CC 2015-08-25_09a Courtland Grande 09-08-2015 applicantCity Council Meeting
September 8, 2015
COURTLAND & GRAND MIXED-USE PROJECT
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MOU – Alternative 1
Memorandum of Understanding
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MOU - Alternative 1 Land Use
Memorandum of Understanding
70% Commercial
30% High Density Residential
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MOU – Alternative 2
Memorandum of Understanding
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Commercial/Mixed-Use
Consistent with MOU
Added 5,000 sf of Commercial
Previous Submittal: 10,600 sf
Current Submittal: 15,600 sf
Parking - Commercial/Mixed-Use
Previous Submittal: 55 provided (50 required)
Current
Submittal: 77 provided (70 required)
Kept Commercial at Grand Avenue Grade
Kept the Mixed-Use
Kept the Quality Architecture
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Residential
Consistent with MOU
Reduced Number of Housing Units
Previous Submittal: 41 detached units
Current Submittal: 36 detached units
Parking - Residential
Previous Submittal: 20 guest spaces
provided (21 required)
Current Submittal: 37 guest spaces provided (18 required)
Kept the Quality Architecture
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Community and City Council Feedback
What We Heard
More Commercial
Mixed-Use
Limit Traffic
Quality Architecture
Commercial/Residential Interface
Attainable Housing
Pedestrian and Bicycle Safety
Ample Parking
Confirm Truck
and Fire Access
Confirm Trash Can Locations
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Plan Comparison
Project Evolution
2014 Site Plan
2015 PC Site Plan
41 units to 38 units
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Plan Comparison
Project Evolution
2015 CC Site Plan
2015 PC Site Plan
38 units to 36 units
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Site Plan for City Council Consideration
2015 CC Site Plan
Commercial/Mixed-Use
15,600 SF of Commercial
4 Mixed-Use Residential Units
77 Parking Spaces (70 Required)
Residential
36 Homes (Reduced from 41)
37 Guest Parking
Spaces(18 Required)
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Commercial/Mixed-Use Site Plan Comparison
More Commercial – Additional 5,000 SF
2014 Site Plan
2015 CC Site Plan
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New CC Site Plan
More Commercial
2015 CC Site Plan = 5,000 square feet more Commercial
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Residential Site Plan Comparison
Less Residential
2014 Site Plan
2015 CC Site Plan
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Looking South on South Courtland Street
Perspective
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Looking South at New Commercial
Perspective
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Housing Costs
Attainable Housing
Affordable Housing = up to $359,000
Courtland & Grand
Market Rate Housing = $425,000 to $667,500
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Commercial Parking
Commercial Parking
Minimum Required Parking = 70 spaces
Provided Parking = 77 spaces
Additional 18 on-streetparking spaces provided
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Fencing
Double Sided Fencing
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Residential Parking
Residential Parking
Required Guest Parking:
18 spaces
Provided Guest Parking:
37 spaces
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Project Alignment with CVS Commercial Development
Pedestrian and Bicycle Safety
Realigned residential access to align with CVS access
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South Courtland Street Improvements
Pedestrian and Bicycle Safety
Widen Street
New Sidewalk
Parallel Parking
Bike Lane
Aligned Access
New Intersection Lighting
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Potential Traffic ITE Rates
Limit Traffic
Proposed project generates 113 fewer PM peak hour trips
than General Plan allowed uses.
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Water Conservation Techniques and Technologies
Water Conservation
Outdoor
Maximize drought tolerant planting
No turf in yards
Minimize turf areas (only small portion of neighborhood common area)
Utilize high efficient irrigation
techniques
Properly amend soils to better retain moisture
Indoor
Dual flush toilets
Water saving devices on dishwasher
Water saving devices on faucets
Pre-plumbed for gray water systems
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Outdoor Water Comparison
Water Conservation – outdoor areas
Comparison
Typical existing AG residential lot = 48.98 ETWU
Typical Grand and Courtland lot = 8.27 ETWU
1 typical existing AG residential lot =
3 typical Grand and Courtland lots in size
3 typical Grand and Courtland lots still use half as much water as 1 typical AG lot.
ETWU = Estimated Total Water Use
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Site Plan for City Council Consideration
2015 CC Site Plan
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Interior Lots
Residential Side Yards
Usable 8 foot side yard instead of two 4 foot yards
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Perimeter Lots
Residential Side Yards
Usable 8 foot side yard instead of two 4 foot yards
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Looking East on East Grand Avenue
Mixed-Use
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Architecture Styles
Quality Architecture
Commercial/Mixed Use –
Quality architecture at
gateway to Arroyo Grande
Residential – Mid-Century Style
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Questions
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31
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Pedestrian Connections
Images from Existing Project in Folder
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Trash Section
Trash View
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Looking East on East Grand Avenue
Single Story Commercial
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New Site Plan Alternative
Alternative Plan with Dispersed Parking
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Example Project
Images from Existing Project in Folder
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Example Project
Images from Existing Project in Folder
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Residential Goal
Workforce/Attainable Housing
Affordable by design – smaller lots
Great for first time home buyers/ empty nesters
EVC Housing Survey –
27% of employees likely to leave the county
due to cost of living
97% employees prefer SF residential units
I may leave this one out!
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Workforce Housing
Attainable Housing
This project is Attainable Housing per Arroyo Grande and Workforce Housing per County standards.
This project address missing link between affordable housing and
standard market rate housing and will contribute towards affordable housing through affordable housing in-lieu fees
Smaller lots = lower cost
Workforce Housing per County Standards
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Persons in Household = $123,200 Medium Income
3 Bedroom Unit = $481,000 Maximum Sales Price
$450,000 Sale Price = $1,850 - $2,100 Monthly Payment
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Text
Trash Location
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Residential Parking
Residential Parking
Required Parking:
38 covered spaces
19 guest spaces
Provided Parking:
38 covered spaces
23 guest spaces
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Truck Turning Radius
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Residential Context
How? – Lot Size
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Walnut Grove AG – Fair Oaks Ave. and Woodland Dr.
Residential Example
30 unit project
16 parking spaces
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