CC 2015-02-24_11a Pre Application_E. Cherry_Traffic WayMEMORANDUM
TO: CITY COUNCIL
FROM: TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: 1 ~:\t: KELLY HEFFERNON, ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF PRE-APPLICATION NO. 15-001; SPECIFIC PLAN
DESIGNATION, GENERAL PLAN AMENDMENT, DEVELOPMENT CODE
AMENDMENT, TENTATIVE TRACT MAP AND LOT LINE ADJUSTMENT;
LOCATION -TRAFFIC WAY AND EAST CHERRY AVENUE;
APPLICANTS -DORFMAN HOMES, INC., MANGANO HOMES, INC., AND
ARROYO GRANDE VALLEY JAPANESE WELFARE ASSOCIATION
DATE: , FEBRUARY 24, 2015
RECOMMENDATION:
It is recommended the City Council review the conceptual plans and authorize processing
of a General Plan Amendment and Specific Plan for the project.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: Financial impact information
will be provided when a formal application is submitted. However, it is anticipated that the
City will receive additional sales and property tax revenues from the project, and that there
will be additional costs associated with City maintenance of new public streets as well, as
increased public services for Police and Fire.
BACKGROUND:
Project Location
Item 11.a. - Page 1
CITY COUNCIL
PRE 15-001
FEBRUARY 24, 2015
PAGE2
The project site is located on the south side of East Cherry Avenue and east of Traffic
Way. The site consists of four parcels totaling approximately 15.2 acres under separate
ownership. Surrounding the site is single-family residential development to the north and
east, St. Barnabas Church to the south, a mobile home park to the southwest and
commercial development across Traffic Way to the west. -Below,is a summary table of the
separate specific plan subarea properties as currently configured and identified in the
General Plan, Zoning Map and the City's GIS mapping system:
Subarea 1
Subarea 2 (two
parcels)
Subarea 3
Total:
Nick Tompkins/
Mangano Homes,
Inc.
Arroyo Grande
Valley Japanese
Welfare Assoc.
Agriculture
(AG)(PD)
Mixed Use
MU PD
Agriculture
(AG)(PD)
Agriculture (AG)
13.1
1.5
15.2
On July 8, 2014 the City Council considered Pre-Application 14-001 for a preliminary
review of a project that will include the properties described in the table above. The
applications required for the formal project will include a General Plan Amendment,
Development Code Amendment, Tentative Tract Map and Lot Line Adjustment. The
conceptual plan included all three subareas for the purpose of coordinating infrastructure
needs, but focused on Subarea 2, which included a 59-lot residential subdivision. City
Council meeting minutes are included as Attachment 1.
On November 25, 2014 the City Council considered Pre-Application 14-005 for a proposed
project on Subarea 3 property owned by the Arroyo Grande Japanese Welfare Association
(see Attachment 2 for City Council meeting minutes). The project is unchanged from the
previous submittal and includes four main garden zones, including: Japanese Cultural
Garden; Farm Garden; California Native Garden; and Historic Orchard.
There are no conceptual plans for the Subarea 1 property at this time.
The applicants held an East Cherry Avenue Neighborhood Meeting on January 31, 2015 at
the project site, which was well attended with approximately 50 people in attendance.
Issues discussed included:
• Adequate Parking
• Cherry Avenue street improvements
• Bulb outs to help break up visual impacts of parking and slow traffic
Item 11.a. - Page 2
CITY COUNCIL
PRE 15-001
FEBRUARY 24, 2015
PAGE3
• Visual concerns of the proposed Subarea 2 development
• Two-story vs. single-story houses
• -Undergrounding of existing overhead utilities
• Continuing the widening of Cherry Avenue past the-project area to the east
• Drainage concerns
• Water supply concerns
• Concerns with existing intersection congestion
The applicants suggested that the neighbors form a subcommittee of about four (4) people
to work with the development team and convey information to the neighborhood.
Project Description
The applicants have submitted Pre-Application 15-001 to receive Council authorization to
process the general plan amendment and specific plan for the project. The project
includes three (3) subareas with the following proposed changes to property size, land use
designation and zoning designation:
1 Dorfman 2.2 Infrastructure
Homes, improvements
Inc. only.
2 Mangano 11.7 Fifty (50) lot
Homes, residential
Inc. subdivision.
3 A.G. Valley 1.5 Cultural
Japanese archive,
Welfare community
Association center,
heritage
gardens,
residential
and related
structures.
Mixed Use No change
Agriculture Medium
and Mixed Density
Use Residential
Agriculture Mixed Use
Traffic
Way
Mixed Use
(TMU D-
2.11
Agriculture
and Traffic
Way
Mixed Use
Agriculture
No change
Village
Residential
(VR-SP;
D-2.4
Village
Mixed Use
(VMU)
The attached plans provide information from the previous two pre-application submittals for
Subareas 2 and 3 (see Attachment 3). Although the plans identify a 58 lot residential
subdivision for Subarea 2, the current application provides a total of 50 lots. The
elimination of eight (8) lots is largely due to the anticipated widening of East Cherry
Avenue to include parking on both sides of the street along the project frontage; the lack of
on-street parking has been one of the primary concerns of the surrounding residents.
Item 11.a. - Page 3
CITY COUNCIL
PRE 15-001
FEBRUARY 24, 2015
PAGE4
ANALYSIS OF ISSUES:
General Plan Policies
The 2001 General Plan Update changed the land use designation of Subareas 2 and 3
from Agriculture (AG) to Mixed Use with a Planned Development (MU-PD) overlay.
Likewise, Subarea 1 was changed from General Commercial (GC) to MU-PD. In
September 2003, the City Council adopted Resolution No. 3711 to change the land use
designation of Subareas 2 and 3 back to Agriculture and revised the Conservation and
Open Space Element to include an implementation policy for mitigation of converted
agricultural lands. Specifically, Implementation Policy AG 1-4.2 was amended as follows:
"Possible mitigation for Joss of areas having prime farmland soils may include
permanent protection of prime farmland soils at a ratio of at least 1 :1 and up to 2:1
with regard to the acreage of land removed from the capability for agricultural use.
Permanent protection may involve, but is not limited to, dedication of a perpetual
agricultural or conservation easement or other effective mechanism to ensure that
the area chosen as mitigation shall not be subject to loss of its prime farmland soils.
Suitability of location shall be determined by the City Council. The aim shall be to
protect and preserve prime farmland soils primarily within and contiguous to City
boundaries, secondly within the Urban Land Use Element area, and thirdly within
the larger Arroyo Grande Valley and La Cienega Valley within the Area of
Environmental Concern. Other potential mitigation measures for Joss of areas
having prime farmland soils include payment of in-lieu fees or such other mitigation
acceptable to the City Council."
In January 2004, the Zoning Map for Subarea 1 was changed from General Commercial to
Traffic Way Mixed Use (TMU) with a D-2.11 Design Overlay. The primary purpose of the
D-2.11 Design Overlay is to encourage the use of design that will not detract from the
neighboring Village districts and to enhance the character and appearance of this southern
commercial gateway to. Arroyo Grande from Highway 101. In January 2014, the permitted
uses for specific properties located within the D-2.11 Design Overlay District, including
Subarea 1, were modified to be limited to automobile and light truck sales and services, or
related automotive parts stores, repair shops, and similar vehicle sales, services and
accessory uses. The D-2.11 Design Overlay will likely be modified to expand allowable
uses as part of the specific plan designation.
Specific Plan
Specific plans contain detailed development standards, distribution of land uses,
infrastructure requirements, and implementation measures for the development -of a
specific geographic area. A specific plan can be as general as setting broad policy
concepts, or as detailed as providing direction on every facet of development. The range
of issues that is contained in a specific plan is primarily left to the discretion of the
decision-making body. However, all specific plans must comply with Sections 65450-
65457 of the Government Code. These provisions require that a specific plan be
consistent with the adopted General Plan of the jurisdiction it is located in. In turn, all
subsequent subdivisions and developments must be consistent with the specific plan. The
adoption of a specific plan is a legislative act similar_ to adoption of a General Plan or
Item 11.a. - Page 4
CITY COUNCIL
PRE 15-001
FEBRUARY 24, 2015
PAGES
Zoning Ordinance. In effect, a specific plan creates its own zoning standards for a defined
area.
The applicant submitted a draft specific plan under Pre-Application 14-001 that outlined the
general infrastructure requirements for the three subareas, and the land use, development
standards, architectural design, open space calculations, and circulation for Subarea 2.
The development standards and regulations are the most important aspect of a specific
plan since it is through these standards that the goals and policies of the General Plan are
implemented. Given that the design elements of the previous draft specific plan will be
modified under the formal application, the previous draft document is not included with this
pre-application.
Preliminary Design of Subarea 2
Although the project site is not located within the D-2.4 Overlay District, the applicant
proposes to utilize the City's Village Design Guidelines for determining the architectural
styles of the homes. To comply with the overall character and theme of the Village D-2.4
Overlay District, the project includes Bungalow, Craftsmen and Cottage styles for the
residential units. Based on the previous pre-application submittal, homes will likely be one
or two stories, not to exceed 25' in height, with second stories stepped back by 5'. Lots
and homes will be smaller than typical homes developed throughout the City, and
therefore more affordable by design.
Preliminary Design of Subarea 3
The proposed project for Subarea 3 includes the following components under four main
garden zone headings:
1. Japanese Cultural Garden
a. A legacy archive -depository of cultural artifacts and history built on the site
of the former Hall destroyed by arson in 2011.
b. An outdoor educational classroom.
c. A traditional Japanese garden.
2. Farm Garden
a. An orchard of edible trees planted alongside the existing mature Elderberry
tree.
b. Raised vegetable bed.
c. An edible native herbs and flowers garden.
d. A farm commercial kitchen and caretaker's residence built on the site of the
former Japanese School House.
3. California Native Garden
a. A Community Hall.
b. A native grass lawn for play and group gatherings.
c. A California native garden.
d. A guest house.
4. Historic Orchard
a. An orchard of flowering cherry trees.
Item 11.a. - Page 5
CITY COUNCIL
PRE 15-001
FEBRUARY 24, 2015
PAGE6
b. A timeline path honoring the arrival of Japanese immigrants to Arroyo
Grande.
c. A Pacific Coast Railroad path retracing original location of the three foot
tracks.
d. A retail farm stand.
e. An existing irrigation well infrastructure.
f. Parking.
The site plan integrates all of the above components. A turnaround for emergency
vehicles is proposed towards the back of the property off of Launa Lane. The applicant
proposes to restrict this access to emergency vehicles only and prohibit any vehicular,
bicycle or pedestrian access by installing a gate with knox box. The majority of the parking
is provided directly off of Cherry Avenue in the area that will be conveyed through a lot line
adjustment. A total of twenty-seven (27) spaces are provided, and forty-three (43) are
required.
Circulation and Road Design
The specific plan will need to include development standards applicable to each subarea,
including circulation and road design. The applicant provided cross sections for East
Cherry Avenue and the internal streets as a component of Pre-Application 14-001, which
are expected to be modified with the formal specific plan submittal. A striping plan will also
need to be submitted with the formal application that provides details of any turn lanes and
transitional sections.
City Staff requested that the applicant include a roadway segment to connect with a future
offsite road alignment. This would allow for a route to properties located to the south of
Subarea 2 up the open space of the St. Barnabas Church property to connect to the 86-
acre Frederick property within the City and the Fredrick and Williams properties within the
City's Sphere of Influence. These areas have been designated for future development in
the City's General Plan. Although no development is planned for the Frederick property,
any development there in the future would require a minimum of two points of access and
it is likely that the proposed road connection from the project site would be needed to
serve as a required secondary connection. Although development thresholds will be
studied in the forthcoming Circulation Element and Land Use Element updates, it is
important to note that it would be needed even for a low intensity development scenario.
Currently, South Traffic Way is the only existing local street connection to the Fredrick
property, and due to the topography, other options for southerly access are limited.
Environmental Issues
The most significant environmental issue related to this specific plan is the conversion of
approximately fourteen (14) acres of agricultural land including prime farmland soil.
Because this is considered a significant and unavoidable environmental impact, an
environmental impact report (EIR) will be required. The applicant has been researching
potential agricultural conservation easements within the City limits as mitigation.
Item 11.a. - Page 6
CITY COUNCIL
PRE 15-001
FEBRUARY 24, 2015
PAGE7
The EIR will also consider all other environmental effects, including aesthetics, air quality,
biological resources, geology and soils, greenhouse gas emissions, hydrology and water
quality, land use compatibility, noise, transportation and traffic, and utilities and service
systems. The specific plan addresses impacts of the project to the City's water supply by
comparing the proposed residential use to the existing agricultural use. The document
concludes that the residential use will use less ground water than the current agricultural
use. A water study will be required as part of the EIR to adequately analyze the impacts of
the project on the City's water resources.
Another environmental impact issue is the inclusion of residential backyards within the 25'
wide creek setback area located along the southern property line. This channel is not
identified as a "blue line" water course per the US Geologic Survey (USGS) maps, but is
identified on the City's General Plan Conservation and Open Space Element Creek Map
as a waterway. Per Section 16.44.050(0) of the City's Municipal Code, a minimum
setback of 25' is required for the purpose of safeguarding environmental and sensitive
biological resources that contribute to a healthy, functioning ecosystem, and to minimize
public and private losses due to flooding. The intent of the setback is to protect human life
and health, minimize the expenditure of public money for costly flood control projects, and
to enhance natural creek functions and values by providing erosion control, sedimentation
prevention, enhancement of riparian habitat corridors, water quality protection and
aesthetic and recreational opportunities. Including residential backyards within the setback
area does not ensure environmental protection of the water course, nor provide any
aesthetic or passive recreational opportunity.
In response to staff's concern about protecting the creek setback area and the lost
opportunity to create an amenity, the applicant designed an alternative plan that includes
enhanced riparian vegetation, open rail wire fencing, and a decomposed granite path
within the setback area.
ALTERNATIVES:
The following alternatives are presented for City Council consideration:
1. Provide comments and suggestions to the applicant in support of processing a
general plan amendment and specific plan for the project;
2. Provide comments and suggestions to the applicant in opposition of processing a
general plan amendment and specific plan for the project; or
3. Provide direction to staff.
ADVANTAGES:
The applicant is currently seeking comments and suggestions from the City Council on
processing a general plan amendment and specific plan for the project. Ultimate approval
of the project would allow commercial, residential and public facility development of the
three subareas, and thereby generate additional sales and property tax revenues for the
City. The type of housing development proposed on Subarea 2 includes smaller units on
smaller lots than conventional single-family housing, and is therefore more affordable by
design, which is consistent with the City's Housing Element policies. The proposed
architectural styles of the units are consiste~t with the Village Design Guidelines, which
Item 11.a. - Page 7
CITY COUNCIL
PRE 15-001
FEBRUARY 24, 2015
PAGES
helps to extend the character of the Village to the southern gateway to the City. Open
space amenities would be provided within both Subareas 2 and 3. Importantly, the project
may provide access to the City's large, undeveloped area to the southeast (Fredrick's and
Williams' properties) if required. Finally, the project will be designed to minimize water use
and retain all stormwater onsite.
DISADVANTAGES:
The project would permanently remove approximately fourteen (14) acres of prime
agricultural soil from the City. The development would also increase traffic in the vicinity.
ENVIRONMENTAL REVIEW:
No environmental review is required for this item.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted in front of City Hall on Thursday, February 19, 2015. The Agenda
and staff report were posted on the City's website on Friday, February 20, 2015. No public
comments were received.
Attachments:
1. City Council Meeting Minutes of July 8, 2014
2. City Council Meeting Minutes of November 25, 2014
3. Project Plans
Item 11.a. - Page 8
l
l
I
I
l
t
I
I
f
l
I
II
,.
l
[
r
[ __
l
I
I
r
I
\ __ _
Minutes: City Council Meeting
Tuesday,· July 8, 2014
ATTACHMENT 1
Page.tJ.
8.p. Conside·ration to Appropriate Additional Funding for the Old Ranch Road Property
Improvements (Tract 3018) Project, PW 2013-10.
Action: Appropriated an additional $30,000 towards the Old Ranch Road Property
(Tract 3018) Improvements Project to cover additional PG&E design and construction
expenses. -
9. PUBLIC HEARINGS
9.a. Consideration of Application for Certificate of Public Convenience and Necessity.
Chief Annibali presented the staff report and recommended that the Council adopt a Resolution
granting a Certificate of Public Convenience and Necessity to Central Coast Taxi for the
operation of a taxicab service within the City limits, contingent upofl full and total compliance
with all conditions and requirements in Chapter 5. 72 "Taxicabs" of the Arroyo Grande Municipal
Code.
Sammy Orr, Central Coast Taxi, introduced himself and thanked the Council for the opportunity
to operate his business in the City.
Mayor Ferrara opened the public hearing, and upon hearing no comments, he closed the public
hE'.laring.
Action: Council Member Costello moved to adopt a Resolution entitled: "A RESOLUTION OF
THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE GRANTING A CERTIFICATE OF
PUBLIC CONVENIENCE AND NECESSITY TO CENTRAL COAST TAXI FOR THE
OPERATION OF A TAXICAB SERVICE WITHIN THE CITY LIMITS CONTINGENT UPON
FULL AND TOTAL COMPLIANCE WITH ALL CONDITIONS AND REQUIREMENTS IN
CHAPTER 5.72 "TAXICABS" OF THE ARROYO GRANDE MUNICIPAL CODE". Council
Member Barneich seconded, and the motion passed on the following roll call vote:
AYES:
NOES:
ABSENT:
Costello, Barneich, Brown, Guthrie, Ferrara
None
None
10. CONTINUED BUSINESS
None.
11. NEW BUSINESS
Mayor Ferrara declared a conflict of interest due to ownership of real property near the project,
stepped down from the dais and left the room.
11.a. Consideration of Pre-Application No. 14-002; Specific Plan Amendment, Tentative
Parcel Map and Conditional Use Permit for Subdivision of Two (2) Commercial
Parcels into Forty-Two (42) Residential Lots, One (1) Common Area Lot, and Two
(2) Commercial Lots; Location: Southwest Corner of -East Grand Avenue and
Sot.1th Courtland Street; Applicant: MFI Limited & NKT Commercial.
r _.,..
Item 11.a. - Page 9
I
If
I
I
!
I
' I
I
I
i
I
I
i
i
I
I
I
I
I
I ~-
I
j
l
)
l
Minutes: City Council Meeting
Tuesday, July 8, 2014
Pages
Associate Planner Downing prese'nted the staff report and recommended that the Council
review the conceptual plans and provide comments to the applicant.
Staff responded to questions from Council.
Mayor Pro Tern Guthrie invited public comment. Speaking from the public were Debbie Rudd
and Scott Martin of RRM Design Group; Nick Tompkins, developer; John Mack, Loganberry
Avenue; Patty Welsh, Pradera Court;; Michael Morrow, Raspberry Avenue; and Chris
Richardson, Nipomo Street.
Council questions and discussion ensued regarding the history of the project and the
commercial and retail potential.
Mayor Pro Tern Guthrie offered comments in favor of the project but stated he would like to see
more ideas on the residential component with a little higher density; expressed concern about
the location of the bus stop; and commented on the repositioning of the existing shopping center
that may shape the future of other areas.
Council Member Costello commented on whether the project is right for the location; would like
to increase the commercial component; liked the condominium look; was not in favor of higher
density; commented on the topography; and noted an economic study may have an impact on
the project.
Council Member Brown stated the project would be revenue neutral; he would like more vertical
mixed use on the west side, higher density, and a larger commercial component.
Council Member Barneich commented she would like to see something more modern; would
like a "pocket neighborhood" and displayed examples.
No formal action was taken on this item.
Mayor Pro Tem Guthrie called for a break at 8:00 p.m. The Council reconvened at 8:10 p.m.
Mayor Ferrara returned to the dais.
11.b. Consideration of PreMApplication No. 14M001; Specific Plan Designation, General
Plan Amendment, Development Code Amendment and Tentative Tract Map;
Location: Traffic Way and East Cherry Avenue; Applicant: Mangano Homes, Inc.
Associate Planner Heffernan presented the staff report and recommended that the Council
review the conceptual plans and provide comments to the applicant.
Steven Peck, Mangano Homes, 'gave a presentation of the conceptual project.
Randy Russom, RRM Design, spoke regarding the conceptual project and responded to
questions from Council.
Staff responded to questions from Council regarding the pedestrian path, agricultural mitigation,
and access issues.
Item 11.a. - Page 10
I
I
I
I
.l
l
I
!
(
I
!
I
I
I
I
Minutes: City Council Meeting
Tuesday, July 8, 2014
Page6
Mayor Ferrara invited public comment. Speaking from the public were Margaret Ikeda; Lillian
Sakurai; Vard Ikeda; Gary Kobara, Gracia Way; Shirley Gibson; Julie London, Lana Lane; and
Steve English, Lana Lane.
Mayor Ferrara commented on the density of the tract; favored an internal walking path that
would include a bioswale and wider walking path; development of a feasible water conveyance,
not as a creek; favored a park feature but a little larger; favored a meandering trail to connect
with Frederick's property; favored a· Japanese garden; and opposed an access road that cuts
across the Japanese Welfare Association property.
Mayor Pro Tern Guthrie spoke in favor of an internal walking trail and a park; and expressed
concern about emergency access issues and parking.
Council Member Costello opposed an access connection; favored no driveways onto E. Cherry
Avenue and a walking path; secondary access through Lana Lane; and agricultural mitigation.
Council Member Brown would not support the project without agricultural mitigation; and
expressed concern about drainage and parking issues.
Council Member Barneich spoke in favor of the density and agricultural conversion 1 to 1
mitigation; favored the interior walking path and park; favored emergency access for all three
properties toward the front of the property; and would like a pedestrian path.
No formal action was taken.
12. COUNCIL COMMUNICATIONS
Council Member Brown requested staff to follow up on removal of signs.
Council Member Barneich requested staff follow up on the complaint regarding the Uber
driving/rideshare service complaint.
Mayor Ferrara mentioned an article in the Public CEO regarding Uber. He also announced that
on Sunday, Monday, and Tuesday, the America In Bloom judges would be touring the City.
13. STAFF COMMUNICATIONS
Community Development Director McClish mentioned the final SLOCOG public workshop would
be at the San Luis Obispo Vets Hall.
14. COMMUNITY COMMENTS AND SUGGESTIONS
None.
15. ADJOURN TO CLOSED SESSION:
Mayor Ferrara invited public comment on the closed session items. No public comments were
received. At 10:12 p.m., Mayor Ferrara adjourned the open session and the Council proceeded
to closed session.
Item 11.a. - Page 11
' ''
'Minutes: City Council Regular Meeting
Tuesday, November 25, 2014
AYES:
NOES:
ABSENT:
Barneich, Costello, Brown, Guthrie, Ferrara
None
None
9. PUBLIC HEARINGS
ATIACHMENT2
Pages
9.a. Consideration of a Public Art Chumash Arborglyph Sculpture at 126 S. Mason
Street; Applicant-Yak Titu Titu Yak Tilhini Northern Chumash Tribe; Staff Project
No. 14-006.
Community Development Director McClish requested a continuance of this pre-application item
to provide notice to the Native Heritage Commission to provide an opportunity for additional
input from the Native American community.
Mayor Ferrara invited public comment. No public comments were received.
Action: Mayor Ferrara moved to continue the item to a date uncertain in order to provide an
opportunity for additional input from the Native American community. Council Member Barneich
seconded, and the motion passed on the following roll call vote:
AYES:
NOES:
ABSENT:
Ferrara, Barneich, Costello, Brown, Guthrie
None
None
10. CONTINUED BUSINESS
None.
11. NEW BUSINESS
11.a. Consideration of Pre-Application No. 14-005; Specific Plan Designation, General
Plan Amendment, Development Code Amendment and Lot Line Adjustment;
Location East Cherry Avenue; Applicant: Japanese Welfare Association.
Associate Planner Heffernan presented the staff report and recommended the City Council
review the conceptual plans and provide comments to the applicant. Staff responded to
questions from Council.
Mayor Ferrara invited public comment. Speaking from the public were Margaret Ikeda,· in
support of the pre-application; Vard Ikeda, in support of the pre-application; Gary Kobara, in
support of the conceptual plan, but expressed concern about the agricultural mitigation
requirements; Shirley Gibson, in support of the conceptual multi-use plan, the Pacific Coast
Railway path, but expressed concern about the agricultural land and the impact of future
housing development; Dawn Kamiya, in support of the conceptual plan; Chris Hagerty, Scout
Master of Boy Scout Troop 413, in support of the conceptual plan. No further public comments
were received. -
Council comments ensued regarding the history of the zone change and General Plan
Amendment on the property; that the agricultural elements in the conceptual plan provides
sufficient agricultural mitigation; whether senior housing would be incorporated into the guest
Item 11.a. - Page 12
Minutes: City Council Regular Meeting
Tuesday, November 25, 2014
Page6
house; that parking has to be worked out based on configuration of the project; concerns
regarding the proposed archive building; that the trees, including the palm tree, on the property
need to be preserved; clarification that prior rezoning of the property to Agriculture was not
based on farming activities, but based on the alluvial soil and natural resource to be preserved;
some concern that if the property is rezoned to Mixed Use, that the property could be radically
changed in the future; that 1 :1 agricultural mitigation is necessary; acknowledgment that the
proposed cultural building is a shrine to agricultural heritage; and that the proposed buildings
are appropriate and a good fit for the property.
No formal action _was taken on this item.
Mayor Ferrara called for a break at 8:29 p.m. The Council reconvened at 8:35 p.m.
11.b. Consideration of Ordinance Amending Chapter 3.46 of the Arroyo Grande
Municipal Code Relating to Exemptions and Vacation Rentals and Homestays.
City Attorney Carmel presented the staff report and recommended that the Council introduce an
Ordinance amending Chapter 3.46 of the Arroyo Grande Municipal Code to provide that the
same exemptions that apply to the Transient Occupancy Tax apply to Arroyo Grande Tourism
Business Improvement District assessments and amend the definition of "lodging" to include
vacation rentals and homestays.
Mayor Ferrara invited public comment. No public comments were received.
Action: Council Member Brown moved to introduce an Ordinance entitled: "AN ORDINANCE
OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE AMENDING CHAPTER 3.46
OF THE ARROYO GRANDE MUNICIPAL CODE RELATING TO THE TOURISM BUSINESS
IMPROVEMENT DISTRICT LAW". Council Member Costello seconded, and the motion
passed on the following roll call vote:
AYES:
NOES:
Brown, Costello, Barneich, Guthrie, Ferrara
None
ABSENT: None
12. CITY COUNCIL REPORTS:
The Mayor and Council Members provided brief reports from the following committee,
commission, board, or other subcommittee meetings that they have attended as the City's
appointed representative.
(a) Mayor Ferrara:
(1) San Luis Obispo Council of Governments/San Luis Obispo Regional Transit
Authority (SLOCOG/SLORTA)
(2) South San Luis Obispo County Sanitation District (SSLOCSD)
(3) Other
Item 11.a. - Page 13
EAST CHERRY AVENUE SPECIFIC PLAN
CITY COUNCIL
PRE-APPLICATION REVIEW
GENERAL PLAN AMENDMENT
& SPECIFIC PLAN AUTHORIZATION
PREPARED FOR:
CITY OF ARROYO GRANDE
COMMUNITY DEVELOPMENT
DEPARTMENT, ET AI..
24 Fe bruary 2015
APPLICANTS:
DORFMAN HOMES, INC.
312 Platino Lane
Arroyo Grande, CA 93420
MANGANO HOMES, INC.
735 Tank Fann Road
San Luis Obispo, CA 93401
ARROYO GRANDE VALLEY JAPANESE
WELFARE ASSOCIATION
715 Grand Ave #A
Arroyo Grande, CA 93420
SHEET INDEX:
I . Comprehensive Site Plan
Subarea I -Dorfman Homes. Inc .
Infrastructure only, no development proposed
Subarea 2 -Mangano Homes Inc
2. Illustrative Site Plan
3. Residential Context Images
4. E. Cherry Conceptual Elevation
5. E. Cherry Conceptual Elevation
6. Typical Interior Street Elevation
7. Site Entry Detail
Subarea 3 -Arroyo Grande Valley Japanese Welfare Association
8. Site Plan
9. Garden of Enduring Values
I 0. Japanese Garden & Historic Orchard
1 I . California Native Garden & Farm Garden
LOCATION MAP: .. ..
t l' ""
' \ ...
' . \ , .rt..,..,cn
(!!!
PREPARED BY:
rrm
~~1 design
II group
RECEIVED
JAN 2 6 Z0 ~5
CITY Of 1'Jl5!()YO GAANPE
COMMUNITY Ol'.V<LOl't>l<.N1
..
t
Item 11.a. - Page 14
Alley Loaded
FronUSide Load
Park
Landscape
Sidewalk
Bike Lane
-Travel Lane
Parking
Tola! Sile:
13 .26 Acres
Density :
Max: 4.5 d/Ac = 59 .67
Min . Lot Size :
Min . Area : 4,950 SF
Min . De pth = 90 FT
Min . Width = 55 FT
EAST CHERRY AV E l MANGANO HOM ES
A.G.V. JAPANESE WE FARE ASSOCIATION
110 Ito
ILLUST RATIVE SITE PLAN r:== =i ES
1013045
Septembei9 , 2014
mn oes,gr graup II .__,_,..... ___
Item 11.a. - Page 15
Alley loaded
FronlJSide load
Pa rk
Landscape
Sldewa lk
Bike Lane
-Travel lane
Park ing
Total Site :
13 .26 Acres
Dens ity:
Mu Allowed :
Min. Loi Size :
Min . Area = 4,950 SF
Min. Depth : 90 FT
Min . Width = 55 FT
EAST CHERRY AVE
no 1111
MANGANO HOMES ILLUSTRATIVE SITE PLAN F= I9 rr m
10130<5 seix-s. 20n
group Iii ------
Item 11.a. - Page 16
BUNGALOW
The Btn;Jalow st)te llQlces Ille dAnctlal btlWe9l ins.'da ald outside S'*8' releciing fie ~
prldical llmg posstM in Calroma The roof strucUt is mosl olliln M>ld gables. °""' Mil •
separMe lowel' oat* c:ovemg fMI pord'l. llll'lOugl'I hlppld root SllUd1nS wt Ilse oorrmoo
EAST CHERRY AVE MANGANO HOMES
CRAFTSMAN
Tht Crall5mlwl 51>"8 ll'ICiJCles a IOw-pill;hed gatMcl roof Mtl wide, ll-.ndoNd N'4 ovem.og Roof rders •• Ui60el'f ·~and
decofalMI beams Ir' braces n c:oownonty added t.m. gables. Porctm •• tirMr U. or pnil.'ll\df'I, wilh 1 rod °"'1f'I SlWOf18d by
lapefed squirt OOUm5 The most disllncM ftallns Ol ll'lls sf)tl .. e. )l.rdlons --· the roof pg the wal
ARROYO GRANDE VILLAGE
CONTEXT IMAGE BOARD
COTTAGE
The roolst)1es ""Y· but mostolllil use gable . hip or a c:onDnalionollhe IWO Thi& is a style that often booows elements from classic
51)W. tu de. nol incapotHI Olt'9t llemenls Iha! INlke 1'18 Sfy'e tnQUt.
rrm
1013045
5epOlmbef 8, 20 14
group II
Item 11.a. - Page 17
·~.
EAST CHERRY AVE MANGANO HOMES EAST CHERRY AVE. CONCEPTUAL ELEVATION rrm
101~5
Se!*><ri>e<B.20 14
group Ii
Item 11.a. - Page 18
EAST CHERRY AVE MANGANO HOMES EAST CHERRY AVE . CONCEPTUAL ELEVATION rrm
101J(M5
Sepembe< 8, 20 14
group Iii
Item 11.a. - Page 19
EAST CHERRY AVE MANGANO HOMES TYPICAL INTERIOR STR EET ELEVATION rrm -
101:n45
5eplember 8, 2014
-----
Item 11.a. - Page 20
I\ \\
·.·.· ·fff
VV · Park
Lot1 :-l
.~.
Lot 11
East Cherry Ave . Travel Lane
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Travel Lane
---1----------------·--------------~8""'ik-e~L-ane------------
EAST CHERRY AVE MANGANO HOMES SITE ENTRY rrm
101 :x>45
SepolrrOar 8, 2014
group liil ----
Item 11.a. - Page 21
SITE PLAN ASSEMBLY
Item 11.a. - Page 22
GARDEN OF ENDURING VALUES ASSEMBLY
Item 11.a. - Page 23
HISTORIC ORCHARD ASSEMBLY
Item 11.a. - Page 24
Item 11.a. - Page 25
THIS PAGE INTENTIONALLY LEFT BLANK
Item 11.a. - Page 26