ~~ 9.~ .;.. ~~ ~" ~0 ':8-6 o~ !<-<.,
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2.5
2
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E
::I
VI
1 s
v
0.5
c::::::::J Average Consumption (2005-
2008)
-Average Consumption (2010-
2012)
-Average Rainfall (1966-2011)
-Average Rainfall (2005-2011)
Figure 1. Pre and Post Retrofit Consumption and Rainfall
Review of Sprinkler King's Strother Park survey as well as historical rainfall and consumption data indicates that
the estimated water savings presented in the Sprinkler King survey are accurate. Based on the observed results ·
of Strother Park's irrigation retrofit, it is assumed that the water savings estimates in Sprinkler King's surveys are
reasonable, and adequate for determining potential water savings that can be achieved through retrofitting
other irrigation customers within the City's service area, including AG Cemetery, Ocean View, and Paulding.
Part 3 -Review of Sprinkler King Surveys
Arroyo Grande Cemetery District
The landscape irrigation survey for the AG Cemetery submitted on April 30, 2009 identified the landscape
retrofit recommendations and estimated water savings as shown in Table 4.
Table 4. AG Cemetery Estimated Potential Water Savings
Recommended Retrofit
1. Update the Sprinkler Heads
2. Update the Control System
3. Valve Maintenance Service
4. Handheld Remote Control Unit
5. ET Based Weather Stations
Total
2004-2012 Average Consumption (AFY)
Assumed Savings (AFY)
·s12012013
Arroyo Grande_Busick Tract 3048 Water Supply Offset Review Final
Estimated Potential Savings
(%)
·~1 ====~·=··=····=···~.s~-~=~·=· ,,,.,..,.,~==~
Not Estimated
I Not Estimated . j
20~·-···· .. ···--····· _j I 3s.11 I
[_·_· --·--·_7.02 ·---··-~-~-~~-_]
Page 4 of 6
Item 11.a. - Page 45
2012 Engineering Consulting Services
Review of the Proposed Busick Tract 3048 Water Supply Offset from Conservation Projects
Ocean View Elementary School
The landscape irrigation survey for Ocean View submitted on January 10, 2011 identified the landscape retrofit
recommendations and estimated water savings as shown in Table 5.
Table 5. Ocean View Estimated Potential Water Savings
Recommended Retrofit
1. Update Nozzles
2. Soil Improvements
Total
2004-2012 Average Consumption (AFY}
Assumed Savings (AFY)
Paulding Middle School
Estimated Potential Savings
(%)
25%
· Not Estimated
~~---~--~'~'-~~~ -c.
25%
17.04
.4.26
1
The landscape irrigation survey for the Paulding Middle School (Paulding) submitted on January 10, 2011
identified the landscape retrofit recommendations and estimated water savings as shown in Table 6.
Table 6. Paulding Estimated Potential Water Savings
Recommended Retrofit
1. Update Irrigation Controllers
2. Lawn Aeration
Total
2004-2012 Average Consumption (AFY)
Assumed Savings (AFY)
Total Potential Water Savings
f
Estimated Potential Savings
(%)
25% -
Not Estimated
25%.
·-·
11.02 r-~m••L• ™• H•2~75
The total estimated potential water savings for the three proposed irrigation retrofits is shown in Table 7.
Table 7. Total Estimated Potential Water Savings
Potential Irrigation Retrofit Customer Assumed Savings (AFY)
AG Cemetery I· 7.02
.
Ocean View Elementary 4.26
Paulding Middle School I 2.75. . ]
···-1
Total 14.03
8/20/2013 Page 5 of 6
Arroyo Grande_Busick Tract 3048 Water Supply Offset Review Final
Item 11.a. - Page 46
2012 Engineering Consulting Services
Review of the Proposed Busick Tract 3048 Water Supply Offset from Conservation Projects
Conclusion
Table 8 shows potential retrofit savings, development demand estimates and potential water demand offset
ratio for the project.
Developer's Project
Demand Estimate
Table 8. Comparison of Water Demand Estimates and Potential Water De;;,and Offsets
Potential Retrofit
Savings (AFY)
14.03
II
Estimated Project
Demand (AFY}
7.61
Potential
Demand Offset
1.84:1
II
Exceeds 2:1
Offset
No
The project is offset by less than the desired 2:1 ratio, therefore WSC recommends the City and Developer seek
an additional project to increase the offset by at least 1.2 AFY for a total demand offset of more than 15.2 AFY
which will meet the desired 2:1 offset goal.
8/20/2013 Page 6 of6
Arroyo Grande_Busick Tract 3048 Water Supply Offset Review Final
J Item 11.a. - Page 47
ATTACHMENT 3
CHAPTER 1 INTRODUCTION AND EXECUTIVE SUMMARY
Figure 1-1 -Recommended Sphere of Influence
City of Arroyo Grande
City Limits & Sphere of Influence
Recommendation
Legend
/'V Major Roads
---\ ·t
l ··: I Service Area
-Sphere of Influence
.,.._..._. ;"..... ·-~ , __ ')' ~
...... oe,Sl.OINCO "" ... c:.., ..... .,. .... _.,. fWr
-"1Wl011
ADOPTED 1-17 NOVEMBER 2012
j
Item 11.a. - Page 48
WAUACE GROUP
l
,,. -,_ Proposed Outside Agreement Annexation to
City of Arroyo Grande Sphere Influence
Item 11.a. - Page 49
THIS PAGE INTENTIONALLY LEFT BLANK
Item 11.a. - Page 50