CC 2014-07-08_11.b. Pre App Traffic Way and East Cherry Ptx�g vp
INCORPORATED
a MEMORANDUM
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it JULY 10, 1811
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TO: CITY COUNCIL
FROM: TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: KELLY HEFFERNON, ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF PRE-APPLICATION NO. 14-001; SPECIFIC
PLAN DESIGNATION, GENERAL PLAN AMENDMENT,
DEVELOPMENT CODE AMENDMENT AND TENTATIVE TRACT MAP;
LOCATION - TRAFFIC WAY AND EAST CHERRY AVENUE;
APPLICANT - MANGANO HOMES, INC.
DATE: J U LY 8, 2014
RECOMMENDATION:
It is recommended the City Council review the conceptual plans and provide comments
to the applicant.
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.
BACKGROUND:
Protect Location
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PAGE 2
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 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
properties as currently configured and identified in the General Plan, Zoning Map and
the City's GIS mapping system (subareas were assigned in this staff report for
reference only and are not delineated as such on the project plans):
Summary of Properties - Existing
Property Land Use Zoning Size (acres)
Owner/Applicant Designation Designation
Subarea 1 Dorfman Homes, Mixed Use (MU) Traffic Way 0.6
Inc. Mixed Use
TMU D-2.11
Subarea 2 (two Nick Tompkins/ Agriculture Agriculture (AG) 13.1
parcels) Mangano Homes, (AG)(PD) Traffic Way
Inc. Mixed Use Mixed Use
MU) PD (TMU (D-2.11)
Subarea 3 Arroyo Grande Agriculture Agriculture (AG) 1.5
Valley Japanese (AG)(PD)
Welfare Assoc.
Total: 1 k.2
Project Description
Proposed is a preliminary review of a project that will include the following applications:
Lot Line Adjustment, Specific Plan, General Plan Amendment, Development Code
Amendment and Tentative Tract Map. The conceptual plan focuses on Subarea 2 and
includes Subareas 1 and 3 for the primary purpose of coordinating infrastructure needs.
The proposed site plan for Subarea 2 (project plans are included under separate cover)
includes 59 single-family residential lots on 11.74 acres, which represents a density of
roughly 5.0 dwelling units per acre. Currently there are no proposals for Subareas 1
and 3, although it is anticipated that Subarea 3 will be developed with a Japanese
Cultural Center based on discussions with the property owner.
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:
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"Possible mitigation for loss 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 loss 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.
Staff Advisory Committee (SAC)
The SAC considered this application on April 30, 2014 and June 11, 2014. Issues
discussed included eliminating separate driveways from East Cherry Avenue, providing
sufficient right-of-way to allow future through traffic to Launa Lane, relocating the future
access to properties located south of the project site further to the west where the
slopes are less steep, reconfiguring the lot design to allow a pedestrian path and
landscaped enhancement along the drainage channel to the south, providing sufficient
guest parking at a ratio of 0.5 spaces per unit (or 30 spaces), and typical engineering
requirements regarding drainage, street standards, traffic analysis, etc. The attached
East Cherry Avenue Specific Plan (Attachment 1) includes a letter from the City
outlining staff comments, recommendations and draft conditions with responses to each
issue from the applicant.
ANALYSIS OF ISSUES:
As mentioned above, the formal proposal will include several different applications. A
lot line adjustment is proposed between Subareas 2 and 3 to,provide better access and
development potential for a Japanese Cultural Center on Subarea 3. An adjustment is
also proposed that gives about 1.7 acres to Subarea 1 for commercial development.
The existing TMU zoning of Subarea 1 coincides with this adjustment. Below is a
Item 11.b. - Page 3
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summary of proposed land use and zoning designations as well as adjusted site areas
for the three subareas:
Summary of Properties - Proposed
Property Land Use Zoning Size (acres)
0 o nerlApplicant Designation Designation
Subarea 1 Dorfman Homes, Mixed Use (MU) Traffic Way 2.3
Inc. Mixed Use
(TMU)(D-
2.11)(SP)
Subarea 2 Nick Tompkins/ Medium Density Village 10.9
Mangano Homes, Residential (MD) Residential with
Inc. Specific Plan
and D-2.4
Overlay. (VR—
SP) (D-2.4 SP
Subarea 3 Arroyo Grande Community Public Facility 2.0
Valley Japanese Facilities (CF) (SP)
Welfare Assoc.
Total: 15.2
The General Plan and Development Code Amendments necessary to formally approve
the project would change the land use and zoning designations for all three subareas to
reflect the above table. A Tentative Tract Map will be required to subdivide Subarea 2
as delineated in the project plans.
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 Zoning Ordinance. In effect, a specific plan creates its own zoning standards for a
defined area.
The applicant has submitted a draft specific plan (Attachment 1) that outlines 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
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aspect of a specific plan since it is through these standards that the goals and policies
of the General Plan are implemented.
Although a planned unit development (PUD) application is not necessary when a
specific plan is proposed, the City's PUD standards are used as a guide in reviewing the
project. The applicant also proposes that the underlying zoning district for Subarea 2 be
designated as Village Residential (VR). The two tables below show how the
development proposal for Subarea 2 compares to the VR zoning and PUD standards.
Zoning Standards
VR Standards Proposed Subarea 2
Maximum Density 4.5 dwellin units/acre 5.0 dwelling units/acre
Minimum Lot Size 6,750 s.f. 4,950 s.f.
Minimum Lot Width 50' I S5'
Minimum Lot Depth I F1-0 0' 90'
Maximum Lot Coverage = 40% 45%
Maximum Floor Area Ratio =1 0.40 1 0.45
Minimum Front Setback 15' 10' (to porch); 15' to living
area
Minimum Interior Side Setback 5' 5' 1St floor); 7.5' (2n,floor
Minimum Street Side Setback =1 10' 5' IV floor); 7.5' (2 floor)
Minimum Rear Setback 10' (1-story); 15' (2-story) 5' (to garage or accessory
structure); 20' to living area
Minimum Setback Between Structures 10' 71 10'
Maximum Building Height 30' 25'
Open Space Requirements for Planned Unit Developments
General General General General
Requirement Requirement Requirement Requirement
Private open 100-224 225-499 500-999 +1000
Space (average Proposed minimum is
s.f. per lot) 2,294 sq. ft.
Common Open 35% 30% 10% 0%
Space(minimum Proposed is approximately
% of project area) 94,565 sq. ft.
Usable Open 40% 40% 45% 45% or 230,127 sq. ft.
Space (minimum Proposed is approximately
% of project area) 257,908 sq. ft.
As indicated in the tables above, the proposed Subarea 2 development meets some,
but not all of the zoning standards for the VR district. If a PUD were processed instead
of a specific plan, the project would not be acceptable since it exceeds the allowable
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density. The project meets the PUD requirements for open space, which is in the form
of private open space (yards, patios, porches) and usable open space (a quarter acre
park off of East Cherry Avenue, a linear park with bioswale, interior landscaped
parkways, and the East Cherry Avenue parkway).
Design of Subarea 2
Based on SAC direction, the applicant modified several components of the project as
follows: The access and circulation was revised to eliminate individual driveways on
East Cherry Avenue and alternatively include an alleyway access; guest parking and
open space calculations have been provided; the emergency access easement on the
east side of Subarea 2 was increased from 20' to 24' wide; maintenance of common
facilities is proposed to be through a Landscaping and Lighting District or Community
Facility District (CFD); setbacks, lot coverage and floor area ratios have been provided;
impervious lining was removed within the stormwater easement located on the southern
portion of the property and replaced with permeable material; Low Impact Development
features have been included to address post construction stormwater requirements; turf
limitations for water conservation purposes has been addressed; and off-site sidewalk
connectivity to the existing sidewalk located east of the project site on East Cherry
Avenue has been included.
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. Homes will-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. Generally, the
garages are situated to avoid dominating the streetscape, and Hollywood driveways,
which consist of two parallel strips of concrete with grass or groundcover in between,
will be used where appropriate, adding to the overall Village character. All parking and
driveway areas will use colored, porous pavers to reduce the contrast between the
drives and structures, and to reduce stormwater runoff.
Circulation and Road Design
The Specific Plan will need to include development standards applicable to each
subarea, including circulation and road design. The applicant has provided cross
sections for East Cherry Avenue and the internal streets. The proposed right-of-way
and lane widths are narrower than City standards. East Cherry Avenue is designated as
a collector street with a 56' right-of-way that includes two -11' travel lanes, two bike
lanes, parking, a parkway and sidewalk on the project side. Although City standards
specify 12' wide travel lanes, the City has approved 11' wide lanes with previous
subdivisions (e.g. the Cherry Creek and Huasna Road tracts). A striping plan will need
to be submitted for the formal application that provides details of any turn lanes and
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transitional sections. Overall, staff believes the design of East Cherry Avenue complies
with the following General Plan policy:
CT4-2. Utilize the circulation system as a positive element of community
design, including street trees and landscaped parkways and
medians, special streetscape features in Mixed Use corridors and
Village Core, undergrounding of utilities, particularly along major
streets.
The project interior street section provides 10' wide lanes with parking on one side,
parkways and sidewalks. One stretch of road additionally includes a 25' wide linear
park with a meandering sidewalk. These parkway amenities serve as low impact
development features to help retain stormwater on site. To date, the City has not
accepted public roads that have 10' wide travel lanes.
City Staff has requested that the applicant include two roadway segments to connect
with future offsite road alignments. The first roadway segment is 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 also
need 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. The supporting policies
under General Plan Objectives CT1 and CT5 state the need for planning for and
preserving future connections and corridors:
"CT1. Plan and develop a coordinated and efficient, functional classification
system of local streets and highways throughout the community that designates
the purpose and physical characteristics of the roadway, composed of the five
categories.
CT1-4 Collector Streets — 2 lanes with or without turn lane, controlled
access, on-street parking optional; incudes bike lanes, sidewalks,
some transit and other design features: 84' right-of-way."
"CTS.Coordinate circulation and transportation planning and funding of collector
and arterial street and highway improvements with other local, County,
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SLOCOG, State and federal agencies. Request County contribution to
major street improvement projects.
CT5-5 Define and preserve "study area" corridors and alternatives for
future freeway, arterial and collector street connections, extensions,
completions, reconstruction, widening, frontage road alternatives
or extensions, and/or other improvements to Circulation and
Transportation networks until cooperative resolution of Element
revisions and/or Capital Improvement Programs. (See PSR and
other study areas on Circulation Element).
CT5-5.3 When new development occurs in vicinity of study areas or
plan lines, and where legally and financially feasible, require
all or portion of rights-of-way and improvements associated
with new development."
One of the most viable options for southerly collector road connections is through this
specific plan area and it should be studied, per General Plan Objective CT5. Although
the road connection would need to traverse the hillside behind the Church property it
appears that it could be aligned along a bench in the hillside and provide for an
adequate connection. Staff strongly advises that the Specific Plan include the
requirement to preserve the connection to the south of the project area for future use.
This will require that the access road from East Cherry Avenue be designed through the
project as a collector street.
The second roadway segment is an alignment to the east of Subarea 2, through
Subarea 3, which connects to the stub out to Launa Lane. There are two variations of
this required connection. One is to connect with a 40' wide standard residential street
that would allow for two-way regular vehicular travel between the proposed residential
neighborhood and the existing neighborhood. This is strongly preferred given General
Plan Circulation Element Policy CT3-4.2 that states:
"Emergency access design standards should limit cul-de-sac lengths, provide a
logical grid or connected system of local streets providing at least two directions
of neighborhood access, and minimize through traffic on local streets, particularly
traversing single family residential neighborhoods."
This policy promotes inter-neighborhood connectivity so that residential collectors
remain uncongested. Although there may be concerns from existing residents that
traffic will increase on their streets, East Cherry Avenue will still be used as a collector
and the Launa Lane connection would not serve as a short-cut or preferred pass
through route given the circuitous configuration as compared to East Cherry Avenue.
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The other variation for the Launa Lane connection is to allow it to serve as emergency
access only and to include bollards. This is not preferable as it would not promote full
connectivity through neighborhoods and would require vehicles from the proposed East
Cherry Avenue neighborhood to drive out to East Cherry Avenue and then enter the
Launa Lane neighborhood by Los Olivos Lane or the Hillside Court neighborhood from
Garden Street.
It is strongly recommended to not sever the neighborhood connection altogether. Both
neighborhoods need the road connections to satisfy Fire Code requirements for two-
points of connection and the existing Launa Lane segment is deficient as it is longer
than 600 feet. Launa Lane was clearly intended as a through connection and
completion of the street segment was anticipated as properties developed.
Environmental Issues
The most significant environmental issue related to this specific plan is the conversion
of approximately fourteen (14) acres of agricultural land. Because this is considered a
significant and unavoidable environmental impact, an environmental impact report,(EIR)
will be required. The applicant is researching potential agricultural conservation
easements within the City limits as mitigation.
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(D) 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 addition,
with fencing on both sides of the channel and therefore the creation of an "out of sight"
Item 11.b. - Page 9
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corridor from public view, this area could be an attraction for loitering and trash disposal,
and therefore become a maintenance and code enforcement issue.
In response to staffs concern about protecting the creek setback area and the lost
opportunity to create an amenity, the applicant has designed an alternative plan that
includes enhanced riparian vegetation, open rail wire fencing, and a decomposed
granite path within the setback area for Council's consideration (see Attachment 2).
Next Steps
It is recommended the applicant consider and incorporate' feasible suggestions and
comments from City Council into the conceptual plan, work with staff to hold community
workshops to obtain public input, and then potentially revise the plans in response to
public comments. During this time, it is hoped that more information about Subareas 1
and 3 will be provided. The City will then circulate a request for proposal (RFP) for
preparation of the EIR. Once the Draft EIR is completed, the City will hold public
hearings to formally consider the project.
ALTERNATIVES:
The following alternatives are presented for City Council consideration:
1. Provide comments and suggestions to the applicant in support of the conceptual
project as presented;
2. Provide comments and suggestions to the applicant in opposition of the
conceptual project as presented; or
3. Provide direction to staff.
ADVANTAGES:
The applicant is currently seeking comments and suggestions from the City Council on
the conceptual specific plan and development proposal. 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 architectural
styles of the units are consistent with the Village Design Guidelines, which helps to
extend the character of the Village to the southern gateway to the City. Open space
amenities would be provided with a park on East Cherry Avenue and landscaped
parkways. 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 is designed to minimize water use and retain all stormwater onsite.
DISADVANTAGES:
The project would permanently remove approximately fourteen (14) acres of agricultural
land from the City. The development would also increase traffic in the vicinity.
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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, July 3, 2014. The Agenda
and staff report were posted on the City's website on Thursday, July 3, 2014. No public
comments were received.
Attachments:
1. East Cherry Avenue Draft Specific Plan
2. Alternative Design of Drainage Swale Setback Area
Item 11.b. - Page 11
ATTACHMENT 1
East Cherry Avenue
Planned Unit Development and Specific Plan
Revised Pre-Application Review Draft
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LNidyll
Submitted by:
Mangano Homes,Inc.
735 Tank Farm Road
San Luis Obispo,CA 93401
Pack Planning
Item 11.b. - Page 12
Table of Contents
INTRODUCTION
1.1 Purpose and Intent 3
1.2 Project Location 5
1.3 Conceptual Site Plan 5
1.4 Existing Site Conditions 7
1.5 Surrounding Land Uses 7
LAND USE
2.1 Land Use and Zoning 8
2.2 Village Design Guidelines 8
2.3 Dimensional Standards 9
2.4 Architectural Standards 10
2.5 General Plan Conformity 10
2.6 Land Use and Lot Development Standards 17
CIRCULATION
3.1 Roadway Development Standards 17
LOW IMPACT DEVELOPMENT/GREEN DEVELOPMENT STANDARDS
4.1 LID Features 21
4.2 Energy Conservation 23
4.3 Night Sky/Glare 23
PARKS AND OPEN SPACE 24
INFRASTRUCTURE MASTER PLAN
5.1 Sewer 24
5.2 Water - 24
5.3 Storm Drainage 27
Item 11.b. - Page 13
INFRASTRUCTURE FINANCING AND MAINTENANCE 27
List of Tables
Table 1 Project Dimensional Standards 10
Table 2 Open Space Calculations 25
Table 3 Infrastructure Maintenance Plan 31
List of Figures
Figure 1 Project Site Plan 6
Figure 2 East Cherry Avenue Lot w/Entry Treatment 11
Figure 3 Front Load Interior Lots 12
Figure 4 Cherry Avenue/Alley Lots 13
Figure 5 Project Image Boards 14
Figure 6 Cherry Avenue Elevations 15
Figure 7 Interior Street Elevations 16
Figure 8 interior Streets 18
Figure 9 Interior Streets with Linear Park 18
Figure 10 Cherry Avenue Street Sections 19
Figure 11 Access Easement Detail 20
Figure 12 Drainage Channel 22
Figure 13 Linear Park Concept Illustration 26
Figure 14 Infrastructure Master 32
Appendix A Response to Staff Comments
Item 11.b. - Page 14
INTRODUCTION
The East Cherry Avenue Specific Plan covers the properties on the south side of East Cher-
ry Avenue easterly of Traffic Way as illustrated in Figure 1. Two of the subject properties are
proposed to be converted from their current agricultural designations to residential and quasi-
public ones, and a specific development plan is proposed for the Mangano parcel. The Traffic
Way commercial parcel and the public/quasi-public parcels have been included to establish land-
scaping and building set back requirements along common property lines,to establish an align-
ment and development standards for East Cherry Avenue, and to formalize and establish devel-
opment standards for common public facilities. A specific plan is considered appropriate because
of the unique site conditions and because multiple properties are involved that would be benefit
from site/location specific development guidelines and regulations.
According to the City of Arroyo Grande's Development Regulations, a Specific Plan is to
include the following:
1. Proposed land uses to be developed with the district;
2. Development concepts to be employed;
3. Schematic maps, illustrative material and narrative sufficient to describe the general rela-
tionships between land uses, and the intended design character and scale of principal fea-
tures;
4. A preliminary time schedule for development, including quantitative data,such as popula-
tion, housing units, land use acreage,and other data sufficient to illustrate phasing of de-
velopment and potential impact on public service requirements;
5. A statement of the relationship between the specific plan and the general plan;
6. A boundary survey map of the area within the specific plan and a calculation of the gross
land area within the proposed district;
7. A topographic map and, if applicable, a general grading concept plan for the property and
adjacent land within one hundred (100)feet of the property, shown at contour intervals
not to exceed two feet for natural slopes over two percent or less. For natural slopes of
two percent, contour interval shall not exceed five feet;
East Cherry Avenue Specific Plan Page 1 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 15
8. Maps and supporting tabulations showing the current general plan land use designation,
the current zoning district classification, and the current land use within the proposed dis-
trict and on adjacent sites within three hundred (300) feet.The location of structures and
other significant improvements shall be shown;
9. The distribution, location and extent of the uses of land, including open space, within the
area covered by the specific plan. Projected acreage, population, housing units, employ-
ment, and other related planning and development data should be provided for each use;
10. The proposed distribution, location and extent and intensity of major components of pub-
lic and private transportation, sewage, water, drainage, solid waste disposal, energy, and
other essential facilities proposed to be located within the area covered by the specific
plan;
11. Text setting forth the basic land use regulations, site development regulations,and per-
formance standards and criteria by which development will proceed;
12. A program of implementation measures, including regulations, programs, public works
projects and paragraphs.
13. Identification of any project phasing, if applicable;
14. A phasing plan for all major infrastructure, including parks and landscaping adjacent to
roadways or major elements of the specific plan;
15. Financing for the construction and maintenance of infrastructure and public facilities.
This Revised Pre-Application Review Draft provides the elements necessary for initial re-
view by staff, Planning Commission,Architectural Review Commission and the City Council.Addi-
tional requirements, elements and features will be added after the initial review, as well as pro-
ject phasing and financing. This revised draft includes modifications to address comments on an
initial draft to address City staff comments. Among other details this revised draft includes the
following modifications:
1. Elimination of all driveway access to East Cherry Avenue and-usage of alleys to provide
access to the northern most lots in the residential portion of the development. This
change was made to maximize the number of parking spaces along the south side of East
Cherry Avenue, and to reduce potential vehicle conflicts.
East Cherry Avenue Specific Plan Page 2 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 16
2. Inclusion of a 25'wide linear park along the north side of an interior street. This facility
was added to provide additional open space to meet the City's open space requirements,
and to provide additional area for LID stormwater storage and treatment. The total quali-
fied public and private open space resulting from this now represents 52.4%of the site
area.
3. Modification of the neighborhood park so that it is more accessible to the residential
neighborhood to the north.
4. Inclusion of a stub street instead of an access easement to the open space area to the
south. This is intended to provide fire access to this area,and to provide a future open to
extend this road to Trinity Avenue by others.
Appendix A includes a response to staff comments on the initial draft, and the disposition
of all comments in the Revised Plan.
1.1 PURPOSE AND INTENT
The Specific Plan provides a bridge between the City's General Plan and detailed plans
such as development plans and subdivisions. It directs all facets of future development within the
area including the designation of land uses, designation of required access and circulation ele-
ments, location and sizing of infrastructure, phasing of development,financing methods for pub-
lic improvements, and the establishment of standards of development.
The Specific Plan area is small compared to most specific plans. If the project was con-
fined to one property, a Planned Development Permit may be appropriate; however, in this cir-
cumstance,there are multiple properties that desire to establish special design standards that
have common infrastructure issues and solutions, and common environmental mitigations. For
example,there will be pedestrian connections through the properties, common storm drainage
easements, a need to establish a plan line for East Cherry Avenue along the frontage of the three
properties, and a common storm drainage system for two of the properties.
The Specific Plan will also establish high design standards that are appropriate the conver-
sion of existing prime farmland site in the City. While the sites are currently surrounded by ur-
ban development, are small by production agriculture standards,and therefore should logically
develop for non-agricultural uses,the City of Arroyo Grande's policies establish a high threshold
East Cherry Avenue Specific Plan Page 3 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 17
for such conversions, and only in cases where the project may warrant it by its design standards
and achievement of other public purposes set forth in the General Plan.
The project also includes a lot line adjustment between the subject properties to allow for
more effective development of the Japanese Cultural Center on parcel APN 76-210-01. That lot
line adjustment is dependent on a number of factors including the setbacks between the two
properties established by this Specific Plan, eventual development concepts that are approved
for each property, and the simultaneous conversion of both properties from an agricultural to
non-agricultural land use designations. Both of these properties require full urban services—
sewer,water, city streets and utilities, storm drainage, dry utilities, etc. Other common features
include:
1. Both properties require discretionary permits making each and both of them subject to
CEClA and an EIR based on GP Policy AG1-4.
2. Both projects qualify as non-agricultural uses and "new development" according to Sec-
tion E-Agricultural Buffer of the Right to Farm ordinance. Both will therefore be required
to provide the minimum 100-foot agricultural buffer to adjoining agricultural lands.
3. Both appear to be subject to ag conversion mitigation per the requirements of the Right
to Farm sections of the Development Code. The General Plan seems to clearly indicate,
without exception,that any conversion of ag land, large or small is a significant environ-
mental impact. Approval of a project with that finding obviously requires an environmen-
tal impact report.
If these properties are not covered by a single development entitlement such as a specific
plan, each one would need to reflect a 100-foot ag buffer which would include only those uses
permitted by Section 16.12.170 E (4) of the Development Code. If the properties are treated
separately, much of the property that is currently planned to be adjusted in favor of the Japanese
Cultural Center would need to be used as an ag buffer instead. Bifurcating the two entitlements
would obligate each party to analyze its impacts under the no-project (no approved use permit or
zone change) and the project alternative.
There are technical and improvement issues that also need to be jointly addressed. There
is substantial fill and pave-out that that will be required along the East Cherry Avenue frontage,
as well as extension of sewer,water and storm drainage. If each property develops independent-
ly, each would be required to have its own detention and retention facilities to comply with new
East Cherry Avenue Specific Plan Page 4 of 32
Revised Pre-Application Review Draft
Item 11.1b. - Page 18
water board "LID" and "hydromodification" requirements. If provided on the JCC site, a portion
of it would be needed for some sort of pond or detention basin. That would reduce the useful
area of the site and detract from the intended uses on the site. Adding some of the JCC site's
storm drainage load to the subdivision site would require only a minor addition. Finally,the
technical engineering work would only need to be done once for consistency.
The Specific Plan is intended to facilitate a number of related entitlements for the project
including the following:
1. A change in the general plan and zoning designation for the Mangano Site and JCC Site.
2. A lot line adjustment between the JCC Site and the Mangano Site.
3. Special development regulations for the site, including:
a. R-1 density for the Mangano Site of up to 5.5 units per gross acre.
b. Special setback requirements.
C. Special development restrictions driveways on units facing Cherry Avenue.
d. Special street standards.
e. Integration of Village District design guidelines.
f. Special architectural features and treatments that are consistent with the Village
District Standards.
1.2 PROJECT LOCATION
The project is located on the south side of East Cherry Avenue easterly of Traffic Way and
includes parcels APNs 0076-210-23,0076-210-73 (collectively the "Mangano Site"),APN 0076-
210-01 (the "JCC Site"), and APNs 0076-621-76-78(collectively,the "Commercial Site").
1.3 CONCEPTUAL SITE PLAN
The conceptual site plan for the project is shown on Figure 1. It reflects 59 lots on 11.74
gross acres on the Mangano Site. The JCC and Commercial Sites are shown programmatically on-
ly. Lots fronting on Cherry Avenue will have alley access to minimize the traffic conflicts that
might occur with additional driveways along a collector street. Landscape parkways will be used
throughout and will provide streetscape aesthetics as well as providing an area for bio-filtration
of stormwater runoff.
East Cherry Avenue Specific Plan Page 5 of 32
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Item 11.b. - Page 19
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Item 11.b. - Page 20
Thematic street trees will be planted in the landscape parkways.To echo the sites' historic
usage as an important agricultural area, ornamental Cherry trees will be used along the East
Cherry Avenue frontage,while ornamental Pear trees will be used in the side and interior streets.
A storm drainage detention facility will be employed that will service the Mangano and
JCC sites and will be located at the western entrance. This will serve the functional purpose of
storm water detention and LID compliance, recreation and open space,and will serve to provide
a buffer between the commercial lots that fronts Traffic Way to the west.
The open space area to the south provides an opportunity to provide a continuation of
storm drainage that comes from the east, and to provide a pedestrian trail to provide connectivi-
ty to the neighborhoods to the east and the west.
1.4 EXISTING SITE CONDITIONS
The Mangano Site and the JCC Site are both designated for Agriculture in the General Plan
and Zoning Ordinance. The Commercial Site is designated in the General Plan and Zoning Ordi-
nance for commercial usage with an emphasis on development as a car dealership to facilitate
expansion of existing dealers in the community or location of new ones in the Traffic Way corri-
dor. The Mangano Site is actively farmed with annual crops. The JCC Site is normally fallow.
The Mangano Site is farmed with a variety of truck crops every year ranging from celery, lettuce
and vegetables: The typical value of production is approximately$15,000 per acre, according to
statistics published by the UC Cooperative Extension.
Water usage on the site is an important factor. Water is drawn from the groundwater
from an onsite pump and well. Depending on the number and type of crops grown each year,
total annual water usage is approximately 3-5 acre feet per year, or approximately 19.1 million
gallons in a two to three crop year, and approximately 11.5 million gallons in a one to two crop
year.
1.5 SURROUNDING LAND USES
Both sites are surrounded on all sides with urban development, with the residential uses
to the east and north, commercial uses to the west and community facilities and residential to
the south.
East Cherry Avenue Specific Plan Page 7 of 32
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Item 11.b. - Page 21
LAND USE
2.1 LAND USE AND ZONING
The proposed land use for the Mangano Site is Village Residential with a PD overlay.The
JCC Site's proposed land use is Community Facilities with Public Facility zoning, and the Commer-
cial Site is proposed for commercial with Traffic Way Mixed Use zoning.
2.2 VILLAGE DESIGN GUIDELINES
While the project is'not currently within or contiguous to the existing Village Design Guideline
area, it is intended that this development will comply with the overall character and theme of
that district. The project will include the following design features that are consistent with the
Village Residential District regulations:
1. Residential buildings will be Bungalow, Craftsmen or Cottage styles, as illustrated on the
image boards,with usage of horizontal wood siding or vertical board and batten for the
exterior walls and trim of the buildings.
2. Homes will be one or two stories high,with single story designs most common, and addi-
tional second story setbacks.
3. Lots will be generally smaller and narrower than those in more modern suburban devel-
opments and the home will fill much of the width of the lot.Techniques will be used to
avoid having the garage dominate the structure and streetscape, including common
driveways along Cherry,additional setbacks for garages,additional building articulation,
and the usage of"Hollywood"driveways.
4. The height of new buildings will not exceed 25 feet consistent with the Development
Code with the maximum wall height no more than 20 feet.
5. The second floors of the units shall be set back from the ground floor building footprint
front and street sides of the house a minimum of 5 feet, or at least 50%of the first floor
elevation is articulated with a covered porch extending out from the wall plane.The min-
imum interior side yard setback for a two-story structure or the second story portion of
the structure shall be 7.5 feet. Other methods may also be used to ensure substantial ar-
East Cherry Avenue Specific Plan Page 8 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 22
ticulation for two-story single-plane walls, upon approval of the Community Development
Director.
6. Lot coverage and floor area ratio requirements displayed in Table 1.
7. Garages shall be recessed at least five feet from the front of the residence, and shall have
deep roof overhangs,with individual garage doors for each space provided in the garage.
Garage pull throughs shall also be encouraged sot allow storage of recreational vehicles
behind the garage. Figures 6 and 7 illustrate this.
8. To reduce the dominance of driveways and garages on the Cherry Avenue streetscape al-
ley units will be provided for any units fronting on Cherry Avenue. The materials and ar-
chitectural detailing of garage doors will be consistent with the character of the dwelling
units.
9. Narrower lots shall be used that are typical of the established Village areas.
10.All parking and driveway areas will use colored, porous pavers to reduce the contrast be-
tween the drives and the structures, and to limit runoff from the site. Within the front
yard setback along Cherry,the shared drives shall have a 4 foot wide parkway strip in the
front yard setback.
Figure 5 shows an image board with a representation of the local architectural styles that
will be included in the project, and Figure 6 shows a representation of how these concepts would
be applied along Cherry with the shared driveways.
2.3 DIMENSIONAL STANDARDS
Table 1 shows the project's proposed dimensional standards. They have been established
to be consistent with the Village Residential District design guidelines, and the development pat-
terns of adjoining non-Village properties. These standards establish'flexibility in meeting the di-
mensional requirements by additional architectural detailing and building features rather than
setting wall planes or building elements farther away from property lines. This will ensure that
the development maintains a "compact"appearance and greater architectural detailing than
through the straight application of traditional zoning alone.
East Cherry Avenue Specific Plan Page 9 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 23
Figures 2, 3 and 4 show graphical representations of these dimensional development
standards.
2.4 ARCHITECTURAL STANDARDS
Architectural styles will be consistent with those shown in the Image Board on Figure 5,
and with the Village Design Guidelines for the project which are summarized in Section 2.2.
2.5 GENERAL PLAN CONFORMITY
The Specific Plan is designed to meet the goals established in the City's General Plan by
providing a framework for future development. The Specific Plan is consistent with, and serves
as an extension of,the City's General Plan.The policies and standards in the Specific Plan will
take precedence over more general policies and standards during the review of public and pri-
vate development projects within the Specific Plan Area. In situations where policies or standards
relating to a particular aspect of development have not been provided in the Specific Plan,the
existing policies and standards of the City's General Plan and Zoning Ordinance will apply.
Table 1
Project Dimensional Standards
Al ley Lots Front Load Lots
Cherry
Frontage Interior
CornerLots Lots Lots Corner Interior
Floor Area Ratio 0.50 0.50 0.50 0.45 0.45
Lot Coverage 0.45 0.50 0.50 0.45 0.45
First Story Side Yard(Feet) 5 5 51 5 5
Building Height 25 25 25 25 25
Second Story Side Yard(Feet)' 7.5 7.5 7.5 7.5 7.5
�Front Yard(To Porch)(Feet) 10 10 10 10 10 '.
Front Yard(To Living Area)(Feet) 15 15 15 15 15
Front Yard Setback(To Garage)(Feet) 20 50 20 20 20
lLot Width(Feet) 60 55 551 55 55
Lot Depth(Feet) 90 90 90 90 90
Rear Yard(To Living Area)(Feet) 20 20 20 20 20
Rear Yard(To Garage or Accessory Structure)(Feet) 5 5 5 5 5
Rear Yard Area(Sq Feet) 750 500 500 750 750
Public Facility Site Side Yard Setback to Residential 10 10 10 10 10
lCommercial Site Setback from Residential 10 101 10 10 10
IDriveway Width Maximum(Feet)2 16 NA 161 16 16
'Driveway as Fracton of Lot Width(Max) 30% NA 35% 35% 35%
'May be reduced to T with minumum 5'porch with cover
Z Total shared driveway width is 20'with W divider
East Cherry Avenue Specific Plan Page 10 of 32
Revised Pre-Application Review Draft
Item 11.1b. - Page 24
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East Cherry Avenue Specific Plan Page 11 of 3
Revised Pre-Application Review Draft
Item 11.b. - Page 25
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Front Load Interior Lots
East Cherry Avenue Specific Plan Page 12 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 26
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East Cherry Avenue Specific Plan Page 13 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 27
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East Cherry Avenue Specific Plan Page 14 of 32
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East Cherry Avenue specific Plan Page 15 of 32
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East Cherry Avenue Specific Plan Page 16 of 32
Revised Pre-Application Review Draft
2.6 LAND USE AND LOT DEVELOPMENT STANDARDS
Table 1 shows the lot development standards for the residential portion of the project.
CIRCULATION
3.1 ROADWAY DEVELOPMENT STANDARDS
Roadway development standards have been developed for Cherry and the internal street
system. Cherry is designated as a Collector and the City has developed a special design and cross-
section for it.There is also to be limited access along Cherry, and so the project proposes to limit
access to it. The portion of Cherry adjacent to the project will feature a 6-foot parkway strip, 5-
foot sidewalk, bike lane and special driveway treatments to minimize the effect of curb cuts on a
Collector street. Curb cuts along a Collector street are normally discouraged because of the
"blind" exiting that is required when vehicles back on to the street. Figure 9 shows the proposed
cross section for East Cherry Avenue.
The interior streets will be narrower than standard, but will provide for 11-foot travel
lanes, 6-foot parkway strips,4-foot sidewalks, and parking on one side of the interior street. Al-
leys will also be used to provide pedestrian access to adjacent properties,to the joint storm
drainage and pedestrian path adjacent to the open space, and emergency access to the open
space area to the south. Figures 8 and 9 show the planned cross section of the interior streets.
Pedestrian connections will be provided with a number of features. Sidewalks will pro-
vided throughout the development and will be separated from traffic by a landscaped parkway,
providing and an added measure of safety and comfort to pedestrians. While vehicular connec-
tions through the neighborhood are not emphasized or provided there are significant pedestrian
connections to the open space south of the property. An "Access Easement" connection as illus-
trated on Figure 11 will provide access to the east. The drainage to the south of the property will
also be improved with the combination drainage/pedestrian easement so that this is a communi-
ty amenity as well as a functional part of the drainage system. Figure 12 shows the cross section
oft a improved drainage channel.
East Cherry Avenue Specific Plan Page 17 of 32
Revised Pre-Application Review Draft
Item 11.1b. - Page 31
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Interior Street with Linear Park
East Cherry Avenue Specific Plan Page 18 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 32
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Cherry Avenue Street Section
East Cherry Avenue Specific Plan Page 19 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 33
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Access Easement Detail
East Cherry Avenue Specific Plan Page 20 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 34
Figure 12 shows the cross section of the improved drainage channel..
LOW IMPACT DEVELOPMENT/GREEN DEVELOPMENT STANDARDS
4.1 LID FEATURES
Projects that are developed after March of 2014 are required to conform with the Central
Coast Water Resources Control Board's "Central Coast Joint Effort for LID and Hyclromodification
Control Plan"to reduce or limit additional runoff from projects. The project qualifies as a "Tier 3"
project and will therefore comply with these requirements by inclusion of the following design
features. The site is fortunate to have soils that percolate well, and many of the LID control
measure to limit runoff may be applied. The project will use the following seven LID control
measures as approved by the Water Board.
1, Vegetated Swales—Select landscape parkways will function as bio-retention swales. Wa-
ter will be diverted to the swales which will be improved with subgrade improvements to
retain and percolate most storm water. Overflows will be directed to domed standpipes
for extreme events.
2. Hollywood Driveway—This feature will be used to provide compatibility with the design
guidelines in the Village, and to provide added onsite percolation.
3. Bio-Retention System; Infiltration Planter--Select landscape parkways will function as
bio-retention swales. Water will be diverted to the swales which will be improved with
subgrade improvements to retain and percolate most storm water. Overflows will be di-
rected to domed standpipes for extreme events.
4. Down-Spout Disconnect—Roof drainage downspouts will not be directly connected to
yard or area drains.
5. Reduce Roadway Surface—it is essential to provide adequate circulation through the
neighborhood for residents, emergency and public service vehicles. Nevertheless, a nar-
rower street section can be provided if on-street parking is limited to one side of the
street as proposed. This will result in the reduction of approximately one-third of an acre
in impervious surface compared to a typical street section.
East Cherry Avenue Specific Plan Page 22 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 35
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Drainage Channel
East CherrV Avenue Specific Plan Page 22 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 36
6. Porous Paving Systems/Open-Cell Block—All driveways will use pavers in lieu of non-
porous concrete. Any commercial or parking lot applications will use 25 percent of the
surface area as porous concrete in conjunction with underground bio-retention and io-
detention systems.
7. Stormwater Ponds—The project will use a .25-acre park/pond, and surface and under-
round structures in the linear park to ensure compliance with the maximum 2-year
storm water discharge requirement.
The Commercial Site will provide for its own onsite stormwater management. The Mangano
Site will provide for the storm water management and treatment of the Access Easement Area
since that is a functional part of the circulation system for the two sites. The JCC Site will provide
for the balance of its detention and treatment needs for the balance of its site.
41 ENERGY CONSERVATION
The project will comply with a minimum "Tier 1" energy efficiency rating, meaning that
energy performance will be at least 15 percent better than state and local standards, Option
packages will also offered for those wishing to meet higher tier standards. Finally, For those
wishing solar photovoltaic systems, a "zero down" lease program will be offered through a third
party vendor.
4.3 NIGHT SKY/GLARE
The overall lighting concept is to provide exterior lighting that is compatible with the ar-
chitectural and landscape design, and not create a nuisance for adjacent and nearby properties.
All lighting itin the project shall comply with the lighting standards promulgated by the Inter-
national ark-Sky Association/Illu minating Engineer's Society Model Lighting r ina ce. In addi-
tion,the project includes the following guidelines and standards:
1. Illumination of streets and public spaces energy-efficient LED fixtures.
2. Avoidance of lare on private property by limiting the glare or light from fixtures that im-
pact private property,to .5 foot-candies.
. Minimize illumination towards the sky and on adjacent properties by using "cutoff' or re-
cessed exterior residential light fixtures.
East Cherry Avenue Specific Plan Page 23 of 2
Revised Pre-Application Review Draft
Item 11.1b. - Page 37
PARKS AND OPEN SPACE
The project will take advantage of the adjacent drainage and open s ace tot the south as
an amenity and provide private and public open space to meet City requirements. Setbacks to
the drainage will be required, and a street will be stubbed to the open s ace to the south to pro-
vide vistas to this natural area. Table 2 summarizes the public and private open space that will be
provided. This open s ace® per City definitions,will include all yard areas on the individual lots,
patios and balconies, and useable parks and e space.
The Linear Park will provide for the central opens ace feature in the development. A
perspective illustration oft is amenity is shown in Figure 13.
INFRASTRUCTURE MASTER PLAN
5.1 SEWER
Sewer lines are currently in Cherry and are of adequate size to accommodate the project.
Figure 14 shows the infrastructure master plan and a schematic plan for the sewer service.
5.2 WATER
Water lines are currently in Cherry and are of adequate size to accommodate the project.
Figure 14 shows the infrastructure master plan and a schematic plan for the sewer service. The
city's water supply is provided primarily by surface water supplies which delivers 90 percent of
the daily volume of 2.7 million gallons. Average local residential water use is approximately 250®
300 gallons per day per household. Project water demand from the project is estimated
16,800 gallon per day, or approximately 6.1 million gallons per year, or approximately 1.6 acre
feet per year. At the city's current ten percent groundwater utilization, approximately 0.6 million
gallons of the project's water will be drawn from roundwater, compared to the 11.5 million gal.-
Ions to 19 million gallons drawn for currently agricultural operations. Conversion to a residential
use will reduce the overall impact and the impact on water resources in general. Figure 11 shows
the schematic water plan. Water resources and facilities are considered to be adequate to sup-
port the project.
East Cherry Avenue Specific Plan Page 24 of 32
Revised Pre-Application Review draft
Item 11.b. - Page 38
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Revised Pre-Application Review Draft
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Linear Park Concept Illustration
East Cherry Avenue Specific Plan Page 26 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 40
5.3 STORM DRAINAGE
The proposed storm drainage facilities are shown on the Infrastructure Master Plan in
Figure 14. This system includes improvement of the drainage Swale on the south side of the pro-
ject to safely and efficiently carry the offsite storm water, and a 0.25-acre park/pond, and the
Linear Park that are designed to meet the Water Board's 2-year storm criteria. The Linear Park
will be improved with a combination of shallow surface swales and an underground storage and
treatment pipe. Because of the porosity of the underlying soils, landscape parkways and front
yard areas will be used for rain gardens, and the principal function of the formal storm drainage
system will be to accommodate street and access road runoff.
INFRASTRUCTURE FINANCING AND MAINTENANCE
Under the provisions of California State Law,there are three primary legislative instru-
ments(service/funding options)that may be utilized to provide and fund the ongoing mainte-
nance and operation of improvements and facilities constructed and installed in the Specific Plan.
These three service/funding options include:
• The use of one or more Community Associations or Homeowner Association (collectively
referred to in this document as "HOAs"),this would include a neighborhood HOA to ad-
dress development specific and/or site specific common area improvements,facilities and
activities.
• Assessment districts which are authorized under state statutes or may be established un-
der the provisions of the City's Charter and are commonly used throughout the state to
fund the maintenance and operation of public improvements.The legislative authority
and provisions for various assessment districts are dependent on the type of improve-
ments and services to be provided and the statutes that govern those districts.The im-
provements authorized under each statute are rather specific and to address the mainte-
nance of all improvements within the Specific Plan, more than one set of legislative stat-
utes would be required (more than one assessment district). Maintenance districts may
be established by ordinance.that combines the attributes and procedures of these various
state statutes under a single district thereby reducing the need for multiple districts.
East Cherry Avenue Specific Plan Page 27 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 41
• Community Facilities Districts(CFDs) are used throughout the state to finance a wide
range of improvements and services including, but not limited to: ongoing maintenance of
many public improvements; funding of capital costs associated with the construction
and installation of public infrastructure; and funding for public safety enhancements re-
sulting from new development such as additional police and/or fire personnel,services
and equipment.The legislative authority and provisions for CFDs can be found in the,Cali-
fornia Government Code and the levy on properties is identified as a special tax which
treated differently from an assessment under the provisions of the California Constitution.
Each of these three service/funding options may be utilized solely as the approach to ad-
dress the ongoing maintenance and operation of improvements and facilities within the Project.
The City may also utilize a combination of these approaches as development occurs within the
Specific Plan. For example,the City might initially utilize a CFD to address the more regional im-
provements such as drainage facilities and road improvements, but then implement an assess-
ment district or HOA to address tract or neighborhood specific improvements such as internal
landscaping, lighting,greenbelts or common area improvements and facilities.
Homeowners Associations are often used to maintain some of the facilities like those pro-
posed for the project and are authorized under Davis-Stirling Common Interest Development Act
of 1985. This act is codified under Section 1350 et seq of the Civil Code.The act allows associa-
tions to manage the "common area" of a "common interest development". A common interest
development includes a community apartment project, a condominium project, a planned devel-
opment (defined as development having common area that is owned either by an association or
in common by the owners, or a development without common area that has the power to place a
lien on individual properties to ensure payment of assessments), or a stock cooperative. All of
the common area and non-common area is held in private hands and is not public right of way or
property.
The "common area"that the association is authorized to maintain includes the entire
common interest development, less the separate interests or properties that are owned individu-
ally. This "common area" is normally composed of community open space, club houses, recrea-
tional facilities, internal landscaping and parking areas, but may also include a beneficial and/or
fractional interest in a life estate, an estate for years, and easement for the exclusive use of a fa-
cility, or reciprocal easement rights appurtenant to the separate interests. An association can
East Cherry Avenue Specific Plan Page 28 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 42
also pay for public services or utilities that are billed to master meters or joint accounts for ser-
vices such as trash collection,water, power and sewer. However, an association cannot pay for
the maintenance of property interests that are not held exclusively by the association. Further,
the State Bureau of Real Estate (BRE) regulates how HOAs maintain such common areas. In ap-
plying its own guidelines and state statures they seek to limit HOA responsibilities to those items
that are of"special benefit"to the lot owners, in much the same way as the assessment district
mechanism described above. BRE discourages the usage of HOAs to maintain improvement that
are of general community benefit so as not to burden particular homeowners with taxes and as-
sessments that are not shared by others who benefit from the improvements.
Because it is intended to be used to maintain private property interests that are held in com-
mon by separate private property owners in a common interest development,there are corre-
sponding governance and management procedures. They are governed by a board of directors
elected from the individual property owners, and the management is provided by full-time staff,
part time staff, or by a professional property management company. Since the HOA is to main-
tain private property,the City has little control over the level of maintenance, unless there is a
public health or safety issue that would authorize them to intervene.
HOAs must be operated under the specific, and complex procedural rules set forth in the
Davis-Stirling Act. This Act puts very onerous obligations on HOA's and their boards on every-
thing from notice requirements for meetings to limitations on HOA's abilities to enforce liens and
penalties, many of which are not compatible with the efficient levy of assessments and actual col-
lection of revenues. For example, under Civil Code Section 1367.4, an HOA cannot use its lien
power to foreclose on delinquent assessments of less than $1,800 or assessments that are more
than 12 months delinquent.
Based on the above, an HOA has limited ability to maintain facilities that it does not exclu-
sively own. The mixed use nature of the Specific Plan also limits the ability to use an HOA for
maintenance. BRE in approving the HOA structure and dues,will seek to give the HOA fairly ex-
clusive and unilateral control of the governing organization. Non residential beneficiaries of the
common area (general public for the park, adjacent property owners for other facilities, may par-
ticipate, but only through "Joint Use Agreements" where they may regular financial contributions
to the HOA for their share of maintenance, but do not participate in the budgeting and decision
making. Usage of an HOA is more problematic for maintenance of public right of way improve-
East Cherry Avenue Specific Plan Page 29 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 43
ments since these areas are not "common areas" under the law, and there is no fraction of these
improvements that are separately owned by the HOA or its members. Therefore, maintenance
of streets, parkways, public park areas, etc. is generally not possible under an HOA structure.
There are many practical long-term difficulties with using HOAs for maintenance. While
the CC&Rs and other organizing documents may set out the maintenance standards that are ex-
pected, public facilities or offsite facilities will probably not be maintained and operated in the
manner initially contemplated because implementation relies on the voluntary actions of home-
owners and property owners. Unfortunately,all too often those homeowners and property
owners are not willing to take those voluntary actions, and it is difficult to find people who will
actually agree to serve on boards of directors for regular homeowners associations where they
are needed to maintain improvements that are specific to their subdivision only. As a result,
many boards become inactive or nonexistent. This problem is magnified where the improve-
ments are not actually owned by the individual lot owners,where there is significant general
community benefits from the improvements, and where the improvements are not direly appur-
tenant to the individual properties. Eventually,the drainage improvements and the street land-
scaping would not be kept up and then the City would have to step in. While the City, as a third
party beneficiary under the CC&Rs, could theoretically go after each of the homeowners for their
share of the maintenance cost, it would not be practical for the City to sue hundreds of property
owners for recovery of their expenses.
Finally there are significant financial disincentives to use an HOA. The BRE's requirements
generally mean that there is a minimum $35-$50 per month assessment for each unit just for
non-operational administrative and overhead expenses. Typical overhead costs for other struc-
tures such as a CFD or LLD are one-tenth this amount.
Based on the above,Table 3 shows the planned method of maintenance of the various fa-
cilities.
East Cherry Avenue Specific Plan Page 30 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 44
Table 3
Infrastructure Maintenance Plan
Adjacent
CFD/LLD Lot Owner City
Improvement
Interior Public Streets X
East Cherry Avenue X
IPublic Sewer and Water X
Storm Drainage in Public Streets X
- ------ ------------
Drainage Easement Improvements X
Access Easement to Luana Street X
Parkway Landscaping X
Linear Park X
Park/Pond X
Property Fences and Walls X
Alleys X
Sidewalks X
Street Lights and IntractSignage X
East Cherry Avenue Specific Plan Page 31 of 32
Revised Pre-Application Review Draft
Item 11.b. - Page 45
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Infrastructure Muster Plan
East Cherry venue Specific Plan Page 32 of 32
Revised Pre-Application Review Draft
Item l l.b. - Page 46
Appendix A Response to Staff Comments
Item 11.b. - Page 47
PRE 14-001
Andy Mangano
May 7,2014
Page 2
May 7, 2014
Andy Mangano
735 Tank Farm Road
San Luis Obispo, CA 93401
Subiect: Pre-Application No. 14-001; Review of proposed Specific Plan and 56 lot residential
subdivision for property located on East Cherry Ave.
Dear Mr. Mangano:
Based on City staff,review of the above-referenced proposal, the City has assembled the below
comments, recommendations and draft conditions. These items are based on an initial review.
Conditions may be added or changed in the future in response to changes to the proposed project,
additional information submitted, and additional information that is obtained from required studies
and the review process. It is hoped that this information will help guide you in preparing the formal
submittal package and ultimately save time during that process.
Please contact me at 473-5425 if you have any questions.
Sincerely,
Kelly Heffernon, AICP
Associate Planner
c: Randy Russom
Steve Adams, City Manager
Geoff English, Public Works Director
Teresa McClish, Community Development Director
Carmen Leyva, Associate Engineer
Mike Hubert, Fire Chief
John Hurst, Chief Building Inspector
Item 11.b. - Page 48
PRE 14-001
Andy Mangano
May 7,2014
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Applications required include a General Plan Amendment, Specific Plan and Tract Map.
Checklists for these applications are attached. A lot line adjustment is not necessary with
the Tract Map, but could be processed concurrently if there are other reasons for the
adjustment (e.g. financing). Although a Planned Unit Development (PUD) is not required,
the City intends to use the PUD standards as a guide for reviewing this project.
Response: The Specific Plan will contain all of the elements normally required of the
PUD. We understand that the City desires to use many of the PUD development
standards and criteria for this project.
2. In addition to the application fees for the applications indicated above, application
processing fees shall be charged on a time and materials basis.
Response. Understood.
3. The City may require the adjacent 0.62-acre parcel located west of the project site to be
included in the Specific Plan to coordinate potential improvements of this property.
Response: We understand that the primary purpose of this will be to establish a
common road geometry and landscape approach for the Traffic Way commercial
property, the subject property and the Ikeda Property. No onsite design is anticipated
for the Ikeda and Traffic Way properties.
4. The City supports the use of the Village Design Guidelines for developing project residential
design standards.
Response. Noted and agreed.
5. Per Development Code Section 16.56.060, indicate where the project can accommodate 28
guest parking spaces.
Response: The revised plan includes a total of 59 dwelling units which will generate
a need for 30 guest parking spaces. A total of 70 on-street guest parking spaces will
be provided as follows:
LF of Frontage LF/S ace Total Spaces
Cherry Avenue Frontage 695 25 28
Alley Interior Streets One Side 500 25 20
Front Load Interior Streets 9000 45 22
Total 70
6. Per Development Code Section 16.32.050, please provide open space based on the table
below. The table should be used as a minimum standard; the City would like to see
additional common open space amenities. It is encouraged that the detention basin serve
as usable open space during the dry season.
Item 11.b. - Page 49
PRE 14-001
Andy Mangano
May 7,2014
Page 4
Table 16.32.050-C
Open Sp Requirements for Planned Unit Developments
General General General General
Requirement Requirement Re uirement R uirement.
Private Open 100-224 225-499 500-999 +1000
Space a(average
s.f. per lot
Common Open 35% 30% 10% 0%
Space (minimum
%of project area)
Usable Open 35% 40% 45% 45%
Spacea(minimum
of project area
a See Section 16.04.070 for"Open Space"definitions.
Response: The Specific Plan defines the amount of common open space, useable
open space and private open space generally in conformance with the above
standard. Table 96.32.050 specifies that with the proposed lot sizes and proposed
percent coverage that there is a requirement for 45% open space The proposed
development standards will result in approximately 54.4 percent qualified open
space,including 34.4 percent in private onsite open space and 20 percent in common
open space. See Table 3 of the Revised Pre-application Review Draft.
7. The project is subject to Development Code Section 16.44.050 — Floodplain management
and creek protection. Per subsection (D)(a)(iii), show a minimum setback of twenty-five feet
(25')from top of bank of the Newsom Springs drainage channel.
Response: Total setback of 25 feet from the top of bank is now specified.
8. Due to concerns regarding multiple access points to E. Cherry Ave., on-street parking for
existing residents along E. Cherry Ave., open space and adequate drainage, staff
recommends redesigning the street and lot layout as follows(see attached rough sketch):
a. Relocate the street such that it abuts the drainage channel setback area instead of
residential backyards. This will allow more opportunity for public use of a creek trail
and open space amenity, provides easier access for channel maintenance, and
avoids having an area of potential safety concern.
b. Design the street system to eliminate individual parcel driveways on E. Cherry Ave.
Response: Placing an additional public street next to the open space is infeasible
and will substantially increase the amount of impervious surface and the project will
no longer comply with the LID requirements. East Cherry Avenue has been
redesigned to eliminate direct driveway access. Other LID measures have been
included for compliance.
9. Indicate how all common facilities will be maintained, including all parkways.
Response. All common area facilities will be in the public right of way and will be
maintained by a Landscaping and Lighting District, CFD, or equal. Maintained areas
will include all of those areas identified as"common open space': Using this tool will
enable the park and parkway facilities to be easily open to the public. Bureau of Real
Estate regulations require that HOAs NOT be used for the maintenance of facilities
Item 11.b. - Page 50
PRE 14-001
Andy Mangano
May 7,2014
Page 5
that are of general community benefit and are not of exclusive use and benefit to the
neighborhood.
10. Re-label adjacent street on plan to be accurately identified as East Cherry Avenue rather
than Cherry Lane.
Response. Corrected as requested.
11. Signage shall be subject to the requirements of Chapter 16.60 of the Development Code,
and shall also include striping and signing for all MUTCD.
Response. Noted and agreed unless specified otherwise in the Speck Plan as a
special development standard.
12. Development shall comply with Development Code Sections 16.48.070, "Fences, Walls and
Hedges'; 16.48.120, "Performance Standards"; and 16.48.130"Screening Requirements".
Response: Noted and agreed unless specified otherwise in the Specific Plan as a
special development standard.
13. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans.
Response: These are shown on Table 1 and the respective figures.
14. Trash enclosures shall be screened from public view with landscaping or other appropriate
screening materials, and shall be made of an exterior finish that complements the
architectural features of the main building. The trash enclosure area shall accommodate
recycling container(s).
Response: It is anticipated that these will be stored in the side area of the garage or
behind yard fences.
15. Final design and location of any trash enclosure(s) shall be reviewed by the Architectural
Review Committee and approved by the Community Development Director.
Response. No trash enclosures are planned.
16. Noise resulting from construction and operational activities shall conform to the standards
set forth in Chapter 9.16 of the Municipal Code. Construction activities shall be restricted to
the hours of 7 AM and 5 PM Monday through Friday, unless stricter time constraints are
imposed. No construction shall occur on Saturday or Sunday.
Response: Noted and agreed.
17.At the time of application for construction permits, the applicant shall provide details on any
proposed exterior lighting, if applicable. The lighting plan shall include the height, location,
and intensity of all exterior lighting consistent with Section 16.48.090 of the Development
Code. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector
interior surface is visible from adjacent properties. All lighting for the site shall be downward
directed and shall not create spill or glare to adjacent properties. All lighting shall be energy
efficient (e.g. LED).The lighting plan shall be reviewed and approved by the Community
Development Director and the Police Department.
Item 11.b. - Page 51
PRE 14-001
Andy Mangano
May 7,2014
Page 6
Response: All lighting will comply with the City's night sky ordinance.
18.All new construction shall utilize fixtures and designs that minimize water and energy usage.
Such fixtures shall include, but are not limited to, low flow showerheads, water saving toilets,
instant water heaters and hot water recirculating systems. Water conserving designs,and
fixtures shall be installed prior to final occupancy.
Response: The project will conform to state and local water and energy conservation
building code requirements.
19. Landscaping in accordance with the approved landscaping plan shall be installed or bonded
for before final building inspection/establishment of use. The landscape and irrigation plan
shall be prepared by a licensed landscape architect subject to review and approval by the
Community Development and Public Works Departments. The landscape plan shall be in
conformance with Development Code Chapter 16.84 (Water Efficient Landscape
Requirements) and shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within five feet
(5')of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants.
iii. An automated irrigation system using smart controller(weather based)
technology.
iv. The selection of groundcover plant species shall include native plants.
V. Linear planters shall be provided in parking areas. '
vi. Turf areas shall be limited in accordance with Section 16.84.040 of the
Development Code.
Response: The project will comply with Water Efficient Landscape Requirements.
20.Any Fire Department Connections (FDC) shall be located near a fire hydrant, adjacent to a
fire access roadway, away from the public right-of-way, incorporated into the design of the
site, and screened to the maximum extent feasible.
Response. Applicable f►re code requirements are for a NFPA 13 system that will be
supplied by the domestic water supply. No FDCs are anticipated.
21. The developer shall comply with Development Code Chapter 16.80 "Inclusionary Affordable
Housing Requirements".
Response: The project will comply with these requirements.
Engineering Division
22. The proposed stormwater easement shall not be lined with any imperious material. Per the
recently adopted State Water Resources Control Board stormwater regulations, all drainage
facilities shall be designed to infiltrate stormwater on site. It is strongly encouraged to
reconfigure the easement area (i.e. reduced slopes)to serve as an open space amenity•and
Item 11.b. - Page 52
PRE 14-001
Andy Mangano
May 7,2014
Page 7
better facilitate stormwater infiltration. The bioswale area should be shown outside of the
dripline of existing trees and sloped areas(reference 8(a) above).
Response: The lining of Nelson Creek has been eliminated. Further, additional
pervious surfaces have been added through the inclusion of a 25' wide linear
parkway,and elimination of the common drives along Cherry Avenue.
23. Provide a drainage analysis for purpose of sizing the proposed detention basin for the
specific plan area.
Response: The revised specific plan documents the projected drainage flows from
the project These can be accommodated with the size of the park pond and the
drainage swales(parkways along the interior streets and Cherry Avenue.
24. Per Municipal Code Section 146.68, indicate how the overall specific plan project area will
meet the City's post construction stormwater requirements(see attachment).
Response: Sections 4.1 and 5.3 of the Specific Plan contain this information.
25.As per Development Code Section 16.84.040 (turf limitations for new construction and
rehabilitated landscapes), vegetation in the proposed parkways shall be limited. The -
parkways maybe used as a small detention basin for each of the lots to comply with LID
requirements.Turf in parkways is prohibited.
Response: Sections 4.1 and 5.3 of the Specific Plan contain this information.
26. All common landscaped areas shall be consistent with Development Code Section
16.84.050(landscape and irrigation system design and information requirements).
Response: The project will comply with Water Efficient Landscape Requirements.
27. Provide off-site sidewalk connectivity to existing sidewalk located to the east of the project
site on E. Cherry Ave.
Response: Understood and agreed.
28. Submit a traffic study that includes project impacts to the intersection of E. Cherry Ave. and
Traffic Way. The traffic study shall also include recommendations on through access to
Launa Lane, and truck counts for determination of traffic index.
Response. A traffic study will be provided. Will this be independently ordered by the
City or provided by Mangano Homes?
29.Address the following drainage issues/concerns:
a. Inspect and if necessary repair existing 24" RCP on the southwest side of the
development.
b. Address potential maintenance requirements of v-ditch drainage easement.
c. Address drainage from the hillside behind wall.
d. Address maintenance requirements for the detention basin.
Response: Agreed and understood.
30. Loop the water line from Launa Lane(6"). Abandon the 4"water line to E. Cherry Ave.
Item 11.b. - Page 53
PRE 14-001
Andy Mangano
May 7,2014
Page 8
Response: Public improvement plans will be adjusted for this purpose.
31. Provide right-of-way for vehicle/road access to Launa Lane.
Response: Emergency access is provided. Ikeda property to provide equivalent 25'
emergency access easement
32. All proposed emergency accesses shall include a twenty foot(20)wide paved surface.
Response: Emergency access is provided. Ikeda property to provide equivalent 25'
emergency access easement
33. Show potential alignment of emergency access to the south where there is a more practical
grade(refer to item 8(b)).
Response: Full road access is provided at westerly most feasible location.
34. Abandon all on-site wells.
Response: Agreed and understood.
35. The applicant shall work with South San Luis Obispo County Sanitation District to model the
existing sewer main on E. Cherry Avenue to determine if necessary capacity exists or
expansion is necessary.
Response. This will be provided as part of the engineering analysis.
36. The developer shall comply with Development Code Chapter 16.20"Land Divisions".
37. The developer shall comply with Development Code Chapter 16.64 "Dedications, Fees and
Reservations."
38. The developer shall comply with Development Code Chapter 16.68"Improvements".
Response:Agreed.
39. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that are
administered by a subdivision homeowners' association, formed by the applicant for the
area within the subdivision. The CC&R's shall be reviewed and approved by the City
Attorney and recorded prior to or concurrently with the final map. At a minimum, the CC&R's
shall:
a. Provide for maintenance of the driveways, common areas, sewer lines, drainage
and LID facilities, parkways,fences, walls and other facilities;
b. Given the proposed small lot sizes, prohibit additional density, second units, and
significant additions over 200 square feet;
c. Require garages to be kept clear for parking cars at all times; and
d. Inform residents of the water conservation requirements placed on this project.
Response: Individual fences, walls, driveways, on each lot will be maintained by
individual property owners. Maintenance of the streets, parkways, linear parks, the
drainage easement, and the park pond will be by a Landscaping and Lighting District
or a CFD. It is impractical and expensive to have an HOA maintain these facilities.
CCRs will be provided that provide the additional use regulations referenced in this
comment See comments in Revised Pre-Application Review Draft.
Item 11.b. - Page 54
PRE 14-001
Andy Mangano
May 7,2014
Page 9
40. The developer shall be responsible during construction for cleaning City streets, curbs,
gutters and sidewalks of dirt tracked from the project site. The flushing of dirt or debris to
storm drain or sanitary sewer facilities shall not be permitted. 'The cleaning shall be done
after each day's work or as directed by the Director of Public Works, the Community
Development Director or his/her representative.
Response. The developer will develop a comprehensive erosion control and
stornwater quality plan that includes include the items referenced in this comment,
as well as other onsite erosion control provisions.
41. Perform construction activities during normal business hours (Monday through Friday, 7
A.M. to 5 P.M.)for noise and inspection purposes. The developer or contractor shall refrain
from performing any work other than site maintenance outside of these hours, unless an
emergency arises or approved by the Community Development Director. The City may hold
the developer or contractor responsible for any expenses incurred by the City due to work
outside of these hours.
Response: See response to comment 96.
42. All residential units shall be designed to mitigate impacts from non-residential project noise,
in compliance with the City's noise regulations.
Response. Units fronting on Cherry Avenue and abutting the commercial site will
contain structural mitigation measures, if necessary, to mitigate impacts from
potential noise form adjoining commercial and traffic noise sources to ensure
compliance with City interior noise level standards.
43. All project improvements shall be designed and constructed in accordance with the City of
Arroyo Grande Standard Drawings and Specifications.
Response. Agreed.
44. Submit as-built plans at the completion of the project or improvements as directed by the
Community Development Director. One (1) set of mylar prints and an electronic version on
CD in AutoCAD format shall be required.
45. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved
improvement plans for inspection purposes during construction.
46. Record Drawings ("as-built" plans) are required to be submitted prior to release of the
Faithful Performance Bond.
47. Improvement plans (including the following)shall be prepared by a registered Civil Engineer
or qualified specialist licensed in the State of California and approved by the Public Works or
Community Development Department:
a. Full Specific Plan E. Cherry Ave.frontage.
b. Grading, drainage and erosion control.
c. Street paving, curb, gutter and sidewalk.
d. Public utilities.
e. Water and sewer.
f. Landscaping and irrigation.
g. Other improvements as required by the Community Development Director.
h. (NOTE: All plan sheets must include City standard title blocks).
i. Long term maintenance agreement for all drainage facilities.
48. The site plan shall include the following:
a. The location and size of all existing and proposed water, sewer, and storm drainage
facilities within the project site and abutting streets or alleys.
Item 11.b. - Page 55
PRE 14-001
Andy Mangano
May 7,2014
Page 10
b. The location, size and orientation of all trash enclosures.
c. All existing and proposed parcel lines and easements crossing the property.
d. The location and dimension of all existing and proposed paved areas.
e. The location of all existing and proposed public or private utilities.
f. Driveway aprons.
g. On-street parking spaces.
49. Landscape and irrigation plans are required within the public right-of-way, and shall be
approved by the Public Works-Director.
50. Improvement plans shall include plan and profile of existing and proposed streets, utilities,
retaining walls and any proposed bioswales.
51. Submit all retaining wall calculations for review and approval by the Community
Development Director for walls not constructed per City standards.
52. Prior to approval of an improvement plan the applicant shall enter into an agreement with
the City for inspection of the required improvements.
53. All street repairs shall be constructed to City standards.
54. Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance by the
City may be required as directed by the Public Works Director.
Response. Items 44-54, agreed.
55. Street structural sections shall be determined by an R-Value soil test, but shall not be less
than 3"of asphalt and 6"of Class II AB. Provide a TI of 6 or better.
56. Streets that shall be designated as local streets shall adhere to the following design
standards:
a. 30'street width from curb to curb.
b. 8'wide parking isle on one side of the street.
c. 5'wide concrete sidewalks with concrete curb and gutter on both sides of the street.
d. 6'wide parkways on both sides of the street.
e. 52'wide right-of-way.
f. 25 mile per hour design speed.
Response. Local streets have been redesigned to provide 28 curb to curb including
two 10-foot travel lanes, and a parking lane, a 5-foot sidewalk and a 6 foot parkway
strip.
57. Streets that shall be designated as collector streets (E. Cherry Ave.) shall adhere to the
following design standards:
a. 40'street width from curb to curb.
b. 5'wide bike lanes.
c. 8' wide parking isle on north side of street only (on-street parking intended for
existing residents).
d. 6'wide concrete sidewalk on north side.
e. 5'wide concrete sidewalk and 6'wide parkway on project side.
f. Concrete curb and gutter on both sides of the street.
g. 57'wide right-of-way.
h. 35 mile per hour design speed.
Response: The Cherry Avenue curb to curb dimension complies with this. Street
cross sections will be modified to provide for 5 foot sidewalk.
58.As an option, provide a design alternative with parking on the south side of E. Cherry Ave.
(with no individual lots accessing E. Cherry Ave.)
Item 11.b. - Page 56
PRE 14-001
Andy Mangano
May 7,2014
Page 11
Response: See revised site plan. No units facing Cherry Avenue will have direct
vehicle access.
59. Install ADA compliant facilities in accordance with State and City Standards.
Response: Revised to show appropriate cross walks and ADA facilities at the project
entry and the interior street T intersections.
60. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk
to prevent damage due to root growth. Consider tree wells that accommodate LID
requirements.
Response. Tree wells will be installed per City standard. LID requirements can be
better met through additional parkway landscaping, pervious driveway pavers and
other requirements.
61. The property owner shall offer for dedication to the public the right-of-way for the proposed
street(s).
Response: Agreed. It is proposed that these streets also be maintained by a
landscaping and lighting district.
62. The subdivider shall enter into a subdivision agreement for the completion and guarantee of
improvements required. The subdivision agreement shall be on a form acceptable to the
City.
Response: Agreed.
63. The developer shall submit one (1) electronic and one (1) paper copy of the final project-
specific Storm Water Pollution Prevention Plan (SWPPP) or a Water Quality Control Plan
(WQCP) consistent with the San Luis Obispo Regional Water Quality Control Board
(RWCB) requirements.
64. All grading shall be performed in accordance with the City Grading Ordinance.
65. Submit a soils report for the project shall be prepared by a registered Civil Engineer and
supported by adequate test borings. All earthwork design and grading shall be performed in
accordance with the approved soils report.
66. Infiltration basins shall be designed based on soil tests. Infiltration test shall include a
minimum of 2 borings 15 feet below the finished basin floor. Additional borings or tests may
be required if the analysis or soil conditions are inconclusive.
67. The applicant shall submit an engineering study regarding flooding related to the project site.
The study shall be approved by the City Engineer.
68. All water mains shall be looped to prevent dead ends. The Public Works Director must grant
permission to dead end water mains.
69. The applicant shall extend the public water main to adequately serve the project across the
property frontage.
70. Each parcel shall have separate water meters.
71. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande does
not allow the use of hydrant meters.
72. Lots using fire sprinklers shall have individual service connections. A fire sprinkler engineer
shall determine the size of the water meters.
Response: Items 63-72,agreed.
73. The applicant shall extend the sewer main to adequately serve the project across the
Item 11.b. - Page 57
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Andy Mangano
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Page 12
property frontage.All new sewer mains shall be a minimum diameter of 8".
Response: There is an existing sanitary sewer main across the frontage of the
project
74.All sewer laterals within the public right-of-way must have a minimum slope of 2%.
Response: Agreed.
75. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the
appropriate use, minimum 4".
Response: Agreed.
76. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed
in accordance with City standards.
Response: Agreed.
77. The developer shall comply with Development Code Section 16.68.050 regarding the
undergrounding of utilities.
Response: Agreed.
78. Public Improvement plans/Final Map/Parcel Map shall be submitted to the public utility
companies for review and approval. Utility comments shall be forwarded to the Director of
Public Works for approval.
Response: Agreed.
79. Street lights shall be placed 200' — 250' apart on streets 40' or less in width. On streets
greater than 40' in width, a street lighting plan shall be designed and submitted to the
Community Development Director for approval.
Response:Agreed.
80. The applicant shall pay all applicable City fees, including the following:
FEES TO BE PAID PRIOR TO PLAN SUBMITTAL:
a._ Map check fee for Tract Map.
C. Plan check for grading plans.
(Based on an approved earthwork estimate)
d._ Plan check for improvement plans.
(Based on an approved construction cost estimate)
e._ Permit Fee for grading plans.
(Based on an approved earthwork estimate)
f._ Inspection Fee of subdivision or public works construction plans.
(Based on an approved construction cost estimate)
g._ Plan Review Fee
(Based on the current Building Division fee schedule)
FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT:
a. Water Neutralization fee, to be based on codes and rates in effect at the time
Item 11.b. - Page 58
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Andy Mangano
May 7,2014
Page 13
of building permit issuance, involving water connection or enlargement of an
existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Municipal Code Section
13.04.030.
c. Water Meter charge to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Municipal Code 6-7.22.
d. Water Availability charge, to be based on codes and rates in effect at the
time of building permit issuance, in accordance with- (not correct).
e. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Ord. 461 C.S., Res. 3021.
f. Traffic Signalization fee, to be based on codes and rates in effect at the time
of building permit issuance, in accordance with Ord. 346 C.S., Res. 1955.
g. Sewer Connection fee, to be based on codes and.rates in effect at the time of
building permit issuance, in accordance with Municipal Code Section
13.12.190.
h. South San Luis Obispo County Sanitation District Connection fee in
accordance with Municipal Code Section 13.12.180.
i. Drainage fee, as required by the area drainage plan for the area being
developed.
j. Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall be
provided for existing houses), to be based on codes and rates in effect at the
time of building permit issuance in accordance with Ord. 313 C.S.
k. Park Improvement fee, the developer shall pay the current park improvement
fee,for each lot approved, in accordance with City Ordinance 313 C.S.
I. Construction Tax, the applicant shall pay a construction tax pursuant to
Section 3-3.501 of the Arroyo Grande Municipal Code.
m. Alarm Fee, to be based on codes and rates in effect at the time of development
in accordance with Ord. 435 C.S.
n. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes
and rates in effect at the time of development in accordance with State
mandate.
o. Building Permit Fee, to be based on codes and rates in effect at the time of
development in accordance with Title 8 of the Municipal Code.
81. Erosion Control - Prior to issuance of the grading or building permit, all new residential
construction requires posting of a $1,200.00 performance bond for erosion control and
damage to the public right-of-way. This bond is refundable upon successful completion of
the work, less expenses incurred by the City in maintaining and/or restoring the site.
Response: Agreed.
82. The applicant shall provide bonds or other financial security for the following. All bonds or
security shall be in a form acceptable to the City, and shall be provided prior to recording of
the map, unless noted otherwise. The minimum term for Improvement securities shall be
equal to the term of the subdivision agreement.
a._ Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b._ Labor and Materials, 50% of the approved estimated cost of all
subdivision improvements.
C. One Year Guarantee, 10% of the approved estimated cost of all
Item 11.b. - Page 59
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Andy Mangano
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Page 14
subdivision improvements. This bond is required prior to acceptance of the
subdivision improvements.
d._ Monumentation, 100%of the estimated cost of setting survey monuments.
e._ Tax Certificate, In accordance with Section 9-15.130 of the Development
Code, the applicant shall furnish a certificate from the tax collector's office
indicating that there are no unpaid taxes or special assessments ag6inst
the property
f._ Accessory Structures, the applicant shall remove or bond for removal of all
accessory structures not sharing a parcel with a residence.
g._ Curb cuts, the applicant shall construct or bond for construction of individual
curb cuts and paved driveways for parcels.
Response: Agreed.
Building Division
83.All indoor plumbing shall include water saving features.
84. The project shall comply with the most recent editions of the California State Fire and
Building Codes and the International Building and Fire Codes as adopted by the City of
Arroyo Grande.
85. The project shall be in compliance with all handicapped accessibility Building Code
requirements. Any handicapped parking shall be posted per Building Code and Police
Department requirements.
86. Prior to issuance of a certificate of occupancy,the applicant shall post designated fire lanes,
per Section 22500.1 of the California Vehicle Code.
87. All fire lanes must be posted and enforced, per Police Department and Fire Department
guidelines.
88. Project shall have a fire flow as per the California Fire Code.
89. Fire hydrants shall be installed, per Fire Department and. Public Works Department
standards and per the California Fire Code.
90.All buildings must be fully sprinklered per Building and Fire Department guidelines and per
the California Fire Code.
91. Provide Fire Department approved access or sprinkler-system per National Fire Protection
Association Standards.
92. The applicant shall show proof of properly abandoning all non-conforming items such as
septic tanks, wells, underground piping and other undesirable conditions.
Response: Construction on the project will comply with the applicable building codes
at the time of development.
Item 11.b. - Page 60
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