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CC 2017-01-10_10a E CherryCity Council 10 January 2017 1 General Plan Goals & Policies Maintain City’s heritage via “Village” and cultural architectural styles. Provide diverse housing by focusing on workforce & senior housing, w/diverse architecture and open space amenities. Enhance traffic/circulation via improved/new collector roads, bike lanes, and pedestrian connections. Vision: 4 Provide visitor-serving & “gateway” development. 2 Proposed Modifications: (10/04/16) 3 East Cherry Avenue Traffic Way Expand Park to ±0.5 acres Add “Knuckle” to Project Collector and Landscaping Infrastructure Only Reduced no. of parcels (from 24 to 18) 3 Major Project Revisions & Additions 4 Remove Subarea 1’s Conditional Use Permit from the entitlement package, while maintaining the property within the Specific Plan Reduce the residential lots from 58 to 51 via the following: Add additional acreage to the neighborhood park Reduce/Enlarge the alley-loaded lot (originally 24 lots, now 18 lots) Design knuckle at the end of the project collector – no through street Add amenities to Subarea 2 SFR development: Addition of guest parking to alley-loaded lots Design of City standard streets + additional parking Design of solar ready homes Installation of electrical vehicle hook-ups Installation of standard grey water recovery system  4 Development Benefits: Conformance with Agricultural Conservation and Open Space Element Easement in perpetuity on the Flora Street property; Continuation of the cultural heritage of JWA parcel. Conformance with Circulation Element “Hard” improvements; Fee contribution to non-programmed improvements. Conformance with Economic Development Element Residential property tax, school fees; “Trickle down” effect for local goods and services; Visitor service uses and generation of TOT revenue. Conformance with the Housing Element Increased housing supply as fair share of regional housing needs; Payment of affordable housing in-lieu fees. Conformance with the Urban Water Management Plan/”Management Agreement” Implementation of water conservation measures; New increase in the City’s water supply. See draft Resolution Exhibit C- CEQA Findings and Statement of Overriding Considerations (agenda item 10.a page 94, 119-122) 5 5 Traffic Solutions 6 The project’s traffic impact analysis report (TIAR) analyzed five (5) scenarios ranging from existing conditions to cumulative and project traffic to determine potential impacts and related mitigation measures. The TIAR has recommended that the subareas mitigate for their respective project impacts with the following: Construct sidewalk/planter bulb-outs at East Cherry Avenue and project collector intersection. East Cherry Avenue 6 Traffic Solutions 7 Construct a traffic signal at the intersection of Fair Oaks Avenue and Traffic Way. Restripe W. Branch Street to add an exclusive right turn land in the southbound direction and reconstruct the northeast curb return 7 Traffic Solutions 8 Pay fair share costs toward the design and construction of two modern roundabouts* East Grand Avenue & US 101 NB (12.2% of $1.75 million) East Branch Street &Traffic Way. (14.6% of $2.4 million) *Note: The City's Traffic Commission reviewed alternative improvements to address congestion at the intersection of East Grand Avenue at East Branch Street. The following alternatives  increase operational efficiencies at the noted intersections: Limit Left-Turn Access onto and from West Branch Street Convert a Portion of West Branch Street to One-Way Realign West Branch Street to Connect to Wesley Street Widen East Grand Avenue and East Branch Street Restriping W. Branch Street Adding an Exclusive Right-Turn Lane Construct a Roundabout at West Branch Street and East Grand Avenue Construct a Roundabout at East Grand Avenue at US 101 NB Ramps Construct a Roundabout at East Grand Avenue at Traffic Way Construct Roundabouts on East Grand Avenue at Traffic Way and US 101 Northbound Ramps Congestion Mitigation and Air Quality Program Fee, pay local matching funds for a feasibility study for operations improvements to Fair Oaks Avenue. 8 Development Benefits: Conformance with Agricultural Conservation and Open Space Element Easement in perpetuity on the Flora Street property; Continuation of the cultural heritage of JWA parcel. Conformance with Circulation Element “Hard” improvements; Fee contribution to non-programmed improvements. Conformance with Economic Development Element Residential property tax, school fees; “Trickle down” effect for local goods and services; Visitor service uses and generation of TOT revenue. Conformance with the Housing Element Increased housing supply as fair share of regional housing needs; Payment of affordable housing in-lieu fees. Conformance with the Urban Water Management Plan/”Management Agreement” Implementation of water conservation measures; New increase in the City’s water supply. See draft Resolution Exhibit C- CEQA Findings and Statement of Overriding Considerations (agenda item 10.a page 94, 119-122) 9 9 10 Water Resources To further conservation practices, the proposed developments within the East Cherry Avenue Specific Plan Area include the following best management practices (BMPs). High efficiency appliances and plumbing fixtures Installation of grey water systems (1.9 to 1 offset) Prohibition of turf in landscaping Use of plant material that is drought tolerant Installation of ‘smart’ irrigation controllers Prohibition of overhead spray irrigation WATER SUPPLY Consistent with the city’s agriculture conversion credit rule of the 2002 Arroyo Grande Ground Water Basin Management Agreement, the net difference in water use due to the conversion of agriculture to residential and commercial uses - in this case a substantial net increase in water supply* will be applied to the City’s water supply entitlement. * Evaluation will be based upon the Ag Credit Methodology established in 2011. 10 Questions & Answers 11 12 12 Residential – Subarea 2 13 13 Subarea 2 - Residential Subdivision 14 One-Story Homes One-Story Homes 14 Circulation Connections: Vehicular connections to surrounding streets: East Cherry Avenue improvements New collector road (stub to Subarea 2 @ south PL) Project entries from East Cherry Avenue 15 Plan View Enhanced East Cherry Avenue Cross-Section 15 16 On Street Parking: 16 17 Miscellaneous Design Details: Waste Bin Storage Mail Kiosk 17 18 Miscellaneous Design Details: Garage with large vehicle parking 18 Housing: 19 51 total units ±6,210 SF lot size 5 units/gross acre 19 20 Local Streetscapes 20 21 Visual Simulations View SE on E. Cherry Ave/Intersection of E. Cherry Ave and the new Project Collector 21 22 View south from E. Cherry Ave. View southwest from E. Cherry Ave Visual Simulations 22 Cultural Center – Subarea 3 23 23 Subarea 3 24 East Cherry Avenue 24 JWA Timeline 25 25 Subarea 3 – Enlarged Site Plan 26 26 27 27 28 28 29 29 30 30 31 31