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PC 2016-09-20_08a Attachment 3DRAFT East Cherry Avenue Specific Plan Prepared for CITY OF ARROYO GRANDE Community Development Department 300 East Branch Street Arroyo Grande, CA 93420 Applicants NKT Development, LLC 684 Higuera Street, Suite B San Luis Obispo, CA 93401 Arroyo Grande Valley Japanese Welfare Association 715 Grand Avenue, Suite A Arroyo Grande, CA 93420 SRK Hotels, Inc. 611 El Camino Real Arroyo Grande 93420 Prepared by Oasis Associates, Inc. 3427 Miguelito Court San Luis Obispo, CA 93401 Contact: C.M. Florence, AICP Agent (805) 541-4509 RRM Design Group 3765 South Higuera Street, Suite 102 San Luis Obispo, CA 93401 Contact: Darin Cabral, Project Manager (805) 543-1794 September 2016 ATTACHMENT 3 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page i TABLE OF CONTENTS I. Introduction .................................................................................................................1 A. Purpose of the Specific Plan ...........................................................................1 B. Legal Authority for East Cherry Avenue .......................................................1 C. Properties and Physical Setting within the Specific Plan ............................2 D. Specific Plan Objectives ..................................................................................3 E. Entitlements Associated with the Specific Plan ...........................................3 F. Specific Plan Organization .............................................................................3 II. Specific Plan Master Land Use(s) ...............................................................................4 A. Land use Plan Overview .................................................................................4 B. Specific Plan Properties..................................................................................5 1. Subarea 1 ...............................................................................................5 2. Subarea 2 ...............................................................................................5 3. Subarea 3 ...............................................................................................6 III. Specific Plan Land Use and Regulatory Provisions ................................................. 10 A. Permitted Uses by Land Use Categories ..................................................... 10 B. Specific Plan Development Standards ......................................................... 11 C. General Plan Consistency – Project Relevant Policies ............................... 15 1. Agricultural Conservation and Open Space ...................................... 15 2. Circulation Element ............................................................................ 16 3. Economic Development Element ....................................................... 16 4. Housing Element ................................................................................. 16 5. Fringe and Urban Area Land Use Element ........................................ 17 6. Parks and Recreation Element ........................................................... 18 IV. Design Guidelines ...................................................................................................... 19 A. Overview of Purpose and Intent .................................................................. 19 B. Key Design Principles ................................................................................... 20 C. Design Review Process ................................................................................. 20 D. Architectural Design Guidelines .................................................................. 20 E. Landscape Design Guidelines ...................................................................... 21 F. Signage and Lighting Guidelines .................................................................. 21 G. Roadway Design Standards ......................................................................... 21 H. Energy Conservation and Site and Building Design ................................... 25 1. Site Design Considerations ................................................................. 25 2. Landscaping and Other Site Design Considerations ........................ 25 3. Building Dynamics .............................................................................. 25 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page ii V. Infrastructure and Phasing of Development ........................................................... 26 A. Public Services .............................................................................................. 26 B. Water Supplies .............................................................................................. 26 C. Water Demands ............................................................................................ 27 D. Historic Agricultural Water Use .................................................................. 28 E. Wastewater Services and Wastewater Disposal Demands ....................... 28 F. Storm Water and Low Impact Development Principles ............................ 29 G. Telephone, Communications, Power, Natural Gas, Sanitation Services ... 30 H. Police and Fire Safety ................................................................................... 31 I. Recreation, Parks and Trails ........................................................................ 31 J. General Government Services...................................................................... 33 K. Major Public Infrastructure ......................................................................... 33 L. Private Capital Improvements and Timing to Complete ........................... 33 M. Development Phasing ................................................................................... 34 VI. Implementation, Administration, and Enforcement ............................................... 35 A. Development Project Phasing Specific Plan ............................................... 35 B. Specific Plan Interpretation ......................................................................... 35 C. Specific Plan Amendments ........................................................................... 35 D. City Actions Facilitated by East Cherry Avenue Specific Plan ................... 35 E. CEQA Compliance – Projects Exempt from Further CEQA Review ........... 36 F. CEQA Compliance – Projects Requiring Further CEQA Review ................ 36 List of Tables Table 1 Properties within the Specific Plan Boundary .......................................2 Table 2 Statistical Summary of Specific Plan Subareas .........................................4 Table 3 Summary of Development Intent by Zoning District .............................. 10 Table 4 Specific Plan Allowed Uses ..................................................................... 11 Table 5 Traffic Way Mixed Use (TMU) District Development Standards .......... 12 Table 6 Village Residential (VR) District Development Standards ..................... 14 Table 7 Village Mixed Use (VMU) District Development Standards .................. 13 Table 8 Specific Plan Designations and Applicable Design Guidelines............... 19 Table 9 Projected Water Demands ....................................................................... 28 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page iii List of Specific Plan Figures Figure 1 East Cherry Avenue Specific Plan Properties + Current Ownership .........2 Figure 2 Conceptual Site Plan – Subarea 1 ..............................................................7 Figure 3 Conceptual Site Plan – Subarea 2 ..............................................................8 Figure 4 Conceptual Site Plan – Subarea 3 ..............................................................9 Figure 5 Section – East Cherry Avenue Collector ................................................. 23 Figure 6 Section – Project Collector ...................................................................... 23 Figure 7 Section – Residential Interior Street ........................................................ 24 Figure 8 Section – Residential Alley and Example Photos of Res. Alley .............. 24 Figure 9 Stormwater Drainage Improvements ....................................................... 32 Appendices Appendix A History of the Arroyo Grande Valley Japanese Welfare Association – East Cherry Avenue Specific Plan Subarea 3 Appendix B Traffic Way Mixed Use, Village Residential and Village Mixed Use –Existing City of Arroyo Grande Municipal Code Sections (for reference only) Appendix C Design Guidelines and Standards for Historic Character Overlay District (D-2.4) (for reference only) Appendix D Design Guidelines and Standards for Design Overlay District (D-2.11) – Traffic Way and Station Way (for reference only) Appendix E East Cherry Avenue Specific Plan Design Guidelines, September 2016 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 1 of 36 I. Introduction A. Purpose of the Specific Plan The East Cherry Avenue Specific Plan (Specific Plan) provides a bridge between the City of Arroyo Grande’s (City) General Plan and detailed plans, such as development plans and subdivisions. It provides guidance for all facets of future development within the area including the designation of land uses, designation of required access and circulation elements, location and sizing of infrastructure, phasing of development, financing methods for public improvements, and the establishment of standards of development. Projects submitted to the City will be required to comply with the land use and development standards in the Specific Plan. The Specific Plan is intended to also serve as the City’s long-range plan for the development and on- going use of the various properties within the 15.2± acres encompassed within the boundaries of the Specific Plan. Figure 1 depicts the current ownership of parcels within the Specific Plan area, including adjacent parcels in the vicinity. The Specific Plan includes three (3) properties referred to as Subarea I – SRK Hotels, Inc.; Subarea 2 – NKT Development, LLC (NKT); and Subarea 3 – Arroyo Grande Valley Japanese Welfare Association (JWA). B. Legal Authority for East Cherry Avenue The East Cherry Avenue Specific Plan has been prepared in compliance with the implementation guidelines for specific plans contained in California Government Code § 65450 et seq. and the City of Arroyo Grande General Plan Land Use Element Section LU10-2 et seq. The statutory requirements of the Government Code mandate that a specific plan shall include a text and a diagram or diagrams which specify in the detail, the following: • The distribution, location, and extent of the uses of land, including open space, within the area covered by the specific plan. • The proposed distribution, location, and extent and intensity of major components of public 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 needed to support the land uses described in the specific plan. • Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable • A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the aforementioned. • The specific plan shall include a statement of the relationship to the general plan and how the specific plan implements the policies of the general plan. The adoption of a specific plan is a legislative act similar to preparation, adoption and amendments of a general plan. It may be adopted by resolution or ordinance, and may be amended as often as necessary. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 2 of 36 Figure 1 – East Cherry Avenue Specific Plan Properties and Current Ownership C. Properties and Physical Setting within the Specific Plan The East Cherry Avenue Specific Plan area includes properties under three separate ownerships. See Figure 1. The combined acreage of all the properties is 15.2± acres. See Table 1. All of the properties with the Specific Plan area are located within the city limits of the City of Arroyo Grande. Table 1 – Properties within the Specific Plan Boundary Subarea Common Reference APNs Acres± 1 SRK Hotels, Inc. 076-621-076, 077 & 078 2.16± acres 2 NKT Development, LLC 076-621-079 11.62± acres 3 Arroyo Grande Valley Japanese Welfare Association 076-210-001 1.51± acres TOTAL ACRES 15.29± acres Subarea 1 SRK Hotels, Inc. Subarea 2 NKT Development, LLC Subarea 3 Arroyo Grande Valley Japanese Welfare Association Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 3 of 36 Traffic Way borders the East Cherry Avenue Specific Plan area on the west, while East Cherry Avenue forms the northerly boundary. Single family residential neighborhoods are located to the north and east, St. Barnabas Church to the south. Commercial establishments are located along the Traffic Way corridor. The topography of the Specific Plan area is relatively level. A drainage feature is located along the southerly border of Subareas 2 and 3. The Subarea 1 and 2 properties are currently undeveloped and have historically been under agricultural production. Conversely, the Subarea 3 site has a deep rooted history going back to the 1920s. The site, originally purchased in the 1920s by the Arroyo Grande Valley Japanese Welfare Association, included two houses, two garages, and accessory buildings. In the 1930’s, a community hall and kitchen structure were constructed. The site has been host to a variety of uses over time, most recently former Boy Scout Troop 13 (now Troop 413) and the Five Cities Judo Club. In 2011, the last remaining structure – the community hall – was burned down by arson. See Appendix A for additional historical information about the Arroyo Grande Valley Japanese Welfare Association. D. Specific Plan Objectives The principal objectives of the East Cherry Avenue Specific Plan include the following: 1. To set forth a land use plan and design concepts for the properties within the Specific Plan consistent with the City of Arroyo Grande’s General Plan. 2. To provide for historical, recreational and residential opportunities that both complements and augments the existing uses in the City of Arroyo Grande. 3. To acknowledge the importance of agricultural lands in the City of Arroyo Grande and comply with the Conservation and Open Space Element Implementation Policy AG 1-4.2. 4. To set forth a development plan(s) capable of underwriting the cost of public and private infrastructure and capital improvements proposed as part of the Specific Plan. 5. To meet the City of Arroyo Grande’s priorities for orderly and attractive community development in the context of existing neighborhoods and in recognition of future development in the vicinity. E. Entitlements Associated with the Specific Plan Entitlement actions to be taken by the City of Arroyo Grande, consistent with the East Cherry Avenue Specific Plan, are anticipated to include the following actions. • Certification of the East Cherry Avenue Specific Plan Environmental Impact Report • Amendment to the City’s General Plan and Land Use Map • Amendment to the City’s Development Code and Zoning Map • Amendment to the Agriculture, Conservation & Open Space Element’s Creek Locations Map • Adoption of the East Cherry Avenue Specific Plan • Approval of subdivisions and/or conditional use permits for the uses detailed in the Specific Plan. F. Specific Plan Organization The East Cherry Avenue Specific Plan includes text and graphics to illustrate the manner in which the properties will be developed and a user friendly guide for implementation of the various components of the individual projects. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 4 of 36 The Specific Plan is organized in six (6) chapters, including: Chapter I. Introduction Chapter II. Specific Plan Master Land Use(s) Chapter III. Specific Plan Land Use and Regulatory Provisions Chapter IV. Design Guidelines Chapter V. Infrastructure and Phasing of Development Chapter VI. Implementation, Administration and Enforcement II. Specific Plan Master Land Use(s) A. Land Use Plan Overview The East Cherry Avenue Specific Plan provides the framework for future development and expands upon and clarifies the City of Arroyo Grande’s vision for the subject properties. The City’s General Plan outlines priorities for housing, economic development, availability of water resources, open space and agricultural land preservation, traffic and circulation, and neighborhood compatibility and character. These and other policy considerations are critical to establishing the implementation framework for the Specific Plan. While the Specific Plan encompasses a relatively small physical area, it includes a variety of proposed land uses allowed within the specified land use zones – both existing and proposed. A statistical summary of the Specific Plan Subareas is provided in Table 2. Table 2 – Summary of Specific Plan Subareas Subarea Common Reference (current ownership) Existing Zoning / Land Use Proposed Land Use Category Proposed Zoning District Acres± 1 SRK Hotels, Inc.. Traffic Way Mixed Use (TMU D-2.11) / Mixed-Use N/A N/A 2.16± 2 NKT Development, LLC Agriculture/ Agriculture SFR Medium Density Specific Plan Overlay Village Residential (VR) 11.62± ( .50±)1 3 AGV Japanese Welfare Association Agriculture/ Agriculture Mixed-Use Specific Plan Overlay Village Mixed Use (VMU) 1.51± +.50±1 Total Specific Plan Acreage 15.29± 1 The proposed Vesting Tentative Tract Map 3081 creates a 59-lot residential subdivision + a 1-lot remainder (.5± acres). The proposal is to merge the remainder lot with the JWA parcel. Therefore, the proposed MU-SP should be applied to the 2.0± future parcel configuration. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 5 of 36 The Specific Plan envisions various residential and visitor-serving components. Heritage gardens and agricultural demonstration gardens are part of the Specific Plan. Community facilities (public and quasi- public) would include a cultural archive and community center. While the current zoning allows for commercial development on the Subarea 1 property, the Specific Plan includes an additional small component of commercial/retail within the mixed-use Subarea 3 parcel. The land plans illustrated in Figures 2, 3, and 4 includes Subareas 1, 2, and 3; the summary of that plan, provided in Table 2, reflects the most accurate information available at this level of planning effort. Further refinements to the plan(s) may occur as areas within the Specific Plan develop a more detailed level of design. It is noteworthy that once the Specific Plan is approved, future development may require additional discretionary approvals. B. Specific Plan Properties 1. Subarea 1 The SRK Hotels, Inc. property, is currently zoned 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 elements to enhance the character and appearance of this southern commercial gateway to Arroyo Grande. Uses allowed within the TMU are limited to automobile and light truck sales and services and related automotive parts stores, repair shops, and similar vehicle sales, services and accessory uses. All other permitted uses and Minor Use permitted uses shall be considered subject to a Conditional Use Permit. A finding that vehicle sales and services and/or similar related uses prescribed are not feasible due to site specific building and/or property configuration must be made to allow for the noted uses. No change to the zoning or allowable uses is proposed in the Specific Plan. The SRK Hotels, Inc. property is included in the Specific Plan to conduct a comprehensive analysis to make certain that any infrastructure or right-of-way improvements are coordinated with the Subarea 2 and Subarea 3 parcels. These improvements may include, but are not necessarily limited to, water resources, waste water disposal, right-of-way improvements, circulation, drainage controls, and landscaping and lighting. The property is being proposed for a hotel and standalone restaurant, both allowed uses in the TMU. The conceptual design has been created to be in substantial conformance with the existing D-2.11 Design Overlay standards and the Development Standards outlined in the existing zoning - Traffic Way Mixed Use, as modified in the Specific Plan Design Guidelines. Figure 2 depicts the proposed site plan. 2. Subarea 2 The approximate 11.74 acre Subarea 2 property is proposed for residential development. Conceptually, the Specific Plan includes a 60-lot subdivision with total of 58 single-family residential lots. The proposed residential subdivision is depicted on Figure 3. Access to the project site is via East Cherry Avenue. To provide a pedestrian friendly streetscape, no private driveways will be located on East Cherry Avenue. All homes will be accessed via residential streets and alley ways. A second access/new collector road is located at the future property boundary with the Subarea 3 property. An existing drainage feature is located at the toe of the slope approximately twenty feet from the southerly border of the property. This drainage feature, created in this location due to the historical agricultural activities, takes sheet flows from Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 6 of 36 the hillside below the St. Barnabas Church property. A .35 acre neighborhood park is planned for interior to the project site on Lot 59. 3. Subarea 3 The JWA seeks land uses that will provide economic sustainability, while allowing for the collective wisdom of the Issei (first generation) pioneers to be housed, honored, shared with the public, and passed on to future generations. Specifically, the JWA proposed land uses secures the historical residential and public assembly uses and provides expanded commercial use and residential density necessary for the present and future economic sustainability of the property. The Specific Plan anticipates uses and associated structures that will complement the surrounding neighborhood, while providing a setting for the unique components of the proposed project. While the current property equals approximately 1.52 acres property, an additional .5± acre parcel will be added to the JWA site via the Subarea 2 vesting tentative tract map and a future lot merger. JWA’s site plan is depicted on Figure 4. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 7 of 36 Figure 2 – Conceptual Site Plan – Subarea 1 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 8 of 36 Figure 3 – Conceptual Site Plan – Subarea 2 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 9 of 36 Figure 4 – Conceptual Site Plan – Subarea 3 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 10 of 36 III. Specific Plan Land Use and Regulatory Provisions A. Permitted Uses by Land Use Categories A general description of the intent of the zoning districts is noted in Table 3. The zoning districts - Traffic Way Mixed Use (TMU), Village Residential (VR) and Village Mixed Use (VMU) currently include a list of allowable uses, the Specific Plan incorporates those by reference. Table 4 notes the specific allowed and permitted uses by reference for Subarea 1 and those noted within the Specific Plan for Subarea 2 and Subarea 3. For ease of reference, see Appendix B for the TMU, VR and VMU development codes in their entirety. Table 3 – Summary of Development Intent by Zoning District Land Use Designation / Description Traffic Way Mixed Use – Design Overlay District (TMU D-2.11) The primary purpose of the TMU district is to provide for vehicle sales and services, related retail and office uses and visitor serving facilities convenient to both freeway traffic and vehicles or pedestrians from the nearby village area. Development standards and design guidelines are intended to enhance this specialized mix of uses at the southern gateway to Arroyo Grande which include automobile and small truck sales and service, equipment rental, repair and related services, offices, wholesale and retail sales including outdoor display, motels, restaurants and limited residential uses functioning as live-work units. The TMU district implements and is consistent with the Mixed Use land use category of the general plan. Village Residential (VR) The primary purpose of the VR district is to provide for residential uses while preserving the character of those areas which are historic or close to historic structures. More particularly, the village residential district is intended to protect historical resources which add interest, identity and variety to older neighborhoods, contributing to the area's quality of life by providing a visual focus on the city's rural heritage. The district is intended as an area for the preservation and development of single-family detached homes at a maximum allowable density of 4.5 dwelling units per gross acre. Village Mixed Use (VMU) D-2.11 HCO D-2.4 The primary purpose of the VMU district is to provide for a mixture of commercial, office and residential uses compatible with surrounding residential districts, in small-scale pedestrian-oriented developments. Regulations for the VMU district combined with the historic character overlay district promote and preserve older architectural styles, and encourage a harmonious intermingling of other structures. This district encourages use of existing residential buildings for non-residential uses. Typical uses may include single and multiple family residential, specialty retail sales, professional offices, personal services and neighborhood markets. The VMU district implements and is consistent with the village core land use designation of the general plan Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 11 of 36 Table 4– Specific Plan Allowed Uses Proposed Zoning District and Allowable Uses Traffic Way Mixed Use – Design Overlay District (TMU D-2.11) Note: All uses subject to the permitting requirements of Development Code Table 16.36.030(A) – Uses Permitted Within Mixed Use and Commercial Districts. Village Residential (VR) Single-family detached Vacation rentals and homestays Guest quarters Second residential dwelling unit Note: All other uses subject to the permitting requirements of Development Code Table 16.32.040-A Uses Permitted Within Residential Districts. Village Mixed Use (VMU) Office Community center Personal services Library, museum Vacation rentals and homestays Park, playground Accessory retail uses School - Specialized education/training Artisan shop Studio - art, dance, martial arts, music, etc. Farmers market Assisted Living General retail Home occupation Groceries, specialty foods Single family residential Produce stand Multi-family housing Restaurant, Café, Coffee shop Residential care facility Club, lodge, private meeting hall Note: All other uses subject to the permitting requirements of Development Code Table 16.36.030(A) – Uses Permitted Within Mixed Use and Commercial Districts. B. Specific Plan Development Standards The East Cherry Avenue Specific Plan has been prepared to outline various land use and development standards as identified in the City’s General Plan and Development Code(s) for the East Cherry Avenue Specific Plan properties. The Specific Plan defines development standards as a framework for residential, commercial, and mixed-use land uses within the designated Specific Plan subareas. The standards in the Specific Plan are generally similar to the City’s established standards, but in some situations, height limits, setbacks, minimum parcel sizes, and other noted standards have been modified or added to meet the vision of the Specific Plan. The following development standards are applicable to all Specific Plan properties and supersede the City’s existing Development Code regulations. All other City development regulations, such as land division, excavation, grading, erosion and sediment control will remain applicable with any revisions, noted in the Specific Plan and summarized in Chapter VI. Implementation, Administration, and Enforcement. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 12 of 36 Development standards are outlined in Tables 5, 6 and 7. Table 5 includes the development standards for the commercial land use district. Table 6 includes the development standards for the residential land use district, while Table 7 includes development standards for the mixed-use land use district. In the event that one or more of these standards are not achieving the design and development objectives in the Specific Plan, the development standards in Table 5, 6 and 7 may be modified pursuant to processing a new and/or amended Conditional Use Permit with subsequent review by the Planning Commission, without amending this Specific Plan. If development standards are modified or adjusted on a case-by-case basis, the Planning Commission shall make findings that such modification or adjustment is consistent with the design objectives of the Specific Plan. Table 5 – Traffic Way Mixed Use (TMU) District Development Standards Development Standard Traffic Way Mixed Use (TMU) Requirement 1. Maximum Density Mixed Use Projects New residential limited to live-work units in conjunction with allowed uses. Density determined by discretionary action. 2. Minimum Lot Size 10,000 square feet (gross). 3. Minimum Lot Width 80 feet 4. Front Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales determined through discretionary action. 5. Rear Yard Setback 0 - 15 feet. Wherever a lot in any commercial or mixed use district abuts a residential use or a lot in any residential use district, a minimum building setback of twenty (20) feet measured from the property line shall be required for proposed commercial use.). 6. Side Yard Setback 0 feet. Wherever a lot in any commercial or mixed use district abuts a residential use or a lot in any residential use district, a minimum building setback of twenty (20) feet measured from the property line shall be required for proposed commercial use. 7. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales determined through discretionary action. 8. Building Size Limits Maximum height is 30 feet or three stories, whichever is less; a maximum of 36 feet is allowable through the CUP process for visitor serving uses. Maximum building size is 50,000 square feet; a greater size may be allowed through the CUP process. 9. Site Coverage and Floor Area Ratio Maximum coverage of site is 75%. Maximum floor area ratio is .75. 10. Site Design and Signs See Design Guidelines and Standards D-2.11. Additional sign standards also in Chapter 16.60 11. Off-Street Parking and Loading See Design Guidelines and Standards D-2.11 Exhibit 'A' for shared parking locations. See Also Section 16.56.020. Exceptions allowed by Section 16.16.120 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 13 of 36 Table 6 – Specific Plan Village Residential (VR) District Development Standards Development Standard Village Residential (VR) Requirement 1. Maximum Density (DU/gross acre) 5.0 dwelling units per gross acre 2. Minimum Lot Size 4,300 net square feet 3. Minimum Lot Width 50 feet at building setback 4. Minimum Average Lot Depth 70 feet 5. Minimum Front Yard New Subdivisions of 5+ Lots1 15 feet to residential structure, 10 feet to porch, 20 feet to front loaded garage Infill and Additions Setbacks listed above or the average setback of structures to the street on either side and directly across block front for properties in the same district 6. Minimum Interior Side Yard Setback 5 feet 7. Minimum Front/Street Yard Setback1 10 feet building, 5 feet to porch, 18 feet to garage 8. Minimum Rear Yard Setback2 10 feet (1-story), 15 feet (2-story) 9. Maximum Lot Coverage 55% 10. Maximum Height 30 feet or 2 stories, whichever is less; 14 feet for accessory buildings 11. Minimum Distance between Buildings 10 feet, including between main dwellings and accessory structures 12. Fencing Setback 5 feet from property line, 0 feet from access easement 13. Two-car Garages Minimum 22 feet wide x 18 feet 6½ inches deep 14. Floor Area Ratio (FAR) Lot Size FAR 0—4,000 square feet net 0.35 4,001—7,199 square feet net 0.55 7,200—11,999 square feet net 0.50 12,000 – 39,000 square feet net 0.45 PARKING3 15. Single-family Homes 2 spaces/unit within an enclosed garage. 1 The East Cherry Avenue Specific Plan Design Guidelines encourages varying setbacks by as much as 5-feet. 2 Infill development on a parcel within a previously approved project. Where the city has established specific setback requirements for single-family or multifamily residential parcels through the approval of a specific plan, subdivision map, planned unit development or other entitlement, those setbacks shall apply to infill development and additions within the approved project. 3 Chapter 16.32 Residential Districts Section 16.32.030 F. Special Use Regulations for the Village Residential District shall apply. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 14 of 36 Table 7 – Specific Plan Village Mixed Use (VMU) District Development Standards Development Standard Village Mixed Use (VMU) Requirement 1. Maximum Density 15 dwelling units per gross acre. 2. Minimum Lot Size 5,000 square feet. 3. Minimum Lot Width 40 feet. 4. Front Yard Setback 0 - 15 feet. 5. Rear Yard Setback 0 - 15 feet. 10 feet required when the project abuts a residential district. 6. Side Yard Setback 5 feet when the project abuts a residential district for single story structures and 10 feet is required, on one side, for a multiple stories.1 7. Street Side Yard Setback 0 - 15 feet. 8. Building Size Limits Maximum height is 30 feet or three stories, whichever is less; a maximum of 36 feet is allowable through the MUP process. Maximum building size is 10,000 square feet. 9. Site Coverage/Floor Area Ratio (FAR) Maximum coverage of site is 100%. Maximum FAR is 1. 10. Site Design See Specific Plan Design Guidelines. (See Design Guidelines and Standards for Historic Districts2.) 11. Off-Street Parking and Loading See Parking below. [See Section 16.56.020(C)]. 12. Signs See Chapter 16.60 Signage PARKING3,4 1. Senior housing – independent living Studio - 1 space /unit. 1+ Bedrooms – 1 space/unit. 2. Public and semi-public buildings 1 space/5 fixed seats or 1 space/50 square feet of floor area designed for public assembly. 3. General retail 1 space/300 square feet of gross floor area accessible to the public, excluding restrooms. 4. Hotels & motels, includes B&B 1 parking space/unit, and 2 parking spaces for the manager’s office, as applicable. 5. Outdoor sales 1 space/2,000 SF open area for the 1st 10,000 SF, then 1 space/5,000 SF > 10,000 SF. 1 The proposed archive building is exempt from these requirements, as it will be reconstructed in the original location of the former hall building. 2 Design Guidelines and Standards for the Historic Character Overlay District (D-2.4) are noted for reference only, as the East Cherry Avenue Specific Plan Design Guidelines shall prevail. 3 Parking required for residential use in mixed use projects does not need to be covered. See Muni Code Section 16.56.060 Item 1. 4 Required parking may be reduced pursuant to Muni Code Section 16.56.050. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 15 of 36 C. General Plan Consistency - Project Relevant Policies The General Plan serves to identify the community’s land use, circulation, environmental, economic, and social goals and policies as they relate to land use and development. The General Plan provides a basis for local government decision-making and also provides citizens with opportunities to participate in the planning and decision-making process of their communities. A specific plan is a hybrid that can combine policy statements with development regulations. As such, specific plans are also required to conform to the General Plan. While the required contents of a specific plan must conform to Planning and Zoning Law (California Government Code Section 65000-66037), they must also have a relationship with the approved General Plan. In essence, the goals and policies in the General Plan form the basis of and explicitly inform the preparation of a specific plan. The General Plan Land Use Element provides guidance on the necessity of a specific plan – for relatively large properties or sites that involve diverse adjoining land uses or unusual or unique features. (See LU 10-2) More specifically, General Plan Land Use Element policy LU5-13 speaks directly to the subject properties. The 14± are southeast of Traffic Way and E. Cherry Avenue is designated as “Mixed use, Planned Development” (MU-PD), including residential, agriculture related, and commercial components. The residential planned development component may include single-family residential development with lot sizes of 5,500 square feet or more. The agricultural related component may include organic farms, teaching farms, or similar specialty uses (not involving pesticide applications). The commercial component of the Mixed Use, Planned Development may include agricultural services and/or farm supplies, nursery, or other uses allowed or conditionally permitted in the Mixed Use district fronting on Traffic Way. The following describe policies of the various General Plan Elements that relate to the East Cherry Avenue Specific Plan. While not all inclusive, these particular policies have a direct correlation to the ultimate development of the East Cherry Avenue properties. 1. Agricultural Conservation and Open Space Policies embedded in the Agricultural Conservation and Open Space Element of the General Plan address the importance of prime farm lands, their protection, and provide mitigation measures for the potential loss of agricultural lands. Mitigation measures consist of the permanent protection of prime farmland soils at a ratio of 1:1 and up to 2:1, in addition to alternative mitigation measures that include payment of in- lieu fees or such other mitigation acceptable to the City Council. Based upon the Agriculture land use designation of the properties in Subarea 2, and the subsequent change in land use designation(s), this Specific Plan area will be required to comply with the noted policy to compensate for acreage of land removed from the capability for agricultural use. Subarea 3, based upon the historic use of the site, acknowledgement of the cultural heritage of the Japanese agricultural community in Arroyo Grande, and the proposed development of historic orchards, Japanese cultural gardens, and farm gardens, the City Council agreed that the development in and of itself constituted appropriate mitigation to satisfy the loss of agricultural lands. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 16 of 36 2. Circulation Element Policies in the General Plan Circulation Element specifically address the need to define and preserve “study area” corridors and alternatives for future roadway improvements. In addition, the policies address the requirement, in the vicinity of a study area, that new development provide all or a portion of right-of- way and improvements that are associated with the new development. Subarea 1 and Subarea 2 will be contributing to the City’s long-term vision for the future growth potential that includes properties both within the city limits and the Sphere of Influence, located at the southern end of the City of Arroyo Grande. A new collector road has been designed and is located along the westerly boundary of Subarea 2. This new collector will stub out to Subarea 2’s south property boundary for a future connection, and exit onto East Cherry Avenue. 3. Economic Development Element The purpose of this element of the General Plan is to provide a framework for residents, business owners, prospective new business owners, and City officials to guide the City’s economic growth for the next 10 years. There are a number of goals, objectives, policies, and implementation measures that provide this guidance. While new residential development is not, in and of itself, an economic driver, it nonetheless provides for a small increase in property values and related taxes, contributes to the local school district via fees, increases the housing stock, and provides a potential for a “trickle-down effect” for local goods and services required by new homeowners. While not technically in the Village Core, the proposed improvements to the JWA property speak directly to the enhancement of the community image via its rich cultural background and the directive to preserve the historic nature of contributions by certain sectors of the population. The City’s strategy to promote the importance of tourism is well served by the JWA proposal to provide a cultural archive, community hall, and gardens and related activity areas that underscore the agricultural contributions of the Japanese Americans to the City of Arroyo Grande. Certainly, the impetus behind the Traffic Way Mixed Use (TMU) designation was to improve the visual experience and quality of the corridor and, in doing so, enhance its commercial viability and contributions to the City’s economic base. While the original focus was on auto dealerships, which are undoubtedly a sales tax generator, the proposed hotel will both support the City’s goal of visitor-serving uses and generate revenue through the transient occupancy tax. 4. Housing Element The General Plan Housing Element provides an analysis of the existing and projected housing needs for the City. Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community. The City of Arroyo Grande envisions adoption of policies, programs, regulations, standards and procedures to encourage increased housing supply in order to provide their fair share of the regional housing need. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 17 of 36 The population growth that occurred in Arroyo Grande from 2000 to 2010 was higher than the surrounding communities, but less than the State and County growth. The vacancy rate for rental units is less than the optimal rate and indicates a shortage of rental housing units in the City. However, this is not an uncommon statistic in the south San Luis Obispo County area. Grover Beach has an overall total unit vacancy rate of 11 percent and San Luis Obispo, seven percent, while Pismo Beach has an extremely high overall vacancy rate of 31 percent. The Specific Plan areas include an increase in single-family detached residences, which complements the pattern of the residential densities found in the adjacent and neighboring properties. While considered a small increase in housing, Subarea 2 will, nonetheless, provide for a new supply of housing in close proximity to services, thereby potentially reducing vehicle emissions and promoting a healthier life style. The housing proposed Subarea 3 provides for independent senior living, which is a much needed housing type based upon the explosion of the ageing baby boomer population. The visitor-serving aspect of the B&B unit provides an opportunity for a unique experience, not currently offered in the City. 5. Fringe and Urban Area Land Use Element The Land Use Element establishes policies regarding urban growth, annexation, General Plan Map designations, and key land use policies for individual neighborhoods and groups of neighborhoods within the City. The Land Use section is organized to: plan for sufficient land for residential, industrial, commercial and public uses; to appropriately locate land uses in order to enhance community character; to preserve important natural resources and sensitive lands; and to enable the City to efficiently ensure that adequate municipal services are provided. This element of the General Plan, in conjunction with other chapters of the General Plan, provides a guide to the future use of undeveloped land, to the use and maintenance of the built environment, and to the redevelopment and in-fill policies where the existing built environment no longer makes the best use of limited resources. This element helps to define the neighborhoods’ visions for changes that may occur within their boundaries and for preventing changes that they feel may threaten their neighborhoods. It provides a framework for use by policy makers, commissions, and City staff, to assist in the evaluation of land development proposals and the legislation that guides land use in the City. While the Land Use Element contains many policies, the noted policies below address specifically the East Cherry Avenue Specific Plan subareas. The proposed development of Subarea 1, although in compliance with the existing Traffic Way Mixed Use development standards and other policies, is included in the East Cherry Avenue Specific Plan to comprehensively plan for infrastructure improvements – traffic and circulation, water resources, wastewater disposal and other utility connections. Minor modifications to the Design Guidelines and Standards for Design Overlay District D2.11 – Traffic Way and Station Way are included in the Specific Plan Design Guidelines. The development of Subarea 2 complies with both the following additional policies: LU2 Accommodate a broad range of Single Family Residential (SFR) housing densities within the City; and LU2-4 Accommodate the development of urban, single-family residential units in areas designated as Single- Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 18 of 36 Family Residential – Medium Density (SFR-MD). While policy LU2-4.1 allows for a maximum of 4.5 dwelling units/acre, LU2-4.2 provides for alternative development standards, and increased density (maximum of 10%) where superior neo-traditional subdivision design is proposed. The Specific Plan ensures that development within Subarea 2 will be of a superior design. The development of Subarea 3, as a mixed use land use, will provide for a diversity of retail, residential and visitor serving uses that is both compatible with and supports the neighborhood and the greater community (Mixed Use LU5-1). Subarea 3 is strategically located near Traffic Way – a major arterial that will provide easy access to the subject property. While the proposed uses on Subarea 3 comport with the stated Mixed Use policies, it is especially noteworthy that the JWA proposal underscores the stated importance of both resident and visitor-serving accommodations and the key cultural components embedded in the project design. Growth Management policies typically address and promote a pattern of land use that protects the integrity of existing land uses, area resources, and infrastructure. Many of the policies outlined in the growth management section are applicable to development of the East Cherry Avenue Specific Plan areas, and therefore have been included in the Specific Plan to ensure substantial conformance, for example: LU11-1 requires that new developments be at an appropriate density or intensity based upon compatibility with the majority of existing surrounding land uses; LU11-1.4 restricts new urban single family, multiple family, and mobile home uses to infill areas adjacent to existing developments of similar density; LU11-2 requires that new development should be designed to create pleasing transitions to surrounding development; and LU11-2.4 requires that new developments be designed so as to respect the views from existing developments; provide view corridors which are oriented toward existing or proposed community amenities, such as a park, open space, or natural features. The City of Arroyo Grande takes pride in its small town character and rural setting. The retention and enhancement of this character is at the foundation of the City’s vision for planning and growth management. The Specific Plan has been created to ensure that the policies embedded in the Land Use Element, and specifically those addressing Town Character and Community Design Guidelines (LU 12), are incorporated by reference such that future development of the subareas are in conformance with the essence of Arroyo Grande’s small town character and rural setting. 6. Parks and Recreation Element The East Cherry Avenue Specific Plan areas are required to adequately provide for the recreational needs of the City’s residents and visitors and, in doing so, will be in substantial conformance with the objectives and policies expressed in the Parks and Recreation Element. The proposed development in Subarea 2 is required to contain a neighborhood park to serve the day-to- day needs of the new neighborhood by including such amenities as playgrounds suited for primary school age children, and areas for passive recreation (e.g., pathways, seating, BBQ areas). The proposed development in Subarea 3 includes typical passive recreational amenities, while adding an educational component, not typically provided for in development. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 19 of 36 Bicycle lanes and traffic calming devices will be required to be included in future development proposals to ensure safe street crossings and promote alternative methods of transportation and healthier life styles. IV. Design Guidelines A. Overview of Purpose and Intent This section of the Specific Plan establishes design guidelines for the proposed developments to ensure compliance with the General Plan goals and policies and the community desires for high-quality, aesthetically pleasing, and compatible development. The following design principles and Specific Plan Design Guidelines are compatible with the City’s existing guidance documents: Design Guidelines and Standards for the Historic Character Overlay District (D-2.4), inclusive of the Village Residential District and the Village Mixed Use District (albeit, the properties are not currently in or adjacent to the existing overlay area), and the Design Overlay District (D-2.11) pertaining to the Traffic Way area. The table below clarifies each subarea and the applicable design guidelines. Table 8 – Specific Plan Designations and Applicable Design Guidelines Subarea Zoning Acres± Design Guidelines 1 Traffic Mixed Use (TMU-SP) 2.16± Design Overlay District D-2.11 + East Cherry Specific Design Guidelines* 2 Village Residential (VR-SP) 11.12± East Cherry Specific Design Guidelines* (see Appendix E- Residential) 3 Village Mixed Use (VMU-SP) 2.01± East Cherry Specific Design Guidelines* (see Appendix E- Mixed-Use) TOTAL ACRES 15.29± * As compatible with concepts found in Design Guidelines and Standards for the Historic Character Overlay District (D-2.11) For reference, the existing guidance documents can be found in Appendix C and Appendix D, respectively. See Appendix E for the East Cherry Avenue Specific Plan Design Guidelines. These guidelines provide a framework for commercial and residential planning, architecture and landscape architecture, while addressing the unique nature of the Subarea 3 property and a contemporary interpretation of its historic character. The proposed guidelines take their cue from the Japanese art, called wabi-sabi, of finding beauty and tranquility in simple things and in nature. Modifications to the existing Design Guidelines and Standards for Design Overlay District (D-2.11) – Traffic Way and Station Way, maintains the high quality design goals and policies while allowing for flexibility for additional architectural styles. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 20 of 36 B. Key Design Principles Future development pursuant to this Specific Plan shall be consistent with the following design principles. • Preservation of habitat areas and trees – Existing trees shall be evaluated for their health and vigor and incorporated into project design(s). Habitat areas (e.g., man-made drainage features that have established riparian vegetation) shall be preserved and/or enhanced. • Public space – Public space should be integrated into the individual project designs to promote pedestrian scale and character, and a sense of place. Residential neighborhoods shall be designed with common areas with consideration for both passive and active recreational components, as applicable. • Pedestrian enhancement – Residential development should foster neighborhood connectivity through the design of streets, sidewalks/pathways, and alternative modes of transportation. • Building design and social interaction – Design features such as porches, front yards along streets, entries facing public walkways should be incorporated into the residential design to strengthen neighborhood atmosphere. • Water conservation – Designs shall incorporate low water use fixtures and appliances, appropriate landscape design, low volume irrigation systems, drought tolerant native or non- native, non-invasive plant material. • Low impact development (LID) – Various design strategies shall be employed to reduce impacts to water quality and drainage. • Minimize air quality impacts – All development shall include various measures to minimize greenhouse gas emissions and contribute to an overall cumulative air quality. C. Design Review Process Prior to submittal of construction documents for the individual projects within the Specific Plan, conceptual site, building and related features and amenities Specific Plans shall be submitted to the City for review by the Architectural Review Committee (ARC). The ARC is charged with determining that individual Specific Plan projects meet the intent of these design guidelines. Construction documents prepared for individual building projects shall be submitted to the City and reviewed by the Building Department and various other departments, as required. The Community Development Department shall be responsible for ensuring that the plans are in substantial conformance with the design guidelines in the Specific Plan. The Community Development Director shall be authorized to allow minor deviations from the Specific Plan guidelines subject to findings that the requested deviation is consistent with the intent of the East Cherry Avenue Specific Plan. D. Architectural Design Guidelines The Specific Plan’s architectural design guidelines, included in Appendix E, reflect the distinct differences between the single family residential project and the mixed-use nature of the JWA project. The Subarea 1 property is subject to the Design Guidelines and Standards for Design Overlay District (D- 2.11) that pertain to the Traffic Way Area, as modified, and are incorporated herein by reference. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 21 of 36 E. Landscape Design Guidelines The intent of the East Cherry Avenue Specific Plan is to define landscape architectural improvements that provide a sense of continuity between the varied uses, yet recognizes the uniqueness of the individual developments. Exterior landscape architectural treatments, including both hardscape and softscape elements (i.e., plantings), will provide a unifying theme to the physical design of the varying uses, while maintaining individual design expression. Distinctive building design will benefit from the consistency in streetscape design and materials including a unifying palette of vegetation and tree selection. This would include the streetscape for both the public right-of-way and any proposed interior streets. The City of Arroyo Grande provides a list of acceptable street trees. Street trees shall be chosen to provide a sense of place or unity in the neighborhood. Landscape plant selections shall also conform to macro- and micro-climatic requirements. In general, plant material shall be native and/or drought tolerant to the greatest extent possible. Invasive non-native species are prohibited. Street trees and related parkway plantings shall be installed with a palette of species and landscaping appropriate in scale and species for each street type. Street trees shall be installed on both sides of the streets and be spaced thirty-five feet (35’) on center. Each street should have one dominant species of street tree for in-sidewalk planters or parkways, with alternate tree types for any in-street parking space trees and planted medians. Large canopy, deep-rooted street trees should be used on all streets, as listed on the City of Arroyo Grande Parks Division Tree List. F. Signage and Lighting Guidelines Entry signage for the proposed projects should be easily visible by motorists, pedestrian scale, and reflect the architectural theme and character of the specific project. Unless noted, the City’s Development Code Chapter 16.60 – Signs will dictate the specific standards for signage, including number of signs, sign dimensions, illumination, accessory and incidental and supplemental signs. Lighting for the projects shall be designed to provide for safety, utility and decoration. Lighting fixtures and their operations shall comply with the City’s Development Code Chapter 16.48.090 and standards promulgated by the International Dark-Sky Association/Illuminating Engineers Society Model Lighting Ordinance (http://www.darksky.org/assets/documents/MLO/MLO_FINAL_June2011.pdf) In general, lighting fixtures shall be downward-facing, fully shielded and recessed to reduce spill and glare and preserve the starry night sky. Fixtures for the illumination of streets and public spaces shall be energy efficient LED. G. Roadway Design Standards The Specific Plan area is bounded by East Cherry Avenue, a collector street, on its northerly boundary and Traffic Way, an arterial street, along the Subarea 1’s westerly boundary. No improvements are planned for Traffic Way in this Specific Plan. Roadway design standards have been developed for four (4) types of roads within the Specific Plan area. Subarea 3’s internal circulation system includes solely private driveways. Designs for Subarea 2 and Subarea 3 shall provide on-site fire and emergency vehicle access and circulation. Figures 5 – 8 depict the five (5) road types, including the following. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 22 of 36 • East Cherry Avenue Collector • Project Collector • Residential Interior Street (2) • Residential Alley “Collector” roads are defined as two-lanes with or without turn lanes, controlled access, with on-street parking optional and typically include eighty-four feet of right-of-way. There are two collector roads associated with the Specific Plan Area – the existing East Cherry Avenue and a new collector to be located between Subarea 1 and Subarea 2. Improvements to East Cherry Avenue include upgrades to the right-of-way in the form of pedestrian sidewalks, parkways, parking, and bicycle lanes. The proposed collector street between Subarea 1 and Subarea 2 recognizes the City of Arroyo Grande’s long term vision to provide circulation to properties currently within the city limit and other properties within the City’s Sphere of Influence that are located to the south. “Residential Interior Streets” are designed to provide access within the single family residential neighborhood. These streets are intended to serve residential and visitor uses and are scaled to appropriately fit the residential nature of the project. The residential interior street includes the following section: • (2) 12-foot travel lanes, (2) 8-foot parking areas, and (2) 6-foot sidewalks, and vegetated bioswales at the back of sidewalk. The “Residential Alley” is designed to provide rear access to abutting lots and allows for a more pedestrian oriented development with front doors/front porches facing the adjacent streets. The alley way measures 26-feet wide, with a three (3) foot driveway access easement to each garage. Parking in the alley will be prohibited, while parking in garages will be encouraged via a recorded Declaration of Covenants, Conditions, and Restrictions. All street standards shall be reviewed and revised by the City Engineer, including optional features such as landscaped medians, curb bulb-outs and parkways, and/or street trees and similar design amenities when approved by the City of Arroyo Grande. Alternative street standards will also be considered. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 23 of 36 Figure 5 – Section – East Cherry Avenue Collector Figure 6 – Section – Project Collector Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 24 of 36 Figure 7 – Section – Residential Interior Street Figure 8 – Section – Residential Alley and Example Photos of Residential Alleys Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 25 of 36 H. Energy Conservation, Air Quality and Site and Building Design Buildings in the United States account for 36 percent of total energy use, 65 percent of electricity consumption, and 30 percent of greenhouse gas emissions. The vast majority of energy used to power buildings comes from nonrenewable resources. Fostering a transition to sustainable energy use involves addressing not only the energy’s source, but also its efficient use. One of the most cost-effective ways to manage energy use in buildings it to employ principles of conservation design – proper siting of buildings, landscaping and other site design considerations, and a comprehensive approach to building dynamics. Projects in the Specific Plan area shall consider and employ the following techniques to further energy conservation. 1. Site Design Considerations • Situate lots and roads to minimize building exposure to the east and west. • Increase density with the urban core and urban reserve lines. • Orient a building so that the longest building side faces north/south. • Orient buildings toward streets with automobile parking in the rear to promote a pedestrian- friendly environment. • Design roof awnings to maximize sunlight exposure in the winter and shading in the summer. • Build structures close together to create a wake in the wind (weakening wind velocity) to help save heating costs. • Design streets and staggers lots to create wind disturbances that will save heating costs. • Provide good access to/from the development for pedestrians, bicyclists, and transit users. 2. Landscaping and Other Site Design Considerations • Preserve or install shade trees to reduce heating and/or cooling costs. • Specify trees and shrubs, typically evergreens, as a windbreak to reduce annual fuel costs. • Consider opportunities for alternative energy production, such as solar, when planning the landscape. • Eliminate turf areas in single-family residential designs with an allowance for turf grass in recreational areas only. • Encourage the use of gray water systems for individual residential lots pursuant to the 2013 California Plumbing Code Chapter 16 Section 1602.2 et. seq. 3. Building Dynamics • Utilize green building materials (materials which are resource efficient, recycles, and sustainable) available locally, if possible • Create a well-insulated and airtight seal around the building, including double-paned, operable windows. • Consider available technologies to reduce energy consumption including, but not limited to, HVAC systems, thermostats, lighting fixtures, water fixtures and appliances, and alternative energy sources. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 26 of 36 • Utilize built-in energy efficient appliances (i.e., Energy Star®). • Use roofing material with a solar reflectance values meeting the EPA/DOE Energy Star® rating to reduce summer cooling needs. • Design buildings to include roof overhangs to block summer sun, but not the winter sun (i.e., passive solar design). V. Infrastructure and Phasing of Development A. Public Services A variety of demands for public services are associated with the change in and intensification of use for the Specific Plan areas. These demands take the form of infrastructure to serve the future land uses, such as roads, water, wastewater disposal, utilities, in addition to other general City services, such as police and fire protection, general government administrative services, recreation programs, etc. The Specific Plan will quantify the overall demands for water resources and wastewater treatment based upon the proposed uses anticipated in Subarea 2 and Subarea 3. The Specific Plan assumes that Subarea 1 demands will not change from the base line demands established under its current zoning district. Standards for storm water management and the implementation of Low Impact Development (LID) and post-construction stormwater management methodologies will be required to be developed for individual projects within the Specific Plan area. The Specific Plan includes an infrastructure phasing plan that will define the build-out of the individual projects and what resources and infrastructure will be completed to support each phase. B. Water Supplies The City receives water from both groundwater and surface water. Groundwater is extracted primarily from the Arroyo Grande Plain of the Tri-Cities Mesa sub-basin of the Santa Maria Groundwater Basin. In addition to groundwater, the City receives surface water from the Lopez Reservoir project, which provides a contractual supply of 2,290 acre-feet annually. The City has a variety of water sources including groundwater, local surface water, and ponded storm water used for groundwater recharge, irrigation and construction water. The City currently operates six (6) storage reservoirs, which are capable of storing a total of 6.7 million gallons. The City’s water service area population includes both connections inside the city limits, outside of the city limits, and excludes connections served by the Oceano Community Service District in an area in the southwest portion of the city limits. All connections to the City’s water system are metered, and there are no agricultural or industrial connections to the City’s water system. Based upon the City’s Water System Master Plan (December 2012, adopted by City Council Resolution, 22 January 2013) and the 2015 Urban Water Management Plan (June 22, 2016), the City currently serves water to a population of 17,731 residents. The population of the City is expected to grow from its current level of approximately 17,731 residents to 20,000 residents at build-out. The Water System Master Plan included a recommendation for infrastructure improvements recommended for the ultimate build-out of the City. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 27 of 36 California is currently facing its fourth year of drought conditions. As of February 2015, the City of Arroyo Grande City Council approved water conservation and emergency water shortage restrictions and regulations framework. These restrictions and regulations are part of a comprehensive strategy to address the City’s long-term water supply needs through increased water conservation measures, to protect the existing water supply by pursuing studies to consider a project that will use recycled water to prevent seawater intrusion. New water mains and related infrastructure shall be installed by the individual developers in the Specific Plan area under the guidance of the City Engineer. Individual tract maps and development plans will provide detailed utilities analyses to support specific land uses, and shall be approved by the City Engineer. C. Water Demands Water demands for Subarea 1, 2, and 3 have been calculated and are presented in Table 9. Table 9 – Projected Water Demands 1 Water demand estimates are derived from the City of Arroyo Grande Urban Water System Master Specific Plan, December 2012 and cross referenced to water demand factors from the cities of Pismo Beach and San Luis Obispo. Subarea Existing (E)& Proposed (P) Land Use District Proposed Uses Quantity (# of Units) Water Use Factor Water Demand (afy) 1 (E) TMU Hotel & Restaurant 100 rooms & 4,000 SF .092 afy/unit 4.6 afy 9.2 4.6 2 (P) Village Residential (VR-SP) Medium Density Residential 58 0.3 afy/unit1 17.40 3 (P) Village Mixed Use (VMU-SP) ▪ Visitor-Serving (Cultural archive & community center) ▪ Senior/Group Housing ▪ Caretaker’s Unit + Commercial Kitchen ▪ B + B Unit/Guest House ▪ Retail/Farmstand 3,403 sf 10 1 690 sf 1 550 sf .06 afy/1000 sf 0.10 afy/unit 0.3 afy/unit + 1.32/1000 sf 0.13 afy/unit 0.30/1000 sf 0.20 1.0 0.30 0.91 0.13 0.16 ESTIMATED WATER DEMAND 33.90 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 28 of 36 D. Historic Agricultural Water Use A portion of Subarea 1 and the entire Subarea 2 parcel have been historically farmed with a variety of vegetable row crops – broccoli, cabbage, celery, and lettuce, etc. Crop rotation has allowed for approximately 2 to 2.25 crops of vegetables per year per acre. Traditionally, supplemental irrigation has been applied with overhead sprinklers. The supplemental irrigation is provided by two (2) existing water wells located on the Subarea 2 parcel. One of the agricultural wells will be made accessible to Subarea 3 for use as supplemental irrigation on the common area landscaping. The following represents the water demand factors per crop. Type of Crop Type of Irrigation Water Use Factor(s)2 Broccoli Overhead Spray 1.5 – 2.5 acre feet/acre Cabbage Overhead Spray 1.5 – 2.0 acre feet/acre Celery Overhead Spray 2.5 – 3.5 acre feet/acre Lettuce Overhead Spray 1.5 – 2.0 acre feet/acre Table 9 represents the historic and current agricultural water use on Subarea 1 and Subarea 2, the projected water use for the proposed projects (including Subarea 3), and the resultant delta. Table 9 – Agricultural Water Use vs. Projected Water Demands SUBAREA AREA (Acres ±) CURRENT USEAGE PROJECTED WATER DEMAND DELTA (afy) 1 2.2 6.48 13.8 (7.32) 2 11.6 34.8 14.4 20.4 3 1.5 41.3 2.7 (2.7) TOTALS 15.3 41.3 30.9 10.4 3 E. Wastewater Services and Wastewater Disposal Demands The City of Arroyo Grande provides a wastewater collection system for residential, commercial, and institutional buildings within the City. The City's collection system conveys raw wastewater to trunk mains owned and operated by the South San Luis Obispo Sanitation District (SSLOCSD). Wastewater treatment and ocean disposal is also provided by SSLOCSD. According to the State of California, Department of Finance, the 2014 population was approximately 17,323 is expected to increase to 20,000 at build‐out of the existing city limit. As the City corrects current 2 Source: UC Davis – Vegetable Research & Information Center http://anrcatalog.ucdavis.edu/pdf/7220.pdf; /7211.pdf; & /7208.pdf58 University of California Ag & Natural Resources Statewide Integrated Pest Management Program http://www.ipm.ucdavis.edu/PMG/r441311511.html 3 The projects, as proposed, are projected to increase the City’s water supply entitlement by approximately 10.4 acre feet/year. The conversion from agricultural production to visitor-serving and residential uses will add approximately 0.3% back to the City’s existing 3,813 acre feet/year entitlement. Source: 2015 UWMP Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 29 of 36 capacity and age‐related problems with the system infrastructure, the City intends to construct wastewater system improvements consistent with the ultimate needs of the system, to make certain that the wastewater collection facilities are adequate for build‐out, and to establish a capital improvements projects program, accordingly. The City operates five (5) wastewater lift stations within its collection system. All lift stations have the capacity to meet build-out peak hour wet weather flows. The South San Luis Obispo Sanitation District is made up of three member agencies including the City of Arroyo Grande, the City of Grover Beach, and the Ocean Community services District. Wastewater collection (trunk sewers only), treatment, and disposal capacity available for each member agency is not established by contract. Instead, expansion-related upgrades are funded by development impact fees that are paid when development occurs within each of the agencies. As a result, the development impact fees are calculated on a proportional basis and dependent upon the specific project demands. The SSLOCSD wastewater treatment plan is currently operating at approximately 58% (2.88mgd) of its 5.0 million gallon per day capacity. Wastewater demands for Subarea 2 and Subarea 3 and have been projected based upon estimated wastewater flows of various existing development types within the City. The flow estimates were derived from a variety of sources including water use information, industry‐standard factors, and flow meter studies of selected areas. Residential wastewater flows represent approximately 80% of the total annual average flow4, which is consistent with historical water information presented in the City’s Water System Master Specific Plan. Based upon the water demand for the projects associated with Subarea 1, Subarea 2 and Subarea 3, wastewater flows are anticipated to be approximately 24.72 acre feet/year or 22,068 gallons per day. Wastewater systems shall be designed, and approved by the City Engineer, with the collection lines to be installed to connect to the City’s mainlines, located in East Cherry Avenue. F. Storm Water and Low Impact Development Principles The City’s Development Code explicitly states that the minimum design for facilities which control drainage of storm water generated within a subdivision or other residential, or commercial development, or for floodwater flowing into or crossing a subdivision or other residential, or commercial, development shall be based on a storm having a frequency of once in one hundred (100) years. In addition, hydrologic and hydraulic calculations for the design of drainage facilities which control drainage water generated within a subdivision or other residential or commercial development shall be submitted for approval to the City Engineer. All new development projects that create and/or replace greater than or equal to two thousand five hundred (2,500) square feet of impervious surface (collectively over the entire project site) must comply with the Design Requirements for Post Construction Storm water Compliance adopted by the City. However, storm water systems should follow a basic framework for design and installation that includes the use of Low Impact Development (LID) principles. LID employs a more holistic approach to storm water management through an emphasis on natural runoff control measures that allow storm water that is typically concentrated in new development projects to be conveyed and dissipated in a more 4 Source: City of Arroyo Grande Wastewater System Master Specific Plan, December 2012 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 30 of 36 environmentally friendly method. LID is based upon natural infiltration of storm runoff from development that results in flows that mimic pre-development conditions. The quality of storm water runoff from new development may include contaminants (e.g., gasoline, oils, fertilizers, pesticides, etc.) that have the potential to impact existing waterways. Natural bio-filtration is achieved by introducing vegetated bio-swales that allow runoff to be “filtered” through vegetation and should be a component of the Specific Plan area’s overall storm water management plan. From an historic perspective, the Specific Plan parcels are located within the Arroyo Grande Creek watershed. Upstream of the subject parcels, the City of Arroyo Grande has analyzed, from both a technical and environmental perspective (Final Newson Springs EIR, April 2007), and advanced improvements based upon that documentation. Under the Newsom Springs Regional Drainage Plan Project (NSRDP), specific improvements have been made over time to improve drainage and reduce flooding in parts of the City. Other storm water/drainage improvements have been implemented as part of recent development projects (Tract 2653, Cherry Creek). Based upon the NSRDP and other related documents, the Specific Plan provides a preliminary concept for comprehensive storm water management based upon existing conditions and the proposed developments for Subarea 1, Subarea 2, and Subarea 3. See Figure 9. Public and private storm drainage improvements will include collection and conveyance facilities to direct water to historical points of discharge. Individual residential and commercial projects will employ a variety of methods to promote on-site infiltration and reuse of storm water. These methods include, but are not limited to, the following: encouraging the use of porous materials in paved areas; directing storm water from impervious surfaces toward areas that are pervious; encouraging “rain barrel” collection of roof-top runoff for reuse in landscaped areas; and employing Low Impact Development (LID) methodologies (bio-swales, underground detention, etc.) A Storm Water Control Plan shall be included in applications for subdivision, grading, or use permits that will detail the design and performance components of each application. The Specific Plan should include project statistics and calculations for pre- and post-construction runoff conditions, areas of new impervious surfaces, water quality treatment performance requirements, description of all post- construction storm water controls and management measures. The Storm Water Control Plan shall include opportunities and constraints associated with the implementation of LID strategies for each project. G. Telephone, Communications, Power, Natural Gas, and Sanitation Services The build-out of the Specific Plan areas would increase utility company demands for extension of public utilities to serve the proposed developments. Existing utilities for all these services are readily available for connection to the Specific Plan area. All public utilities will be installed by the private developers. Electric service is provided by Pacific Gas and Electric Company. Natural gas is provided by the Gas Company. Cable TV, internet, wireless and telephone services are available from a variety of providers. Utilities to serve the proposed developments will be extended as required by the City Engineer. Street lighting will utilize designs approved by the City Engineer, as appropriate to local codes and utility company requirements. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 31 of 36 Solid waste collection and disposal, including recycling services, will be provided by South County Sanitation. H. Police and Fire Safety The City of Arroyo Grande public safety services will be needed to serve the Specific Plan area. Demands for these services, as a result of development, are expected to increase proportionately over current per capita residential and visitor-serving demands experienced in the City. These essential services would be provided by the City of Arroyo Grande Police and Fire Departments at service levels established by the City Council under the City’s budget and level-of-service deliberations. I. Recreation, Parks and Trails It is the overall goal of the City of Arroyo Grande to adequately provide for the recreational needs of Arroyo Grande area residents and visitors. The Parks and Recreation Element of the General Plan is used as a guide for development of additional park and recreation facilities. It should be recognized that City facilities also serve residents of adjoining communities and visitors as well as residents of the City. Neighborhood and community park facilities should be provided at a ratio of four (4) acres of parkland per 1,000 persons. Neighborhood parks serve as the day-to-day recreational areas of the City, and should include such amenities as playgrounds, playfields, and areas for passive recreation. A network of recreational trails, bicycle lanes and bikeways should be established for use by local residents and visitors to the Arroyo Grande Valley. The proposed residential development for Subarea 2 includes a .34 acre recreational amenity located mid- point within the proposed subdivision. The design for this neighborhood park will be developed for passive recreational activities. The development plan for Subarea 3 contains a unique mixture of visitor-serving opportunities including publicly accessible structures within three main garden zones – a Japanese cultural garden, a farm garden, and a California native garden. The Japanese cultural garden will include a structure for the depository of cultural artifacts and history, including an outdoor educational classroom set among a traditional Japanese garden. The farm garden, a mixture of fruit trees, raised vegetable beds, and edible native herbs and flowers, will also house a senior housing component and a commercial kitchen to facilitate the preparation of the locally grown produce. A community hall and guest house (similar to a B&B) will be situated within the California garden that will include a native grass area for play and group gatherings. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 32 of 36 Figure 9 – Stormwater Drainage Improvements Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 33 of 36 J. General Government Services The City of Arroyo Grande’s general government services, such as administration, community development, public works, and finance are either funded by per capita property and sales taxes attributable to its residents or through services funded largely through visitor-serving industries. Some of these general government services are also funded on a fee-based system, wherein users pay service and/or impact fees to the City for the activity or demand they create. While the Specific Plan area does not anticipate a substantial increase in visitor-serving amenities, there will be an increase in property taxes with the change in zoning district. Additional fees for services will be generated to process the use and building entitlements. School facilities and educational services are provided by the Lucia Mar Unified School District. While there may be an increase in school age children within the residential development, there should be no deficiency in services provided by the School District. K. Major Public Infrastructure Improvements associated with the build-out of the Specific Plan areas to address public services include the following: • Modifications to East Cherry Avenue right-of-way. • Extension of existing water and sewer lines and addition of distribution lines to serve the Specific Plan areas. • Installation of dry utilities (gas, electric, cable TV, telephone, fiber optic) throughout the Specific Plan area. • Installation of storm water collection, conveyance, and retention/detention systems throughout the Specific Plan area. L. Private Capital Improvements and Timing to Complete Private capital improvements called for in the Specific Plan include improvements to existing roadways, public and private roadway systems, water distribution for domestic and supplemental irrigation water use, wastewater distribution, storm water collection, conveyance and retention/detention systems, visitor- serving, recreational and landscape improvements. These improvements will be constructed to support the developments in the Specific Plan area. While the timing of development in the Specific Plan area is unspecified, it is likely that the back bone infrastructure improvements (e.g., water, wastewater, and stormwater conveyance systems) will be required with the initial phase of construction. This is to ensure coordinated infrastructure, whether public or private, be installed to serve all Specific Plan areas in a timely manner. The following table itemizes this backbone infrastructure by specific improvement, whether the improvement is public or private, and includes timing and the responsible party(s) for implementation. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 34 of 36 Table 9 – Backbone Infrastructure Phasing Improvement Public Private Timing Responsible Party E. Cherry Avenue Right of Way1 X Prior to final map recordation2 Subarea 23 Streets Internal to Project(s) X Prior to final map recordation2 Subarea 23 Alleys/Driveways Internal to Project(s) X Completed with initial development in any subarea Subarea 1, 2, or 3 Extension of Water Lines X In coordination with roadway improvements Subarea 1, 2, or 3( in coordination with City of Arroyo Grande) Extension of Sewer Lines X In coordination with roadway improvements Subarea 1, 2, or 3 ( in coordination with South San Luis Obispo County Sanitation District) Dry Utilities (gas, electric, cable/TV, telephone, fiber optics) X In coordination with roadway improvements Subarea 1, 2, or 3 (in coordination with utility purveyors) Stormwater System Tie- ins X In coordination with roadway improvements Subarea 1, 2, or 3 On-site Stormwater Systems X Completed with initial development in any subarea Subarea 1, 2, or 3 Footnotes: 1) Includes road widening, curb/gutter/sidewalk, lighting and landscaping 2) These improvements may also be bonded for in lieu of construction to finalize and record the map. 3) Subarea 2, under private agreement with Subarea 3, will install frontage improvements along Subarea 3 property. This assumes that Subarea 1 will complete the East Cherry Avenue R/W improvements with their respective development. M. Development Phasing The Specific Plan area projects may develop over time, but no formal phasing of the projects has been determined. Regardless, the “backbone” infrastructure will be required to be installed prior to or concurrent with development of the subareas, to the satisfaction of the City Engineer. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 35 of 36 VI. Implementation, Administration, and Enforcement A. Development Project Phasing Specific Plan The Specific Plan will be implemented through all phases related to the design and construction of the individual developments in the Specific Plan area. Subsequent processing of individual development projects to be permitted must ensure that infrastructure and any capital improvements are completed to support new development needs and services in a timely manner. B. Specific Plan Interpretation The Specific Plan is consistent with the City of Arroyo Grande General Plan, and as needed, augments the policy framework included in the General Plan. In the event of conflicts concerning the content of the Specific Plan and other City regulations, the Specific Plan shall prevail. If interpretations of the Specific Plan development standards raise concerns of consistency, the Community Development Director shall be authorized to resolve these issues. Any interpretation by the Community Development Director shall be in writing and may be subject to appeal to the Planning Commission, and if necessary, the City Council, pursuant to established appeal procedures. In the event that the Community Development Director is unsure of an interpretation, he/she may schedule a public hearing before the Planning Commission to solicit their input and determination on the specific interpretation. C. Specific Plan Amendments Amendments to this Specific Plan may be lodged and processed in the same manner as a General Plan amendment, pursuant to the protocol and procedures established by the City of Arroyo Grande. Comprehensive updates of the Specific Plan, including evaluations of timelines of infrastructure to support build-out of individual developments, reallocations of density, and confirmation of environmental mitigation measures, may occur as deemed necessary. D. City Actions Facilitated by East Cherry Avenue Specific Plan An environmental determination in the form of an Environmental Impact Report (EIR) was certified on ___________, 2016 by the City of Arroyo Grande City Council, concurrent with the adoption of the East Cherry Avenue Specific Plan, which facilitated the following actions: • Amendment of the City of Arroyo Grande General Plan, Development Code and Zoning Maps. • Amendment to the Agriculture, Conservation & Open Space Element’s Creek Locations Map. • Approval of residential subdivisions and/or conditional use permits for the uses detailed in the Specific Plan. • Approval of residential, mixed-use, and visitor-serving building designs for the uses detailed in the Specific Plan. E. CEQA Compliance – Projects Exempt from Further CEQA Review Pursuant to California planning law, development undertaken that is consistent with a specific plan that was the subject of a certified EIR may, under certain conditions, require no further environmental review. Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page 36 of 36 Government Code Section 65457 provides that once the EIR has been certified and the specific plan adopted, any residential development project, including any subdivision or zone change that is undertaken to implement and is consistent with the specific plan, is exempt from additional CEQA review. This exemption does not apply if, after the adoption of the specific plan, any of the criteria that would cause preparation of a subsequent or supplemental EIR occur, including substantial changes in the project or circumstances under which the project is being undertaken requiring major revisions in the project or if new information becomes available that was not known at the time the EIR was certified. F. CEQA Compliance – Projects Requiring Further CEQA Review The California Environmental Quality Act’s (CEQA) basic structure provides several meaningful methods for streamlining environmental review. While not listed in the Public Resources Code, the CEQA exemption for projects undertaken to implement a specific plan, codified in Government Code section 65457, is often overlooked. Government Code section 65457 provides a CEQA statutory exemption for any residential development project (including subdivisions) or zone change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report (EIR) has been certified. The lead agency must make a determination whether any of the circumstances in Public Resources Code section 21166 are present and require further environmental review. In other words, if, after certification of the specific plan EIR, there are substantial changes proposed in the project or to the circumstances under which the project is being undertaken that will require major revisions to the specific plan EIR, or if new information that was not known and could not have been known at the time the specific plan EIR was certified becomes available, then the above-noted exemption does not apply unless a supplemental EIR is certified. Once that supplemental EIR is certified, then the specific plan exemption applies to projects undertaken pursuant to the specific plan. The noted statutory exemption does not apply to commercial development (i.e., mixed-use projects that may include both residential and commercial development). Should substantial changes be made to a project(s), the lead agency determines, on the basis of substantial evidence in the light of the whole record, that a Subsequent, Supplement, or an Addendum to an EIR is warranted. Title 14 California Code of Regulations Chapter 3 Guidelines for Implementation of the California Environmental Quality Act Sections 15160 – 15170 describes a number of examples of variations in EIRs, as the documents are tailored to different situations and intended uses. CITY OF ARROYO GRANDE MAJOR PROJECTS COMMUNITY DEVELOPME"''T APPLICATION AND ENVIRONMENTAL INFORMATION FORM The purpose of this form is to ad\1se the City of the ba.sic components of tht: prupo:;ed project so that the City may re-,iew the project and determine the level of cnvironml.'lllal r,..,view required by the c .. Jifomia En,.iromnental Quality Act of 1970. and compliance with applicable ordmanccs and pulir.:ie:;. Pro\'idi.ng accunte and romphte-information will assure prompt processing of this application. Us~ addiliullll.l ~heeLs wherever necessary Applications that are incon1i1tent with the Ciry'~ General Plan or Development C d 'If 1 ~ 1 J mpl 'I ' o ew1 ~ w.-,-~'P ~-u:, ''U e ('. FORSTAFFUSEONLY Date Application Submlttffi: Date Applkation Aceepl.ed as Complete: Case Number: COMl'l.F.TTON OI'THL._ I'UKM IS "-i:Cl.SSAKY }'OR THE FOLlAJ'M~G TI'PES Of AI'PUCATJOi"'S. Pu:ASil I'ffitcATI: T\'1'"[ OF APPf.lCATION(S) YO!: .1-RI': KI:QL!:S"IJNG; Ill Conditional Use Permit D Amendment D Planned Unit Develjjp~nt Permit D Amendment D Development Agreement D Amendment Ill Specific Plan D Ammdment Ill Development Code Amendment (includes Rezoning, D Surface Mining Permit Preronlng and l'lanned DeYelopment Rezone) D Tentafiye Parcel ~ap D Vesting Map Ill General Plan Amendment 0 Amendment D Planned Development Amendment Ill Tentatin Trad Map m V~sling Map D Specific De,·elopment Pl11n 0 Amendment D Genen1l Development Plan D Variance rl Check here if this Is an application for a development pennit. INFORMATION TO BE SUBMITTED WITH nilS APPUCATION: ~-~ A Refer to tho checklist (available from tho Community B. Au.ach color photographs or slides of the site find of the vicinity. Development Department) for those items required to be Indicate the lucalion of eoch photograph and the date raken. submitted for each type uf project. Keying the photographs to the site phm is hdpful. c. 1];1 Check here if An::hitccluro.l Review is required fur your D. 0 Check here if this is fin application fi1r a Cundominiwn or project (see Section 9-03.190 of the Development Code lo Mobile Honle Park Conversion. lf so, see the checklist of items determine if Architectural Review is required). If oo, see the required fur CondominiwniMobile Home Park Conversion. checklist of items required fur Archi1eeturnl Review Approval. I GENERALTh.HJilMATIOX . Applicant: Contact information provided on attachment Day Phone; AppliCilllt's Address: Email: Representative: Day Phone: Rcprc~CIIbuivc'~ Address: Email: Property O....'ller: Day Phone; Owner's Addres:s: Email: Archilcct (ifiUiy): Oay Phone: Architect's Address: Email: Engineer (if any): Day Phone; Engineer's Addres~: Email: Pleue indicate if aU correspondence should be sent to: - D Applicant I Ill Representative I 0 Property Owner I 0 Architect I D Engineer Page 1 of6 Describe the Proposed Project in Detail: The East Cherry Avenue Specific Plan and associated general plan amendment, development code amendment includes 3 specific subareas, as follows: Subarea 1: +1-100 room hotel with 4000 SF stand along restaurant building. Infrastructure improvements. Subarea 2: Rezoning to Village Residential for residential development with Vesting Tentative Tract Map 3081, a 60-lot subdivision for 58 single family residential units. Subarea 3: Rezoning to Village Mixed Use to develop a cultural heritage center with commercial and residential components. ll PROPERTY DESCRIPTION . .. Street Addre~s: 490 & 112 E. Cherry Ave, 501, 509 Traffic Way Zoning: Agriculture, Traffic Way Mixed Use (D-2.11) A~~Senor Parcel No.: 007-621-001, -076, -077, -078, -079 Parcel Si:r.e: 15.29 acres General Plan Land Use Designation: Mixed Use, Agriculture .. - Legal Dc~~.:ription ofExisting Lot: See attached Preliminary Title Reports Building Sizes i:n &juare Feet: Existing 0 Proposed various. IU. ENVIRONMEI'\'TAL INFORMATION A COMPI ETE THIS SECTION FOR ALL PROJECT TYPES· " . . 1. If the project involves tbe dhisi.on of land or tbe merger of land, please answer the following qu"'tions: SUBAREA 2 ON! .Y 11. Type of Subdivision: 1- 0 Agricultural 121 Re~iUential D CommercialMhe<.I-UIQ Incluslrial b. Torn.J munber of Acres: Agriculturo.l _ Residenrial.11Ji2+/-Commercial -Industrial c. Number oflots: Agri~:ulturol_ Residentilll 59 . C£,mmcrcial_ T(1) remam r Industriol d. Averag~ Size oflots (in square feet): AgriculnlTal_ Rcsidcntiii15..8Q.8 SF Commercial_ lndmtrial f----.. -- 2. De<Jcribe the present and past u!ielil of this site. lndicmte i£ mny strudures rurrently exists 11n the site and if they will remain. Subarea 1 and 2 properties are currently undeveloped and have historically been under agricultural production. Subarea 3 is currently vacant, however the property once included two houses, two garages and accessory buildings (circa 1920). A community hall and kitchen structure were constructed circa "1930. The site has been host to a variety of uses over time, most recently former Boy Scout Troop 13 (now Troop 413) and the Five Cities Judo Club. In 2011, the last remaining structure -the community hall-was burned down by arson. 3. Describe the present and past uses o£ adjacent sites: North: Single Family Residential. East: Single Family Residential. West: Highway 101 corridor, commercial and mixed use developments. South: Church. Page 2 of6 4. Des4:..-ibe lhe site and adjacent areas. Include topography, animal and plant life, bistori( structures. easements, roads/trails, etc. --·--------------------------------------------------~ Specific Plan area is currently undeveloped. The surrounding commercial and residential developments are established. The property is relatively flat and has been used for agriculture; the topography inclines at the southern property edge as the toe of the hill on the adjacent property. The site vegetation and animal life is dominated by the agricultural use. The existing trees in Subarea 3 are to remain. 5. Describe any past problems on the site including earfhquake raults, flooding, erosion, etc. Flooding issued occurred until Newsom Springs Regional Drainage Project and improvements related to Tract 2653 were implemented. ·--- 6. Describe the existing road system on the siW and any major nccess routes into the site. Describe proposed changes to the road system. Specific Plan Area is accessed along East Cherry Avenue. Subarea 2 proposed development circulation includes a project collector road, residential interior streets, and residential alleys. Street improvements along East Cherry Avenue include street widening, street parking, and curb, gutter, sidewalk improvements. Page 3 of6 B COMPLETE THIS SECTION FOR RESIDJ::'VTIAL PROJECTS ONLY . ' ' I. Describe the number and type of units in the proposed project: (Subarea 2-Vesting Tentative Tract Map 3061) A 'IT ACHED UNITS 0 Total Number: Number for Sale: I Number for R!:llt: ·-- DETACHED UNITS 58 Total Number: 58 >l'umber for Sale: 58 Number fur Rent: .. - ~umber uflots to be built by applicant or developer: 58 ·- Number oflots to be sold: 58 2. Descnbe any recreational or other shared community facilili~ included in the proposed project. Include anypropMed dedication of land for public parks. (Attach additional sheets ifneet.kd.) ~----~----------- Subarea 2: A 15' linear park is proposed for the length of the residential development (adjacent to Road Bon VTTM 3081) and a .34 acre neighborhood park is proposed on Lot 59 Subarea 3: Cultural heritage center and gardens. C. COMPLETE TillS SECTION FOR COMMERCIAL OR INDUSTRIAL PROJECTS ONLY: 1. Describe the type of use(s) and major functions of commercial or industrial projectli: ~~--------------- Subarea 1: 3-story +1-100 room branded hotel with stand-alone restaurant building. Subarea 3: Cultural heritage center includes a community center, retail/commercial uses, residential units, and gardens. l. Give the building sizes (in ~quare feet) for: .. Existing smtcrure<~: 0 Propu~ed Structures: Subarea1 Additions to Exi~ting Structures: 0 46, BOO & 4,000 Subarea 3 4,643 3. Jndkate the proposed hours of operation: To be determined. 4. Estimate the number of employees: To be determined. Total: Ma."<imutn Shift: 1 Time ofMaximum Shifi: 5. Tndica.te the number of patrons, tUents, customers, etc. anticipated: T 0 be determined. A'¥·erage per day: \ Peak llours: Page 4 of 6 6. Number of ofT street parking spaces to be prm .. ided: (if applicable show breakdo·wn as to use) Us.: Garage (enclosed) Covered Op~ See Specific Plan for propo~~d deo.·e\o ment sw.ndan.ls, induiling parking, for Subareas 2 & 3. subarea 1: 122 spaces provided - - 7. Describe any night-time lighting that wiU be provided, including the type of lighting to be installed: --- Street lighting to City engineering standards. Building and site lighting consistent with development section 16.48.090. 8. Indicate the source, type and amount of potential air poUution emissions: Vehicle emissions and construction related equipment emissions. 9. Indicate the source and type of potential noise that may be generated: --- Construction related equipment noise. 10. Describe any petroleum products, pesticides, chemicals, radiation, or other potentially hazardous material th11t will be used or stored on the site: None. Page 5 of 6 - D. COMPLETE THIS SECTION FOR AU PROJECTS 1. Describe any known or suspected contamination from pdroleum products, pesticides, cbemicals, radiation or any other potentially hazardous substances on the site. Indicate if the site is included on any list publi~hed by the State Department of HeaHh Services for Hazardous Waste Facilitier~ or Sites. None. Subject properties not on the San Luis Obispo County Identified Hazardous Waste Sites listing. 2. Due to recent interpretation and legal amendments to the Political Reform act of 1974, the City needs to be aware of all entities (i.e. corporations, lending institutions, etc.) or individuals that may have 11 financial . . . mterest m the proposed proJect. Please complete the followinl! certification and provide vour sls!nature: The following entity(ies) and/or individual(s) have a fl.nanciaJ interest(s) in this project: - See applicant information attached AG Cherry, LLC I Andy Mangano, Manager . ---- APPLICANT/REPRESENTATIVE: PROPERTY OWNER/AUTHORIZED AGENT: I certify under penalty of perjury that the foregoing I certify under penalty of perjury that I am the owner of statements and answers herein made and all data, the property that is the subject of this application and information, and evidence herewith submitted are in that I have read this completed application and coment all respects, to the best of my knowledge and belief, to its filing. (Tf signed by the authorized agent, a letter true and correct. I understand that the submittal of from the property owner mu.;;t be provided indicating incorrect or false information IS grounds for that the agent is authorized to act on his/her behalf.) invalidation of application completeness determination or approval. I understand that the City might not approve what I am applying for, or might set conditions of approval. ~~ :J.l s;:·· ~~ I --:;:/) ( . I i1'1ir£. . . lj'flj(, -· ~I' • I , Signed Date Signed Date Page 6 of 6 Appendix A History of the Arroyo Grande Valley Japanese Welfare Association East Cherry Avenue Specific Plan Subarea 3 Excerpts from THE STORY OF JAPANESE PEOPLE AND THEIR CONTRIBUTION TO THE FARMING INDUSTRY IN ARROYO GRANDE, an article researched and written for Harvest Festival 1976 Edition by Kay T. Fukuhara, PhD, published on September 29, 1976 by Five Cities Time-Press-Recorder, Arroyo Grande, California. Edited in 2015 by Margaret Ikeda, niece of Kay T. Fukuhara. Historical records show that Japanese people had settled in other parts of California prior to the turn of the 20th century. The earliest identifiable Japanese settler came to this region before 1903. Thereafter, entry of more Japanese to the Arroyo Grande valley began: first, as a trickle, then by multiples to eventually form an association of farmers spanning over a century. Now, in its fourth generation. There is a common thread which weaves through the life of earliest settlers of all nationalities. That is life was severe, frugal, testy, and requiring unselfish arduous labor in their struggle for survival. The isolation, bleakness and loneliness, particularly plagued the women folk so far removed from their homeland. The early arrivals were farmers and true pioneers. They cut down trees, filled the slews and crevices, cleared the wild growths, leveled the grounds, and dug wells for water. No modern conveniences existed and everything was done manually. Self-sufficiency was a necessity. A new comer was assisted in every way possible to help him establish himself and family. For they all needed each other not only at harvest time but also as neighbors and friends. The women who came matched the determination of their men. They were stout-hearted and unafraid to work. They labored in the fields by day as well as running the household and feeding and caring for the family. Many of the women cooked for the boarding workers as well. The pioneers were a religious lot and their faith gave them the hope and courage to endure the difficulties which lay ahead. They were also generous in support of the church and in promoting welfare of their people. Of course, there were happy times too. The rewards and blessings were fruits of hard labor and well earned. History of the Japanese and farming has two parts—namely, the pre-war era and the post-war period with WWII in-between. The former starts around 1902-3 to 1941-42, while the latter includes 1945 up to the present. WWII (1941 to 1945) created a catastrophe which cannot be ignored or left untold. It is a fact of history US martial law was declared which decreed eviction of all members of Japanese ancestry from the Pacific coast states. By spring of 1942, all farming operations by the Japanese people came to an abrupt halt, and mass evacuation of farmers and others began. Farms with crops were left abandoned and incalculable loss was suffered due to the purge and confinement in WRA (War Relocation Authority) camps. Camps were 1920s On January 25th, 1928, officerssigned the Articles of Association for ARROYO GRANDE VALLEY JAPANESE WELFARE ASSOCIATION. They purchased 1.5 acres with two existing houses and accessory buildings on the property. One house was used as a Japanese language school, the other house was the living quarters for the Japanese school sensei (teacher). Founding officers: S. Kawaoka,T. Kumaki, R.S. Kunitake, Hugh S. Dohi, K. Saruwatari K. Saruwatari family Excerpt from the original Articles of Association The purpose for which it is formed were: 1. To promote the commercial, social, educational, and religious welfare of the members. 2. To own, lease and occupy houses, and to lease land for residential and commercial purposed to the extent authorized by law. 3. To own, conduct, operate, manage and control schools, places of worship, club houses, playgrounds, libraries, hospitals, sanatoriums, orphan asylums, homes for the aged, and other similar commercial, social, religious and philanthropic enterprises. were located on Indian Reservations in Arizona, Colorado, Idaho, Utah, Wyoming, Arkansas, and at Tule Lake and Manzanar in California. In 1945 before the war ended, evacuees were allowed to return here under the cover of WRA. The S. Kobara family was the first to return home in 1945. They opened their home for lodging to friends who came to evaluate conditions in the valley before returning with their families. Their acts of kindness are not forgotten. Then, in turn friends helped friends to resettle. Only a small percent of the original evacuees from this area returned. Most farmers leased land before the war, only those who owned land before WWII had a home in which to return. The post-war era of farming was ushered in without fanfare. Those who returned, picked up the pieces and in time resumed farming anew. The farms which survived are identifiable. Fortunately, due to the influx of new faces and the growth of families, the vegetable growing business has revitalized and modernized strawberry farming has developed. Finally, for now we end this story of the contribution of the people of Japanese ancestry to the farming industry of this area. Their contributions are reflections seen in a) every plot of ground along the countryside enriched by Japanese labor, which made land arable and fit for tilling there b) all the vegetables and fruits introduced by them for growing in this valley, c) the jobs created by the mere fact of farming, d) the creation of an industry, e) the number of people fed by their products, f) the stimulation to related businesses supported by farming, g) the economics of beneficiaries from recycled revenue h) the taxes made available for collection, and i) the dignity of self-support. On the human side, it is the story of a heritage of enterprise, industry, stamina, resilience, vitality, endurance, triumph, and of faith and goodwill to live here. 1942 In 1942, the Japanese school and community hall became a temporary home for families that needed to move east of the wartime security demarcation line: first,all families of Japanese ancestry had to move east of Highway 1, then east of Highway 101. Later they were moved to central valley Assembly Centers before being moved to WRA incarceration camps. Many members stayed in the camp for the duration of the WWII. 1930s The site was a gathering place, a sanctuary for the local Japanese immigrant community. A place of assembly was needed for the growing Japanese farming community. Farmer Keisaku Fukuhara did well growing pole peas in the 1930s and donated $1,500 to build a community hall in 1934. Weddings, funerals, church services, men’s and women’s clubs, baseball and basketball practice, judo, kendo, Japanese school, and community meals were held here. Stone and Ayako Fujikawa wedding at the community hall, November 3, 1935. In the background from left to right, Japanese school house, guest house (in center), newly built community hall, basketball court and playground (far right). 1945 The S. Kobara family was the first to return to Arroyo Grande after WWII. The site becomes a central coordination point and shelter for those coming back from camps with no homes in which to return, or for those waiting for their home to be prepared for return. Newspaper photo of the Japanese school & the newly built community hall (beyond). Shigechika Kobara suitcase to camp #14440 Japanese baseball team practice on the back of the site, with coach Vard Loomis. Takaye Fukuhara’s War Relocation ID card Women’s clubMen’s clubWedding 1950s to 1960s The site returned to its pre-war use as a Japanese school, a place for weddings, meeting space for clubs, judo, flower arranging, dance practice, social dances, and a variety of Japanese American community events and meals. 1960s to 2011 In the late 1960s, the Japanese American farming families were well integrated into the larger Arroyo Grande community. The site was used less and less. In 1968, Boy Scout Troop 413 became stewards of the site, and later with the Five-Cities Judo Dojo, until the community hall was burned down in 2011. Community outdoor barbecue. Cal Poly Ethic Studies students talk with Japanese American community members inside the hall, 2008. 2011 On May 1, 2011 at 4:30 am, the historical community hall was burned to the ground by an arsonist. A teapot, and other Japanese pottery and lacquer ware were found wrapped in linen amongst the ashes and charred wood. They were likely stored under the building’s stage during the mass evacuation in 1942. Teapot found in the ashes under the burned stage. Stairs to the burned community hall. Five-Cities Judo Dojo Boy Scout Troop 413 Community hall, 2008 Ikenobo Ikebana by Sei Ikeda Nori Kawaoka Judo teacher Appendix B TRAFFIC WAY MIXED USE, VILLAGE RESIDENTIAL, AND VILLAGE MIXED USE CITY OF ARROYO GRANDE MUNICIPAL CODE SECTIONS 16.36.020 - Commercial and mixed use development districts and site development standards. (Applicable excerpt for Traffic Way Mixed-Use) B. Traffic Way Mixed Use (TMU) District. The primary purpose of the TMU district is to provide for vehicle sales and services, related retail and office uses and visitor serving facilities convenient to both freeway traffic and vehicles or pedestrians from the nearby village area. Development standards and design guidelines are intended to enhance this specialized mix of uses at the southern gateway to Arroyo Grande which include automobile and small truck sales and service, equipment rental, repair and related services, offices, wholesale and retail sales including outdoor display, motels, restaurants and limited residential uses functioning as live-work units. The TMU district implements and is consistent with the Mixed Use land use category of the general plan. Refer to Table 16.36.020(B) for minimum site development standards and Table 16.36.030(A) for allowable uses. See design guidelines and standards for the vicinity of Traffic Way and Station Way for additional requirements. Table 16.36.020(B) Traffic Way Mixed Use (TMU) Minimum Site Development Standards 1. Maximum Density Mixed Use Projects New residential limited to live-work units in conjunction with allowed uses. Density determined by discretionary action. 2. Minimum Lot Size 10,000 square feet (gross). 3. Minimum Lot Width 80 feet 4. Front Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales determined through discretionary action. 5. Rear Yard Setback 0 - 15 feet. Wherever a lot in any commercial or mixed use district abuts a residential use or a lot in any residential use district, a minimum building setback of twenty (20) feet measured from the property line shall be required for proposed commercial use.). Appendix B City Municipal Code Sections for TMU, VR, VMU 6. Side Yard Setback 0 feet. Wherever a lot in any commercial or mixed use district abuts a residential use or a lot in any residential use district, a minimum building setback of twenty (20) feet measured from the property line shall be required for proposed commercial use. 7. Street Side Yard Setback 0 - 15 feet. Exceptions may include areas for outdoor sales determined through discretionary action. 8. Building Size Limits Maximum height is 30 feet or three stories, whichever is less; a maximum of 36 feet is allowable through the CUP process for visitor serving uses. Maximum building size is 50,000 square feet; a greater size may be allowed through the CUP process. 9. Site Coverage and Floor Area Ratio Maximum coverage of site is 75%. Maximum floor area ratio is .75. 10. Site Design and Signs See Design Guidelines and Standards D-2.11. Additional sign standards also inChapter 16.60 11. Off-Street Parking and Loading See Design Guidelines and Standards D-2.11 Exhibit 'A' for shared parking locations. See AlsoSection 16.56.020. Exceptions allowed bySection 16.16.120 Appendix B City Municipal Code Sections for TMU, VR, VMU Chapter 16.32 - RESIDENTIAL DISTRICTS (Applicable excerpts for Village Residential) 16.32.010 - Purpose and intent. The general plan outlines goals, objectives and policies regarding the character of residential uses and developments. It is the purpose of this chapter to provide regulations that implement those goals, objectives and policies toward the provision of a wide range of residential opportunities and dwelling unit types that meet the needs of present and future Arroyo Grande residents of all socio-economic groups. It is the further intent of this chapter to ensure adequate light, air, privacy, and open space for each dwelling; to minimize traffic congestion and to avoid the overloading of utilities by preventing the construction of buildings of excessive bulk or number in relation to the land area around them; to protect residential properties from objectionable noise, illumination, unsightliness, odors, smoke and other influences; and to facilitate the provision of utility services and other public facilities commensurate with anticipated population, dwelling unit densities, and service requirements. 16.32.020 - Residential districts. F. Village Residential (VR) District. The primary purpose of the VR district is to provide for residential uses while preserving the character of those areas which are historic or close to historic structures. More particularly, the village residential district is intended to protect historical resources which add interest, identity and variety to older neighborhoods, contributing to the area's quality of life by providing a visual focus on the city's rural heritage. The district is intended as an area for the preservation and development of single-family detached homes at a maximum allowable density of 4.5 dwelling units per gross acre. 16.32.030 - Residential densities for residential districts. A. For all single-family residential units within a residential zoning district, each dwelling unit counts as one density unit. For multifamily dwellings within a residential zoning district, a one-bedroom or studio is equal to 0.5 unit and a two-bedroom and above is equal to one unit. Rounding up to the next whole number is not applicable when calculating density, except in the multifamily (MF) zoning district. For calculating allowable density in the MF district, all remainders of fifty-one (51) percent or greater shall be rounded to the next higher whole number. Density in mixed use districts are defined in Section 16.36.030(C)(2). B. The ultimate density allowed in any residential district shall be determined through the residential land division and land use permit and approval review process and public hearings as described in Chapters 16.12, 16.16 and 16.20 of this title. The planning commission and city council shall have the authority to reasonably condition any residential development to ensure proper transition and compatibility to adjacent residential developments, existing or proposed. 16.32.040 - Use regulations for residential districts. Subject to applicable general plan policies and Arroyo Grande ordinance provisions, the following uses identified in Table 16.32.040-A shall be permitted uses where the symbol "P" appears in the column beneath each residential zone designation as shown. Where the symbol "PP" appears, the use shall be permitted subject to the plot plan review process pursuant to Section 16.16.060. Where the symbol "C" appears, uses shall be permitted subject to the issuance of a conditional use permit in accord with the provisions of Section 16.16.050. Uses not identified in the table are prohibited. Appendix B City Municipal Code Sections for TMU, VR, VMU Table 16.32.040-A Uses Permitted Within Residential Districts Legend P Permitted MUP Minor Use Permit PUD Permitted Subject to Issuance of a Planned Unit Development Permit C Permitted Subject to Issuance of a Conditional Use Permit NP Not Permitted USE VR D-2.4a A. Residential Uses 1. Single-family detached (standard lot sizes) MUP 2. Small lot single-family detached PUD 3. Single-family attached (twin home, triplex, fourplex) NP 4. Condominium (air space) NP 5. Multiple-family attached (2 - 4 units) NP 6. Multiple-family attached (5 or more units) NP 7. Mobilehome subdivisions C 8. Mobilehome parks C 9. Boarding/rooming houses NP Appendix B City Municipal Code Sections for TMU, VR, VMU USE VR D-2.4a 10. Senior independent living uses NP 11. Congregate care, assisted living NP 12. Convalescent care NP 13. Residential care facility (6 or fewer persons) P 14. Bed and breakfast inns C 15. Second residential dwelling unit P 16. Small family day care (6 or fewer children) P 17. Vacation rentals and homestays MUP B. Public/Quasi-Public 1. Large family day care (7 or more children) (Large family day care permit required) P 2. Commercial day nurseries, nursery schools, child care facilities C 3. Churches C 4. Clubs, lodges, fraternities, or sororities C 5. Educational institutions C 6. Fire and police stations C 7. Public libraries and museums C 8. Public parks and recreation P 9. Public utility and public service substations, reservoirs, pumping plants and similar installations not including public utility offices C Appendix B City Municipal Code Sections for TMU, VR, VMU USE VR D-2.4a 10. Recreational facilities (e.g., country clubs, tennis and swim clubs, golf courses), including limited commercial uses which are commonly associated with and directly related to the primary use) C 11. Equestrian centers, riding academies, commercial, stables NP 12. Boarding or breeding kennels NP 13. Homeless shelters within religious or social organization buildings NP C. Agricultural Uses 1. Orchards, vineyards, greenhouses and other horticulture P * (CUP required for orchards, vineyards, greenhouses, and other horticulture exceeding 0.5 acre in area) 2. Light farming, except commercial dairies, rabbit, fox, goat or hog farms or commercial chicken or poultry ranches NP 3. Commercial dairies (10 acre min.), rabbit, fox, goat or hog farms or commercial chicken or poultry ranches NP 4. Large animal hospitals (10 acre min.) NP D. Home Occupations P (Subject to the provisions of Section 16.12.090, and the issuance of a home occupation permit) E. Temporary Uses P (Subject to the provisions of Section 16.12.100, and the issuance of a temporary use permit) F. Accessory Uses Appendix B City Municipal Code Sections for TMU, VR, VMU USE VR D-2.4a 1. Guest quarters C 2. Private swimming pool, tennis court P 3. Recreational vehicle storage yard NP 4. Feed and tack stores accessory to commercial stables NP 5. Dormitories accessory to educational institutions C 6. F.F.A., 4-H, or similar organization small animal and fowl projects P 7. Other accessory uses and structures located on the same site as a permitted use P 8. Other accessory uses and structures located on the same site as a use requiring plot plan review PP 9. Other accessory uses and structures located on the same site as a use requiring a conditional use permit C G. Other uses similar to, and no more objectionable than the uses identifiable above as determined by the planning commission C Architectural review is required for the historic character overlay district D-2.4 per Section 16.32.050 (F)(1) and in accordance with Section 16.16.130 through the permit approval process for conditional use, planned unit development or minor use permit for architectural review. ;sup\sup; If parcel area is below minimum building site area. (Ord. 600 § 2, Exh. A (part), 2008; Ord. 584 § 3, Exh. B (part), 2007; Ord. 541 § 2, 2003; Ord. 519 § 2, 2000; prior code § 9-06.040; Ord. No. 663, § 6, 6-10-2014) 16.32.050 - Residential site development standards. The following property development standards shall apply to all land and permitted, or conditionally permitted buildings located within their respective residential districts. The standards stated herein shall not be construed to supersede more restrictive site development standards contained in the conditions, covenants and restrictions of any property or dwelling unit. However, in no case shall private deed Appendix B City Municipal Code Sections for TMU, VR, VMU restrictions permit a lesser standard in the case of a minimum standard of this section or permit a greater standard in the case of a maximum standard of this section. A. General Requirements. Tables 16.32.050-A and B set forth minimum site development standards for residential development projects. Table 16.32.050-A Residential Site Development Standards—Single-Family Zones RE RH RR RS SF VR 1. Maximum density (DU's per gross acre) 0.4 0.67 1.0 2.5 4.5 4.5 2. Minimum building sitea (Net area in sq. ft.) new subdivisions 92,500;sup\sup; 49,000 40,000 12,000 (reduced minimum building site area allowed with provision to permanently preserve sensitive habitat and/or open space corridors and/or to avoid development of steep slopes and ridgelines) 7,200 6,750 3. Minimum lot widthc new subdivisions 200′ 130′ 120′ 80′ 70′ 50′ 4. Minimum lot depth new subdivisions 250′ 200′ 200′ 100′ 100′ 100′ 5. Minimum front yard* New subdivisions of 5+ lots 50′ 35′ 35′ 25′ 20′ 15′ Infill and additions Setbacks listed above or the average setback of structures to the street on either side and directly across block front for properties in the same district. Appendix B City Municipal Code Sections for TMU, VR, VMU 6. Minimum interior side yard setback* 30′ 10% of lot width 10% of lot width 5′ one side, 10′ other side (for lots < 12,000 sq. ft. use SF) Infill = 5′; New subdivision = 5′ one side, 10′ other side 5′ 7. Minimum street side yard setback* 30′ 15% of lot width 15% of lot width 15′ 15′ 10′ 8. Minimum rear yard setback* 50′ 40′ 25′ 20′ (For lots < 12,000 sq. ft. use SF) 10′ (1-story) 15″ (2-story) 10′ (1- story) 15″ (2- story) 9. Maximum lot coveraged 35% 35% 35% 30% (For lots <10,000 sq. ft. use SF) 40% 40% 10. Maximum height for buildings and structures 30′ or 2 stories, whichever is less, 14′ for accessory buildings. 11. Minimum distance between building (including main dwellings and accessory structures)e 20′ 20′ 6′ 10′ 10′ 10′ Notes to Tables 16.32.050-A and B: Residential Site Development Standards * Infill development on a parcel within a previously approved project. Where the city has established specific setback requirements for single-family or multifamily residential parcels through the approval of a specific plan, subdivision map, planned unit development or other entitlement, those setbacks shall apply to infill development and additions within the approved project instead of the setbacks required by this title. Appendix B City Municipal Code Sections for TMU, VR, VMU On sloping terrain, standards for lot size shall increase with increasing slope as provided in Table 16.20.050-A. ;sup\sup; Area shall be increased to five acres for slope conditions exceeding twenty (20) percent. Width measurements for cul-de-sac or otherwise odd-shaped lots shall be determined on the basis of the average horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines. The following floor area ratios shall be adhered to in all zoning districts in addition to lot coverage requirements: Lot Size Floor Area Ratio (FAR) 0—4,000 square feet net 0.35 4001—7,199 square feet net 0.40 7200—11,999 square feet net 0.50 12000—39,999 square feet net 0.45 40,000 + square feet net The above FAR's shall not apply to condominium or PUD projects where the proposed lot consists of a building footprint. Within a planned unit development, building separations may be reduced to zero feet, provided that fire walls are provided per UBC standards. Unless a minimum of twenty-five (25) percent of the units are reserved for low and moderate income residents, the maximum density of independent living developments shall be eleven (11) units per gross acre (11 du/ac). Congregate and residential care facilities shall have a maximum density of twenty-five (25) dwelling units per gross acre (25 du/ac). The minimum parcel size within the mobilehome district may be reduced to three thousand six hundred (3,600) square feet with a minimum average width of forty (40) feet and a minimum frontage of not less than thirty (30) feet if common open space areas and recreational facilities are provided as part of the subdivision and if the open space areas and recreational facilities are reserved for the exclusive use of residents of the subdivision. Standards for the provision of common open space required to permit a reduction in lot size are as follows: (1) A minimum of five hundred (500) square feet of common open space and recreational area shall be provided for each residential lot in the subdivision. Appendix B City Municipal Code Sections for TMU, VR, VMU (2) The combined square footage of common open space, recreational area, and residential lot area, not including public and private streets and cannon parking areas shall average not less than six thousand (6,000) square feet per lot within the subdivision. (3) Open space and recreational areas shall be designated on the subdivision map, and shall be located entirely within the subdivision. For two-story buildings average rear yard setback shall be twenty (20) feet. Average includes all buildings along rear property line and is subject to city approval. The permitted sixty (60) percent lot coverage includes main and accessory buildings, parking areas, driveways, and covered patios. The remaining forty (40) percent of the total area shall be devoted to landscaping, lawn and outdoor recreation facilities incidental to the development, such as, but not limited to, outdoor recreation game areas, putting greens, patios, walkways and fences. B. Special Residential Development Standards. 1. Public and quasi-public uses within any residential district shall maintain a minimum setback of fifty (50) feet measured from the property line from any single-family district. 2. In any residential district, front yard setbacks in subdivision developments may be reduc ed by twenty (20) percent subject to approval of a conditional use permit, provided the average of all such setbacks is not less than the minimum required for the district. 3. In all residential districts, air conditioners, heating, cooling ventilating equipment and all other mechanical, lighting or electrical devices shall be so operated that they do not disturb the peace, quiet and comfort of neighboring residents and shall be screened from surrounding properties and streets. Additionally, no such equipment with the exception of ground mounted air conditioning, shall be located in the required front yard setback, street side yard setback, or closer than twenty (20) feet to any residential dwelling on adjacent properties. All equipment shall be installed and operated in accordance with all other applicable city ordinances. 4. Developments of five or more dwelling units in the SF, MF, MFA and MFVH districts shall be required to provide front and street side yard landscaping consisting of predominantly drought resistant plant materials, except for necessary walks, drives and fences. Please refer to Chapter 16.84, Water Efficient Landscape Requirements, for rules and regulations regarding landscape and irrigation, including limitations on the percentage of turf/lawn that can be placed in landscape areas. 5. In the MF, MFA and MHP districts, a minimum of thirty-five (35) percent of the site area shall be landscaped, consisting of predominantly drought resistant plant materials, and/or provided with an adequate underground irrigation system. Please refer to Chapter 16.84, Water Efficient Landscape Requirements, for rules and regulations regarding landscape and irrigation, including limitations on the percentage of turf/lawn that can be placed in landscape areas. The required landscaping shall include required setback areas and may include outdoor recreation areas. 6. In the MF, MFA and MFVH districts, multifamily attached or single-family attached dwelling units exceeding one story in height shall maintain a minimum setback of twenty (20) feet from any single-family residential district. C. Additional Standards for the Development of Senior Housing Developments. 1. All senior housing developments within the MFVH district shall be age restricted to senior citizens to the extent permitted by state law. Appendix B City Municipal Code Sections for TMU, VR, VMU 2. Within two-story attached residential developments, elevators shall be provided that shall have an alternative back-up power source and meet or exceed minimum state requirements, subject to review by the planning commission. 3. An internal and/or external security system shall be provided by the developer and reviewed and approved by the chief of police. D. Additional Standards for Mobilehome Parks. In addition to any conditions imposed upon the granting of a conditional use permit, the following minimum standards shall apply to mobilehome parks: 1. The minimum site that may be developed for a mobilehome park shall be five gross acres. 2. The minimum area for each mobilehome site shall be three thousand six hundred (3,600) square feet with a minimum width of thirty (30) feet. 3. Mobilehome parks existing as of the date of the original adoption of the ordinance codified in this chapter shall not be deemed nonconforming by reason of failure to meet the minimum development standards prescribed in this section or Table 16.32.050-B, provided that the regulations of this section shall apply to the enlargement or expansion of a mobilehome park. E. Additional Performance Standards for Planned Unit Developments. 1. When lot sizes less than those permitted by the underlying zoning district are proposed for a residential subdivision, a planned unit development permit application (Section 16.16.060) shall be submitted concurrently with the subdivision application. 2. Lot size, lot width, and lot depth for each unit shall be determined through the planned unit development review process. 3. Building setbacks required by the underlying zoning district may be reduced or waived for lots created through a planned unit development, provided the required setbacks are used for the perimeter of the project area if necessary to achieve consistency with the character of the district, and the lot coverage requirements of the district are met for the project. In no case shall the minimum separation between buildings on adjacent lots be less than ten (10) feet or less than required by other state or local laws; excepting, however, for adjacent lots where a common wall is shared in a zero lot line attached project. 4. For zero lot line projects where detached dwelling units are to be constructed upon a lot line, a five foot maintenance easement shall be provided on the adjacent lot, along, and parallel to, the zero lot line dwelling. The easement shall grant access to the owner of the zero lot line dwelling for purposes of maintaining the zero lot line wall. 5. A planned unit development must meet the following performance standards in order to be approved: a. The project shall be unobtrusive and environmentally compatible with adjacent property. b. The project shall provide all infrastructure necessary to support the project. c. The project shall provide adequate emergency facilities and access. d. Circulation systems shall be designed to promote smooth-flowing and nonconflicting vehicular and pedestrian traffic. e. The project shall provide adequate and well-landscaped parking and ample drainage facilities. f. The project shall provide screening, as required, to separate different land uses, minimize nuisances to and from adjacent property, and guarantee convenient access to preserved open space. Appendix B City Municipal Code Sections for TMU, VR, VMU g. A property owners' association and covenants shall be established to ensure that common areas are owned and maintained by planned unit development property owners. h. All signs shall be appropriately integrated with the overall architectural theme of the development. i. Pedestrian/bike paths shall provide safe, convenient routes within the development and link with other systems on the perimeter of the site. Unobstructed visibility shall be provided from and of these paths at intersections. j. Recreational facilities shall comply with city standards, be made available to residents, and shall be maintained by local property owners. The project shall be designed to group dwellings around common open space and/or recreational features. k. Planned unit development design must promote an attractive streetscape and discourage monotonous streets dominated by asphalt, concrete, garages, and cars. l. Open space shall be provided in accordance with Table 16.32.050-C and the following requirements: i. The area of each parcel of common open space designed for active recreational purposes shall be of such minimum dimensions as to be functionally usable. ii. Common open space parcels shall be located convenient to the dwelling units they are intended to serve. However, because of noise generation, they shall be sited with sensitivity to surrounding development. iii. Developed Common Open Space. The planning commission and/or city council (if project is appealed or council is decision-making body) may require the installation of recreational facilities, taking into consideration: (A) The character of the open space land; (B) The estimated age and the recreation needs of persons likely to reside in the development; (C) Proximity, nature and excess capacity of existing municipal recreation facilities; and (D) The cost of the recreational facilities. iv. Undeveloped Common Open Space. As a general principle, undeveloped open space should be left in its natural state. A developer may make certain improvements such as the cutting of trails for walking or jogging, or the provisions of picnic areas, etc. In addition, the planning commission and/or city council (if project is appealed or council is decision-making body) may require a developer to make other improvements, such as removing dead or diseased trees, thinning trees or other vegetation to encourage more desirable growth, and grading and seeding. v. The planning commission may permit minor deviations from open space standards when it can be determined that: (A) The objectives underlying these standards can be met without strict adherence to them; and/or (B) Because of peculiarities in the tract of land or the facilities proposed, it would be unreasonable to require strict adherence to these standards. vi. Any lands dedicated for open space purposes shall contain appropriate covenants and deed restrictions approved by the city attorney ensuring that: Appendix B City Municipal Code Sections for TMU, VR, VMU (A) The open space area will not be further subdivided in the future; (B) The use of the open space will continue in perpetuity for the purpose specified; (C) Appropriate provisions will be made for the maintenance of the open space; and (D) Common undeveloped open space shall not be turned into a commercial enterprise admitting the general public at a fee. vii. The type of ownership of land dedicated for common open space purposes shall be selected by the developer, subject to approval of the planning commission. Type of ownership may include, but is not necessarily limited to, the following: (A) The city, subject to acceptance by the city council; (B) Other public jurisdictions or agencies, subject to their acceptance; (C) Quasi-public organizations, subject to their acceptance; (D) Homeowner, condominium or cooper-ative associations or organizations; or (E) Shared, undivided interest by all property owners in the subdivision. viii. If the open space is owned and maintained by a homeowner or condominium association, the developer shall file a declaration of covenants and restrictions that will govern the association, to be submitted with the planned unit development application. The provisions shall include, but are not necessarily limited to, the following: (A) The homeowners association must be established before the homes are sold; (B) Membership must be mandatory for each home buyer and any successive buyer; (C) The open space restrictions must be permanent, not just for a period of years; (D) The association must be responsible for liability insurance, local taxes, and the maintenance of recreational and other facilities; (E) Homeowners must pay their pro rata share of the cost, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the homeowners association; and (F) The association must be able to adjust the assessment to meet changed needs. Table 16.32.050-C Open Space Requirements for Planned Unit Developments General Requirement General Requirement General Requirement General Requirement Private Open Spacea (average s.f. per lot) 100-224 225-499 500-999 +1000 Common Open Spacea (minimum % of project area) 35% 30% 10% 0% Appendix B City Municipal Code Sections for TMU, VR, VMU Usable Open Spacea (minimum % of project area) 40% 40% 45% 45% a See Section 16.04.070 for "Open Space" definitions. F. Special Use Regulations for the Village Residential District. 1. New construction or exterior alterations, additions, or modifications of any building or structure within the VR District shall require plot plan review by the planning director prior to the issuance of a building permit. The applicant shall furnish complete elevation details and specifications, plot plan, and other information that may be required by the planning director. 2. Applications for a home occupation permit shall be reviewed by the planning director to assure that the proposed use will not alter the historic character of the district. 3. Nothing in this section shall be interpreted to require approval from the planning director in either of the following situations: a. Ordinary maintenance or repairs of any structure which does not involve a change in design, exterior material, or original appearance of the structure; or b. Any construction, reconstruction, alteration or removal of any feature which has been determined by the building official to be necessary to protect health or safety. 4. Each applicant for a demolition permit for any building or structure located in the VR district shall first obtain approval from the planning director. No permit shall be issued to demolish any building or structure unless: a. The planning director determines that the owner will have no economic use of the property unless the structure is removed. The planning director may require that the applicant submit economic and financial data to support such claim; b. The planning director determines that the structure is in such a deteriorated condition that demolition will not have a significant effect on the achievement of the goals of this district; or c. The planning director determines, upon consultation with the appropriate city officials, that an imminent safety hazard exists; and that demolition is the only feasible means to secure the public safety. Appendix B City Municipal Code Sections for TMU, VR, VMU 16.36.020 - Commercial and mixed use development districts and site development standards. (Applicable excerpt for Village Mixed Use) D. Village Mixed Use (VMU) District. The primary purpose of the VMU district is to provide for a mixture of commercial, office and residential uses compatible with surrounding residential districts, in small- scale pedestrian-oriented developments. Regulations for the VMU district combined with the historic character overlay district promote and preserve older architectural styles, and encourage a harmonious intermingling of other structures. This district encourages use of existing residential buildings for non-residential uses. Typical uses may include single and multiple family residential, specialty retail sales, professional offices, personal services and neighborhood markets. The VMU district implements and is consistent with the village core land use designation of the general plan. Refer to Table 16.36.020(D) for minimum site development standards and Table 16.36.030(A) for allowable uses. Table 16.36.020(D) Village Mixed Use (VMU) Minimum Site Development Standards 1. Maximum Density Mixed Use Projects 15 dwelling units per gross acre. 2. Minimum Lot Size 5,000 square feet. 3. Minimum Lot Width 40 feet. 4. Front Yard Setback 0 - 15 feet. 5. Rear Yard Setback 0 - 15 feet. If project is mixed use and/or abuts a residential district then 10 feet required. 6. Side Yard Setback 0 feet unless a project is mixed use and/or abuts a residential district, then 5 feet is required for single story structures and 110 feet is required, on one side, for a multiple stories. 7. Street Side Yard Setback 0 - 15 feet. Appendix B City Municipal Code Sections for TMU, VR, VMU 8. Building Size Limits Maximum height is 30 feet or three stories, whichever is less; a maximum of 36 feet is allowable through the MUP process. Maximum Building Size is 10,000 square feet. 9. Site Coverage Floor Area Ratio of 1 Maximum coverage of site is 100%. Maximum Floor Area Ratio is 1. See design Guidelines and Standards for Historic Districts. 10. Site Design See Design Guidelines and Standards for Historic Districts. 11. Off-Street Parking and Loading See Parking VMU and HCO combining district inSection 16.56.020(C). 12. Signs See Chapter 16.60 and Design Guidelines and Standards for Historic Districts. C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Design Guidelines and Standards For The Historic Character Overlay District (D-2.4) Update Adopted by City Council Ordinance No. 608 February 10, 2009 Resolution No. 4135 October 14, 2008 Resolution No. 3673 April 22, 2003 Adopted by City Council Resolution No. 3059 November, 1994 © 1991, City of Arroyo Grande and Catherine Graves All Rights Reserved 1 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Table of Contents DESIGN OVERLAY DISTRICT MAP FOR HISTORIC DISTRICTS.................................. 5 INTRODUCTION ......................................................................................................................... 6 CONCEPT OF THE GUIDELINES AND STANDARDS ........................................................................6 Objectives ................................................................................................................................6 HOW THE GUIDELINES AND STANDARDS WERE DEVELOPED AND AMENDED ............................ 7 HOW TO USE THE GUIDELINES AND STANDARDS .......................................................................7 Exceptions to Guidelines ......................................................................................................... 7 Exceptions to Standards .......................................................................................................... 8 PROCESS FOR IMPLEMENTING GUIDELINES AND STANDARDS IN HISTORIC DISTRICTS.............. 9 DESIGN REVIEW IN ARROYO GRANDE ......................................................................................10 Community Development Director ........................................................................................ 10 Architectural Review Committee ........................................................................................... 10 Planning Commission ............................................................................................................ 10 City Council ........................................................................................................................... 10 REQUIRED APPLICATION SUBMITTAL DOCUMENTS AND MATERIALS ...................................... 11 PROJECTS SUBJECT TO THE GUIDELINES AND STANDARDS ...................................................... 11 Demolition or Relocation Permit .......................................................................................... 12 Plot Plan Review ................................................................................................................... 12 PROJECTS NOT SUBJECT TO THE GUIDELINES AND STANDARDS .............................................. 12 HISTORIC OVERVIEW ........................................................................................................... 13 HISTORY OF ARROYO GRANDE .................................................................................................13 OVERALL DESIGN FRAMEWORK ...................................................................................... 15 GATEWAYS ................................................................................................................................15 LANDMARKS ..............................................................................................................................15 NODES........................................................................................................................................ 15 DISTRICTS .................................................................................................................................. 16 PATHS ........................................................................................................................................ 16 EDGES OR SEAMS.......................................................................................................................16 NATURAL AREAS .......................................................................................................................16 ARCHITECTURAL STYLES ................................................................................................... 17 RESIDENTIAL STRUCTURES .......................................................................................................17 Bungalow ...............................................................................................................................17 Cottage .................................................................................................................................. 17 Craftsman .............................................................................................................................. 17 Folk Victorian........................................................................................................................ 18 Queen Anne ........................................................................................................................... 18 Spanish Eclectic .................................................................................................................... 18 COMMERCIAL STRUCTURES ......................................................................................................19 Late Nineteenth Century Commercial ................................................................................... 19 CONSTRUCTION MATERIALS ............................................................................................. 20 WEATHERBOARD OR CLAPBOARD WOOD SIDING.....................................................................20 CEMENT PLASTER......................................................................................................................20 YELLOW INDIGENOUS SANDSTONE ...........................................................................................20 2 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS BRICK AND STONE BLOCK.........................................................................................................21 WINDOW SASHES AND DOOR FRAMES ......................................................................................21 VILLAGE RESIDENTIAL DISTRICTS (VRD)..................................................................... 22 EXISTING CHARACTER ..............................................................................................................22 Similarity in Height, Mass and Scale .................................................................................... 22 Similarity of Material ............................................................................................................ 22 Sense of Experimentation ...................................................................................................... 23 Variety in Building Form....................................................................................................... 23 DESIGN GUIDELINES AND STANDARDS .....................................................................................23 Site Design ............................................................................................................................. 23 Building Design ..................................................................................................................... 23 Garage/Parking ..................................................................................................................... 26 Construction Materials.......................................................................................................... 27 Building Colors ..................................................................................................................... 27 VILLAGE CORE DOWNTOWN (VCD)................................................................................. 28 MIXED USES WITHIN THE DISTRICT ..........................................................................................28 EXISTING CHARACTER ..............................................................................................................28 Similarity in Height, Mass and Scale .................................................................................... 28 Similarity of Material ............................................................................................................ 29 Sense of Experimentation ...................................................................................................... 29 Pedestrian Orientation .......................................................................................................... 29 Variety in Building Form....................................................................................................... 29 DESIGN GUIDELINES AND STANDARDS .....................................................................................29 Mixed Use Projects Within the Village Core Downtown ...................................................... 29 Site Design ............................................................................................................................. 30 Building Design ..................................................................................................................... 30 Construction Materials.......................................................................................................... 30 Building colors ...................................................................................................................... 31 VILLAGE MIXED USE (VMU)................................................................................................ 32 EXISTING CHARACTER ..............................................................................................................32 Diversity in Scale................................................................................................................... 32 Similarity of Material ............................................................................................................ 32 Sense of Experimentation ...................................................................................................... 33 Variety in Building Form....................................................................................................... 33 DESIGN GUIDELINES AND STANDARDS .....................................................................................33 Site Design ............................................................................................................................. 33 Building Design ..................................................................................................................... 34 Construction Materials.......................................................................................................... 35 Building Colors ..................................................................................................................... 35 SIGNS, AWNINGS AND REAR ENTRIES ............................................................................. 36 SIGNS ......................................................................................................................................... 36 General .................................................................................................................................. 36 Size......................................................................................................................................... 36 Location................................................................................................................................. 36 Materials ...............................................................................................................................37 Colors .................................................................................................................................... 37 Sign Illumination ................................................................................................................... 38 3 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS AWNINGS AND CANOPIES ..........................................................................................................38 REAR ENTRIES ...........................................................................................................................38 PUBLIC AREA IMPROVEMENTS ..................................................................................................39 Sidewalks ...............................................................................................................................39 Signs ...................................................................................................................................... 40 Street Furniture ..................................................................................................................... 40 Public Art .............................................................................................................................. 40 DEFINITIONS............................................................................................................................. 41 ARCHITECTURAL TERMS .................................................................................................... 42 REFERENCES ............................................................................................................................ 43 APPENDIX A .............................................................................................................................. 45 4 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS DESIGN OVERLAY DISTRICT MAP FOR HISTORIC DISTRICTS 5 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS INTRODUCTION CONCEPT OF THE GUIDELINES AND STANDARDS The Guidelines and Standards are intended to help protect the historic buildings and character, architecture and sites that reflect the heritage of Arroyo Grande. It is intended that the Guidelines and Standards be consulted at early stages of any renovation or new development proposal to help create an overall approach to the design of the project. Guidelines are statements that indicate preference or principles indicated by descriptive statements including “should”, “is encouraged”, “is desired” and “may”. Standards are indicated by language that is unequivocal and that prescribe minimum acceptable limits. Statements such as “shall”, “is required” and “must” are standards. The Guidelines and Standards are based on the concept that historic resources, like natural resources, are important to the human community and should be identified and protected. This is not an exercise in nostalgia, but is a methodical attempt to identify important resources from Arroyo Grande’s past and offer recommendations and policies that will help assure their preservation and enhancement. The protection of historic districts, including homes, offices and businesses within the Village area of Arroyo Grande, will help preserve and enhance the unique qualities of the City for the enjoyment, pride, education and economic benefit of its citizens, businesses and visitors. These Guidelines and Standards are intended to preserve and enhance not only the most grand or impressive resources of the past, but the recognizable character composed of individual elements in the Village. Developers of Arroyo Grande included merchants and farmers, entrepreneurs and employees. Most homes, offices and business establishments were modest in scale and utilitarian in function, and these structures are an important part of the fabric of the City. Objectives To help preserve and enhance historic resources, the following objectives are reflected in the Guidelines and Standards: Safeguard the heritage of Arroyo Grande. Encourage public knowledge, understanding and appreciation of the City’s past. Enhance the visual character of the City and the Village by preserving and promoting diverse and harmonious architectural styles and designs that reflect historic character and stages in the development of the City. Conserve valuable material and energy resources by continued use of the existing built environment. Protect property values and increase financial and economic benefits to the owners, businesses and residents of Arroyo Grande. Ensure that new construction and renovation of existing buildings are compatible with the historic character of the Village area and surrounding neighborhoods. The Guidelines and Standards are intended to provide a variety of design choices and encourage creativity. They are not intended to dictate preconceived or uniform design solutions, but to assist design for building in the historic district and encourage the use of existing design elements. The intent is to 6 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS increase visual elements that buildings have in common, and stress a “sense of fit” for both new and renovated buildings. The Guidelines and Standards offer practical solutions beneficial for the community as a whole as well as for individual property owners within the Village area. HOW THE GUIDELINES AND STANDARDS WERE DEVELOPED AND AMENDED The Guidelines and Standards focus on both existing design issues in the Village historic districts and on issues that may be expected to arise in the future. Although much of the land in these districts has been developed, there is still substantial opportunity for infill development on vacant lots and partially developed properties. Additionally, some property owners may wish to restore, remodel or rehabilitate existing structures to prepare them for new uses. To address both current issues and potential future concerns, the Guidelines and Standards consider existing conditions, recognize past development patterns, and reflect future potential for growth and change. The Guidelines and Standards are based on features of the existing built environment. These features were documented in the Historical Resource Survey, 1991, by the City of Arroyo Grande and Catherine Graves, showing existing historic structures in the Village historic district of Arroyo Grande (Appendix A). This survey recorded addresses, building types, ownership, and focused on architectural characteristics that contribute to the visual quality of the buildings and to the entire area surrounding them. These characteristics include height, roof configuration and material, exterior wall materials, window and door type, chimneys, and porches. Also documented were surrounding land uses and potential threats to the site or historic building. The survey reveals that there is not one particular style that determines the overall character of the Village historic districts in Arroyo Grande. There is, however, a common “vocabulary” of building elements that helps to create an impression of consistency and continuity. These elements are used frequently and in combination with different architectural styles. These Guidelines and Standards were comprehensively updated by the Community Development Department in 2002-2003. The update process included six community workshops and several public hearings to facilitate public participation. The Guidelines and Standards were updated again in 2008 – 2009 to address large home size in residential districts located within the Historic Character Design Overlay District D-2.4. For the purposes of these Guidelines and Standards, the historic period of the Village is 1870-1939. HOW TO USE THE GUIDELINES AND STANDARDS The Guidelines and Standards have been prepared to aid City decision makers, private design professionals and property owners. As the design is developed further, the Guidelines and Standards can be used to determine which specific procedures have a bearing on the project. The Guidelines and Standards suggest characteristics for design of details and elements, such as signs, rear entrances, landscaping, height, building mass, construction materials and other components that compose the project’s relationship to its surroundings. Exceptions to Guidelines Exceptions to GUIDELINES in this document may be approved if both of the following findings are met: 1. The alternative design or materials do not detract from adjacent buildings or the historic character and diversity of the Village area. 7 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS 4. The granting of the minor exception will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district and will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity; 2. The mass and scale of the project is appropriate to the location considering the history and diversity of the area and the concept of the Village area. An example of an exception to a guideline may be for an internally illuminated sign. See Sign Illumination on page 35, which allows externally illuminated signs. Findings may be made approving a sign if the applicant demonstrates that the sign maintains a historic character with internal illumination. 5. The granting of a Minor Exception is consistent with the objectives and policies of the General Plan and the intent of this title. The Guidelines and Standards are NOT intended to provide all necessary information for development projects within the Village area. The Guidelines and Standards only address generalized design issues. It is essential that other requirements in Title 16 (Development Code) and other portions of the Municipal Code (Development Code) be followed for each project. Nothing in the Guidelines and Standards is intended to supersede requirements of the Development Code. Questions regarding the relationship between the Guidelines and Standards and Development Code provisions should be referred to the Community Development Department. Exceptions to Standards Exceptions to STANDARDS in this document may be approved if all of the findings for Exceptions to Guidelines are met AND by obtaining a Minor Exception Permit, per Section 16.16.120 of the Development Code. The Minor Exception requires noticing property owners within 300 ft. of the project. The Community Development Director approves a Minor Exception with a recommendation from the ARC. If the project requires Planning Commission approval, the Minor Exception will be processed concurrently. A Minor Exception may be approved if all of the following findings are met: An example of an exception to a standard may be for a sign with gold detailing that is a predominant shiny sign material. See Sign Materials on page 34, which does not allow high gloss, shiny or reflective surfaces as predominant sign material. If the applicant demonstrates that the sign maintains a historic character, then a Minor Exception may be processed concurrent with the sign application. 1. The strict or literal interpretation and endorsement of the specified regulation would result in practical difficulty or unnecessary physical hardship; 2. There are exceptional circumstances or conditions applicable to the property involved, or to the intended use of the property, that do not apply generally to other properties in the same district; 3. Strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by other property owners in the same district; 8 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS PROCESS FOR IMPLEMENTING GUIDELINES AND STANDARDS IN HISTORIC DISTRICTS Is it a project? (see page 11) NO YES Is project in historic overlay district? Not subject to Guidelines & Standards (see page 12) NO Not subject to Guidelines & Standards Is project consistent with Guidelines & Standards? YES • Community Development Department approval OR • Proceed to ARC review per Section 16-03 of the Development Code • Request redesign • Provide findings that objectives of the Design Guidelines & Standards are otherwise met, OR • Recommend denial ARC review and recommendation to the Community Development Department, Planning Commission or City Council for further project review, including consistency with Guidelines & Standards YES NO NOT CLEAR 9 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS DESIGN REVIEW IN ARROYO GRANDE Community Development Director The Community Development Director is responsible for administering Title 16 Development Code, as described in section 16.08.090 of the City’s Municipal Code. The Community Development Director processes all applications, conducts environmental reviews and approves minor use permits including permits such as viewshed reviews, design reviews and plot plan reviews. Architectural Review Committee The Architectural Review Committee (ARC) is a five member advisory committee appointed by the City Council to assist the Community Development Department, Planning Commission and the City Council by review of projects and comments regarding the aesthetics, site planning and architectural design of development proposals in the City. The ARC includes three members with technical design, planning, architectural and/or landscaping design knowledge and experience reading and interpreting site plans, architectural and engineering drawings as they relate to the appearance of proposed buildings, signage, structures and landscaping upon a site and the surrounding community. The two other members of the Committee may, but need not, have technical design and/or landscaping design knowledge and experience. Planning Commission The Planning Commission consists of five members appointed by the City Council. The Planning Commission makes recommendations to the City Council regarding the General Plan, growth management and development of the City, preservation and conservation of open space, the expenditure of public funds relating to the General Plan and many other mandatory responsibilities. The Planning Commission has been assigned the responsibility to review and approve projects including the following: Conditional Use Permits Surface Mining Permits Variances Tentative Maps Vesting Tentative Maps Lot Line Adjustments Lot Mergers Reversions to Acreage Certificates of Compliance Notices of Violation Planned Sign Programs Viewshed Review Permits Planned Unit Development Permits Extensions of Time (for projects originally approved by Planning Commission) Architectural Review Appeals of Community Development Director Determinations The Planning Commission also makes recommendations to the City Council on the following: General Plan Amendments Development Code Amendments Specific Plans and Amendments to Specific Plans Amendments to Zoning Districts Development Agreements Permits, Licenses or other entitlements within an approved Planned Development City Council The City Council reviews and approves the following: General Plan Amendments; Specific Plans and Amendments to Specific Plans; Amendments to Zoning Districts and other provisions of this title; Development Agreements; Appeals of Planning Commission determinations; 10 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Permits, licenses or approvals within an approved Planned Development; Extensions of Time (for projects originally approved by City Council); Concurrent applications. REQUIRED APPLICATION SUBMITTAL DOCUMENTS AND MATERIALS Applicants must submit adequate documentation in order for the City to properly evaluate and process applications. Drawings should be to scale and clearly depict the character of the proposed work. Submittal documents vary depending on what the project involves, however, the following documentation is generally required: Completed application form; Payment of fee established by the City Council to cover typical processing costs for the specific type of application (payable to the City of Arroyo Grande); Site photographs showing topography, vegetation, existing and adjacent structures, and views from the site; A scaled Site Plan drawing including a north arrow showing existing and proposed conditions including adjacent development patterns (the number of copies depends on the type of application submitted); Elevations showing all visible sides and the relationship of proposed building(s) to adjacent structure(s) and the types of exterior materials to be used; Samples of building materials showing actual colors, textures and types (Computer printouts used as examples of colors and materials are not acceptable, actual material samples must be provided); A model of proposed commercial or mixed use buildings; Any available or required historic information relating to the project; Demolition plans, if applicable; and Any other data requested or required by the Community Development Department, Architectural Review Committee, Planning Commission or City Council, as needed. The Community Development Department may require submittal of amended plans if substantial changes are required before final consideration for approval. Plans that do not show all the proposed changes or materials may delay the project until the applicable information is provided. PROJECTS SUBJECT TO THE GUIDELINES AND STANDARDS The Design Guidelines and Standards for Historic Districts are incorporated by reference in the Development Code (Section 16.08.010(1)). All parcels within a Historic Design Overlay district are subject to the Development Code and these Guidelines and Standards. As shown on the Design Overlay District Map, these Guidelines and Standards apply to all commercial, mixed use and residential construction and renovation projects within the Village Core Downtown (D-2.4) Single Family Low-Medium Density (D-2.4), Single-Family Medium Density (D-2.4), Multi-Family Medium-High Density (D- 2.4), Mixed Use and Community Facility (D-2.4) zoning districts, as shown on the official zoning map. Design Overlay District 2.11, remains subject to the Design Guidelines for Historic Districts (1994), until such time as a separate set of Guidelines and Standards 11 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS pertaining to the Traffic Way Corridor is adopted. Demolition or Relocation Permit Request for Demolition or Relocation Permits within the Historic Overlay Districts shall be subject to prior review by the Community Development Director for compliance with the California Environmental Quality Act (CEQA) and to determine if renovation would be possible and preferable. Prior to issuance of permit for the demolition or relocation of any building, notices shall be given to the ARC and the Planning Commission. This does not apply to demolition determined by the building official to be necessary to protect public health or safety. Plot Plan Review New construction or exterior alterations, additions or modifications of any building or structure in the Village Residential, Village Core Downtown and Village Mixed Use districts may require Plot Plan review by the Community Development Director before a building permit is issued. The applicant shall include complete site plans, elevation details and specifications, a plot plan, and other information that is needed to describe their project and are required by the Community Development Director. PROJECTS NOT SUBJECT TO THE GUIDELINES AND STANDARDS Residential or commercial projects that consist only of routine maintenance, or repair that do not involve a change of design or exterior material, and does not significantly change the outward appearance of the structure. Projects where less than 15% of the façade is physically changed and where a significant feature of a historic structure is not impaired. Construction, alteration or removal of any feature that has been determined by the building official to be necessary to protect health or safety. Projects that include the renovation or non-structural alteration of interior spaces only, and will not result in an alteration of the outward appearance of the structure. Demolition of any structure found by the Building Official to be necessary to protect health or safety of the public is exempt. Replacement of any demolished structure will be subject to all provisions of the Guidelines and Standards, and all applicable City codes and ordinances. Repainting of a commercial or mixed use building is subject to review by the Community Development Director to determine if it involves a substantial color change and may be referred to the ARC for a recommendation. For example, a change from one earth tone to another earth tone is not considered a substantial change. 12 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS HISTORIC OVERVIEW HISTORY OF ARROYO GRANDE The history of the Arroyo Grande Valley is firmly rooted in the natural resources that abound in the area. The first known inhabitants of the area were the Obispeno Chumash, who established a territory that covered much of Central California, extending as much as 60 miles inland from the ocean. Evidence has been found locally that suggests their presence dates back at least 9,000 years. Over 1,200 archaeological sites have been discovered in the Arroyo Grande Valley. The abundance of food included seafood and fish from the tidal flats, abundant wildlife in the surrounding hills and lush natural vegetation. The first Spanish explorer, Juan Cabrillo, arrived on the Central Coast of California in 1542, and his narrative describes many Chumash Villages and a large population of native residents. Spanish residence in the area commenced in 1771, when the mission was established at San Luis Obispo de Toloso. The priests of the mission established a garden and “plantation” in the Arroyo Grande Valley in 1780, where they raised large quantities of corn, beans, potatoes and other crops to supply food for the mission. At that time, however, the Arroyo Grande Valley was not the wide expanse of fertile farmland it was later to become. The area, which was to be the City of Arroyo Grande, was one large “monte” covered with willows and brush. The area remained under the control of the Spanish government until the Mexican revolution and independence in 1822, when California became a territory of Mexico. To encourage settlement in the “California Territory” the Mexican Government granted large parcels of land to individuals wishing to settle in the area. Early landholders in the Arroyo Grande area included William G. Dana, John Wilson, John Price, Francis Z. Branch, and Issac J. Sparks. Francis Branch had the most extensive holdings in the valley, including the Arroyo Grande and Santa Manuela grants, and a part of the Pismo grant. To help in clearing and settling the land, Francis Branch gave farmers the use, for five years, of every acre they would clear and cultivate. The San Luis Obispo Board of Supervisors established the township of Arroyo Grande in 1862. In 1867, the town consisted of a schoolhouse, blacksmith shop, and stage stop on the line to Santa Barbara. By 1876 there were two hotels, two stores, two saloons, a wheelwright and blacksmith shop, a schoolhouse, post office, livery stable and several residences. An influx of new settlers arrived in 1877, drawn by the rich fertile soil and mild climate that encouraged agricultural pursuits. Transportation improvements contributed substantially to the success of agriculture in the valley. The Meherin brothers, who were local merchants, and other investors wishing to promote the Arroyo Grande Valley, built the Pismo Wharf in 1881. Stock was issued to finance the wharf, and 800 shares were sold at $20.00 each to farmers and landowners. When finished, the wharf extended 1,600 feet from shore, where the water was 27 feet deep at low tide. In 1882, thirty-eight ships were loaded at the wharf, saving local farmers over $35,000 in freight charges. Also in 1881, the Pacific Coast Railroad was extended from San Luis Obispo to Arroyo Grande, further stimulating the agriculture industry and encouraging substantial growth and development. Arroyo Grande was incorporated as a City in 1911, at which time the population was approximately 1,200. The reputation of the area continued to lure residents, and agricultural enterprises gave way to residential development. Eventually, the 13 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS small separate settlements of Arroyo Grande, Pismo Beach, Shell Beach, Grover Beach and Oceano expanded to reach each other’s borders, creating a large urbanized area, sometimes called Five Cities, which is far different from what early settlers experienced. Much remains in Arroyo Grande that reflects its heritage and past, however. Many older homes and buildings that remain reflect their utilitarian heritage, with vernacular architecture common. Some agricultural operations remain within the city, many of these in proximity to the Village area. The Village of Arroyo Grande still reflects many aspects of its history today, although most residents are no longer involved in the historic enterprise of agriculture. 14 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS OVERALL DESIGN FRAMEWORK Design issues in the Village area are not limited to individual buildings or projects. While the community structure may not be of concern to an individual renovation project, it should be considered for larger projects that have the capacity to change the structure of the Village. The structure of the Village is an expression of the type, intensity and arrangement of activities and physical structures in the community. How the resident or visitor experiences the structure, depends on the clarity of the community’s physical organization. Are there landmarks for points of reference and recognizable “meeting spots?” Are travel routes clear and continuous and are separate areas recognizable for their individual character? These issues, and others, help to define the community’s structure. To help illustrate the structure of the Village of Arroyo Grande, and its problems and potential, visual elements, first described by author Kevin Lynch, can be used to explain the existing “image” of the Village area. These elements are defined and examples supplied to illustrate how they are expressed in the Village of Arroyo Grande. Designers and decision makers should consider these elements, and determine how they will be affected by development projects. GATEWAYS There are visual “clues” that tell an observer that they have entered the Village. They are a change in the quality of space on a path, where adjoining areas are distinguished from the distinct and separate Village area that the traveler is entering. Gateways can be natural or man-made, and can range from the first views of historic residences when approaching from Branch Mill Road or East Branch Street to the triangle park at the intersection of Nelson Street and Traffic Way. Preservation and enhancement of gateways is important to help define the special quality of the Village area. The change of character, as one enters the Village on East Branch near Crown Hill, Mason Street or Traffic Way are “gateways”. LANDMARKS There are features in the community that stand out because of their unique visual character. They are often used as reference points, to help guide a traveler through the Village. Landmarks are notable for the physical characteristics that separate them from their surroundings, and often, for their contribution to the historic fabric of the community. Landmarks in the Arroyo Grande Village include natural features such as Crown Hill and Arroyo Grande Creek to historic structures such as the old Methodist Episcopal Church, the I.O.O.F. Hall, the Olohan Building, and the Swinging Bridge. Care should be taken in the design of new projects to preserve the effect of existing landmarks, and to assure that new “landmarks” created are harmonious with their surroundings. A design element can unintentionally become an unwelcome landmark if its style, bulk, or color overwhelms the surrounding development or obscures an existing “landmark”. NODES There are strategic spots in the Village that an observer considers the center or concentration of activity or junction of paths. The public parking area next to the creek, with the gazebo and Swinging Bridge or Village Green and historic museum area are illustrations of such a concentration of activity, especially during community festivals and farmer’s market days. New development designs that incorporate pedestrian space and visual interest to attract activity can create such “nodes”. 15 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS DISTRICTS There are areas of the community with a unique character that distinguishes them from the adjoining areas. An observer can identify certain districts from inside, and often from outside the district. The historic development of Arroyo Grande, and the activities that occur in different areas of the Village, contribute to its division into districts. There are distinct differences between the historic commercial buildings of the Village Core Downtown area, and with the nearby Village Residential area. The Village Residential area, with many historic homes and large mature trees, differs from the surrounding, more modern, developments. Both new development and renovations should be sensitive to the architectural elements that contribute to neighborhood character and to distinctive “districts”. PATHS There are paths for various types of movement. It is not necessary for an observer to actually travel on the path for it to be a major visual image. This is especially true in Arroyo Grande, where major arterials pass through the Village (Highway 227) or did pass through in earlier times, Traffic Way. Branch Street has been the “main” street in the Village, and still serves as a major link to Lopez Lake and adjoining areas. Traffic Way, Bridge, Nevada and Mason Streets are additional vehicle paths through the Village, as are Olohan Alley and LePoint Street. Smaller connections for circulation include Short Street, several walkways and historic routes such as Hart Lane or Creekside promenades. Design elements, such as street furniture, signs, trees and lighting can all contribute to the “importance” or purpose that is assigned to a particular “path”. EDGES OR SEAMS There are linear elements that are not paths that represent breaks in continuity that may be perceived as barriers between districts or “seams” where districts are joined. They may have a feeling of an edge, as with the steep hills to the north of the Village along LePoint Street, or a seam, like Arroyo Grande Creek, joined by bridges. “Edges” or “seams” can be less defined but still apparent such as at Crown Terrace east of The Village or Traffic Way on the west. NATURAL AREAS There are areas within the Village that remain “natural” as opposed to built areas, man-made parks, plazas or gardens. In urban areas, the preservation of natural areas is often a challenge. Protection of large, landmark trees and the riparian areas adjoining Arroyo Grande Creek contribute substantially to the overall experience and enjoyment of the Village. Every effort should be made to preserve and enhance “natural areas”. 16 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS ARCHITECTURAL STYLES This section illustrates various architectural styles found within the Village Historic Design Overlay District. These styles represent much of the existing architecture in the Village and shall be used a guide for future development and renovations in the area. For the Spanish Eclectic Style, use this section as a guide for residential remodels for existing Spanish Eclectic style homes or mixed use/commercial construction (See Appendix “A” for additional examples): construction of new Spanish Eclectic homes is allowed in the HCO residential district subject to conditional use permit approval. Most of the historic architecture does not follow one specific style, but is influenced by many. The commercial style development in the Village area is an eclectic mix of buildings, but there is a similar vocabulary in the building design and construction materials. The development for the residential and commercial buildings generally fits within one or more of the following architectural styles. RESIDENTIAL STRUCTURES Bungalow The Bungalow style is a unique house type that borrows from other cultures, but is a truly American design. Developed on the west coast, the Bungalow reduces the distinction between inside and outside space, reflecting the open practical living possible in California. It is generally a low, small house that used natural materials and relied on simplified design. The roof structure is most often broad gables, often with a separate lower gable covering the porch, although hipped roof structures are also common. There is little ornamentation, and what is found is of simplified design. The first Bungalow development period was from 1895 to 1915. Cottage A Cottage is basically a small frame single- family home that does not use any particular architectural style or ornamentation pattern. Roof styles vary, but most often use gable, hip or a combination of the two. This is a style that often borrows elements from classic styles, but does not incorporate other elements that make the style unique. Craftsman An extension of the early Bungalow, the Craftsman design included a low-pitched gabled roof with a wide, unenclosed eave overhang. Roof rafters are usually exposed and decorative beams or braces are commonly added under gables. Porches are either full or partial-width, with a roof often supported by tapered square columns. The most distinctive features of this style are the junctions where the roof joins the wall, 17 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS where the most ornamentation occurs. This was the dominant style for smaller homes from 1905 to early 1920’s. The popularity of the style faded quickly, however, and few were built after 1930. Folk Victorian The Folk Victorian style uses a simple, folk type house style that is often one story and has a roof that is gabled or hipped (pyramidal). It lacks the intricate, irregular roof structure of the Queen Anne style, but includes ornamentation common to Victorian-style detailing, especially spindle work. Facades are generally symmetrical. Queen Anne The Queen Anne architectural style was common from about 1880 to 1910. Identifying features include a steeply pitched, irregular shaped roof, often with a dominant front-facing gable, patterned shingles, cutaway bay windows, and other features to avoid a smooth walled appearance. The decorative detailing is usually of two types: 1. Spindle work includes turned posts and may also include decorative gables and ornamentation under the wall overhangs. 2. Free classic detailing uses classical columns, instead of delicate turned posts, and other ornamentation is less “lacy” and delicate than that found in spindle work. This style became common after 1890. Spanish Eclectic For the Spanish Eclectic Style, use this section as a guide for residential remodels for existing Spanish Eclectic style homes or mixed use/commercial construction (See Appendix “A” for additional examples): construction of new Spanish Eclectic homes is allowed in the HCO residential district subject to conditional use permit approval. The Spanish Eclectic style uses decorative details borrowed from all aspects of Spanish Architecture. The roof is low pitched, usually with little or no eave overhang, or flat. The roof covering is S-shaped or 2- piece unglazed clay tile. Typically one or more prominent arches are placed above the door or principal windows. Windows are typically recessed. The wall surface is usually smooth plaster, and the façade is normally asymmetrical. * Sketches from the Architectural Styles section are from Realty Advocates at www.realtyadvocates.com. 18 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS COMMERCIAL STRUCTURES Late Nineteenth Century Commercial Characteristics included in late nineteenth century commercial architecture are double storefronts that are generally 25 to 50 feet wide with one or two entrances. Flat roofs and rooflines with detailed cornices, recessed entrances flanked by large display windows on the first floors and smaller vertical rectangular windows on the second floors are common as well. Materials of the time the historic commercial buildings in Arroyo Grande were built include stone, brick and wood. Future renovations and development within the Village Core shall use similar materials and color to fit within the historic character of the Village. Olohan Building IOOF Building Old Brisco Hotel 19 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS CONSTRUCTION MATERIALS This section provides examples of the most commonly found building materials used in the Village area of Arroyo Grande. There are also examples of construction materials under the Village Core and the Residential sections specific to those areas. All new projects shall use materials that fit within the character of the Village (see following examples). Using similar materials or replicating these materials on all projects and restorations will extend the existing character extended throughout the Village. All restorations shall use materials that match or complement the original structure facilitating compatibility and preservation of its character. WEATHERBOARD OR CLAPBOARD WOOD SIDING Most of the original housing and a few of the commercial buildings used horizontal wood siding or vertical board and batten for the exterior walls and trim of the buildings. Wood siding gives the buildings a sense of historic character, adding detail and texture. CEMENT PLASTER Cement plaster (including stucco) is not as common as wood or brick, however some of the commercial and residential buildings within the Village have plaster exteriors. Cement plaster buildings require detailing that gives them a historic “Village” feel. Buildings with plain plaster walls and no ornamentation are not appropriate for The Village. YELLOW INDIGENOUS SANDSTONE This type of stone is used on the old I.O.O.F. Hall on Bridge Street and the Old Brisco Hotel on East Branch Street. It is a golden stone that is shaped in large irregular chunks. The color of this natural stone adds a warm variety and individuality to the area. 20 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS BRICK AND STONE BLOCK Brick and stone blocks are most common on commercial buildings in the Village. Brick is an old construction material that was used in the late 1800s and early 1900s when the bulk of the historic commercial buildings in Arroyo Grande Village were built. The use of exposed plain concrete block is not permitted in the Historic Village Core District. WINDOW SASHES AND DOOR FRAMES Doors should be made of wood or a material that resembles an older style wooden door. For commercial areas, large industrial style glass doors and windows with metal frames are not appropriate. Doors with wood trim and windows with wood framing should be used. Aluminum and other frames that have a modern metal look are not appropriate for the Village. 21 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS VILLAGE RESIDENTIAL DISTRICTS (VRD) This section of the Guidelines and Standards applies to all residential parcels in the Historic Design Overlay district including Single Family Low-Medium Density, Single Family Medium Density and Multi Family Medium-High Density districts. EXISTING CHARACTER Many homes in this district were built in the period from 1885 to 1920, and represent a wide variety of architectural styles. Building materials, styles and details differ considerably from home to home, but some common elements can be identified in many buildings. These include height, mass and scale, materials and attention to ornamentation. Similarity in Height, Mass and Scale Most homes are one or two stories high, with single story designs most common. Lots are generally smaller and narrower than those in more modern suburban developments, and the home fills much of the width of the lot. Since garages were not included in many of these early homes, the facade design dominates the structure and streetscape. Other homes have single, detached garages, often in the rear yard. Similarity of Material The most common exterior wall material is either weatherboard or clapboard wood siding. These materials contribute a strong horizontal element to the overall design. Other popular materials include stucco or plaster, and shingles of various designs are often seen as accent materials or ornamentation, especially on gable ends. Yellow indigenous sandstone, which was often used as a commercial building material in the Village Core area, is uncommon for residential façades. It is used often, however, as a material for foundations or retaining walls. Brick and concrete block are also common foundation materials. The most common roofing material is composition shingle, and some wood shingles are also used. New roofing materials should incorporate composition shingles or other non-flammable material that approximates the appearance of wood. 22 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS For Spanish Eclectic or Pueblo styles, use of mission tiles is appropriate. Window frames are almost exclusively wood, and door materials incorporate wood panels with glass, in varying proportions. Some homes have been remodeled and now incorporate non-traditional materials such as synthetic siding, concrete block or stucco walls and aluminum windows. The use of these materials is discouraged unless their appearance simulates traditional materials. Sense of Experimentation There are many similar types of building design, and some homes actually appear to be copies of others in the district. Design features and ornamentation are often used in creative ways, however, so that each home has an individual character. Often, elements from classic design types are combined, and the result is an unusual home. Variety in Building Form Although most of the homes are single story, tall two-story homes are also common. The combination of different architectural styles, varying setbacks, and distinct wing arrangements create a unique streetscape. Landscaping is used both to conceal and accent homes, and adds to the overall impression of the district. DESIGN GUIDELINES AND STANDARDS Site Design 1. All new projects or renovations shall adhere to site development standards of the Development Code. 2. All outbuildings, including garages, sheds, recycling enclosures, enclosures for service areas, trash containers, or outside storage should be compatible with materials, textures and colors of the principal building. 3. Existing trees should be retained as much as possible, although judicious pruning and shaping will be allowed. Drought resistant street trees shall be incorporated if pedestrian circulation will not be obstructed. All front yards shall be landscaped and maintained on a regular basis. Properly designed landscaping adds to the small town character of the residential area and is strongly encouraged. 4. Existing parkways shall be retained. New landscaped parkways shall be installed with substantial new construction. Continuous hardscape parkways are not permitted. Building Design 1. The height of new buildings shall not exceed 25 feet. Consistent with Development Code 16.16.100-B.4 and B.6, a Minor Exception may be sought to increase building height for Victorian architecture to improve architectural design where scenic views or solar access on surrounding properties is not affected. The maximum wall height shall be 20’. 2. The use of architectural styles in the years from 1870 through the 1930’s is strongly encouraged (see Architectural Styles and Appendix “A” for examples). The Spanish Eclectic Style is allowed for residential remodels to existing Spanish Eclectic homes or mixed 23 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS use/commercial construction: construction of new Spanish Eclectic homes is allowed in the HCO residential districts subject to conditional use permit approval. 3. To avoid “boxy” structures that have unrelieved exterior wall planes extending in height for two stories, and to promote vertical articulation of wall planes, the second floor living area shall be set back from the ground floor building footprint on the front and street sides of the house a minimum of 5 feet unless at least 50% of the first floor elevation is articulated with a covered porch extending out from the wall plane. The minimum interior sideyard setback for a two-story structure or the second story portion of the structure shall be 7.5’. Substantial articulation for two- story single-plane walls is strongly encouraged. 24 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS 4. New buildings or renovations shall adhere to the following lot coverage and floor area ratio requirements displayed in Table 1: Table 1 Lot Coverage and FAR Parcel Size Max. Lot Coverage Maximum Floor Area Ratio (Gross Floor Area is inclusive of all roofed structures, including garage, loggias, balconies, decks, patios and porches; and excluding eaves, awnings and trellises) 0 – 11,999 square feet net 0.40 0.40 12,000 sq. ft. and larger 0.40 No FAR maximum Maximum residence size 4,800 sq. ft. 25 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS 5. New construction shall include elements common to the district such as cladding type, roofing material, roof structure, and ornamentation. Spanish Eclectic design shall use clay tile roofing and shall comply with the description given on page 18. Cement plaster may be permitted in limited quantities provided that it emulates historic design and it does not detract from the historic character of the area. 6. To be consistent with the historic character in the Village, the following features should be used in all structures [and shall be used in conjunction with Minor Exceptions in accordance with Development Code Section 16.16.100- B(6)]: Incorporate architectural details and varied materials to reduce the apparent mass of structures. Such scale reducing design devices include porches, covered entries, dormer windows, oriel and bay windows, multi- pane windows, varying roof profiles, moldings, masonry, stone, brickwork, and wood siding materials. Expansive building facades should be broken up by varied roof lines, offsets, and building elements in order to avoid a box-like appearance. Variations in wall planes, rooflines, detailing, materials and siding should be utilized to create interest and promote a small-scale appearance. Minor Exceptions may also be considered for energy efficient building elements or design. 7. All new projects shall use materials that fit within the character of the Village. By using similar materials or replicating these materials on new projects and restorations, the existing historic character will be reinforced and extended. Garage/Parking 1. One and two car garages shall be detached if feasible. If infeasible, proposed attached garages are preferred to be side or rear-loaded or, if street facing, shall be recessed from the front building elevation a minimum of five feet with deep roof overhangs and smaller single bay doors. Tandem garages are encouraged to soften the façade of the home. Other similar architectural treatment to minimize the dominance of front garages is encouraged. The materials and architectural detailing of garage doors shall be consistent with the historic character of the Village and the architectural style of the house.. Prominent visibility of garage doors requires ARC approval. (Development Code Section 16.56.020 provides that a Minor Exception may be granted for the provision of on-site parking when a change or expansion in use is proposed.) 26 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Construction Materials 1. Clapboard or weatherboard cladding is the most common type of material used in the residential district. Plaster is prevalent in later designs, especially Spanish Eclectic styles. The use of clapboard or weatherboard is encouraged in new projects or renovations. Smooth plaster is acceptable for renovations involving styles such as Spanish Eclectic that are true to the description given on page 18. 2. Renovations shall use the original materials as much as possible. 3. Window sashes and doorframes should be made of wood or vinyl that looks like wood, and consistent with the historical period. Unfinished aluminum is not allowed. 4. Door materials were traditionally wood panel and glass. New or replacement doors shall be wood or an approved substitute material that simulates the appearance of original materials. 5. Original decorative details shall be retained during renovation. If the original materials have deteriorated and must be removed, they shall be replaced with materials that match the original in design, color, and texture. Building Colors 1. Building colors shall fit within the existing character of the neighborhood and be compatible with the historic period of the Village Residential neighborhood. The use of fluorescent “neon”, “day-glo”, or bright primary colors as the predominant shade on building facades is not permitted. Colors for Spanish Eclectic designs should be muted and softer in tone. 2. When Plot Plan review is required, color samples shall be submitted as part of the process. 27 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS VILLAGE CORE DOWNTOWN (VCD) This section of the Guidelines and Standards applies to all parcels in the Village Core Downtown area and may also be applicable within Community Facilities (including Public Facilities and Parks), and Mixed Use districts as shown on the Design Overlay District Map. An objective of the Village Core Downtown area is to enhance and maintain a compact, active street frontage with commercial uses that attract pedestrians. A visual continuity should be maintained through site design and compatibility of scale and materials. MIXED USES WITHIN THE DISTRICT There are properties within the Village Core, Mixed Use and Community Facilities overlay districts that have residential architectural styles, and are currently being used as stores, shops, residences, or offices. In order to preserve and enhance mixed use, the character of any new building or renovation shall be consistent with the surrounding area. EXISTING CHARACTER Many of the Downtown district historic commercial buildings were erected in the period from 1885 to 1910, and represent a variety of architectural styles. Although building material and detail differ, there are definite patterns that should be respected and incorporated into new development and renovation. Common elements of design include façade height and structure, strong pedestrian orientation, and attention to ornamentation. Similarity in Height, Mass and Scale Most buildings are one or two stories high and range from about eighteen to thirty feet in height. The majority of the buildings in the Village on Branch Street between Traffic Way and Mason Street are also narrow as well, which emphasizes their vertical character. The most common façade design is two stories high, although some buildings use a “false front” to achieve the impression of height. This façade treatment, when used on a relatively narrow building, stresses the strong vertical elements in the structure and creates an impressive image. Buildings are also made to appear larger by creating a series of attached facades, linking several smaller structures to create the appearance of one large building. These techniques lead to a more impressive appearance without losing pedestrian scale or blocking views and light. 28 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Similarity of Material Brick and stone masonry construction is common, especially along Branch and Bridge Streets. Although some exteriors have been painted, such as the Olohan Building, the buildings retain many architectural details of “brick front” construction. This was one of the most popular storefront types of vernacular design, and incorporated commercial establishments on the ground floor with storage, offices or living quarters on the second level. An unusual vernacular style that uses locally quarried yellow stone is also found in the Village Downtown district. The unifying element is the stone itself, which calls for simplicity of construction and ornamentation, but the buildings using this material vary significantly in design. Another common material is wood siding, especially clapboard or weatherboard. Sense of Experimentation Although similar architectural styles are evident, and many elements are common, there is no one predominant architectural style, and elements are often combined in creative ways. The historic character, however, is maintained. Pedestrian Orientation Most commercial buildings have large display windows and a main entrance that faces the street, oriented to pedestrian traffic. There is no setback from the sidewalk, and buildings are generally designed and detailed to human scale, contributing to an atmosphere where pedestrians feel comfortable. Variety in Building Form There is sufficient variety in height, mass, scale and proportion to create visual interest in the Village Core Downtown Area. There is also a mixture of uses that includes retail establishments, cafes, restaurants and offices, often within the same block. DESIGN GUIDELINES AND STANDARDS Mixed Use Projects Within the Village Core Downtown Mixed use projects within the Village Core Downtown shall be predominantly commercial in character. Upper story residential and office uses designed to be compatible with ground floor retail uses are appropriate. Design of mixed use projects shall not impede pedestrian flow or disrupt concentration of retail, cultural and entertainment uses. The following building elements shall NEITHER overpower the project or detract from the visual continuity of the streetscape or neighborhood NOR produce redundancy in feature or pattern that is discordant with the historic character of the district: • Building scale • Building form • Building façade • Building entrance • Roofline • Fencing, rails or trellis • Archways, columns or towers • Doors and windows • Signage or feature designed for sign placement • Colors 29 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Site Design 1. All new projects or renovations shall adhere to the site development standards of the Development Code. 2. The existing front setbacks of zero to fifteen feet (0’ to 15’) shall be required with main entries facing the street. A majority of the building frontage shall face the street and incorporate design features oriented to the pedestrian. 3. Streetscape improvements shall complement the existing design sidewalk paving, lighting schemes and street furniture within the district. 4. All enclosures for service areas, trash or recycling containers shall be designed as part of the overall project or building. Materials, textures and colors should be consistent with those of the proposed project and compatible with adjacent buildings. 5. Landscaping shall retain existing trees and plants as much as possible. Street trees and sidewalk planters shall be incorporated where feasible and pedestrian circulation will not be obstructed. (Streetscape elements within the public right-of-way, require an Encroachment Permit from the Public Works Department.) Landscaping in parking areas shall conform to the requirements of Title 16 of the Municipal Code (Development Code). Building Design 1. The height of new buildings shall not exceed development standards allowed in Title 16 of the Municipal Code. Scale and massing of any building within this area shall be consistent with that of the neighboring buildings, as described above in “Similarity in Height, Scale and Massing”. 2. The existing pattern of building façades shall be incorporated into new development projects. Dominant façade designs incorporate either brick front elements or parapet features. Roof patterns generally associated with residential buildings such as gable, hip or gambrel are generally not appropriate for commercial building frontages in the Village Core Downtown District. 3. For retail commercial buildings, display windows should complement the design of surrounding historic buildings and shall be oriented to pedestrian traffic. 4. Transoms are common over display windows, and were used for light and ventilation. When possible, transoms should be incorporated into new building design, and existing transoms should be used in building renovations. 5. New construction should include elements such as cladding, roof structure and ornamentation common to the district. All new projects shall use materials – including roof materials – that fit within the character of the Village Core Downtown district. By using similar materials or replicating these materials on all projects and restorations, the existing character will be reinforced and extended. 6. Decorative fixtures, including awnings, signs, and lighting, shall be integrated with other design elements of the structures. Construction Materials 1. Brick and stone masonry are the most common façade materials used on historic character structures in the Village Core Downtown district, and are acceptable façade materials. Some brickwork has been painted, and this is consistent with design style of the 1870- 1939 period. 30 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Other acceptable façade materials include yellow sandstone (such as that on the I.O.O.F. building), and wood cladding. Wood cladding shall be of painted clapboard, painted weatherboard, or board and batten styles. Materials of similar design, color and texture may be considered. Smooth plywood panels are not appropriate unless detailed for the historic period. 2. Window sashes shall be of wood or painted steel, and consistent with the historic period. Materials that approximate the appearance of original materials may be substituted subject to the approval of the Architectural Review Committee, but unfinished aluminum is not allowed. 3. Door materials were traditionally wood panel and glass, either single or double. New or replacement doors shall be wood or an approved substitute material that approximates the appearance of original materials. Aluminum entry doors with large glass panels are inappropriate for the Village Core Downtown District. 4. Original decorative details should be retained during renovation. If the original materials have deteriorated and must be removed, they shall be replaced with materials that match as closely as possible the original in design, color, and texture. 5. Reflective glass is not appropriate in the Village Core Downtown District. Stained glass may be used as an accent material if it is consistent with the historic period of the building. Building colors 1. The number of colors used on a building should be kept to a minimum. 2. While bright colors may be used for limited accent, their use is subject to review by the Architectural Review Committee (ARC). 3. Color samples shall be submitted as part of Plot Plan Review or Conditional Use Permit process. 4. The use of fluorescent, “neon” or “day- glo” colors on building facades is not appropriate, historic base colors should be used instead. 5. Accent colors used for ornamentation, awnings, dentils, friezes or other details shall harmonize with the predominant building color. 6. Color palettes shall complement the majority of the neighboring buildings and be consistent with the historic period. 31 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Village Mixed Use (VMU) This section of the Guidelines and Standards applies to areas between the Village Core Downtown and the Village Residential districts surrounding the Village, as shown on the Design Overlay map including the Public Facilities district. The Village Mixed Use district is intended to provide space for intensified mixed use projects compatible with adjoining commercial or residential districts. The Guidelines and Standards for this area are intended to enhance these transitional areas. An objective of the Village Mixed Use district is to maintain and develop mixed uses in a manner that allows a transition from the intense commercial character of the Village Core Downtown to the surrounding traditional Village Residential neighborhoods. Adaptive re-use of existing houses is encouraged to accommodate new uses while maintaining the historical residential heritage. The Village Mixed Use district should enhance pedestrian accessibility and activity and minimize the visual impact of automobiles. EXISTING CHARACTER The Village Mixed Use districts contain a combination of commercial, office and residential uses rather than exclusively residential or commercial character evident in adjoining areas. Generally, the character of existing development reflects the period of the late 19th Century, however, it derives its diversity from the combination of residential and commercial uses over time. Diversity in Scale Many of the buildings surrounding the Village Core Downtown are small residential structures that are being used as homes, offices, or small retail stores. The lot sizes and building types are more consistent with Village Residential areas. Most of the buildings are one story, however, some two story homes and offices exist proximate to the Village Core Downtown. Generally, the scale of the Village Mixed Use neighborhood is smaller with moderate sized separated buildings. Similarity of Material Building materials used in the Village Mixed Use district generally reflect those used in Village Residential neighborhoods rather than Village Core Downtown commercial buildings. The most common cladding material is either weatherboard or clapboard wood siding. Other popular materials include stucco or plaster, and shingles of various designs are often seen as accent materials or ornamentation, especially on gable ends. The most common roofing material is composition shingle, and 32 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS to a lesser extent wood shingle. Yellow indigenous sandstone, which is a distinct building material in the Village Core Downtown, is not as common for Village Residential and Village Mixed Use buildings, but it is sometimes used as a foundation material or a trim material along with stone or brick. Window frames are almost exclusively wood, and door materials incorporate wood panels with glass, in varying proportions. Sense of Experimentation Most Village Mixed Use districts exhibit a Village Residential rather than Village Core Downtown commercial character. Use of similar building materials, colors, or styles with individual building design or unique ornamentation brings out a more eclectic nature within Village Mixed Use districts. Such diversity is encouraged. Variety in Building Form Buildings are single and two-story with varying architectural styles and sizes. Varying setbacks and distinct wing arrangements create a unique streetscape. Landscaping adds character by screening and accenting the buildings in the Village Mixed Use district. Variety in building form is due to historic mixed uses and diversity of individual infill developments between the Village Core Downtown and Village Residential areas over time. Materials and building styles incorporate details from both residential and commercial building types. DESIGN GUIDELINES AND STANDARDS The following building elements shall NEITHER overpower the project or detract from the visual continuity of the streetscape or neighborhood NOR produce redundancy in feature or pattern that is discordant with the historic character of the district: • Building scale • Building form • Building façade • Building entrance • Roofline • Fencing, rails or trellis • Archways, columns or towers • Doors and windows • Signage or feature designed for sign placement • Colors Site Design All new projects or substantial alterations and additions are required to adhere to site development standards of the Development Code. Front Setbacks in the Village Mixed Use district should be in line with traditional houses along the block generally ten to twenty feet (10’ –20’). Where setbacks vary, a new building shall fit within the range of setbacks of the block. 33 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS When a structure is built in or altered in or is facing a predominantly residential block, it should take on a residential design character regardless of its proposed use. For a Village Mixed Use district project that is predominantly residential in use, the design of the project should reflect a residential character. Residential and mixed use buildings in the Village Mixed Use district shall comply with the design standards for the Village Mixed Use district, unless otherwise approved by the ARC and Planning Commission. Exceptions may include retail commercial uses in close proximity to the Village Core Downtown. Connective elements such as walkways, common landscaped areas, building orientation, and unfenced property lines are encouraged. Particular care should be taken to assure convenient pedestrian and bike circulation through all parts of a project and to adjoining properties in the Village Mixed Use district. Any surface parking should be provided in well-screened parking lots at the rear or sides of projects. Parking that is intended to support commercial or office uses should be placed in convenient proximity to such uses. At least one on-site parking space shall be provided for each dwelling unit, regardless of dwelling size. New outbuildings, including garages and enclosures for service areas, trash or recycle containers, or storage structure should be compatible with materials, textures and colors of the principal buildings. Projects that propose potential newspaper racks shall include a designated area consistent with the building architecture. Vending machines in public view shall be placed within an enclosing structure. Plans for the structure shall be subject to ARC approval. Existing trees should be retained where possible. A Tree Removal Permit may be required “Municipal Code 12.16). Judicious pruning and shaping will be allowed. Street trees and other sidewalk area landscaping shall be incorporated if pedestrian circulation will not be obstructed. (Streetscape improvements within the public right-of-way require an Encroachment Permit from the Public Works Department.) Front yards should be landscaped compatible with the majority of neighboring properties and maintained on a regular basis. Each residential unit shall provide a private outdoor patio, courtyard, atrium or balconies, regardless of unit size. Street furniture and fixtures shall complement the existing sidewalk paving, lighting schemes, and street furniture within the Village Core Downtown. A site plan incorporating the project within adjacent development shall be submitted as part of the application for Architectural Review. Building Design The height of new buildings shall not exceed Development Code standards: generally one and two stories are allowed. New building additions and alterations should be compatible with the adjoining area and not exceed height, lot coverage and floor area ratio requirements of the Development Code. The use of consistent architectural styles from the years 1870 to 1940 is strongly encouraged rather than additions or alterations from more recent or different design styles (see Architectural Styles for examples). New construction should include elements such as cladding, roofing material, roof structure and ornamentation common to the district. 34 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS The existing pattern of building facades generally respecting pedestrian or human scale design should be incorporated into new development projects. Façade designs that incorporate either brick or stone elements and parapets are appropriate for commercial structures. Roof types generally associated with residential buildings such as gable, hip or gambrel are also appropriate for structures within the Village Mixed Use district. A building front should provide visual interest and a sense of human scale. All decorative fixtures, including awnings, signs and lighting, shall be integrated with other design elements of the structures. Building elevations shall be submitted as part of the application for ARC review. Perspectives, accurate sections or a model of the project may be required to depict the height, mass and scale of the proposed project with respect to its setting and adjacent development. Construction Materials Clapboard, weatherboard cladding, and cement plaster, including stucco, are building materials used in the Village Mixed Use district. Cement plaster is most prevalent in more recent designs and on Spanish Eclectic style buildings. All cladding or wood materials should be painted or treated to preserve the wood, and to give the structure a more finished look. New roofing materials should incorporate composition shingles or other nonflammable material that simulates the appearance of wood. For Spanish Eclectic or Pueblo styles, the use of mission tiles is appropriate. New or replacement door frames and window sashes should be made of wood or an approved substitute material that approximates the appearance of original materials. Some existing buildings incorporate materials that do not reflect historic styles such as synthetic siding, concrete block and aluminum, which are the result of prior additions or remodels. Further use of these materials is not permitted unless necessary for minor changes to elevations already composed of such elements. Additions or alterations to buildings shall use the original building materials where possible, or approved materials that simulate original materials. Original decorative details should be retained where possible. If original historic materials have deteriorated and must be removed, they shall be replaced with materials that match the original design, color and texture. Sample materials shall be submitted as part of the application for ARC review. Building Colors Building colors should be compatible with the historic character of the area, and should not conflict with other colors in the surrounding areas. The building colors in the historic districts primarily include tones that match the natural environment such as earth tones. Some Victorian homes in the Village Residential and Village Mixed Use portions of the Village use brighter colors to accent the style of these buildings. Neon or day-glow colors are not appropriate. Bright colors, such as those on the Victorian homes, shall be limited to accent details or portions of the buildings. Color samples shall be submitted as part of the application for ARC review. 35 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Signs, Awnings and Rear Entries SIGNS General 1. Signs shall meet all requirements of the Development Code, and the provisions of these Guidelines and Standards for the district in which it is located. If a conflict arises between the Development Code and these Guidelines and Standards, the most restrictive requirements shall apply. 2. All signs, except Community Development Director approved window signs, shall be subject to review by the Architectural Review Committee (ARC). 3. Signs shall be oriented to pedestrians and slow moving vehicle traffic. This means that signs shall be smaller and on more of a human scale than signs in other commercial districts. 4. Painted wall signs are not appropriate on facades of unpainted brick or stone. Signs painted directly on unpainted or unfinished walls are not appropriate for the Village Core Downtown and Mixed Use districts. Wall signs painted on finished wood and/or painted brick, stone or stucco surfaces are allowed subject to ARC recommendation. Removing or altering painted signs can cause damage to the surface material. Size 1. Signs shall not completely cover kick plates or window transoms. 2. All signage is included in the sign area allowed in the Development Code. This includes window and awning signs, logos and graphic representations that identify the business, product sold, or service offered. 3. Window signs shall not exceed twenty percent (20%) of the window area in which they appear. 4. Sign materials and lettering styles shall be consistent with the historic period. Location 1. Signs shall be located in relation to the bays on the façade. Signs shall not 36 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS obscure architectural features of the building. 2. Wall signs shall be located near the entry to the building to better relate to pedestrian traffic. 3. Window and door signs shall be applied where they will not obstruct visibility. 4. Signs on awnings or canopies shall be placed where pedestrians can see them. Under-canopy signs are encouraged in the Village Core Downtown District to enhance pedestrian orientation, and shall be counted as part of the total allowable sign area. Materials 1. Signs shall be built of wood, metal or other materials that simulate the appearance of wood or metal. 2. The use of wood-simulating recycled plastic material is subject to Architectural Review Committee (ARC) approval. 3. High gloss, shiny or reflective surfaces may be used as accents, but shall not be used as the predominant sign material. 4. Signs may use raised images or painted images in their design. 5. Sign materials shall complement the building material, and shall be in keeping with the historic character of the Village. 6. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign frames shall include carved or routed details or otherwise be designed to complement the architectural design of the building or district. 7. Interior lit and metal canister, plastic and vacuum-formed letters or sign faces are not permitted unless specifically recommended by the Architectural Review Committee (ARC). Colors 1. Sign colors shall complement the building color scheme. 2. Bright, intense colors are inappropriate including the use of fluorescent, “neon” or “day-glo” colors on signs. 3. All applications for sign permits shall include a sample of the intended color palette. 37 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Sign Illumination 1. Signs may be externally illuminated with incandescent lights, or other lighting that does not produce glare and is designed to conserve energy. 2. Wall, canopy, or projecting signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building’s architecture. 3. Window signs and window displays may be illuminated from concealed sources. 4. Neon tubing signs that approximate the appearance of historic neon are subject to approval of the Architectural Review Committee. All neon tubing shall be covered with transparent or translucent material to prevent rupture or shall be certified by the manufacturer for safety. AWNINGS AND CANOPIES 1. Under-awning or under-canopy signs oriented to pedestrian traffic are encouraged as part of the overall signage in the Village Core Downtown and Mixed Use districts. 2. All graphics, logos, and signs contained on awnings or canopies shall be considered part of the total allowed sign area as defined in the Development Code. 3. Awning or canopy color and design should be compatible with that of the building on which it is attached and complement those of adjacent buildings, both in style and color. 4. Canopies and awnings shall be consistent with the historic period in regard to size, shape, and materials. Aluminum, fiberglass and plastic awnings or canopies are not appropriate. The use of loose valances and traditional vintage-stripped awning material is encouraged. Canopies and awnings consisting of materials stretched taut over a rigid framework are not appropriate. REAR ENTRIES 1. Rear entries are traditionally plain and unadorned. Common materials include brick, stone, boards and battens and wood siding, and these are acceptable for new construction or renovation. 38 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS Wood siding may be either painted or unfinished, subject to Architectural Review Committee approval. 2. Trim materials are commonly wood or steel. Materials that approximate the appearance of wood or steel are subject to review by the Architectural Review Committee. Wood trim may be either painted or unfinished. 3. Color schemes shall complement those used on the façade of the building. The use of bright, primary colors as the predominant shade is not appropriate. While bright colors may be used for limited accent, their use is subject to Architectural Review Committee approval. The use of fluorescent, “neon” or “day-glo” colors is not appropriate. 4. Signs used in conjunction with rear entrances shall be part of the total sign area allowed for the use under provisions of the Development Code. 5. Doors and windows, including double- hung sash and casement windows, are traditional for rear entrances and may be used if the frame is wood or a material that simulates wood. Rear entry doors need not include glass panels. PUBLIC AREA IMPROVEMENTS Sidewalks 1. Exposed aggregate sidewalks with brick, stone or tile bands are required along Branch Street from Traffic Way to Tally Ho Creek and on Bridge Street between Branch Street and Nelson Street, in the Downtown district. Other streets within the Village Core Downtown and Mixed Use districts may have exposed aggregate sidewalks or conventional concrete, as approved by the City. 2. New building and substantial renovation projects within the Downtown and Mixed Use districts shall include replacement of existing conventional sidewalk with exposed aggregate sidewalk where required. Building permits shall include construction of sidewalk in areas without sidewalk. 39 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS When sidewalks are replaced due to normal maintenance, the new sidewalks shall be exposed aggregate, where required. Signs 1. All public signs shall be subject to a fee- exempt design review by the Architectural Review Committee. Public signs shall be detailed to conform to the area. This includes painting all new poles, sign backs, and other appurtenant hardware a color that is consistent with other public signs in the Village area. Street Furniture 1. Street furniture shall be compatible and consistent with City approved street furniture. Variations shall be subject to approval of the Architectural Review Committee. Trash and recycling receptacles shall be clearly differentiated. Advertising on benches, shelters or furniture is inappropriate in the Village Downtown and Mixed Use districts. 2. Ornamental streetlights shall be required in the same areas as exposed aggregate sidewalks, and are encouraged in other public or private pedestrian or parking areas throughout the Downtown and Mixed Use districts. 3. Bike racks shall be located in parking lots, with smaller racks in high traffic areas near building entries or plaza areas. Bike racks shall be painted dark colors, similar to sign and light poles. Bike lockers, where proposed, shall be darker wood tone colors and shall not be located in areas where they could detract from the pedestrian character of the Downtown and Mixed Use districts. 4. New projects that propose potential newspaper racks shall include a designated area designed consistent with the building architecture. 5. Vending machines in public view shall be placed within an enclosed structure. Plans for the enclosed structure shall be subject to Architectural Review Committee approval and consistent with the architecture of the principal adjoining building. Public Art 1. Public Art shall be consistent with the City’s Policy on Public Art, and in character with the historic period. 40 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS DEFINITIONS Guideline: Advisory instructions for a future course of action. Historic Period: For the purposes of these Historic District Guidelines, the historic period of the Village is 1870-1939. Preservation: The treatment of an existing building to stop or slow deterioration, stabilize the structure and provide structural safety without changing or adversely affecting its original character or appearance. Rehabilitation, Renovation: The process of returning a property to a state of utility, through repair or change, which makes possible an efficient contemporary use while preserving those parts and features of the property important to its historic, architectural, and cultural values. Remodel: The change of original features of a building or structure. Restoration: The careful return of a building to its original appearance or to a particular time period by removal of later work and replacement of missing earlier work. Scale: The interrelation of the size of architectural spaces, masses, elements, construction units, with the size of the human figure. Standard: Mandatory requirement of the Development Code or other City adopted regulation, plan or details (usually worded “shall” or “must”). Sign (externally illuminated): A Sign that does not use an artificial light source behind its face to make the message readable. 41 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS ARCHITECTURAL TERMS Bay: A rectangular area of a building defined by four adjacent columns; a part of a building that projects from a façade. Cladding: A material used as the outside wall enclosure of a building. Cornice: The exterior detail at the meeting of a wall and a roof overhang; a decorative molding at the intersection of a wall and a ceiling. Dentil: Alternate square block and blank spaces on a cornice or portico that gives the appearance of teeth. Eave: The horizontal edge at the low side of a sloping roof. Façade: The exterior face of a building, often distinguished from other surfaces by elaboration of architectural features or ornamental details. Kick plate: A wood panel or portion of wall below a large display-type window. Parapet: The region of an exterior wall that projects above the level of the roof. Sash: A frame for a pane of glass in a door or window. Shingle: A small unit of water-resistant material nailed in overlapping fashion with many other units to make a wall or sloping roof watertight. Transom: A window above a door or other window built on or hinged to a horizontal crossbar. Vernacular: Of or being an indigenous building style using local materials and traditional methods of construction and ornament, especially as distinguished from academic or historical architectural styles. 42 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS REFERENCES Angel, Myron, History of San Luis Obispo County, California. Berkeley, CA: Howell-North Books, 1966 (Reprint of Thompson & West, 1883) Arroyo Grande, California, City of, Development Code. City of Arroyo Grande: Author, 1991 Arroyo Grande, California, City of, Existing Setting and Community Issues Report. City of Arroyo Grande and Planning Network: Authors, 1989. Arroyo Grande, California, City of, General Plan, Land Use and Conservation Elements. City of Arroyo Grande and Planning Network: Authors, 1990. Aurora, Colorado, City of, Design Guidelines. Department of Planning, Aurora Colorado: Author, 1984. Cal Poly State University, Fourth Year Design Lab, Corralitos Community Plan. Santa Cruz County and Cal Poly: Authors, 1991. Danville, California, City of, Historic Downtown Danville, Guidelines. City of Danville and David L. Gates and Associates: Authors 1994. Danville, California, City of, Design Guidelines for Heritage Resources. City of Danville and Winter & Company: Authors 2001. Doyle, Michael E., Color Drawing. New York: Van Nostrand Reinhold Co., 1981. Garnham, Harry L., Maintaining the Spirit of Place. Mesa, AZ: PDA Publishers Corp., 1985. Gilroy, California, City of, Downtown Gilroy Revitalization Action Plan. City of Gilroy: Author 1986. Glendale, California, City of, Historic Preservation Element. City of Glendale Planning Division: Author, 1977. Gottfried, Herbert and Jan Jennings, American Vernacular Design, 1870-1940. New York: Van Nostrand Reinhold Co., 1985. InterWeavers. Realty Advocates. www.realtyadvocates.com. 1998 Jackson, Wyoming, City of, Design Guidelines. City of Jackson: Author, 1976. Kirker, Harold, California’s Architectural Frontier. San Marino, CA: Henry E. Huntington Library, 1960. Lynch, Kevin, The Image of the City. Cambridge, MA: The M.I.T. Press, 1960. Lynch, Kevin, Good City Form. Cambridge, MA: The M.I.T. Press 1981. 43 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS McAlester, Virginia and Lee, A Field Guide to American Houses. New York: Alfred A. Knopf, 1984. Miner, Ralph W., Conservation of Historic and Cultural Resources. Chicago: American Society of Planning Officials, 1975. Morrisson, Annie L., History of San Luis Obispo County and Environs. Los Angeles: Historic Record Co., 1917. Nicholson, Loren, Rails Across the Ranchos. Fresno, CA: Valley Publishers, 1980. Orange, California, City of, Historic Preservation Element. City of Orange: Author, 1985 Pacific Grove, City of, Architectural Review Guidelines for Single-Family Residences. City of Pacific Grove, Author, 1998. Peterson, Richard A., Framework Design in Community Planning: Designing Cities Without Designing Buildings. 1989. San Clemete, California, City of, Design Guidelines. City of San Clemente, Author, 1991. San Jose, California, City of, Residential Design Guidelines. City of San Jose, Author, 1999. San Luis Obispo, California, City Of, Completion Report: Historic Resources Survey, Volume 1. City of San Luis Obispo: Author, 1983. San Luis Obispo, California, County Of, Design Guidelines Manual. County of San Luis Obispo: Author, 1998. So, Frank S., The Practice of Local Government Planning. Washington DC: The International City Management Association, 1989. Sunnyvale, California, City of, Heritage Preservation Sub-Element. City of Sunnyvale Department of Community Development: Author, 1980. U.S. Department of the Interior, Guidelines for Local Surveys: A Basis for Preservation Planning. Washington, DC: National Park Service, 1983. U.S. Department of the Interior, Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. Washington, DC: National Park Service, 1983. Ziegler, Arthur P. And Walter C. Kidney, Historic Preservation in Small Towns. Nashville, TN: The American Association for State and Local History, 1980. 44 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS APPENDIX A SPANISH ECLECTIC DESIGN Good examples of existing Spanish Eclectic design in the Historic Character Overly District in the Arroyo Grande Village: 45 C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS SPANISH ECLECTIC DESIGN Examples of modernized Spanish Eclectic/Mediterranean design from outside the City that are NOT good examples of design that is consistent with the Historic Character Overlay District in the Arroyo Grande Village: 46 Page 1 Design Guidelines and Standards for Design Overlay District (D-2.11) - Traffic Way and Station Way Amended by City Council Resolution No. 4480 Resolution No. 4566 TRAFFIC WAY Purpose of this Design Overlay District The primary purposes and goals of this district are 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 Freeway 101. Much of the existing development in the area is modern, there are many buildings and sites reflecting the former highway route, prior to Freeway 101, from the 1920’s through 1950’s. The intent of these guidelines and standards is to protect the best examples of these existing historic period buildings, and to enhance the character of this major entrance to the Village. There is no one proper architectural style, but the design element and “automobile age” character of this era and the use of elements or scale found in adjacent buildings is encouraged. Examples include historic “Route 66” style building elements and architectural styles such as “Streamline Moderne” and “Art Deco”. Examples of such elements are shown in photographs at the end of this section. Guidelines and Standards Special Considerations A Concept Enhancement Plan is included in Attachment “A” to facilitate the goals for the district. The Plan shows areas planned for auto retail uses, visitor serving uses and shared parking. 1. Along a portion of the east side of Station Way, both sides of Traffic Way, and along the south side of Fair Oaks Avenue between Freeway 101 and Traffic Way, and on the southeast of the intersection of E. Cherry Avenue and Traffic Way (APN’s 007-483-009, 010, 011, 033, 039, and 040; 007-542-007, 015, 021, and 023; 007-594-017, 018, Page 2 027, and 029; 007-621-076, 077, and 078), permitted use shall 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. All other Permitted uses and Minor Use Permitted uses shall be considered subject to Conditional Use Permit, including a finding that vehicle sales and services and /or the similar related uses prescribed are not feasible due to site specific building and/or property configuration and conditions. Site Design 1. All new projects or renovations shall adhere to site development standards of the Development Code. 2. Buildings and sales uses shall be oriented to the public street while service, storage and accessory uses shall be oriented away from the street to interior areas of the site. 3. All accessory structures or functions, including off-street parking, service buildings and enclosures for service areas, trash containers or outdoor storage shall be designed as part of the overall project or building. 4. Landscaping should retain existing trees and add feature areas or strips of planting to achieve screening or softening of building and outdoor display areas visible from public streets. Street trees shall be incorporated where functional circulation will not be obstructed. Street trees and sidewalk planters within the public right of way should be supplemented with private street yard planting, landscape strips or feature areas to enhance appearance and encourage outdoor uses. 5. Streetscape improvements shall conform to the established sidewalk paving, lighting and street furniture, fixture and feature designs approved by the City. 6. The desired configurations and locations for off-street parking lots, in order of preference, are: a. Double loaded aisle to side or rear of building on-site. b. Shared double loaded aisle to side or rear of building partially on-site and part off-site on neighboring parcel. c. Shared off-site or public parking lot within 200 feet. d. Single or double loaded aisle in front of building(s). Building Design 1. Buildings shall be one to three stories, small to moderate scale, have horizontal massing and include both pedestrian and vehicle-oriented features evident from public streets, particularly Traffic Way. 2. Along both sides of Traffic Way and the south side of Fair Oaks Avenue, building material textures and colors shall be consistent with the character of the best examples of “automobile age” (1920’s through 1950’s) buildings in the area. On side streets east of Traffic Way adjoining Village Mixed Use District (D- 2.4) the building materials, textures and colors, as well as architectural character should transition to Historic district design guidelines and standards, including elements of both eras. Page 3 3. The height, lot coverage and floor to area ratio of new buildings shall not exceed the development standards allowed in Title 16 of the Municipal Code for the TMU district, unless the project adjoins the VMU district in which case those standards may be allowed. 4. To the extent feasible, original structures and materials, and architectural details should be integrated into project design and retained, renovated, or replaced with materials and features that match or reflect the original design. 5. Construction materials should be compatible with those used on adjacent developments. New buildings should incorporate traditional materials, but should not attempt, or pretend to be historic. Victorian period details should not be used when not in context with the building. 6. The number of colors used on a building or project should be kept to a minimum, to include a base color, trim color and accent colors. 7. Color and materials samples shall be submitted as part of the permitting process. The use of limited florescent, “neon” or “day-glo” colors on building facades may be allowed if used to depict the “automobile age” era. 8. Color palettes should be compatible with those of adjoining buildings. Signs Signs shall be architecturally integrated, meet all requirements of the Development Code and the provision of these guidelines and standards. If a conflict exists, the most restrictive requirements shall apply. However, because of the unique nature, multiple functions and special characteristics of the combination of new and used car, truck and/or other vehicle and related retail and accessory uses, the approval of Minor Use Permits or Conditional Use Permits may include design exceptions including height, size and total area of signage allowed. 1. Color and materials samples shall be submitted as part of the permitting process. The use of limited florescent, “neon” or “day-glo” colors on building facades may be allowed if used to depict the “automobile age” era. 2. Signs should be located symmetrically in relation to façade bays and should not obstruct architectural features of the building. 3. Wall signs should be located above the entry to the building to better relate to pedestrian traffic. 4. Window and door signs should be applied where they will not obstruct visibility. 5. Signs on awnings or canopies should be placed where they may be seen by pedestrians as well as by passing traffic. 6. Temporary banners to meet franchise agreement requirements for large scale automobile retail uses provided that: 1. Only two (2) banners are displayed at any given time; 2. The banners are no larger than forty-eight (48) square feet each; and Page 4 3. The banners are displayed no more than thirty (30) days every two (2) months. Examples of Architectural Elements Example of a façade that incorporates Streamline-Modern style architecture Example of art deco inspired architecture: Former Volkswagen Showroom Building (circa 1937), Maple and Olympic Boulevard, South Beverly Hills Typical art deco inspired architecture: Greyhound Depot in Ohio (courtesy Andrew Wood) Page 5 Station Way Purpose of this Design Overlay District The primary purposes of this district are to encourage the use of design that will complement the neighboring Village districts and provide a transition between these districts and the Traffic Way corridor. The predominant design for the Station Way area are wood-sided or smooth plaster single and two-story structures with green ribbed metal roofs as depicted by the Village Promenade. Special Considerations A Concept Enhancement Plan is included in Attachment “A” to facilitate the goals for the district. The Plan shows areas planned for visitor serving uses and shared parking. 1. Southeast of the intersection of E. Grand Avenue and Freeway 101, on the parcel behind the Chevron Station (APN 007,481,006) permitted use shall be limited to visitor serving uses, and related accessory uses. All other Permitted uses and Minor Use Permitted uses shall be considered subject to Conditional Use Permit, including a finding that visitor services is not feasible due to site specific building and/or property configuration and conditions. 2. A shared parking facility should be considered at the interior portion of the parcels located at 208, 210 and 216 Traffic Way (APNs 007-483-41, 42 and 7). Site Design 1. All new projects or renovations shall adhere to site development standards of the Development Code. 2. Buildings and sales uses shall be oriented to the public street while storage, parking and accessory uses shall be oriented away from the street to interior areas of the site. 3. All accessory structures including off- street parking, service buildings and enclosures for service areas, trash containers or outdoor storage shall be designed as part of the overall project or building. 4. Landscaping should retain existing trees and add feature areas or strips of planting to achieve screening and softening of structures and parking and highlight pedestrian walkways and public areas. Street trees shall be incorporated where functional circulation will not be obstructed. 5. Streetscape improvements shall conform to the established sidewalk paving, lighting and street furniture, fixture and feature designs approved by the City. Page 6 6. The desired configurations and locations for off-street parking lots, in order of preference, are: a. Shared double loaded aisle to side or rear of building partially on-site and partially off-site on neighboring parcels. b. Single or double loaded aisle in front of building(s) with substantial landscaping. c. Shared off-site or public parking lot within 200 feet. Building Design Materials and Colors 1. Buildings shall be one or two story, horizontally massed, and small to moderate scale structures, with pedestrian features evident from public streets, particularly Station Way. On the east side of Station Way the established materials, textures and colors of the existing buildings shall be utilized or reflected in the building, landscape and signage designs. 2. The height, lot coverage and floor to area ratio of new buildings shall not exceed the development standards allowed in Title 16 of the Municipal Code for the VMU district. 3. To the extent feasible, original structures and materials, and architectural details should be integrated into project design and retained, renovated, or replaced with materials and features that match or reflect the original design. 4. Construction materials should be compatible with those used on adjacent developments. New buildings should incorporate traditional materials and reflect agrarian features. 5. The number of colors used on a building or project should be three or fewer, to include a base color, trim color and single accent color. 6. Color and materials samples shall be submitted as part of the ARC process. The use of florescent, “neon” or “day- glo” colors is not appropriate. 7. Color palettes should be compatible with those of adjoining buildings. Signs Signs shall meet all requirements of the Development Code and the provision of these guidelines and standards. If a conflict exists, the most restrictive requirements shall apply unless otherwise approved by ARC. 1. Color and materials samples shall be submitted as part of the ARC process. The use of florescent, “neon” or “day- glo” colors is not appropriate. 2. Signs should not obstruct architectural features of the building. 3. Wall signs should be located above the entry to the building to better relate to pedestrian traffic. 4. Window and door signs should be applied where they will not obstruct visibility. 5. Signs on awnings or canopies should be placed where they may be seen by pedestrians as well as by passing traffic. Page 7 6. Temporary banners to meet franchise agreement requirements for large scale automobile retail uses provided that: 1. Only two (2) banners are displayed at any given time; 2. The banners are no larger than forty-eight (48) square feet each; and 3. The banners are displayed no more than thirty (30) days every two (2) months. T R A F F I C W A Y S H O R T S TNELSON STFAIR OAKS AVEPOOLE STW BRANCH ST B R I D G E S T S M A S O N S T S T A T I O N W A Y ALLEN STB E D L O E L N O R C H A R D A V E E CHERRY AVEOLOHAN ALYWH I T E L E Y S TWESLEY ST £¤101 £¤101 ¬«227 Service Station ServiceStation ServiceStation FireStation Parking 1 Parking 2 Parking 3 Auto Services Auto Services Auto Services Auto Services VisitorServices Traffic WayEnhancement Concept Plan APPENDIX E East Cherry Avenue Specific Plan Design Guidelines September 2016 TABLE OF CONTENTS I. Purpose and Intent .............................................................................................. 1 II. Application.............................................................................................................. 1 III. Architectural Guidelines ................................................................................... 2 A. Traffic Way Mixed Use Architecture (Subarea 1) ........................... 2 1. Traffic Way- purpose of Design Overlay District ............ 2 2. Building Design ............................................................................. 2 B. Village Residential Lot Standards (Subarea 2) ................................ 4 C. Village Residential Architecture (Subarea 2) ................................... 4 1. General Guidelines ....................................................................... 4 D. Village Mixed-Use Architecture ............................................................ 23 1. General Architectural Guidelines ........................................ 23 E. Landscape Architectural Design (All Subareas) ............................ 26 1. Hardscape Elements ................................................................. 26 2. Planting Elements ...................................................................... 29 3. Maintenance/Preservation of Existing Oaks .................. 30 4. Prohibited Plant Material........................................................ 33 5. References ..................................................................................... 33 6. Irrigation Requirements.......................................................... 33 7. Low-Impact Development Requirements ........................ 34 LIST OF SPECIFIC PLAN FIGURES Figure 1 Subarea 1 Architectural Style .................................................. 2 Figure 2 Residential Lot Setback – Local Street ................................. 5 Figure 3 Residential Lot Setback – Alley Loaded .............................. 6 Figure 4 Architectural Style – Bungalow ............................................ 10 Figure 5 Architectural Style – Craftsman ........................................... 11 Figure 6 Architectural Style – Spanish Revival ................................ 12 Figure 7 Architectural Style – Cottage ................................................. 13 Figure 8 Architectural Style – Hollywood Agrarian ....................... 14 Figure 9 Interpretation of Architectural Style – Bungalow ........ 15 Figure 10 Interpretation of Architectural Style – Craftsman ........ 16 Figure xx Interpretation of Arch. Style – Spanish Revival ............. 17 Figure 12 Interpretation of Architectural Style – Cottage ............. 18 Figure 13 Interpretation of Arch. Style – Hollywood Agrarian .... 19 Figure 14 Visual Simulations and Renderings .................................... 20 Figure 15 Design Principles of Wabi-Sabi ............................................. 24 Figure 16 Typical Residential Refuse Bin Location .......................... 27 Figure 17 Typical Mail Kiosk ...................................................................... 28 Figure 19 LID +BMPs for Individual Lots ............................................. 35 East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 1 of 35 EAST CHERRY AVENUE SPECIFIC PLAN DESIGN GUIDELINES I. Purpose and Intent These Design Guidelines have been prepared to provide a framework to achieve a comprehensive approach to implementation of planning, architectural, and landscape architectural concepts for the East Cherry Avenue Specific Plan areas – Subarea 2 and Subarea 3. More specifically, the purpose of these Design Guidelines is as follows. • To provide the City of Arroyo Grande with the necessary assurance that the Specific Plan areas will develop in accordance with the quality and character proposed; • To provide guidance to design and construction professionals in order to maintain the desired quality; • To provide guidance to City decision-makers in the review of future development projects in the Specific Plan area; and • To formulate concise development guidelines for the various land uses within the Specific Plan area. II. Application These guidelines shall form the basis and criteria for the evaluation of plans and specifications submitted for review and approval by the City of Arroyo Grande. All development plans, architectural and landscape architectural plans, and related graphic designs shall comply with these guidelines. In addition, to the provisions in these guidelines, all regulations, requirements, standards, specifications, mitigation measures, conditions of approval, as of the effective date (e.g., approval of vesting tentative tract maps), shall apply. The sketches and graphic representations contained herein are a conceptualization only and are being provided as general visual aids in understanding the basic intent of the guidelines. These guidelines are intended to provide a variety of choices and encourage creativity. In addition, and similar to the intent of the City’s historic district guidelines, noted below, these guidelines are not intended to dictate preconceived or uniform design solutions, but to assist design professionals, developers, and decision- makers to maintain and enhance the aesthetic community character. The Specific Plan references the City’s Design Guidelines and Standards for Historic Character Overlay District (D-2.4). While the Specific Plan Subarea 2 and Subarea 3 are not located or mapped within the noted District, the intent of referencing the City’s guidelines is to “increase visual elements that buildings have in common, and stress a “sense of fit” for both new and renovated buildings.” The Design Guidelines and Standards for Design Overlay District (D-2.11) – Traffic Way and Station Way (Amended by City Council Resolutions No. 4480 and No. 4566) are included in the Specific Plan for reference. These guidelines modify the Design Guidelines and Standards for Design Overlay District D-2.11 specifically for Subarea 1. East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 2 of 35 III. Architectural Guidelines The East Cherry Avenue Specific Plan Design Guidelines will assure the differentiation and uniqueness of the Subarea 1, Subarea 2 and Subarea 3 neighborhoods, which embody individual design characteristics, while preserving the overall character and sense of place in the context of their adjacency to the Historic District. A. Traffic Way Mixed Use Architecture (Subarea 1) The Design Guidelines and Standards for Design Overlay District D-2.11 – Traffic Way and Station Way are modified herein specific to the hotel and restaurant development proposed for Subarea 1. All other D- 2.11 guidelines and standards shall apply. 1. TRAFFIC WAY – Purpose of the Design Overlay District Subarea 1 shall utilize an architectural style that incorporates and balances elements of residential design while acknowledging the commercial nature of uses allowed in the Traffic Way Mixed Use zoning district. These features include, but are not necessarily limited to, porches and/or decks, pitched roofs, exposed wood details, appropriate fenestration, pedestrian level material, human scale articulation. 2. Building Design Subarea 1, located on Traffic Way at East Cherry Avenue, shall incorporate building material textures and colors, as well as an overall architectural character that reflect typical residential design elements and judiciously borrows from the Historic Character Overlay District D-2.4 design guidelines and standards. The architectural style shall reflect the prominence of the Traffic Way corridor as the southern gateway to the City, reflect a modern 21st century aesthetic, while respecting the properties unique location. “Branded” architectural styles shall be avoided and instead be replaced with an emphasis on historical context and neighborhood compatibility. The building orientation and design should address the desire for visibility from Traffic Way (and the freeway), while presenting a “front porch” feeling onto East Cherry Avenue. Special attention to building materials, color, and texture are key considerations. The use of brick or stone, textural siding (e.g., Hardieplanke®, Hardieshingle® and/or Hardiepanel®), and exposed wood are encouraged. The sole or liberal use of stucco is discouraged. Figure 1 – Subarea 1 Architectural Style East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 3 of 35 Figure 1 – Subarea 1 Architectural Style (continued) East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 4 of 35 B. Village Residential Lot Standards (Subarea 2) The following lot development guidelines are intended to enhance flexibility and encourage diversity. • Future development plans may define deviations from setbacks noted on Table 5 – Specific Plan Village Residential (VR) District Development Standards, subject to the approval of the City. • As a rule, front yard setbacks may vary by as much as five (5) feet, and a diversity of setbacks is encouraged. See Figures 1 and 2 for examples of varying setbacks. • Each group of four (4) adjacent houses is encouraged to have at least one (1) house whose front yard setback differs from those of its neighbors. • A separation b at least three (3) lots on either side and across the street by two (2) lots in each direction is required for houses with the same or very similar design when viewed from the street. • All alley-loaded houses shall be single-story, with the balance of houses to be either one- or two- story in height. • The maximum height for structures is established at 30 feet (or two-stories). • The second floor of units shall be set back from the ground floor building footprint, applicable to both front and sides, a minimum of three (3) feet (or) shall be articulated with a front porch or enclosed living area extending out from the front building wall plane by at least 6’ for at least 50% of the width of the front elevation. Other methods may also be used to ensure substantial articulation for two-story single-plane walls, upon approval of the Community Development Director. C. Village Residential Architecture (Subarea 2) The purpose of the architectural guidelines section is to provide general design criteria and guidance for the single-family residential component of the Specific Plan and achieve compatibility with the existing residential neighborhood. 1. General Guidelines This section of the guidelines includes design standards for residential development to avoid monotonous, repetitive appearances. Neo-traditional elements, consistent with the Specific Plan architectural styles described in this section, are encouraged to create a pleasant pedestrian-oriented neighborhood environment. These elements include front porches, recessed front garages, generous street landscaping, and pedestrian connectivity. a. The following “appropriate” and “inappropriate” architectural massing shall determine if a development meets the general architectural criteria. Appropriate: • Articulation of wall planes; • Projections and recessed to provide shade and depth; • Well-defined entries; and • Traditional architectural forms. East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 5 of 35 Figure 2 – Residential Lot Setbacks- Local Street CORNER LOT Min. Lot area = 5,280 sf Max. Lot coverage = 2,904 sf (55%) Open space = 2,376 sf Vehicle circulation = - 360 sf Min. Private open space = 2,016 sf (38%) Typical lot size – 60’ x 88’ Front property line to porch – 8’ Property line to house - 15‘ Street side to house/porch – 10’ Side property line to garage – 20’ Side property line to house – 5’ Rear property line to house – 5’ TYPICAL LOT Min. Lot area = 4,840 sf Max. Lot coverage = 2,662 sf (55%) Open space = 2,176 sf Vehicle circulation = - 360 sf Min. Private open space = 1,818 sf (37%) Typical lot size – 55’ x 88’ Front property line to porch – 8’ Front property line to house – 15’ Front property line to garage – 18’ Rear property line to garage – 5’ Rear property line to house - 10’-15’ Side property line to house – 5’ East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 6 of 35 Figure 2 – Residential Lot Setbacks- Local Street (continued) Figure 3 – Residential Lot Setbacks- Alley Loaded LOT WITH DRAINAGE EASEMENT Min. Lot area = 5,346 sf Max. Lot coverage = 2,940 sf (55%) Open space = 2,406 sf Vehicle circulation = - 360 sf Min. Private open space = 2,046 sf (38%) Typical lot size – 54’ x 99’ Corner lot size – 59’ x 99’ Front property line to porch – 8’ Front property line to house – 15’ Front property line to garage – 18’ Drainage easement to house - 10’-15’ Side property line to house – 5’ Typical lot size – 54’ x 100’ Corner lot size – 59’ x 100’ Front property line to porch – 8’ Front property line to house – 15’ Alley to garage – 3’ Rear property line to garage – 13’ Side property line to house – 5’ TYPICAL ALLEY LOT Min. Lot area = 5,500 sf Max. Lot coverage = 3,025 sf (55%) Open space = 2,475 sf Vehicle circulation = -655 sf Min. Private open space = 1,820 sf (33%) 100’ MIN East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 7 of 35 Figure 3 – Residential Alley-Loaded Lot Setbacks (continued) General Guidelines (continued) Inappropriate: • Unarticulated, blank wall expanses; • “Box-like” homes without horizontal and vertical articulation; and • Steeply pitched or flat roofs (more than 10:12 or less than 2:12). b. Horizontal and vertical variation should be appropriately implemented in order to add richness and variety to the overall mass of the building. c. Each home should have a well-defined entry with careful roof and façade articulation to create visual interest and scale. d. Homes should have “four-sided” architecture, with special attention (i.e., detailed and articulated) to the front and side façade treatments. The balance and proportion of window and door elements shall be such that the building is appealing on all sides. Walls should be designed with changes in plane or other forms of articulation such as bay windows, chimneys, trellises, or changes in materials that are authentic to the architectural style. e. Balconies, decks, and exterior stairs should be designed as an integral component of the structure and reflect the specific architectural style. Typical lot size – 54’ x 100’ Corner lot size – 59’ x 100’ Front property line to porch – 8’ Front property line to house – 15’ Alley to garage – 3’ Rear property line to garage – 13’ Side property line to house – 5’ CORNER ALLEY LOT Min. Lot area = 5,900 sf Max. Lot coverage = 3,245 sf (55%) Open space = 2,655 sf Vehicle circulation = - 655 sf Min. Private open space = 2,000 sf (33%) East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 8 of 35 f. In keeping with the City’s Historic District Guidelines, the following architectural styles shall be used in the residential component of the Specific Plan. See Figures 4-7 for examples of the following architectural styles. Bungalow – A low house, cabin or cottage of one or one-and-a-half stories, with a low- pitched gable or hipped roof, often with dormer windows, overhanging eves, exposed rafters and beams, a prominent and usually wide front porch, typically but not always small in square footage and frequently built of rustic or natural materials. Craftsman – Craftsman style, also called American Craftsman or Arts and Crafts style, was born and raised out of the English and American Arts and Crafts Movements during the late 1800s and early 1900s. The term designates a style of architecture, interior design and decorative arts that became the most popular style of affordable middle class homes built in the United States between 1900 and 1930. The following are exterior characteristic associated with this style: low-pitched, front or side gabled roofs (sometimes clipped or hipped), dormer windows and multiple roof planes, generously overhanging eves, exposed rafters and beams, extended rafter ends, sometimes decoratively shaped (e.g., oriental flares), decorative braces and stickwork under the gables, decorative attic vents in front facing gables, wood or stone siding such as horizontal wood slats, wood shingles, cut stone cladding, generous full or partial width front porches, porch support columns often extending to ground level (no break at the porch floor),tapered porch columns supported by low pedestals made of stone, brick, wood or stucco, sloping foundation walls and porch supports, stone covered foundation walls and porch supports, stone exterior chimneys, additional trellised porches, wide exterior window and door casing, windows with multi-paned top sashes and single-paned bottom sashes. Spanish Revival (aka Spanish Eclectic) – Borrowing from the bungalow’s open floor plan with its cross ventilation and easy access to outdoor spaces, this rambling style uses walled courtyards for indoor-outdoor living. It is an organic style that lends itself to additions and changes over time. This style is characterized by the following exterior components: one- and two-story asymmetrical structures, side- or cross-gabled, occasionally hipped, low pitched roofs (typically with no overhang), tile roof, half round arches, doors, and windows, ornate tile, wrought iron, and wood work. Cottage – A cottage is, typically, a small house. The word comes from England where is originally was a house that has a ground floor, with a first, lower story of bedrooms which fit within the roof space. The word cottage is also used to mean a small old- fashioned house, while its modern usage is usually a modest, often cozy swelling, typically in a rural or semi-rural location. Cottage architecture is characterized by one- and two-stories, asymmetry, cross gabled, medium to steeply pitched roof, sometimes with clipped gables. Windows are tall, narrow East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 9 of 35 multi-light windows in bands. Chimneys can be over scaled and constructed of brick or stone. Gabled, enclosed entries are common often with a catslide roof. Doors may be half-round or arched with decorative hardware. Interior rooms are cozy and irregularly shaped. Tudor revival and English cottage are two versions of cottage architecture familiar to most. Hollywood -Agrarian – Unlike other architectural styles, purely agrarian structures normally arise out of utility in response to a basic agricultural need. Every part has a job. They are pure, simple, expressive structures that use what is available. They are, by definition, a response to their place, and in many ways, they are what contemporary architecture ascribes to be. Modern agrarian aka Hollywood agrarian is an intersection of modern and traditional agrarian styles. The term “Hollywood” pays homage to the traditional driveway that includes two paved wheel tracks each between 2.5 and 3.5 feet wide, separated by a planted strip at least three feet wide. East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 10 of 35 Figure 4 – Architectural Style – Bungalow East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 11 of 35 Figure 5 – Architectural Style – Craftsman East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 12 of 35 Figure 6 – Architectural Style – Spanish Revival East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 13 of 35 Figure 7 – Architectural Style – Cottage East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 14 of 35 Figure 8 – Architectural Style – Hollywood Agrarian DRIVEWAY DESIGN East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 15 of 35 Figure 9 – Interpretation of Architectural Style – Bungalow STREET LOADED LOT FRONT FACADE REAR FACADE East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 16 of 35 Figure 10 – Interpretation of Architectural Style – Craftsman ALLEY LOADED LOT FRONT FACADE REAR FAÇADE Privacy fence not shown for clarity East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 17 of 35 Figure xx – Interpretation of Architectural Style – Spanish Revival East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 18 of 35 Figure 12 – Interpretation of Architectural Style – Cottage REVERSE CORNER LOT FRONT FACADE REAR FACADE East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 19 of 35 Figure 13 – Interpretation of Architectural Style – Hollywood Agrarian REAR FACADE FRONT FACADE STREET LOADED LOT East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 20 of 35 Figure 14 – Visual Simulations and Renderings VISUAL SIMULATIONS OF EAST CHERRY AVENUE & RESIDENTIAL DEVELOPMENT East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 21 of 35 RENDERINGS OF RESIDENTIAL DEVELOPMENT East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 22 of 35 RENDERINGS OF RESIDENTIAL DEVELOPMENT (continued) East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 23 of 35 D. Village Mixed-Use Architecture (Subarea 3) The purpose of the mixed-use section of these design guidelines is to provide principles of design which will help to inform and guide new construction and renovation that continues to be integrated and in harmony with the greater City of Arroyo Grande’s rural farming history and residential community. 1. General Architectural Design Guidelines Buildings and landscape in Subarea 3 of the Specific Plan will take their cues from the traditional Japanese art, called wabi-sabi, of finding beauty and tranquility in subtle details of everyday life and in nature. It is not a style but a sensibility in design. These design principles will be integrated with massing which typifies the rustic grace of traditional vernacular farming building in the surrounding California rural areas. See Figure 8 for examples of the design principles of wabi-sabi. a. Principles of wabi design focus on a humble and simple aesthetic that strives for harmony and balance with landscape and weather. Some words to describe these design principle are: asymmetry (being informed by site and site conditions), roughness/irregularity (integration of nature), simplicity/economy (sustainable building systems), modesty and tranquility (meditative space) and an overall connection with the landscape (indoor/outdoor integration of space.) Typical elements include: simple roof lines, straightforward building massing, an emphasis on the integration of landscape with building forms and views, and material simplicity of the structures which promotes integration within the overall extents of the property. Building openings should be designed to maintain connection with the surrounding landscape. Historical or stylistic ornament should be de-emphasized in favor of a rural vernacular, which manifests itself in useful, clear and less monumentalized building elements. b. Principles of sabi design acknowledge natural processes of aging and changes in both objects and materials. Some words to describe this design principle are: earthy (colors and materials drawn from nature), warm (meant to age), weathering/patina (materials that age well overtime), imperfect (materials take on new colors and textures as they age), seasonal (celebrates forms that represent change through time.) Typical landscape elements such as fences, walls, minor structures and vegetation are considered a part of a whole and not as separate unrelated elements. Materials should be expressed in a plain, simple and natural manner. East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 24 of 35 Figure 15 – Design Principles of Wabi-Sabi Connection with the Landscape Building Forms and Views Asymmetry; Imperfect Roughness/Irregularity; Simplicity/Economy East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 25 of 35 Figure 15 – Design Principles of Wabi-Sabi, (Continued) Connection with the Surrounding Landscape Straightforward Building Massing; Material Simplicity Simple Roof Lines; Warm (meant to age) Tranquility; Seasonal Change through Time East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 26 of 35 E. Landscape Architectural Design (All Subareas) In keeping with the architectural standards for the residential and mixed-use components for the subareas outlined in these guidelines, the landscape character shall be designed and implemented to enhance the diverse motifs. Hardscape elements (e.g., walks, walls, overhead structures, etc.) and plantings shall be combined to create a harmonious and unifying framework. The intention is to design the landscape components of the projects as an inherent and integral part of the overall site and building design. Fundamental to the landscape architectural design criteria is the need for the garden design to reflect the architectural elements of each home, and to harmonize with the native terrain and natural beauty of the existing setting. Hardscape materials that recall the individual architectural style and related details, and plant material indigenous to the area is encouraged. The landscape architectural guidelines are based upon the following objectives. • Preserve and enhance natural open space, where feasible, as it plays a significant role in establishing the character of the neighborhood and community. In preserving the natural landscape, plant selection shall be carefully chosen to avoid non-native invasive species. • Create a “sense of place” that fits within the context of the neighborhood, while creating attractive, useful “outdoor rooms” for residents of both subareas and visitors. • Create an attractive streetscape along East Cherry Avenue and internal streets that enhances the pedestrian experience. • Acknowledge the cyclical nature of droughts in California and respond using native and/or non- native drought tolerant plant species with special attention to grouping plant material by exposure and water needs. • Promote water conservation and management practices consistent with other sensible practices regarding energy conservation, soil regeneration, integrated pest management, mulching and species diversity. 1. Hardscape Elements Hardscape elements should be carefully planned in conjunction with the site plan, architectural style and planting plan to work functionally and complement the aesthetics of the proposed home and/or structures. a. Walls and Fences. Walls and fences should be considered as an extension of the architecture of the residence. They should serve to make a transition between the mass of the architecture and the natural forms of the site. All walls and fences should be designed to be compatible with the total surrounding environment and should not block natural views. Fences and walls should be considered as design elements to enclose and define courtyards, to extend and relate the building forms to the landscape, as well as to assure security and privacy elements. Screening with trees and/or shrubs shall be encouraged wherever possible. b. Retaining Walls. An effort should be made in the individual lot grading design to minimize the use of retaining walls. If retaining walls are required, they should be constructed of materials that complement or match those used on the residence and be screened or softened by the use of plant material. East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 27 of 35 c. Walks and Patios. All walks and patios should blend with the architecture of the home. In that context, use of materials that are reflective of the architectural style are encouraged. Other materials that would be acceptable include exposed aggregate, stamped and/or colored concrete or interlocking pavers. A combination of these materials is also acceptable if used with constraint. Large areas of untextured and/or uncolored concrete and decomposed granite will not be acceptable. d. Pools/Spas. The location of pools, spas and water features should address relationships between indoor and outdoor features, setbacks, wind, sun orientation and site terrain. The size and shape of swimming pools, spas and/or water features should be carefully considered to achieve a feeling of compatibility with the surrounding natural features and man-made elements. Pools, spas, water features and associated equipment enclosures must be architecturally related to the house and other structures in their placement, mass and detail. Siting of these elements must be screened from adjacent home sites. e. Solid Waste and Recyclables. In single family residential projects, the following standards shall apply. i. Interior Storage: The garage unit shall be designed and constructed to a minimum of 22- feet by 20-feet and include adequate storage space for at least three (3) 96-gallon waste wheelers. The minimum space required shall be 92- inches wide by 36-inches deep by 6-feet tall. ii. Exterior Storage: Adequate storage space shall be constructed to house three (3) 96-gallon waste wheelers at a location that is not visible from the public thoroughfare and behind the front line/façade of the building. Figure 16 – Typical Residential Refuse Bin Location ALLEY LOT FRONT LOT East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 28 of 35 In commercial and multi-family projects, trash enclosure locations and sizes should be coordinated with the local solid waste hauling company. The design of trash enclosures should complement the architectural style of adjacent buildings and include the following components. iii. Walls: The area shall be enclosed with masonry walls, which may be finished with stucco to complement the architectural style and materials of other on-site buildings. The wall shall be at least 6-feet or the height of the bin enclosure door in the closed position, whichever is greater. iv. Concrete Pad, Apron & Curb Wheel Stop: The bin enclosure should be paved with a minimum of 6-inch thick reinforced concrete. Interior grade shall not exceed 1%. A 10-inch high by 6-inch deep concrete curb shall be poured at the base of both side walls and up against the pedestrian access or against the rear wall within the enclosures. A concrete apron shall be poured at the enclosure entry and be a minimum of 15-feet deep by a minimum of 6-inches wider than the enclosure. v. Gates: A pair of gate-type swinging doors, fabricated in steel and wide enough to allow proper servicing of containers shall be provided. The opening shall be at least 7-feet 8-inches wide with the doors open. vi. Enclosure Overhead: Based upon the new post-construction stormwater management requirements, a solid roof shall be designed and constructed. The roof structure should complement the architectural style of the roof style and pitch of adjacent buildings. f. Mailboxes. Mailboxes for single-family residential and multi-family residential projects shall be located in coordination with the United States Postal Service (USPS). USPS requisite mailboxes shall be enclosed in an easily accessible and attractive enclosure. Enclosures shall be designed to complement the architectural style, colors and materials of adjacent structures. Figure 17 – Typical Mail Kiosk SAMPLE LOCATION East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 29 of 35 g. Exterior Lighting. Lighting shall be used to enhance the overall design concept and architectural style of the home in an aesthetically pleasing manner. Fixtures should be chosen to complement the architectural style of the individual homes. To avoid light spill and glare, exterior lighting shall be shielded and directed downward to eliminate bright spots and glare sources. All light conduit and fixtures must be as inconspicuous as possible. 2. Planting Elements The planting design shall be prepared by a licensed landscape architect to ensure cohesive design which relates to the scale and character of the specific architectural style. Individual residential landscape designs may be prepared by a landscape designer, horticulturist, or licensed landscape contractor. Recommendations regarding plant species to be used in the landscape are included in the attached plan list. Individual landscape plans will necessarily differ due to the lot size and configuration, site plan, architectural style, and homeowner criteria, but should generally follow these guidelines. The landscape palette should be dominated by native California plant material and/or non-invasive drought tolerant species. Other varieties of trees, shrubs and ground covers should be selected to complement the character established by the specific tree plantings. Also refer to the City of Arroyo Grande – Parks Division Tree List. Edible landscaping within private yards is encouraged. Subarea 1 – The planting concept for this commercial development shall be designed to incorporate a multi-layered vegetative screen along the north (East Cherry Avenue), east (project collector – Road ‘A’) and the southerly property lines (adjacent to the existing mobile home park and commercial uses). Planting along Traffic Way shall introduce street trees, adequately screen the parking field, not impact proper site distance for the project’s ingress/egress, and provide a supporting role for proposed signage. The following list of plants is neither exhaustive nor comprehensive, but has been selected to generally provide guidance and to complement and best represent the design intent for choosing appropriate plantings. Trees Botanical Name Common Name Acer macrophyllum Bigleaf Maple Arbutus menziesii Madrone Arbutus unedo Strawberry Tree Cercis occidentalis Western Redbud Lynothamnus f. asplenifolius Catalina Ironwood Platanus racemosa California Sycamore Quercus agrifolia Coast Live Oak Umbellularia californica California Bay East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 30 of 35 Shrubs – Background and Perimeter Botanical Name Common Name Arctostaphylos sp. Manzanita Carpenteria californica Bush Anenome Ceanothus sp. California Lilac Fremontodendron cvs Flannel Bush Garrya elliptica Silk Tassel Heteromeles arbutifolia Toyon Mahonia aquifolium Oregon Grape Myrica californica Pacific Wax Myrtle Rhamnus californica Coffeeberry Ribes sanguineum cvs Gooseberry Sambucus caerulea Elderberry Shrubs – Understory and Ground Covers Botanical Name Common Name Arctostaphylos sp. Manzanita Baccharis pilularis cvs Coyote Bush Ceanothus sp. California Lilac Cistus cvs Rockrose Correa cvs Australian Fuchsia Heuchera sp. Coral Bells Mahonia repens Creeping Mahonia Ribes viburnifolium Evergreen Current Rosa californica California Rose Rosmarinus o. prostratus Prostrate Rosemary Salvia sp. & cvs Sage Sollya heterophylla Australian Bluebells 3. Maintenance and Preservation of Existing Oak and Other Tree Species An emphasis has been placed on a conceptual design of the residential subdivision and mixed-use projects (lot layout and grading), so that existing healthy trees that occur on site can be preserved. While additional efforts should be employed to maintain and preserve existing trees, should a tree removal be East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 31 of 35 required, this will be reviewed and approved by the City Arborist and/or other responsible advisory body. Care must be taken during construction to avoid impacts to existing trees. The native oaks (Quercus agrifolia) are particularly sensitive to development. The following measures shall be employed to protect the existing oaks. a. The development on the lots should be designed to avoid as much grading around oaks as possible. The best advice is not to tamper with the natural grade around oak trees, especially within the dripline. Retaining walls may be necessary for cut and fill areas. The disturbed areas should be stabilized as much as possible with vegetative cover. If the slopes cannot be stabilized, construction of retaining walls may be necessary. h. Autos, trucks and machinery should not be parked or driven under the trees during the development and construction phase of the subdivision. To assure this be the case, a temporary barrier should be placed at the edge of the canopy of the protected areas on the lots until construction is completed. i. Paving under oaks or in their root zone should be avoided, especially if it is an impervious material like asphalt or concrete. Impervious paving prevents water percolation and gas exchange into the soil and will result in the early death of the oak tree. If paving is unavoidable, the developer should consider using a paving material that is porous, such as bricks with sand joints, open bricks, gravel, cobbles, etc. This will allow some water penetration and gas exchange. Also, one must be very careful that proper drainage is maintained, and water is not allowed to pool around the tree. j. Care should be taken to make sure that all drainage and drainage ditches from the site are such that water does not accumulate under the dripline of the oak trees. Soil under the oaks should be well drained but not excessively drained. Change in drainage patterns around the oaks should be avoided. k. Whenever possible, trenching should be outside the dripline and root zone of the trees. If trenches must be dug under oak trees, every effort should be made to put all pipes, utilities, etc. in one trench rather than digging multiple trenches. If a significant section of the root system is disrupted, careful pruning of a proportional number of branches may reduce the impact. Follow the following procedures for trenching. • Trenching in the root zone should be avoided if possible. One good alternative to trenching is to place utilities in a conduit that is bored or tunneled through the soil. If trenching is unavoidable, try to place all utilities in one trench to avoid digging multiple trenches. • Trenching and other soil disturbance during the summer months, and especially during periods of drought, can severely impact oak trees. Prior to invading the root zone, it will be necessary to water the root zone area of the affected trees the length of the trench. This will not only help a generally stressed tree, but it will also provide more favorable conditions for the growth of new roots to compensate for the roots that will be lost during the disturbance. East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 32 of 35 • Trenching under the canopy of the trees and as well as just outside the dripline (within 5 feet of the dripline) should be by auguring or by hand trenching. If roots over one-inch in diameter are encountered, these roots shall be preserved without injury if possible. No machine trenching should be allowed within 5 feet of the trees' dripline. • When trenching occurs in the root zone, roots shall not be ripped but shall be cleanly cut along the sides of the trench. Braided remains of exposed roots shall not be left dangling. They will be cleanly pruned back to 1-2 inches of the soil line. If trimming of larger roots is unavoidable, they should be cleanly cut or sawed. If there is a lateral root, the cut shall be made outside the lateral root if possible. • All exposed roots shall be covered with wet burlap (or a suitable substitute) and kept moist until the soil is returned. • All soil removed during trenching shall be stockpiled in an orderly fashion so that it can be replaced and tapped down in the same relative position in the trench's soil profile after the sewer and other utilities have been installed. It is important that the topsoil be the top layer. • All excavated soil must be replaced and tapped down in the trench so that no fill remains under the dripline of the trees and the grade has been restored to its pre- disturbance condition. • No significant change in drainage around the oak trees as a result of the trenching shall occur. Excessive drainage will reduce the amount of water available to the trees. Entrapment of water in the root zone can lead to root rot or crown rot. This will be especially important if there are changes in grade near the trees or the need to construct retaining walls because of fill or cut slopes near the trees. If fill areas are needed, a drainage system may be necessary to assure proper drainage from under the oaks. • After the trench is filled, irrigate the area under the dripline so that water penetrates down to the depth of the bottom of the trench. • Cover the top of the trench will natural litter collected from the surrounding oak woodland and revegetate with plants native and indigenous to the area making sure they do not require summer irrigation. Watering soil under coast live oaks in the summer will eventually result in root rot and death of the trees. • Pruning of trees, especially large coast live oaks, should be avoided if possible except in cases where root damage require it. All pruning shall be kept to a minimum. Should pruning of oaks trees is require, it shall be performed by a qualified arborist. • Construction activities should be carried out in such a way that sediments and debris do not wash into the creek channels. All ground disturbance activities should occur during the dry season if possible. East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 33 of 35 4. Prohibited Plant Material Invasive, non-native species shall be prohibited from use (e.g., Cortaderia selloana/Pampas Grass; Vinca minor and Vinca major/Periwinkle; Eucalyptus sp.; Acacia sp./Acacia; Carpobrotus edulis/Ice Plant; Cynodon dactylon/Bermuda Grass; Pennisetum setaceum/Fountain Grass, Arundo donax/Giant Reed; Stipa tenuissima/Mexican Feather Grass) 5. References Landscape Plants for California Gardens, Bob Perry (Land Design Publishers, 2010) The Dry Gardening Handbook, Oliver Filippi (Thames & Hudson, 2008) The New Sunset Western Garden Book, (Sunset Books, 2012) 6. Irrigation Requirements Supplemental irrigation is required to establish and maintain landscape plantings on each lot. Automatic irrigation systems shall be designed to use low-flow spray heads, drip-type emitters, or a combination thereof. The irrigation system shall be designed in accordance with all local and state laws, rule and regulations governing or relating to irrigation systems. The system shall additionally be designed to meet all water conservation practices required by the City of Arroyo Grande. The irrigation system shall include and consider the following components: a. Automatic Weather-based Controller with Weather Sensors - Automatic irrigation controllers shall be capable of at least two separate programs with at least three start times for each program. Controllers shall be programmed for regular operation to occur during the evening between the hours of 8:00 p.m. and 8:00 a.m. Controllers shall be programmed to provide the minimum amount of water for healthy plant growth, and to use multiple start times for dividing up run times to allow water to penetrate the soil effectively to prevent runoff. Programming shall be adjusted on a regular basis in response to seasonable and micro-climatic conditions. l. Backflow Prevention Device - Backflow prevention assemblies shall be installed in accordance with local codes and screened from view as much as possible by landscape design features. m. Electric Control Valves - Hydro-zones shall be developed with consideration for similar plant water use requirements (i.e., lawn separated from shrub and groundcover zones), and similar irrigation equipment uses (i.e., spray sprinkler separated from rotary sprinkler; rotary zones and spray zones separated from drip zones). n. Pressure Regulation - Water pressure shall be regulated if necessary to efficiently operate the equipment installed. o. Sprinklers - Low-flow spray or rotary-type sprinklers shall be used where appropriate. Soil types and infiltration rates shall be considered (and controller programming adjusted) to avoid runoff and ponding. East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 34 of 35 p. Xerigation - The use of drip-type irrigation systems shall be considered where appropriate and consistent with hydrozones. Components may include pressure regulators, in-line filters, polyethylene tubing, and barbed emission devices. q. System Maintenance - All irrigation systems shall be monitored on a regular basis; not less than once every two weeks during peak season operation, and not less than once per month during off- season operation. Maintenance monitoring shall include a valve -by-valve system observation sequence, with necessary adjustments or repairs noted and corrected. Seasonable programming adjustments shall be made at each monitoring session as well. 7. Low-Impact Development Requirements Low impact development (LID) is a radically different approach to conventional stormwater management. LID enhances the ability to protect surface and ground water quality, maintains the integrity of aquatic living resources and ecosystems, and preserves the physical integrity of receiving streams. LID can achieve stormwater control through the creation of a hydrologically functional landscape that mimics the natural hydrologic regime. This objective is accomplished by: • Minimizing stormwater impacts to the extent practicable. Techniques include reducing impervious surfaces, conserving natural resources and ecosystems, maintaining natural drainage courses, reducing use of pipes, and minimizing clearing and grading. • Providing runoff storage measures dispersed uniformly throughout a site's landscape with the use of a variety of detention, retention, and runoff practices. Maintaining predevelopment time of concentration by strategically routing flows to maintain travel time and control the discharge. • Utilizing pollution prevention measures and maintaining on-lot hydrologically functional landscape management practices. East Cherry Avenue Specific Plan Design Guidelines August 2016 City of Arroyo Grande, CA Page 35 of 35 Figure 19 –LID + BMPs for Individual Lots ~ ~ ~ f • ~ i ~ ~ ~ 1 :IL __ _ u: :LJ : LJ : L~eNNEeTJo ; Ll __ _ IL_I __ I' I , CONNECTTO EXISTi rli G WATER MAIN CONNECT TO <YI<:TI""'' SEWER MAIN SEE GRADING PLAN FOR STORM DRAIN POINT OF CONNECTION FARM FIELD MOUNTABLE I jl AC CURB --r---: I I I I I PROPOSED SDMH (TYPICAL) PROPOSED -- I --- MOBILE HOME PARK I I ...... ' ' \ \ \ \ \ I PARKING I EXISTING WATER MAIN ~-----~~~-----, ~~~~~~~~6~~, ~------+-~-~----~_;A;NG -, ~-~-'~~-----, ~~----J ~-----~~~---- 1 1 1 1 11 1 11 1 11 1 11 1 11 1 11 1 11 1 11 1 11 1 Ill : I 111 :11 :11 1 11 1 11 1 11 1 11 1 11 1 11 1 11 1 11 1 -- ALTERNATE ACCESS . PROPOSED ACCESS 60 I I I I I I I I I I I I I I I I I I I I I I I II I I 12 I I 1 1 I I 10 I I 9 I I 8 I I 7 I I 6 I I 5 I I 4 I I 3 I I 2 I I 1 ,,'I I 6124SF 1 I 5508SF I 5508SF I 5508SF I I 5508SF I I 5508SF I I 5508SF I I 5508SF I I 5508SF I I 5508SF I I 5508SF I I 92 7BSF 1 , 16728SF REMAINDER I I I I I I I I I I I I I I I I I I I I I I I I I ALLEY "B" I Ill 1 11 1 11 1 11 :II :II :II :II :II :II :II II : ______ :I : _____ j I: ___ j I : _____ j I: _____ ~ I: _____ ~ I: II: _____ ~ I: _____ ~ I: _____ ~ I: _____ ~ I: ______ : Ho=<H '--~-"'"""(PRIVATE) ---11--- --+-+------+-1 ~------~-----, 1----, ~-----, ~-----, ~-----, ~---, ~-----, ~-----, ~-----, ~-----, ~------ 1 :11 Ill Ill Ill Ill Ill EP Ill Ill Ill Ill ll1 : I Ill :II 1 11 1 11 1 11 1 11 1 11 1 11 1 11 1 11 1 11 II I I I I I I I I I I I I I II I II I II I II I II I I I I 1 3 I I 1 4 I 1 5 I I 1 6 I I 1 7 I I 1 8 I I 1 9 I 20 I 21 I 22 I 23 I 24 I I 6000 SF I I 5508 SF I I I I I I I I I I I I I I I 7506 SF I I I I I 5508SF I I 5508SF I I 5508SF I I 5508SF I I 5508SF I : 5508SF I : 5508SF I : 5508SF I : 5508SF I : : I I Ill 1 11 1 11 1 11 :11 :11 1 11 1 11 1 11 1 11 1 11 I I I r II-------I I I I I I I I 25 I I I I 6149 SF I I I I 0 • I I I I I LLI _______ ..J ----''1-------, I I I I :: 1 26 : I I I 5736SF I I I I I I I • L _____ :ll : _____ j: : _____ j i: ___ j i: ---~ i: .----~ iLKING{TYP)J I:____ J i :___ J i : _____ j I : _____ j I:___ ! J """,...-----_J -- ----- ------I_ FIR1Y~ANT --- 1 ~-~-~-/:f"" .. 27--_ -11, . \ \ \ 5777 SF I I \ \ \ I I \\ \ \ I \__\_\ _____ =D ' --r\_1 _______ 1 I I I I II I 28 I 1 I I 1 PARKIW3~) I ',//L/-.1-H--t 3 SPACES I I I I I I ONE SIDE :-lc -I: ,I ri' --ll'l, c:' --J:t,l ~: --J: r=====l [--J IF-===l f: -====llF"-~~-L'- I>F+#ffiffiH+ffi#KI ~-----~ ~-----~ r-----l r-----l r------\ ~ffii!WimH: 1 1 1 1 1 1 1 1 1 I 1 1 I 111 Ill 111 11 11 Ill II II I I I I I I I I I I 54 I I I 53 I I 52 I I I 51 I I I 50 I I JWA PROPERTY 0 0 0 EXISTING SHED I>HF#~~~~~=H<II I I I 57 I I 56 I I 55 I I I 5297SF I I I 4977SF I II 4840SF I I I 4840SF I II 5317SF I u _j - - ----"WATER E_ IYfi= -----------=-0 -----~'\-~0 ' '3: I "'" "'~' \lbf'kl.,b-bhb!-d:-ld,..!,J-bl.b~: 65~SF iIi 6259SF iIi 5939SF iIi 5618SF i i i i _____ j l _____ j l______ J ll-_______ : 1 I 1 1 1 111 J 1------ 1 ~-----J '-"-------T'--59 --,-----, LA UNA LANE 14972 SF H.O.A. PARK COMMON LOT 111 I 1 _=tJ ~----- ----------\ \--1------.J--------1 ~-----\ \ I I I I I \ I \ CONNECT TO )<' I EXISTING WATER_/~==·=·== .. == .. :::: .. : MAIN 49 ---1------1 \\ I\ 1 I I 1 1 \\ ~---I II l\1 II 1 __ ..,I 1\\ l\l 1\l l\l 46 1\ 4964SF I ·. ___ --_., \ 1 I I 1 1 44 I I 5606 SF 1 1 I I __ -l 48 7018 SF 47 9321 SF I ---1 I \I I \ 1 I 45 I\ I 5285SF 1 \ I ·, ~ I-I 1 I \I 43 1 1 5927 SF I I I I _ .l 1-_--j · \ I \ I 42 I 1 6248 SF I I I \ 1 I l----.l c:---- \ 41 \\1 6538SF I I I\ I \\1 ----l 1_--::.::.::.J --I I I I / / I EXISTING _/1 \\ PAVEMENT ~ I I I I I I ) \ --I ~-./ I / 6821 SF I I \\I I\ I ----1 1:--::.::.'J L-::- \ I \ I\\ ---~ ~-=-:_-::.::.;) C::;:-_:-- \ I\ I l ~----j [---::..- \ 1\1 ---1 ----- \ J ------J t-----''0" ' ---ll----D ' ,-_--::.:J C.;:---:.--RO~>' 'c_----- -- ---- - PROPOSED CMU OR GRAVITY WALL [2' TO 5' HIGH) HILLSIDE ----- ~ LOT COVERAGE: LOCATION BUILDING: ROAD: WALKWAY: LANDSCAPE & ,OPEN SPACE TOTAL SITE: AREA {sq-ft) 162.294 93,570 22.729 202.159 480.752 BENCHMARK: - THE BENCH MARK FOR THIS SURVEY BEING CITY OF ARROYO GRANDE BENCH MARK NO. 30. ELEV ATION=88.66 FEET ENGINEERING {DATUM UNKNOWN) PERCENT 32.9% 19.0% 4.5% 43.6% 100% UTILITY SERVICES: WATER: CITY OF ARROYO GRANDE SEWER: CITY OF ARROYO GRANDE PHONE: VERIZON ELEC: PACIFIC GAS & ELECTRIC GAS: SOUTHERN CAL. GAS COMPANY CABLE: CHARTER COMMUNICATIONS _.,------J -----I --I I LEGEND: PROJECT BOUNDARY PROPOSED PROPERTY LINE EXISTING WATER LINE EXISTING SEWER LINE EXISTING FIRE HYDRANT EXISTING TREE LINE POPOSED CLEANOUT PROPOSED SETBACK PROPOSED WALKWAY PROPOSED CONC. CURB PROPOSED AC CURB PROPOSED GUTTER LIP PROPOSED WATER PROPOSED SEWER PROPOSED STORM DRAIN PROPOSED SD INLET PROPOSED WALL --w-- ---ss:--- l;t ~ • ---w--- --ss----so-- [!!!)] EAST CHERRY AVENUE Job No. 0144-01-RS15 July 13, 2015 TRACT 3081 -SITE PLAN (IN FEET) I INCH =40FT. NORTH • .., . .,.,., ...... "'"''"""" . .,.., .. -,, .......... ..._ ' I ' / SITE LOCATION VICINITY MAP NTS PROJECT INFO: APN: FLOOD ZONE: EXISTING EASEMENTS: PROPOSED EASEMENTS: GROSS AREA {NET): EX. ZONING & LAND USE: PROP ZONING & LAND USE: ALLOWABLE DENSITY: PROPOSED DENSITY: TOTAL UNITS PROPOSED: RESIDENTIAL LOTS: HOA [LOT 59): REMAINDER [LOT 60): 007-621.()79 ZONE 'X'-MAP No. 06079CI602G NONE I 0' WIDE PUBLIC UTILITY EASEMENT 15' WIDE PUBLIC UTILITY EASEMENT 20' WIDE PUBLIC ACCESS EASEMENT 29' WIDE PUBLIC ACCESS EASEMENT 11.62 ac {506.147 sq-ft) TRAFFIC WAY MIXED USE {TMU D-2, II) AGRICULTURE [AG) TRAFFIC WAY MIXED USE {TMU D-2.11) VILLAGE RESIDENTIAL {VR) VILLAGE MIXED USE [VMU) SPECIFIC PLAN OVERLAY [SP) 4.5 DWELLING UNITS PER ACRE 58 DWELLINGS /11.62 AC = 5.0 DU/AC 58 4.476 sq-ft TO 9,252 sq-ft Ea. {58 TOTAL) 14.972 sq-ft [I TOTAL) 16.728 sq-ft [I TOTAL) PARKING {INTERNAL): 46 CURB SIDE SPACES {461NTERNAL LOTS) PARKING {EAST CHERRY-SOUTH): 18 CURB SIDE SPACES [12 LOTS) APPLICANT INFO: NKT DEVELOPMENT CONTACT: NICK TOMPKINS 684 HIGUERA STREET. SUITE B SAN LUIS OBISPO. CA 93401 PHONE: 80$-541-9004 OWNER'S CERTIFICATE: PREPARER'S STATEMENT: THIS PLAN SET WAS PREPARED BY: RRM DESIGN GROUP 3765S. HIGUERAST..STE. 102 SAN LUIS OBISPO. CA 93401 PH {805) 543-1794 UNDER THE DIRECTION OF: JOSHUA ROBERTS. P.E. 61.798 WE HEREBY CONSENT TO THE DEVELOPMENT OF REAL PROPERTY SHOWN ON THIS MAP AND CERTIFY THAT WE ARE THE LEGAL OWNERS AND THAT THE INFORMATION HERON IS TRUE AND CORRECT TO THE BEST OF OUR KNOWLEDGE AND BELIEF. NKT DEVELOPMENT 684 HIGUERA STREET. SUITE B SAN LUIS OBISPO. CA 93401 LEGAL DESCRIPTION: PARCEL "D" OF CERTIFICATE OF COMPLIANCE FOR LOT LINE ADJUSTMENT No. 09.()03. RECORDED IN DOCUMENT No. 20100239521N THE COUNTY RECORDER'S OFFICE. COUNTY OF SAN LUIS OBISPO. STATE OF CALIFORNIA. APN: 007-621-079 ~~~CI I~----1 I I I I I I I I I I I I I I 5' I I I I SIDE I -I ·1 r C ~~r_-_j ALLEY LOADED LOT -NTS- 5' SIDE 5' SIDE ' I I I I I ~ I I I I =, ~=l -1---l I ,w •••ml -----1 SIDE - I I I I L--~--_j ~i:S ~ --__ _j STREET LOADED LOT -NTS- design group ~ 2~------------------------------------------------------------------------------------------------------------------------------------------------------------------_j -------- EXISTING RIGHTOFWAl ULTIMATE RIGHT OF WAY~ (FUTURE) I ~·~·~·) -------- I I I I I I I I~ lu 1_, I~ ::::> ~ D... I I 11 -12 6124SF 60' 11 5508 SF 54' 10 5508 SF 54' 9 5508 SF 54' 8 5508 SF 54' 7 5508 SF 54' 6 5508SF 54' 5 5508 SF 54' 4 5508 SF 54' 3 5508 SF 54' 2 5508 SF 54' 1 9278 SF 71' ~ ~ ALLEY "A" PRIVATE ~ ~ ~~---------1----------+---------~---------1~~==~~~~~~L-~------,_~~--------+-------~~---------1~--------+---------~ 1-----+ ---+ ~ 0 z <( 0 ~ 13 6000 SF 14 5508 SF 15 5508 SF 16 5508 SF 17 5508 SF 18 5508 SF 19 5508SF 20 5508 SF 21 5508 SF 22 5508 SF 23 5508 SF 24 7506 SF I I I I I I : J '-------"'---.,. _l----=-54· _ _1------""54· __ L_54:.._ _ ........,..__ ~ _ _l_ 2!' _ __L _54.:_ _l_ _ ~-_l __ 54~ __ 54"'--· _I __ -=-54· _l_ ~ I I 111' 55' 58 6580 SF ROAD "B" (PUBLIC) 55'--,gs -,-55.- 57 6259 SF 56 5939 SF 1 55 5618SF -I g:l 55' 54 5297 SF ,I ~I 53 4977 SF PROPOSED CURB 52 4840 SF 55' 51 4840SF fill I so 32' 5317SF 52' 20' 102' 25 6149 SF 60 16728 SF REMAINDER LOT I : --l 5736 SF ~I I 1 12' -------1 --~) 27 fill 5777 SF \----"-~ 28 ,I 5031 SF ~~~ 108' I D JWA PROPERTY -,._ _ _J5'_ -.E ---1 ~ u fil 29 fill a " ~ " ~=r ;:::=== \ 59 _255~' --r---55' <(~ 'I O _, 5139SF ~ , ~ LAUNA LANE 14972 SF COMMON H.O.A. LOT \ 7~ --~ \ \ I I I 45 44 5606 SF 43 5927SF 42 6248SF ~ 6538SF I I ~ I I j__ 55' 41 6821 SF I 1\ L-~--- 11 __..$-- -_.--2'·--ROP...O "0" --.J.---__.-;£ \ \ ---ss--~-76 --- 40 6617SF I .. ~I ....= ------,,. -" - 39 5445 SF -_--;r- I .. ~I 38 5445 SF -I g:l 37 5445 SF 46 5285 SF ___,. I~ I 47 4964 SF PROPOSED CURB -- I 36 I .. ~I 5445 SF .. ~I I,_, I"' 48 4476 SF 49 I, I 7018 SF \ \0~- ~------- "' ...,_ 35 5445 SF -I g:l __ ............ ' -..!--- 34 5445 SF I .. ~I - --55' 33 5442 SF I .. ~I 56' 32 5347 SF 0~ --~ ~ 1----90' ·-··-··-··-··-··- "'' ~, 31 8193 SF 30 9321 SF 1 I .I '!I ----- __ .-,-_____ j -I I I I I I I I I I July 13, 2015 EAST CHERRY AVENUE TRACT 3081 -VESTING TENTATIVE MAP Job No. 0144-01-RS15 (IN FEET) 1 INCH =40FT. NORTH ' ,. ' I .. .\:.:::".;.. .. • ..,,.,., ... -"'""'"""' . .,., .. -........... ..._ ' l SITE LOCATION VICINITY MAP NTS PROJECT INFO: APN: FLOOD ZONE: EXISTING EASEMENTS: PROPOSED EASEMENTS: GROSS AREA (NET}: EX. ZONING & LAND USE: PROP ZONING & LAND USE: ALLOWABLE DENSITY: PROPOSED DENSITY: TOTAL UNITS PROPOSED: RESIDENTIAL LOTS: HOA (LOT 59): REMAINDER (LOT 64}: APPLICANT INFO: NKT DEVELOPMENT CONTACT: NICK TOMPKINS 684 HIGUERA STREET, SUITE B SAN LUIS OBISPO, CA 93401 PHONE: 805-541-9004 007-62 1 -Q79 ZONE 'X' -MAP No. 06079C 1 602G NONE 10' WIDE PUBLIC UTILITY EASEMENT 1 5' WIDE PUBLIC UTILITY EASEMENT 20' WIDE PUBLIC ACCESS EASEMENT 29' WIDE PUBLIC ACCESS EASEMENT 1 1.62 ac (506. 147 sq-ft) TRAFFIC WAY MIXED USE (TMU D-2.1 1) AGRICULTURE (AG) TRAFFIC WAY MIXED USE (TMU D-2.1 1) VILLAGE RESIDENTIAL (VR) VILLAGE MIXED USE (VMU) SPECIFIC PLAN OVERLAY (SP) 4.5 DWELLING UNITS PER ACRE 58 DWELLINGS I 1 1 .62 ACRES = 5.0 DU/ ACRE 58 4,476 sq-ft TO 9,252 sq-ft Ea. (58 TOTAL} 14.972 sq-ft (1 TOTAL) 16,532 sq-ft (1 TOTAL) PREPARER'S STATEMENT: THIS PLAN SET WAS PREPARED BY: RRM DESIGN GROUP 3765 S. HIGUERA ST .. STE. 102 SAN LUIS OBISPO, CA 93401 PH (805) 543-1794 UNDER THE DIRECTION OF: JOSHUA ROBERTS, P .E. 61 .798 OWNER'S CERTIFICATE: WE HEREBY CONSENT TO THE DEVELOPMENT OF REAL PROPERTY SHOWN ON THIS MAP AND CERTIFY THAT WE ARE THE LEGAL OWNERS AND THAT THE INFORMATION HERON IS TRUE AND CORRECT TO THE BEST OF OUR KNOWLEDGE AND BELIEF. NKT DEVELOPMENT 684 HIGUERA STREET. SUITE B SAN LUIS OBISPO, CA 93401 LEGAL DESCRIPTION: PARCEL "D" OF CERTIFICATE OF COMPLIANCE FOR LOT LINE ADJUSTMENT No. 09-Q03, RECORDED IN DOCUMENT No. 20100239521N THE COUNTY RECORDER'S OFFICE, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA. APN: 007-621 -Q79 BENCHMARK: THE BENCH MARK FOR THIS SURVEY BEING CITY OF ARROYO GRANDE BENCH MARK NO. 30. ELEVATION=88.66 FEET ENGINEERING (DATUM UNKNOWN} UTILITY SERVICES: WATER: CITY OF ARROYO GRANDE SEWER: CITY OF ARROYO GRANDE PHONE: VERIZON ELEC: PACIFIC GAS & ELECTRIC GAS: SOUTHERN CAL. GAS COMPANY CABLE: CHARTER COMMUNICATIONS EASEMENTS: ~ PROPOSED 1 5' WIDE PUBLIC UTILITY EASEMENT ~ PROPOSED 1 0' WIDE PUBLIC UTILITY EASEMENT ~ PROPOSED 20' WIDE PUBLIC ACCESS EASEMENT ~ PROPOSED 30' WIDE PUBLIC ACCESS EASEMENT design group t i E' ~ ~ ~ g "' ~ c' Q ~ rn .a § g rn •• u § f i ..c ; ~ c -~ c -~ t u : :LJ :~ ; .__I -----' ~ I I I I '-----------' 'I I I I L____s-i=?AICIFIC COAST ~ 1 RAILWAY PLACE7 I 1:~==-==== .. , ... U ~-----------------------~~~Q~~~uo~~~~--------------~~=~~~-----------------------------------------------------------------------------IN -------- tl: ~~® ~ 1 ---:W:-'"'::-::-;~W ~~ -~:~~~~~~~~~~~~~~~AFFI G-WA-Yl W W ~ ...-W W / EAST CHERRY' A \7 tXUE [PUBLIC) W / W / I so <' / -ss A'" -...._ ss "----55. =SS ss s ss------~~1 :_19 -""®~-- .,._ __ > so ;ts :;;~~~~:t'G;;::~~""~=-=-~ss=::::~:=:::~:::~J4:::::::::ss= ss-........ _ ss ss ... 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' -~ ----...._ ' ..__ - -""' ~ --_,_-JIIiil..___ '...........,_ ..., -~ ~ -...... ..... --.........._, ---ss-+--1 INVERT/ ---.. ~ ........___ .._-.. ....r-'\-_ _r-....... -.. y \--_ __£~ -~ _ ... _.._ ,/\ ?-\_ _>-: --.._ I (:A ATCH EX. ~ t.._ 1 -""' I / \ -------"' "' ' \l ~~" - -=_ ~l -----=1 C---= ~--~~----I --, ~ =J ~~ ~ t --:::_ TJ =._---II~ - -~ =_ - -~f_---:__ ...__ I~ ----l'ti,,ll I \ ' 112.31 ;I \ I I : I I : I I I : I I : I I : I I I : I I : I I : I \ I : I I : I I : I /I \ HP ~ "'' I LOT 12 I LOT 11 I I LOT 1 o I LOT 9 I LOT 8 I I LOT 7 I LOT 6 I LOT 5 I 0oT 4 I LOT 3 I LOT 2 I LOT 1 1 \ I, V3 / 1 PAD=113.1 1 1 PAD=II3.5 1 1 1 PAD=II3.9 1 1 PAD=II4.3 1 1 PAD=II4.71 1 r D=115.1 1 1 PAD=115.5 1 1 PAD=I16.0 1 1 PAD\=116.5 1 1 PAD=117.0 1 1 PAD=117.5 1 1 PAD=II8.0 A 1 : \v :48 .. ~D L=265 . I ~~ I ~~I I ~~ I ~~ I ~~ I I ~~ I ~~ I ~~ \ I ~~ I ~~ I ~~ /1 II (!) (!) f\ :-S=OIO~/~ ~ I I - -~ I I -~ I I - -~ I I - -~ I I = -~ I I - -~ I I - -~ I I -l ~ I I - -~ I I - -~ I I - -J I 1-, :~n -+-1---ALLEY"A"-PRI ~ATE -----t ~ :<(n ---~~---~~ --~~---~~---~l-~--~l---~l---~1--~~---~~---~1--( I I I I I I I I I ) ,( I I \ I~ I 1'1 1'( 1'1 1'1 I'l l 1'1 1'1 1'1 I 1'1 1'1 1'1 IBI l ~ I LOT13 I I LOT14 11 LOT15 I I LOT16 I I LOT17 jj t LOT18 I I LOT19 I I LOT20 I I ~T21 I I LOT22 I I LOT23 I I LOT I 4 IT i\v / I PAD=IIl.3 1 I PAD=IIl./ 1 I PAD=I12.1 1 I PAD=112.5 1 I PAD=112.9 {II PAD=113.3 1 I PAD=113.6 1 I PAD=114.1 1 I P1 D=114.6 1 I PAD=II5.1 1 I PAD=II5.6 1 I PAD=R 6.o 1 1 i 1\v I I II I I d I d I d I I II I d I d I d I I d I II I d I I j \ ~ I - --1' I _I !_ -~' I - - - : I --- ' I -I I -i I -A i I - - - : I_ ~.7-';f --i I - --~' I - --1' I -1._ - I 109.7 - -- -L__ - - - - -~ - -____L - - - - - - - --d-.P _,; I LP /'{ r --1G+A / / I INV ~~'~ ...... 1-...... ........ ROAD "B" ............... ...... 36"SD / 113 --~ 1% .; ''' 48" SD L=64 ' .; \\"'-.._ 1% 1% .; \"'---===~~7,0~~ ~-------~~~~----~~-SD ~E~~--~~~~ ---~E~~-=~~~~~~7-~D SD o SD--~~'~---SD---~~-~-~~-~ 7 '~'1T ;£1<"~<9 MIN .......... S=0.005 FT/F ... :. (.E.U BLLC) MIN ,,, ... .......... MIN .... ~"":"' I E<i; n _;~\ ss S-1-a~se ~ ~e.. ss----,..5!:; ss:----=' .... ,-----ss:-~L__- / : ~'""' ___ :_.=-_-____ l'J -1 --j --c--~~A--7 -110.7~--/ '--\I''( : --/I I---~,---~,---~ _L _I -L~-~ ---~ --7 1 ---~ 109.7 LP I I I / I I I I I I ( I I I / I \I I c t I I I L ~-..5 8 II I LOT 57 I I LOT 56 I I LOT 55 I LOT 54 I, I LOT 53 II I LOT 52 II I ~T 51 II I LOT 50 I ..-- \ I -------------.(::J-------~, \ILf - - - - ---- - -llJ / .__ - -J I .__ - -J I .__ - -J : I - -J .__ - - J .__ - - J .__ --1 .__ - -J .__ - - J \ I\ D LOT 59 / I I I - --- - -----1 coMMoN/ I _ _ -- H.O.A.fOT LOT 49 ~ I I . - I Ld T 60 ~ I EG l d 'I EG "' ABBREVIATIONS: ROW RIGHT OF WAY EX. EXISTING PVT. PRIVATE TYP. TYPICAL FH FIRE HYDRANT ss SANITARY SEWER SD STORM DRAIN EG EXISTING GRADE / / \ \ r D FS FG FF HP TG GB ~ SL 0 0 FINISHED SURFACE FINISHED GRADE FINISHED FLOOR HIGH POINT TOP OF GRATE GRADE BREAK CENTERLINE STREET LIGHT r I ~ I I I I I I I I !V I ~ I I I I I I I I I r I I I ~ I I I I I I '~ I .... EARTHWORK: TOTAL: RAW CUT ICU YD): 17,000 RAW FILL {CU YD): 11.000 TOTAL AREA OF DISTURBANCE {SF): -191.000 THE RAW EARTHWORK QUANTITIES SHOWN HEREON REPRESENT THE ESTIMATED VOLUMETRIC DIFFERENCE BETWEEN THE PROPOSED FINISHED GRADE AND THE LIMITED TOPOGRAPHIC EXISTING GRADES. THESE ESTIMATES DO NOT MAKE CONSIDERATIONS FOR LOSSES OR BULKING DUE TO: SHRINKAGE, SOIL AMENDMENTS, STABILIZATION, CONSTRUCTION TECHNIQUE, FOOTING & TRENCHING SPOILS, ETC. THESE, IN ADDITION TO ACTUAL FIELD CONDITIONS, CONSTRUCTION TECHNIQUE AND THE FINAL RECOMMENDATIONS OF THE SOILS ENGINEER MAY SIGNIFICANTLY EFFECT THE FINAL IMPORT/EXPORT QUANTITIES. EXISTING GRADES WITHIN THE PROJECT SITE DO NOT EXCEED 5%. {AVG ~0.8%) DATE: APRIL 29. 2015 ~ ~ ~============================================================================================================================================================================================================================================================~ ~ r- ! 1' u ~ ~ ~ 9 ~ EAST CHERRY AVENUE TRACT 3081 -PRELIMINARY GRADING ~ o m ~ oo FAl fW4 H }wzww&&&A~ ( IN FEET I 1 INCH =40FT. July 13, 2015 Job No. 0144-01-R$15 NORTH design group z ~------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~ EAST CHERRY AVENUE TRACT 3081 R.O.W. 15" PARKWAY s· MEANDERING SECTION NOTE: a· ROADWAY CENTERLINE 57' AC 6" CURB & 18" GUTTER {TYPICAL) SECTION A-A ROAD "B" -NTS- 2" LANDSCAPING FINAL SECTION THICKNESS TO BE DETERMINED BY APPROVED PROJECT TRAFFIC INDEX, LICENSED SOILS ENGINEER, AND ACCOMPANYING SOILS REPORT. R.O.W. I . 5" s· LANDSCAPE 12" ROADWAY CENTERLINE I 12" a· s· LANDSCAPE R.O.W. 5' R.O.W. . I 5' I:JETACHED TRAVEL ) TRAVEL _I. PARKING DETACHED! SIDEWALK SIDEWALK 6"CURB& 1a"GUTTER {TYPICALj I 1.5% 2.0% 2.0% 1.5% MAX ;:;c , MAX MAX .. " • MAX ;~~~~~%~%<~~~~*~~~~~~~~~ ".,; x ,-./.,.,•l!A SS 0. .''-6I;) '\."' SECTION C-C ROAD "D" -NTS- SECTION NOTE: FINAL SECTION THICKNESS TO BE DETERMINED BY APPROVED PROJECT TRAFFIC INDEX. LICENSED SOILS ENGINEER, AND ACCOMPANYING SOILS REPORT. EXISTING TOE OF SLOPE • VARYING WIDTH {UP TO 20" EX.) EASEMENT 10" • PRIVACY FENCE I CONCRETE SWALE EXISTING _.,.,- DITCH / '--___.... SECTION E-E SOUTH HILLS DRAINAGE -NTS- PRELIMINARY GRADING TRACT BOUNDARY : ! EASEMENT PROPERTY LINE EASEMENT SECTION NOTE: I I I • • I I ALLEY WAY I 4" I s· 10" 10" SIDEWALK • • I • • I I 2.0% 1.5% AC~ 2.0% MAX '"' • '\ MAX .. . MAX ~ ... >. . . '/<~%~"0~~i~?.t~1;<~g D~~ SECTION B-B ALLEY "B" -NTS- FINAL SECTION THICKNESS TO BE DETERMINED BY APPROVED PROJECT TRAFFIC INDEX, LICENSED SOILS ENGINEER, AND ACCOMPANYING SOILS REPORT. TRACT BOUNDARY ROADWAY CENTERLINE R.O.W. I . ~HOULDE /SWALE VARIES s· 12" 12" s· BIKE TRAVEL TRAVEL BIKE MATCH 6" CURB & 18" GUTTER s· LANDSCAPE . I 5" DETACHED! SIDEWALK EXG GRADE AC {TYPICAL) 2.0% 2.0% 1.5% 0 '\_, y ', MAX . MAX ,> ~'~,>·~~~- <'«~<~~%:~~~~~~~ ':f«(<k~~~~'f~J%.~« R.O.W. -.: CLASS II COMPACTED AGGREGATE BASE SECTION D-D ROAD "A" -NTS- SECTION NOTE: FINAL SECTION THICKNESS TO BE DETERMINED BY APPROVED PROJECT TRAFFIC INDEX, LICENSED SOILS ENGINEER, AND ACCOMPANYING SOILS REPORT. 6" a· SECTION NOTE: EXISTING ROADWAY CENTERLINE 64" -2% JOIN EXISTING EXG. AC a· 6" CURB & 18" GUTTER {TYPICAL) SECTION E-E EAST CHERRY -NTS- FINAL SECTION THICKNESS TO BE DETERMINED BY APPROVED PROJECT TRAFFIC INDEX, LICENSED SOILS ENGINEER, AND ACCOMPANYING SOILS REPORT. "" 0 20 "" eo FA1 H ~1 {IN FEET) I INCH =40FT. R.O.W . s· NORTH July 13, 2015 Job No. 0144-01-R$15 design group Existing Land Use Proposed Land Use EXISTING LAND USE SPECIFIC PLAN OVERLAY MIXED USE AGRICULTURE PROPOSED LAND USE SPECIFIC PLAN OVERLAY MIXED USE SFR MEDIUM DENSITY EAST CHERRY AVENUE SPECIFIC PLAN ARROYO GRANDE, CA PROPOSED LAND USE MAP AMENDMENT 15 MAY 2015 GENERAL PLAN Existing Zoning Proposed Zoning EXISTING ZONING SPECIFIC PLAN AREA TRAFFIC WAY MIXED USE (D-2.11) AGRICULTURE PROPOSED ZONING SPECIFIC PLAN OVERLAY TRAFFIC WAY MIXED USE (D-2.11) VILLAGE RESIDENTIAL VILLAGE MIXED USE PROPOSED ZONING MAP AMENDMENT 15 MAY 2015 DEVELOPMENT CODE EAST CHERRY AVENUE SPECIFIC PLAN ARROYO GRANDE, CA SPECIFIC PLAN AREA tu101 tu101 Agriculture, Conservation & Open Space Element Creek Locations ·Creeks Drainageways Newsome Springs Drainage Channel Arroyo Grande Creek Tally Ho Creek Meadow Creek Meadow Creek (East Fork) Unnamed Seasonal Waterway Los Berros Creek Channel Arroyo Grande Creek Carpenter Canyon Creek Poorman Canyon Creek Canyon Way Creek Unnamed Seasonal Waterway PROPOSED CREEK LOCATIONS AMENDMENT 15 MAY 2015 AGRICULTURE, CONSERVATION & OPEN SPACE ELEMENT EAST CHERRY AVENUE SPECIFIC PLAN ARROYO GRANDE, CA Delete Drainageway CLTA Preliminary Report Form Order Number: 4001-4900493 (LI) (Rev. 11/06) Page Number: 1 First American Title First American Title Company 899 Pacific Street San Luis Obispo, CA 93401 Michele Tompkins NKT Commercial LLC 684 Higuera Street, Suite B San Luis Obispo, CA 93401 Order Number: 4001-4900493 (LI) Title Officer: Lisa Irot Phone: (805)786-2042 Fax No.: (866)397-7092 E-Mail: lirot@firstam.com Owner: NKT Development LLC/AG Cherry LLC Property: East Cherry Avenue Arroyo Grande, CA PRELIMINARY REPORT In response to the above referenced application for a policy of title insurance, this company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Exhibit A attached. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowners Policies of Title Insurance which establish a Deducti ble Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit A. Copies of the policy forms should be read. They are available from the office which issued this report. Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land. This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested. Order Number: 4001-4900493 (LI) Page Number: 2 First American Title Dated as of May 01, 2015 at 7:30 A.M. The form of Policy of title insurance contemplated by this report is: Preliminary Title Report A specific request should be made if another form or additional coverage is desired. Title to said estate or interest at the date hereof is vested in: NKT Development LLC, a California limited liability company, as to an undivided 50% interest; and AG Cherry LLC, a California limited liability company, as to an undivided 50% interest, as Tenants in Common The estate or interest in the land hereinafter described or referred to covered by this Report is: A fee. The Land referred to herein is described as follows: (See attached Legal Description) At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows: 1. Taxes and assessments, not examined. A.P.N.: 007-621-079. 2. A waiver of any claims for damages by reason of the location, construction, landscaping or maintenance of a contiguous freeway, highway, roadway or transit facility as contained in the document recorded June 11, 1932 as Book 125, Page 14 of Official Records. 3. An easement for public roadway, slope; and incidental purposes, recorded October 25, 1996 as Instrument No. 1996-055186 of Official Records. In Favor of: City of Arroyo Grande, a political subdivision of the State of California Affects: a portion of said land 4. A deed of trust to secure an original indebtedness of $400,000.00 recorded April 3, 2015 as Instrument No. 2015-015092 of Official Records. Dated: April 3, 2015 Trustor: AG Cherry LLC, a California limited liability company Trustee: First American Title Company Beneficiary: Nicholas J. Tompkins Trustee of the Tompkins Trust dated November 14, 2007 Order Number: 4001-4900493 (LI) Page Number: 3 First American Title (Affects Undivided 1/2 interest owned by AG Cherry LLC) Order Number: 4001-4900493 (LI) Page Number: 4 First American Title INFORMATIONAL NOTES Note: The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than the certain dollar amount set forth in any applicable arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. If you desire to review the terms of the policy, including any arbitration clause that may be included, contact the office that issued this Commitment or Report to obtain a sample of the policy jacket for the policy that is to be issued in connection with your transaction. The map attached, if any, may or may not be a survey of the land depicted hereon. First American expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached. Order Number: 4001-4900493 (LI) Page Number: 5 First American Title First American Title Company 899 Pacific Street San Luis Obispo, CA 93401 (805)543-8900 Fax - (866)397-7092 WIRE INSTRUCTIONS for First American Title Company, Demand/Draft Sub-Escrow Deposits San Luis Obispo County, California First American Trust, FSB 5 First American Way Santa Ana, CA 92707 Banking Services: (877) 600-9473 ABA 122241255 Credit to First American Title Company Account No. 3007180000 Reference Title Order Number 4900493 and Title Officer Lisa Irot Please wire the day before recording. Order Number: 4001-4900493 (LI) Page Number: 6 First American Title LEGAL DESCRIPTION Real property in the City of Arroyo Grande, County of San Luis Obispo, State of California, described as follows: PARCEL D OF CERTIFICATE OF COMPLIANCE FOR LOT LINE ADJUSTMENT NO. 09-003, ACCORDING TO DOCUMENT RECORDED MAY 24, 2010, AS DOCUMENT NO. 2010023952, SAN LUIS OBISPO COUNTY RECORDS, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: THAT PORTION OF LOTS 88 AND 91 OF STRATTON’S SUBDIVISION OF THE RANCHOS CORRAL DE PIEDRA, PISMO AND BOLSA DE CHEMISAL, IN THE CITY OF ARROYO GRANDE, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA ACCORDING TO THE MAP RECORDED IN BOOK A, AT PAGE 65 OF MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS; BEGINNING AT THE MOST EASTERLY CORNER OF THE LAND OFFERED FOR DEDICATION TO WIDEN A PORTION OF CHERRY LANE RECORDED AS DOCUMENT NO. 2009-015041 AND FILED IN OFFICIAL RECORDS OF SAID COUNTY; THENCE, NORTHERLY ALONG THE NORTHEASTERLY LINE OF SAID OFFER TO DEDICATE, 29.10 FEET TO THE SOUTHERLY LINE OF EAST CHERRY AVENUE (FORMERLY LEEDHAM LANE); THENCE, EASTERLY ALONG LAST SAID LINE, 909.20 FEET TO THE EASTERLY LINE OF SAID LOT 88: THENCE, SOUTHERLY ALONG LAST SAID LOT LINE, 74.92 FEET TO THE EASTERLY LINE OF THE PACIFIC COAST RAILROAD DESCRIBED IN THE DEED FROM THOMAS KENNEDY IN OCTOBER OF 1891 AND RECORDED IN BOOK N OF DEEDS AT PAGE 433; THENCE, SOUTHERLY ALONG THE ARC OF LAST SAID EASTERLY LINE 128.23 FEET MORE OR LESS TO INTERSECT WITH THE NORTHEASTERLY LINE OF THE LAND DESCRIBED AS PARCEL 2 ON THE DEED TO DORFMAN HOMES, INC. ON MAY 24, 2000 AS DOCUMENT NUMBER 2000- 028528 IN OFFICIAL RECORDS OF SAID COUNTY; THENCE THE FOLLOWING COURSES ALONG SAID DORFMAN DEED; S. 33 15’ E., 402.98 FEET; S. 43 15’ W., 184.84 FEET; S. 45 10’ W., 463.50 FEET; N. 65 22’ 30" W., 148.18; S. 58 37’ W., 18.81 FEET, MORE OR LESS TO THE NORTHERLY LINE OF THE EXCEPTIONS DESCRIBED IN SAID DORFMAN DEED. THIS LINE IS DEPICTED ON THE SURVEY FILED IN LICENSED SURVEY BOOK 18, AT PAGE 21; THENCE THE FOLLOWING COURSES ALONG LAST SAID LICENSED SURVEY; N. 55 45’ 59" W., 228.33 FEET; N. 32 58’ 05" W., 87.83 FEET TO THE NORTHEAST CORNER OF PARCEL 2, OF THE PARCEL MAP FILED IN PARCEL MAP BOOK 1, AT PAGE 61; THENCE ALONG THE EASTERLY EXTENSION OF THE NORTHERLY LINE OF LAST SAID PARCEL 2 Order Number: 4001-4900493 (LI) Page Number: 7 First American Title TO A INTERSECT WITH A LINE DRAWN PARALLEL WITH THE EASTERLY RIGHT OF WAY OF TRAFFIC WAY 100 FEET WIDE, DENOTED IN LICENSED SURVEY BOOK 17, AT PAGE 1 IN THE OFFICE OF SAID COUNTY THROUGH THE POINT OF BEGINNING; THENCE NORTHWESTERLY PARALLEL WITH LAST SAID RIGHT OF WAY TO THE POINT OF BEGINNING. APN: 007-621-079 Order Number: 4001-4900493 (LI) Page Number: 8 First American Title NOTICE Section 12413.1 of the California Insurance Code, effective January 1, 1990, requires that any title insurance company, underwritten title company, or controlled escrow company handling funds in an escrow or sub-escrow capacity, wait a specified number of days after depositing funds, before recording any documents in connection with the transaction or disbursing funds. This statute allows for funds deposited by wire transfer to be disbursed the same day as deposit. In the case of cashier’s checks or certified checks, funds may be disbursed the next day after deposit. In order to avoid unnecessary delays of three to seven days, or more, please use wire transfer, cashier’s checks, or certified checks whenever possible. Order Number: 4001-4900493 (LI) Page Number: 9 First American Title EXHIBIT A LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS (BY POLICY TYPE) CLTA/ALTA HOMEOWNER’S POLICY OF TITLE INSURANCE (02-03-10) EXCLUSIONS In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys’ fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: (a) building; (d) improvements on the Land; (b) zoning; (e) land division; and (c) land use; (f) environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: (a) that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; (b) that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; (c) that result in no loss to You; or (d) that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: (a) to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and (b) in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21. 7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors’ rights laws. LIMITATIONS ON COVERED RISKS Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows: For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1% of Policy Amount or $2,500.00 (whichever is less) $10,000.00 Covered Risk 18: 1% of Policy Amount or $5,000.00 (whichever is less) $25,000.00 Covered Risk 19: 1% of Policy Amount or $5,000.00 (whichever is less) $25,000.00 Covered Risk 21: 1% of Policy Amount or $2,500.00 (whichever is less) $5,000.00 ALTA RESIDENTIAL TITLE INSURANCE POLICY (6-1-87) EXCLUSIONS In addition to the Exceptions in Schedule B, you are not insured against loss, costs, attorneys’ fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of any law or government regulation. This includes building and zoning ordinances and also laws and regulations concerning: (a) and use (b) improvements on the land (c) and division (d) environmental protection This exclusion does not apply to violations or the enforcement of these matters which appear in the public records at Policy Date. Order Number: 4001-4900493 (LI) Page Number: 10 First American Title This exclusion does not limit the zoning coverage described in Items 12 and 13 of Covered Title Risks. 2. The right to take the land by condemning it, unless: (a) a notice of exercising the right appears in the public records on the Policy Date (b) the taking happened prior to the Policy Date and is binding on you if you bought the land without knowing of the taking 3. Title Risks: (a) that are created, allowed, or agreed to by you (b) that are known to you, but not to us, on the Policy Date -- unless they appeared in the public records (c) that result in no loss to you (d) that first affect your title after the Policy Date -- this does not limit the labor and material lien coverage in Item 8 of Covered Title Risks 4. Failure to pay value for your title. 5. Lack of a right: (a) to any land outside the area specifically described and referred to in Item 3 of Schedule A OR (b) in streets, alleys, or waterways that touch your land This exclusion does not limit the access coverage in Item 5 of Covered Title Risks. 2006 ALTA LOAN POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing- business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b). The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage: EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such Order Number: 4001-4900493 (LI) Page Number: 11 First American Title proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. 2006 ALTA OWNER’S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 or 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage: EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. First American Title ALTA EXPANDED COVERAGE RESIDENTIAL LOAN POLICY (07-26-10) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 16, 17, 18, 19, 20, 21, 22, 23, 24, 27 or 28); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing- business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. This Exclusion does not modify or limit the coverage provided in Covered Risk 26. 6. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage as to Advances or modifications made after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by this policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching subsequent to Date of Policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11(b) or 25. 8. The failure of the residential structure, or any portion of it, to have been constructed before, on or after Date of Policy in accordance with applicable building codes. This Exclusion does not modify or limit the coverage provided in Covered Risk 5 or 6. 9. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 27(b) of this policy. Privacy Information We Are Committed to Safeguarding Customer Information In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information - particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American’s Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American Financial Corporation is sensitive to privacy issues on the Internet. We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can visit First American or its affiliates Web sites on the World Wide Web without telling us who you are or r evealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar information. First American uses this information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need information from you, such as your name and email address. When information is needed, we will use our best efforts to let you know at the time of collection how we will use the personal information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or allow you to access specific account/profile information. If you choose to share any personal information with us, we will only use it in accordance with the policies outlined above. Business Relationships First American Financial Corporation’s site and its affiliates’ sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content or the privacy practices employed by other sites. Cookies Some of First American’s Web sites may make use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store the cookie on your hard drive. FirstAm.com uses stored cookies. The goal of this technology is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. -------------------------------------------------------------------------------- Fair Information Values Fairness We consider consumer expectations about their privacy in all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer privacy. Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey the laws governing the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct inaccurate information. When, as with the public record, we cannot correct inaccurate information, we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer can secure the required corrections. Education We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy. We will instruct our employees on our fair information values and on the responsible collection and use of data. We will encourage others in our industry to collect and use information in a responsible manner. Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form 50-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) CLTA Preliminary Report Form Order Number: 4001-4900483 (LI) (Rev. 11/06) Page Number: 1 First American Title First American Title Company 899 Pacific Street San Luis Obispo, CA 93401 Michele Tompkins NKT Commercial LLC 684 Higuera Street, Suite B San Luis Obispo, CA 93401 Order Number: 4001-4900483 (LI) Title Officer: Lisa Irot Phone: (805)786-2042 Fax No.: (866)397-7092 E-Mail: lirot@firstam.com Owner: Arroyo Grande Valley Japanese Welfare Assn Property: 490 Cherry Arroyo Grande, CA PRELIMINARY REPORT In response to the above referenced application for a policy of title insurance, this company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Exhibit A attached. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowners Policies of Title Insurance which establish a Deducti ble Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit A. Copies of the policy forms should be read. They are available from the office which issued this report. Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land. This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested. Order Number: 4001-4900483 (LI) Page Number: 2 First American Title Dated as of May 06, 2015 at 7:30 A.M. The form of Policy of title insurance contemplated by this report is: Preliminary Title Report A specific request should be made if another form or additional coverage is desired. Title to said estate or interest at the date hereof is vested in: Arroyo Grande Valley Japanese Welfare Association, a California Corporation The estate or interest in the land hereinafter described or referred to covered by this Report is: A fee. The Land referred to herein is described as follows: (See attached Legal Description) At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows: 1. Taxes and assessments, not examined. A.P.N.: 007-621-001 2. Rights of the public in and to that portion of the land lying within East Cherry Avenue. 3. An easement for right of way for passing and re-passing for railroad; and incidental purposes, recorded September 24, 1892 in Book N of Deeds, Page 306. In Favor of: San Luis Obispo and Santa Maria Valley Railroad Company Affects: a portion of said land 4. The terms and provisions contained in the document entitled Covenant Running With Land recorded April 8, 1977 as Book 1970, Page 144 of Official Records. Order Number: 4001-4900483 (LI) Page Number: 3 First American Title INFORMATIONAL NOTES Note: The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than the certain dollar amount set forth in any applicable arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. If you desire to review the terms of the policy, including any arbitration clause that may be included, contact the office that issued this Commitment or Report to obtain a sample of the policy jacket for the policy that is to be issued in connection with your transaction. The map attached, if any, may or may not be a survey of the land depicted hereon. First American expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached. Order Number: 4001-4900483 (LI) Page Number: 4 First American Title First American Title Company 899 Pacific Street San Luis Obispo, CA 93401 (805)543-8900 Fax - (866)397-7092 WIRE INSTRUCTIONS for First American Title Company, Demand/Draft Sub-Escrow Deposits San Luis Obispo County, California First American Trust, FSB 5 First American Way Santa Ana, CA 92707 Banking Services: (877) 600-9473 ABA 122241255 Credit to First American Title Company Account No. 3007180000 Reference Title Order Number 4900483 and Title Officer Lisa Irot Please wire the day before recording. Order Number: 4001-4900483 (LI) Page Number: 5 First American Title LEGAL DESCRIPTION Real property in the City of Arroyo Grande, County of San Luis Obispo, State of California, described as follows: That portion of Lots Eighty-eight (88), Eighty-nine (89) and Ninety-one (91) of Stratton’s Subdivision of part of the Rancho Corral de Piedra, Pismo and Bolsa de Chemisal, in the City of Arroyo Grande, County of San Luis Obispo, State of California, described as follows: Beginning at a point Forty-one (41) feet North Fifty-six and three-fourths degrees (56 3/4) East from Stake K.1 at the South corner of said Lot Eighty-nine (89) and running thence South Fifty- six and three-fourths degrees (56 3/4) West Forty-one (41) feet to Stake K.1 from which a live oak Twelve (12) inches in diameter bears South Forty-three and one-fourth degrees East Seventy-nine (79) links distant; thence in the said Lot Ninety-one (91), South Forty-two degrees eleven minutes (42 11’) West One Hundred Five and six tenths (105.6) feet to a stake in a stone mound; thence through said Lots Ninety-one (91) and Eighty-eight (88), North Thirty-three degrees ten minutes (33 10’) West Four hundred one and four tenths (401.4) feet to Easterly line of right of way of the P.C.R.R; thence following the said line by a left curve, radius Five hundred sixty-two (562) feet to a point bearing North Sixteen degrees thirty-four minutes (16 34’) East, One hundred Thirty-two and six tenths (132.6) feet distant, which is in the line between the before named Lots Eighty-eight (88) and Eighty-nine (89); thence on lot line North Thirty-three degrees ten minutes (33 10’) West Ninety-five and seven tenths (95.7) feet to the West corner of Lot Eighty-nine (89); thence on lot line North Fifty-Seven and one-fourth degrees (57 1/4) East Forty-one (41) feet; thence South Thirty-two and three-fourths (32 3/4) East Five hundred fifty-five (555) feet to the point of beginning. APN: 007-621-001 Order Number: 4001-4900483 (LI) Page Number: 6 First American Title NOTICE Section 12413.1 of the California Insurance Code, effective January 1, 1990, requires that any title insurance company, underwritten title company, or controlled escrow company handling funds in an escrow or sub-escrow capacity, wait a specified number of days after depositing funds, before recording any documents in connection with the transaction or disbursing funds. This statute allows for funds deposited by wire transfer to be disbursed the same day as deposit. In the case of cashier’s checks or certified checks, funds may be disbursed the next day after deposit. In order to avoid unnecessary delays of three to seven days, or more, please use wire transfer, cashier’s checks, or certified checks whenever possible. Order Number: 4001-4900483 (LI) Page Number: 7 First American Title EXHIBIT A LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS (BY POLICY TYPE) CLTA/ALTA HOMEOWNER’S POLICY OF TITLE INSURANCE (02-03-10) EXCLUSIONS In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys’ fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: (a) building; (d) improvements on the Land; (b) zoning; (e) land division; and (c) land use; (f) environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: (a) that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; (b) that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; (c) that result in no loss to You; or (d) that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: (a) to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and (b) in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21. 7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors’ rights laws. LIMITATIONS ON COVERED RISKS Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows: For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1% of Policy Amount or $2,500.00 (whichever is less) $10,000.00 Covered Risk 18: 1% of Policy Amount or $5,000.00 (whichever is less) $25,000.00 Covered Risk 19: 1% of Policy Amount or $5,000.00 (whichever is less) $25,000.00 Covered Risk 21: 1% of Policy Amount or $2,500.00 (whichever is less) $5,000.00 ALTA RESIDENTIAL TITLE INSURANCE POLICY (6-1-87) EXCLUSIONS In addition to the Exceptions in Schedule B, you are not insured against loss, costs, attorneys’ fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of any law or government regulation. This includes building and zoning ordinances and also laws and regulations concerning: (a) and use (b) improvements on the land (c) and division (d) environmental protection This exclusion does not apply to violations or the enforcement of these matters which appear in the public records at Policy Date. Order Number: 4001-4900483 (LI) Page Number: 8 First American Title This exclusion does not limit the zoning coverage described in Items 12 and 13 of Covered Title Risks. 2. The right to take the land by condemning it, unless: (a) a notice of exercising the right appears in the public records on the Policy Date (b) the taking happened prior to the Policy Date and is binding on you if you bought the land without knowing of the taking 3. Title Risks: (a) that are created, allowed, or agreed to by you (b) that are known to you, but not to us, on the Policy Date -- unless they appeared in the public records (c) that result in no loss to you (d) that first affect your title after the Policy Date -- this does not limit the labor and material lien coverage in Item 8 of Covered Title Risks 4. Failure to pay value for your title. 5. Lack of a right: (a) to any land outside the area specifically described and referred to in Item 3 of Schedule A OR (b) in streets, alleys, or waterways that touch your land This exclusion does not limit the access coverage in Item 5 of Covered Title Risks. 2006 ALTA LOAN POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing- business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b). The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage: EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such Order Number: 4001-4900483 (LI) Page Number: 9 First American Title proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. 2006 ALTA OWNER’S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 or 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage: EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. First American Title ALTA EXPANDED COVERAGE RESIDENTIAL LOAN POLICY (07-26-10) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 16, 17, 18, 19, 20, 21, 22, 23, 24, 27 or 28); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing- business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. This Exclusion does not modify or limit the coverage provided in Covered Risk 26. 6. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage as to Advances or modifications made after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by this policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching subsequent to Date of Policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11(b) or 25. 8. The failure of the residential structure, or any portion of it, to have been constructed before, on or after Date of Policy in accordance with applicable building codes. This Exclusion does not modify or limit the coverage provided in Covered Risk 5 or 6. 9. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 27(b) of this policy. Privacy Information We Are Committed to Safeguarding Customer Information In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information - particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American’s Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American Financial Corporation is sensitive to privacy issues on the Internet. We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can visit First American or its affiliates Web sites on the World Wide Web without telling us who you are or r evealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar information. First American uses this information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need information from you, such as your name and email address. When information is needed, we will use our best efforts to let you know at the time of collection how we will use the personal information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or allow you to access specific account/profile information. If you choose to share any personal information with us, we will only use it in accordance with the policies outlined above. Business Relationships First American Financial Corporation’s site and its affiliates’ sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content or the privacy practices employed by other sites. Cookies Some of First American’s Web sites may make use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store the cookie on your hard drive. FirstAm.com uses stored cookies. The goal of this technology is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. -------------------------------------------------------------------------------- Fair Information Values Fairness We consider consumer expectations about their privacy in all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer privacy. Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey the laws governing the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct inaccurate information. When, as with the public record, we cannot correct inaccurate information, we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer can secure the required corrections. Education We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy. We will instruct our employees on our fair information values and on the responsible collection and use of data. We will encourage others in our industry to collect and use information in a responsible manner. Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form 50-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) May 13, 2015 Carol Florence, AICP Principal Planner, Oasis Associates 3427 Miguelito Court San Luis Obispo, CA 93401 SUBJECT: East Cherry Avenue Specific Plan Waters of the U.S./State Jurisdictional Determination Opinion, City of Arroyo Grande, California Dear Ms. Florence: Sage Institute, Inc. (SII) is providing the following opinion on the East Cherry Avenue Specific Plan Waters of the U.S./State Jurisdictional Determination at your request. We have prepared this opinion based on the review of available background information, primarily from the Newsom Springs Regional Drainage Plan and Environmental Impact Report, and from the Cherry Creek development environmental review. Additionally, I have used knowledge gained from field surveys and other work during the environmental review process for both those projects/studies. The following jurisdictional determination is an opinion focused on the current conditions of the drainage ditch that runs east to west along the southern edge of the East Cherry Avenue Specific Plan and Japanese Welfare Association properties. This is an opinion only and is not a verified regulatory jurisdictional determination. BACKGROUND BASIS  Prior to the Cherry Creek drainage improvements, runoff from large rain events followed drainages, sheet flow, and localized flooding of agricultural fields and residential areas south of Cherry Avenue.  Prior to the Cherry Creek drainage improvements the “stone culvert” at the bend in Branch Mill Road directed some of the runoff from the Newsom Springs watershed through the Launa Lane and Hillside Court residential areas and to the drainage ditch along the agricultural field that is the East Cherry Avenue Specific Plan area. It is my understanding that runoff not handled by the stone culvert drainage system would sheet flow to the north flooding the agricultural field and discharge through drainages in the pre-project Cherry Creek development area.  A drainage pattern from Newsom Springs can be traced from the stone culvert though ditches across Highway 101, by the high school, through agriculture fields, and a mobile home park to culvert outfalls on Los Berros Creek near the confluence with Arroyo Grande Creek.  The Cherry Creek project implemented measures from the Newsom Springs Regional Drainage Plan that barricaded the stone culvert and directed runoff north through a 48-inch culvert, basin, and outfall to Arroyo Grande Creek. EAST CHERRY AVENUE SPECIFIC PLAN JURISDICTIONAL DETERMINATION OPINION 2 ASSUMPTIONS  Barricading the stone culvert now directs small and large rain event runoff through the 48-inch culvert to the Cherry Creek development basin and outfall to Arroyo Grande Creek.  Only very localized runoff from the residential and agricultural areas would continue to reach the drainage pattern to Los Berros Creek. Likely, any runoff would be discontinuous throught the drainage pathway, would have minimal volume and velocity, and would be ephemeral (flows only during or immediately after rain events). REGULATORY BASIS  The Corps exerts Clean Water Act 404 jurisdiction over waters of the U.S. within the limits of the Ordinary High Water Mark (OHWM). In summary, the OHWM is determined by physical characteristics established by the fluctuations of water indicated by a clear, natural line impressed on the bank, shelving, destruction of terrestrial vegetation, litter and debris, or other appropriate means considering the characteristics of the surrounding areas. o For the basis of this opinion, an OWHM of a drainage would need to be clearly defined incised channel with bed and bank. A swale lacking clear indicators of flow would not be considered to have an OHWM and would, therefore, not be a considered a waters of the U.S.  There is existing and proposed guidance on establishing waters of the U.S. in ephemeral tributary drainages to traditional navigable waters. o For the basis of this opinion, an ephemeral tributary to a traditional navigable waters would need to, at a minimum, exhibit the physical characteristics of an OHWM.  The California Department of Fish and Wildlife (CDFW) exerts jurisdiction over waters of the State that have a defined bed, bank, and channel extending from the top of bank to the outside extent of riparian canopy whichever is furthest. o For the basis of this opinion, CDFW jurisdiction would only be in a drainage that exhibited a bed, bank, and channel. JURISDICTIONAL DETERMINATION OPINION The existing conditions of the Newsom Springs drainage system have barricaded the stone culvert and directed flows to the Cherry Creek project outfall to Arroyo Grande Creek. Runoff from the residences is directed away from the drainage ditch system. As such only localized hillside runoff would reach the East Cherry Avenue Specific Plan drainage ditch. It is reasonable to expect the lack of regional drainage reaching this drainage ditch would not establish any physical characteristics of an OHWM such as a clear bed, bank, and channel. The lack of an OHWM, even if a swale persists, would then support the finding that it does not represent a tributary to a traditional navigable water and not be subject to Corps jurisdiction as a waters of the U.S. Further, lacking of a bed, bank, or channel, the ditch would not qualify as a waters of the State under CDFW jurisdiction. Thank you very much for using SII for your environmental consulting services. Please contact me directly if you have any questions or need any additional information. Very truly yours, David K. Wolff Principal Ecologist, President RRM Design Group EAST CHERRY AVENUE SPECIFIC PLAN SUBAREA 2 & SUBAREA 3 HYDROLOGY REPORT PRELIMINARY May 15, 2015 Prepared by: RRM Design Group Prepared for: NKT Development Project Manager: Joshua R. Roberts, P.E. East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 1 I. Purpose of Report The purpose of this technical report is to assess the Subarea 2 and Subarea 3 properties (“project site”), identified in the East Cherry Avenue Specific Plan prepared for the City of Arroyo Grande. The report is based upon historical documentation, on-site observations, and contains an analysis of the hydrologic constraints, identifies the pre-development and post-development (Sub Area 2) drainage conditions, identifies offsite run-on and the resultant storm water conveyance measures to support the development of the properties. Future development of the properties include a proposal for a single-family residential subdivision (Subarea 2) and a mixed-use development (Subarea3) with supporting infrastructure. II. Location The project site is located on the south side of East Cherry Avenue, east of Traffic Way. Residential subdivisions are located to the north and north east, a trailer park to the southwest, and undeveloped hillside to the south. The project site is located within the Arroyo Grande Creek watershed. See Figure 1. Figure 1. Project Vicinity Map III. Background The Subarea 2 project site has historically been cultivated with irrigated row crops, while the Subarea 3 site, owned by the Arroyo Grande Valley Japanese Welfare Association, has been home to a variety of uses since its purchase in 1920. While modified over time, the overall drainage pattern for the project site is predominately toward the northwest, with a majority of drainage flowing overland toward East Cherry and Traffic Way. Run off enters the existing drainage infrastructure at the Cherry and Traffic intersection. PROJECT SITE East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 2 An existing drainage ditch runs along the south side of the project up against the toe of the hillside. The drainage ditch captures the runoff from the adjacent hillside along with a portion of the offsite flows originating east of the project. The existing drainage ditch carries the runoff along the south side of the property to an existing 24” RCP storm drain near the southwest corner of the project site that runs to the west through the adjoining mobile home park toward Traffic Way, discharging to the Caltrans right- of-way. A majority of offsite flows entering the site flow overland across Subarea 2. Only a small portion continue west toward the 24” culvert. The runoff from the hillside adjacent to the project site along with the offsite flow from the east will be diverted in a historic manner around or through the site with the proposed development. The following analysis will provide a preliminary calculation of the amount of flow required to be diverted. The method on which the offsite flow is diverted is shown on the Preliminary Civil Improvement plans. The project site lies within the coverage area for the Central Coast Regional Water Quality Control Board Central Coast Post Construction Requirements. The proposed project is subject to meet the requirements of the post construction design standards. A Storm Water Control Plan will be provided under separate cover. IV. Method of Analysis The analysis of the drainage for the proposed project will follow the standards set forth by the County of San Luis Obispo Public Works Dept. Calculated peak flow rates developed from previous studies within the subject areas will be used when feasible. A. Offsite Summary As an initial step, the amount of runoff for the 100-year storm originating east of the project site, entering the site (Subarea 2) at the southeast corner, was calculated based upon several previous hydrologic studies conducted in the area of the project site. (See list of references) This analysis includes researching record information, topographic mapping, field visits and multiple conversations with the City. Easterly offsite flows generally originate from three sources; the hillsides, the existing subdivisions and overflows from Branch-Mill Road. East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 3 Figure 2 – Offsite Drainage Sub Areas The proposed project will capture, route and discharge flows consistent with historic patterns. i. Branch-Mill Road There have been several drainage studies of the area, including the 2007 Newsome Springs Regional Drainage Plan (NSRDP). The NSRDP identified numerous improvements intended to reduce flooding east of Branch-Mill by directing drainage to Arroyo Grande Creek. Historically, drainage in the Branch- Mill Road channel is generated from hillside flows south of the roadway mixed with flows from the Newsome Springs watershed. Due in part to the limited channel capacity, these flows would either flow overland, across the fields or turn westerly through the ‘Stone Culvert’. The NSRDP proposed elimination of the stone culvert and construction of downstream improvements to route these flows to Arroyo Grande Creek. The development of Tract 2653 included the construction of several key improvements identified in the NSRDP, including improvements downstream of the stone culvert. Those projects included barricading of the stone culvert with rock gabion baskets and installation of a 48” storm drain. These improvements effectively eliminated flows from passing through the stone culvert. It’s worth noting that the 48” culvert was originally envisioned at 72” to accommodate future increased capacity of the upstream portion of the Branch-Mill channel. However, as a part of the approval of Tract 2653, it was determined as a part of the project staff report that the future capacity improvements upstream of the stone culvert should not be constructed due to potential negative impacts on existing buildings and farm operations. The 48” culvert, as constructed, has the capacity to convey the entire historic flows and divert them away from the stone culvert. The drainage analysis prepared by Keith V. Crowe in August of 2007, updated October 2007 identifies the existing upstream flows in the Branch-Mill channel for the 100-year event at 60cfs. This value coincides with the estimates identified in the NSRDP EIR. Area ‘A’ Stone Culvert Area ‘B1’ Area ‘B2’ Area ‘C1’ Area ‘C2’ Area ‘D’ SITE East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 4 ii. Stone Culvert Flows – Area ‘A’ In preparation of this analysis, the City has been closely consulted. The barricading of the stone culvert, included the installation of rock gabion baskets, which effectively divert all usual flows to the new 48” culvert. However, since the stone culvert is not completely seal off, the City asked that this analysis include allocation of some flows through the stone culvert to account for an unforeseen emergency condition. Based on the as-built conditions and downstream improvements, the new 48” culvert has a capacity of 80 cfs, without flows over-topping the stone culvert barricade. For this report, it is assumed that an unforeseen emergency condition would limit the 48” culvert’s capacity to half; 40 cfs. Based on 60 cfs of upstream flow for the 100-year storm, it is assumed that as much as 20 cfs could inadvertently flow through the stone culvert. See calculations in the Attachments section. iii. Hillside Court – Area ‘B’ Flows through the stone culvert mix with hillside runoff (Area ‘B1’) south of Hillside Court) and are routed west along a broad earthen swale at the rear of the lots. See Figure 3. Flows continue west toward the terminus of Los Olivos Lane. See Figure 4. Figure 3 – Earthen Swale at Hillside Court Using the Rational Method, 100-year flows from Area B1, the southerly hillside south of Hillside Court, were calculated at nearly 34 cfs. See Table 1. Although the Hillside Court subdivision drainage collects in an onsite retention/detention basin, it’s feasible that basin overflows could migrate toward the terminus of Los Olivos, mixing with upland flows. Hillside Court, Area B2 overflows were calculated at nearly 23 cfs. East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 5 As shown in Figure 4, a set of wood headers have been installed at the terminus of Los Olivos Lane, both limiting flows from and onto the street. As a practical matter, basin overflows would tend to pond at the wooden headers, without flowing into the concrete culvert and proceeding westerly. However, since the headers are not permanent structures, their effect has been conservatively ignored for purposes of this report and it is assumed at all accumulated flows enter the box culvert. Figure 4 – Los Olivos Lane Terminus & Concrete Culverts The concrete box culverts, which are about 50’ long, located at the end of Los Olivos appear to pre-date all surrounding development, having served as access to the hillside farm road. For purposes of this report, it is assumed that the culverts have adequate capacity to pass flows. iv. Launa Lane Area ‘C’ Upland flows from the stone culvert Area ‘A’ (assumed), the hillside south of Hillside Court Area ‘B1’ and the basin Area ‘B2’ (assumed overflows) accumulate and pass through the existing concrete box culvert at the end of Los Olivos Lane. These flows then travel along a channel (that appears to be unmaintained) at the rear of the Launa Lane subdivision, where they mix with flows from the southerly hillside. Using the Rational Method, 100-year flows from Area C1, the southerly hillside south of Launa Lane, were calculated at nearly 7 cfs. See Table 1. East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 6 Figure 5 – Drainage Ditch south of Launa Lane Subdivision The Launa Lane (Area ‘C2’) subdivision does not contain storm drain infrastructure improvements. Like the Hillside Court area, for purposes of this report, it is assumed that a portion of the drainage from Launa Lane mixes with hillside and upland flows in the channel. These flows were calculated at approximately 6 cfs. A summary of flows from Areas A through C is located in Table 1 below. Table 1 – Drainage Calculations Offsite Sub Areas A-C The total drainage entering the site from the east is approximately 89 cfs for the 100-year storm and will be used for sizing of the onsite pass through drainage facilities. This value represents a potential worst case scenario, as it is predicated on multiple failures of upstream facilities. v. Project Area South Hills – Area ‘D’ East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 7 Similar to the upstream condition, run-off from the south hills is captured and directed westerly along an onsite earthen swale located between the hillside slope toe and the ranch road. See Figure 6. Figure 6 – Onsite Ranch Road & Drainage Ditch Using the Rational Method, 100-year flows from Area ‘D’, the southerly hillside south of the project site, were calculated at approximately 29 cfs (Q100). See Table 2. However the existing configuration of the ditch and downstream 24” culvert (through the mobile home park) have limited capacity of proximately 15 cfs. Hillside flows which exceed 15 cfs over top the ditch and overland flow through the fields. In an effort to mimic the historic flow conditions on and through the project, flows to the existing 24” culvert will be limited to its existing capacity of no more than 15 cfs by directing only the westerly half of the hillside flows to the culvert. The remaining hillside flows will be directed to and mixed with the offsite flows from the east totaling nearly 104 cfs. Table 2 – Drainage Calculations Offsite Sub Area D & Total Offsite Flow East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 8 For purposes of the project tentative map application the pass through storm drain pipe is sized at 48”. The proposed 48” pipe will tie into the existing 48” stub at Traffic Way and East Cherry and extend through the site, intercepting offsite flows at the southeast corner of the site. Figure 7 – Proposed Pass-through Storm Drain New Inlet Ex. 24” SD New 48” SD Ex. 48” Stub East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 9 B. Onsite Summary The project will include an onsite storm drain network which collects, detains and retains, and releases storm water in accordance with City, County and State requirements. The future development of Subarea 3 shall include compliance with drainage and post construction requirements. Subarea 2 post development storm water peak flows will be captured and mitigated up to and including the 50-year storm and released at the 2-year pre development rate. Table 3 illustrates the detention volume sizing calculation required to mitigate peak flows. Table 3 – Detention Volume Sizing The project will include approximately 11,300 cubic feet of storm water detention with a peak release of 7.7 cfs. In addition to detention, the proposed project will comply with current Regional Water Quality Control Board (RWQCB) requirements for post-construction stormwater management. The proposed project is subject to the mitigations up to and through Performance Requirement 4 (PR4); including site design, water quality, run-off retention and peak reduction. Specifics related to the mitigations will be detailed within the projects final water quality control plan. Retention sizing is based on mitigating those areas which are not routed to LID/self-treating areas. For purposes of this analysis, LID features include routing 40% of building roof runoff to yard landscaping infiltration and the use of detached sidewalk to allow for infiltration into parkways. The remaining impervious areas shall be routed through the retention basin. East Cherry Avenue – Hydrology PRELIMINARY May 15, 2015 RRM Design Group Page 10 Table 4 – Retention Volume Sizing For purposes of this report, the run-off retention sizing has been calculated based on the ‘Simple Method’, which calculates a retention volume based on the 95th% storm depth, percentage of impervious of the area routed to the retention facility. Based on the simple method calculator, the project will require approximately 16,400 cubic feet of retention. For Subarea 2 development, the proposed detention/retention facilities will be located on a common HOA maintained lot. The volume shall be achieved through the use of both underground infiltrators and a shallow, at-grade basin. A minimum of 16,400 cubic feet of storm water will be retained and infiltrated on site and an additional 11,300 cubic feet of volume shall be used for detention purposes. Site runoff for Subarea 2 from the detention volume release and/or flows which exceed these thresholds, will discharge through drainage piping into the proposed 48” storm drain. Sizing of the 48” storm drain includes consideration for these flows with a capacity of approximately 120 cfs. V. Conclusions Based on the findings and results of this report, the proposed drainage design for this project meets applicable standards and requirements of the City, County and State. Historical drainage patterns have been maintained to the pre-project condition for the proposed project. Offsite runoff reaching the project site is diverted through a proposed pipe culvert for a 100-year storm event. Onsite peak flows are mitigated through a proposed onsite detention basin while meeting post-construction storm water quality requirements. Storm Water Quality Report – Grace Village Affordable Senior Apartments RRM Design Group ATTACHMENTS Hydrologic Soil Group—San Luis Obispo County, California, Coastal Part Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 4/10/2015 Page 1 of 43888680388877038888603888950388904038891303889220388877038888603888950388904038891303889220721010721100721190721280721370721460721550721640721730721820 721010 721100 721190 721280 721370 721460 721550 721640 721730 721820 35° 7' 17'' N 120° 34' 29'' W35° 7' 17'' N120° 33' 56'' W35° 7' 0'' N 120° 34' 29'' W35° 7' 0'' N 120° 33' 56'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 10N WGS84 0 150 300 600 900 Feet 0 50 100 200 300 Meters Map Scale: 1:3,860 if printed on A landscape (11" x 8.5") sheet. Hydrologic Soil Group Hydrologic Soil Group— Summary by Map Unit — San Luis Obispo County, California, Coastal Part (CA664) Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 116 Chamise shaly loam, 15 to 30 percent slopes D 0.0 0.2% 175 Mocho silty clay loam, 0 to 2 percent slopes, MLRA 14 C 12.3 44.0% 225 Zaca clay, 15 to 30 percent slopes C 7.1 25.5% 227 Zaca clay, 50 to 75 percent slopes C 8.5 30.4% Totals for Area of Interest 27.9 100.0% Hydrologic Soil Group—San Luis Obispo County, California, Coastal Part Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 4/10/2015 Page 3 of 4 Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation, are thoroughly wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Hydrologic Soil Group—San Luis Obispo County, California, Coastal Part Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 4/10/2015 Page 4 of 4 Scale: Drawing No: OF Adopted: NTS Sheet No: RevisionsApprovedDateDescription Approved DateDescription 2011AVERAGE ANNUAL RAINFALL H-1 11MONTEREY COUNTYSANTA BARBARA COUNTYSAN LUIS OBISPO COUNTY AVERAGE ANNUAL PRECIPITATION(JULY 1 THROUGH JUNE 30) FOR 42 YEAR PERIOD FROM 1955-56 THROUGH 1997-98)SAN LUIS OBISPO FLOOD CONTROL AND WATER CONSERVATION DISTRICTLOS OSOSMORRO BAYAVILA BEACHOCEANOSAN LUISOBISPONIPOMOPOZOGROVER BEACHCAMBRIASAN SIMEONPASOROBLESSAN MIGUELCUYAMAKERN COUNTYSANTAMARGARITACRESTONTEMPLETONSHANDONARROYO GRANDECALIFORNIAVALLEYATASCADEROPISMO BEACHLEGEND:22 - AVERAGE ANNUAL PRECIPITATION (INCHES) Scale: Drawing No: OF Adopted: Sheet No: Revisions Approved DateDescription Approved DateDescription 2011 H-2 11 TIME OF CONCENTRATION FOR WATERSHEDS LESS THAN 200 ACRES ADD REF.GDM NOV 08 TC MINUTESHOURS 4 3 2 1 TIME OF FLOOD CONCENTRATION18 16 14 12 9 8 7 6 4 3 5 20 30 40 240 180 120 70 80 90 100 60 50 10 LENGTH OF CHANNEL FROM MOST REMOTE POINT TO POINT OF CONCENTRATIONL FEETMILES 0.5 1 2 3 4 5 10 600 700 800900 1200 140016001800 300 5000 4000 3000 2000 1000 500 400 200 H ELEVATION IN FEET OF MOST REMOTE POINT OF WATERSHED ABOVE POINT OF CONCENTRATION.900800 700 600 15 FEET 5000 4000 3000 2000 1000 500 400 300 200 100 50 40 30 20 10 ( ) LEGEND: Tc = TIME OF CONCENTRATION IN HOURS. L = LENGTH OF CHANNEL IN MILES. H = DIFFERENCE IN ELEVATION BETWEEN MOST REMOTE POINT AND THE POINT OF CONCENTRATION IN FEET. EQUATIONS FOR ESTIMATED "TIME OF CONCENTRATION" NOTES: 1. THIS NOMOGRAPH IS TO BE LIMITED TO WATERSHED AREAS OF 200 ACRES OR LESS. FOR LARGER WATERSHEDS REFER TO THE DESIGN STANDARDS. P R O F IL E ST R EA M Tc =0.3853 H 11.9L H L POINT OF CONCENTRATION WATERSHED LIMITS Scale: Drawing No: OF Adopted: Sheet No: Revisions Approved DateDescription Approved DateDescription 2011 H-3 12 RUNOFF COEFFICIENTS FOR DEVELOPED AREAS FOOT NOTES: 1. ESTIMATION OF COMPOSITE "C" VALUE USING ESTIMATED IMPERVIOUS AREAS AND STD. DWG. H-3a (TABLE 2) MAY BE REQUIRED BY THE DEPARTMENT. IMPERVIOUS AND PAVED AREAS SHALL USE C=0.95. 2, ALL VALUES SHOWN ARE INTENDED TO BE MINIMUMS. HIGHER VALUES MAY BE REQUIRED BY THE DEPARTMENT. SOIL SLOPE TYPE OF DEVELOPMENT TYPE <2% 2% to 10% >10% NOTE RESIDENTIAL LOTS > 20,000 SF C 1,2 S1,2 RESIDENTIAL LOTS 10,000 SF TO 19,999 SF C 0.40 0.45 0.55 1,2 "S 0.30 0.40 0.45 1,2 RESIDENTIAL LOTS 6,000 SF TO 9,999 SF C 0.45 0.55 0.65 1,2 "S 0.35 0.40 0.50 1,2 PLANNED DEVELOPMENTS (PUD)C 1,2 "S1,2 APARTMENTS C 0.50 0.60 0.70 2 "S 0.40 0.50 0.60 2 INDUSTRIAL C 0.55 0.65 0.75 2 "S 0.45 0.55 0.65 2 COMMERCIAL C 0.75 0.80 0.85 2 "S 0.70 0.75 0.80 2 LEGEND: C - CLAY, ADOBE, ROCK, OR IMPERVIOUS MATERIAL S - SAND, GRAVEL, LOAM, OR PERVIOUS MATERIAL NOTES: 1. COEFFICIENTS FOR RESIDENTIAL LOTS ASSUME TYPICAL SINGLE FAMILY RESIDENCE WITH ASSOCIATED GARAGE, DRIVEWAY, FLATWORK, AND LANDSCAPING. HIGHER DENSITY RESIDENTIAL DEVELOPMENTS MAY REQUIRE USING COMPOSITE COEFFICIENT EVALUATED BY THE DESIGN ENGINEER AND BASED ON PROPOSED DEVELOPMENT IMPERVIOUS AREAS. 2. FOR ALL TYPES OF DEVELOPMENT, COEFFICIENTS ARE INCLUSIVE OF ONLY THE LOT AREA OUTSIDE THE RIGHT-OF-WAY (NET LOT AREA). PAVED SURFACES BETWEEN ROAD CENTERLINE AND RIGHT-OF-WAY SHALL BE EVALUATED SEPARATELY AND INCLUDED TO DETERMINE A COMPOSITE "C" FACTOR. 3. ALL IMPERVIOUS AREAS AND PAVED AREAS SHALL USE C = 0.95. FOOT 0.400.350.25 0.500.400.35 0.700.650.60 0.750.700.65 TABLE 1: RATIONAL METHOD STANDARD RUNOFF COEFFICIENTS FOR DEVELOPED AREAS Scale: Drawing No: OF Adopted: Sheet No: Revisions Approved DateDescription Approved DateDescription 2011 H-3a 22 RUNOFF COEFFICIENTS FOR UNDEVELOPED AREAS CORRECT TO MATCH HWY. DES. MAN.REM NOV 07 EXTREME HIGH NORMAL LOW EXAMPLE: GIVEN: AN UNDEVELOPED WATERSHED CONSISTING OF: 1. ROLLING TERRAIN WITH AVERAGE SLOPES OF 5% 2. CLAY SOILS 3. GOOD GRASSLAND AREA 4. NORMAL SURFACE DEPRESSIONS FIND: THE RUNOFF COEFFICIENT FOR THE ABOVE WATERSHED SOLUTION: 1. RELIEF = 0.14 2. SOIL INFILTRATION = 0.08 3. VEGETAL COVER = 0.04 4. SURFACE STORAGE = 0.06 ANSWER: THE RUNOFF COEFFICIENT, C = 0.32 RELIEF SOIL INFILTRATION VEGETAL COVER SURFACE STORAGE 0.28 TO 0.35 STEEP, RUGGED TERRAIN WITH AVERAGE SLOPES ABOVE 30% 0.20 TO 0.28 HILLY, WITH AVERAGE SLOPES OF 10% TO 30% 0.14 TO 0.20 ROLLING, WITH AVERAGE SLOPE OF 5% TO 10% 0.08 TO 0.14 RELATIVELY FLAT LAND, WITH AVERAGE SLOPES OF 0% TO 5% 0.12 TO 0.16 NO EFFECTIVE SOIL COVER, EITHER ROCK OR THIN MANTLE OF NEGLIGIBLE INFILTRATION CAPACITY 0.08 TO 0.12 SLOW TO TAKE UP WATER, CLAY OR SHALLOW LOAM SOILS OF LOW INFILTRATION CAPACITY, IMPERFECTLY OR POORLY DRAINED 0.06 TO 0.08 NORMAL; WELL DRAINED LIGHT OR MEDIUM TEXTURED SOILS, SANDY LOAMS, SILT AND SILT LOAMS 0.04 TO 0.06 HIGH; DEEP SAND OR OTHER SOILS THAT TAKES UP WATER READILY, VERY LIGHT WELL DRAINED SOILS 0.12 TO 0.16 NO EFFECTIVE PLANT COVER, BARE OR VERY SPARSE COVER 0.08 TO 0.12 POOR TO FAIR; CULTIVATION CROPS, OR POOR NATURAL COVER, LESS THAN 20% OF DRAINAGE AREA OVER GOOD COVER 0.06 TO 0.08 FAIR TO GOOD; ABOUT 50% OF AREA IN GOOD GRASSLAND OR WOODLAND, NOT MORE THAN 50% OF AREA IN CULTIVATED CROPS 0.04 TO 0.06 GOOD TO EXCELLENT; ABOUT 90% OF DRAINAGE AREA IN GOOD GRASSLAND, WOODLAND, OR EQUIVALENT COVER 0.04 TO 0.06 HIGH; SURFACE STORAGE, HIGH; DRAINAGE SYSTEM NOT SHARPLY DEFINED; LARGE FLOOD PLAIN STORAGE OR LARGE NUMBER OF PONDS OR MARSHES 0.06 TO 0.08 NORMAL; CONSIDERABLE SURFACE STORAGE, LAKES AND POND MARSHES 0.08 TO 0.10 LOW; WELL DEFINED SYSTEM OF SMALL DRAINAGE WAYS, NO PONDS OR MARSHES 0.10 TO 0.12 NEGLIGIBLE SURFACE DEPRESSIONS FEW AND SHALLOW; DRAINAGE WAYS STEEP AND SMALL, NO MARSHES (REFERENCES FIGURE 819.2A OF HIGHWAY DESIGN MANUAL) TABLE 2: RATIONAL METHOD STANDARD RUNOFF COEFFICIENTS FOR UNDEVELOPED AREAS Scale: Drawing No: OF Adopted: Sheet No: Revisions Approved DateDescription Approved DateDescription 2011 H-4 11 RAINFALL INTENSITY DATA Duration TABLE 1: ANNUAL RAINFALL < 14": 10 Min 15 Min 30 Min 1 Hr 2 Hr 3 Hr 6 Hr 10 Hr 2 1.00 0.90 0.60 0.40 0.26 0.22 0.18 0.14 5 1.40 1.20 0.80 0.50 0.37 0.32 0.25 0.20 10 1.70 1.40 1.00 0.60 0.44 0.38 0.30 0.23 25 2.00 1.70 1.10 0.70 0.54 0.47 0.37 0.28 50 2.20 1.90 1.30 0.80 0.60 0.53 0.44 0.34 100 2.40 2.10 1.40 0.90 0.65 0.59 0.48 0.36 10 Min 15 Min 30 Min 1 Hr 2 Hr 3 Hr 6 Hr 10 Hr 1.30 1.10 0.80 0.50 0.35 0.30 0.23 0.18 1.90 1.60 1.10 0.70 0.49 0.42 0.33 0.26 2.30 1.90 1.30 0.80 0.60 0.51 0.40 0.30 2.60 2.20 1.50 1.00 0.71 0.63 0.50 0.38 3.00 2.50 1.70 1.10 0.81 0.74 0.60 0.47 3.20 2.70 1.90 1.20 0.90 0.80 0.65 0.49 10 Min 15 Min 30 Min 1 Hr 2 Hr 3 Hr 6 Hr 10 Hr 1.70 1.40 1.00 0.65 0.44 0.37 0.29 0.22 2.30 1.90 1.30 0.85 0.60 0.52 0.41 0.33 2.80 2.40 1.60 1.03 0.74 0.64 0.50 0.38 3.20 2.70 1.90 1.20 0.92 0.80 0.64 0.50 3.70 3.10 2.10 1.40 1.05 0.92 0.74 0.58 4.00 3.40 2.30 1.50 1.13 1.00 0.80 0.62 10 Min 15 Min 30 Min 1 Hr 2 Hr 3 Hr 6 Hr 10 Hr 2.10 1.80 1.20 0.77 0.55 0.47 0.36 0.28 2.80 2.50 1.70 1.05 0.76 0.64 0.52 0.42 3.60 3.00 2.10 1.30 0.92 0.81 0.64 0.48 3.90 3.50 2.40 1.50 1.10 0.98 0.78 0.60 4.50 3.90 2.60 1.70 1.28 1.15 0.94 0.72 5.00 4.30 2.90 1.85 1.40 1.25 0.98 0.76 Duration TABLE 2: ANNUAL RAINFALL 14" TO 17": Duration TABLE 3: ANNUAL RAINFALL 18" TO 21": Duration TABLE 4: ANNUAL RAINFALL 22" TO 28":(Years)Recurrence IntervalRecurrence Interval(Years)100 50 25 10 5 2 2 5 10 25 50 100(Years)Recurrence Interval2 5 10 25 50 100(Years)Recurrence Interval Culvert Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc. Tuesday, Apr 28 2015 Circular Culvert Invert Elev Dn (ft) = 120.70 Pipe Length (ft) = 880.00 Slope (%) = 0.57 Invert Elev Up (ft) = 125.75 Rise (in) = 48.0 Shape = Circular Span (in) = 48.0 No. Barrels = 1 n-Value = 0.012 Culvert Type = Circular Culvert Culvert Entrance = Smooth tapered inlet throat Coeff. K,M,c,Y,k = 0.534, 0.555, 0.0196, 0.9, 0.2 Embankment Top Elevation (ft) = 133.33 Top Width (ft) = 860.00 Crest Width (ft) = 20.00 Calculations Qmin (cfs) = 20.00 Qmax (cfs) = 100.00 Tailwater Elev (ft) = 130 Highlighted Qtotal (cfs) = 80.00 Qpipe (cfs) = 80.00 Qovertop (cfs) = 0.00 Veloc Dn (ft/s) = 6.37 Veloc Up (ft/s) = 6.37 HGL Dn (ft) = 130.00 HGL Up (ft) = 132.33 Hw Elev (ft) = 133.08 Hw/D (ft) = 1.83 Flow Regime = Outlet Control Culvert Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc. Tuesday, May 12 2015 Circular Culvert Invert Elev Dn (ft) = 98.40 Pipe Length (ft) = 1610.00 Slope (%) = 0.60 Invert Elev Up (ft) = 108.00 Rise (in) = 48.0 Shape = Circular Span (in) = 48.0 No. Barrels = 1 n-Value = 0.012 Culvert Type = Circular Culvert Culvert Entrance = Smooth tapered inlet throat Coeff. K,M,c,Y,k = 0.534, 0.555, 0.0196, 0.9, 0.2 Embankment Top Elevation (ft) = 115.00 Top Width (ft) = 1580.00 Crest Width (ft) = 20.00 Calculations Qmin (cfs) = 50.00 Qmax (cfs) = 120.00 Tailwater Elev (ft) = 108 Highlighted Qtotal (cfs) = 120.00 Qpipe (cfs) = 97.94 Qovertop (cfs) = 22.06 Veloc Dn (ft/s) = 7.79 Veloc Up (ft/s) = 7.79 HGL Dn (ft) = 108.00 HGL Up (ft) = 114.38 Hw Elev (ft) = 115.51 Hw/D (ft) = 1.88 Flow Regime = Outlet Control RRM Design Group EAST CHERRY AVENUE SPECIFIC PLAN SUBAREA 1 HYDROLOGY REPORT PRELIMINARY February 16, 2016 Prepared by:RRM Design Group Prepared for:Mike Pachal Project Manager:Robert Camacho, P.E. East Cherry Avenue – Hydrology PRELIMINARY February 16, 2016 RRM Design Group Page 1 I.Purpose of Report The purpose of this technical report is to assess the Subarea 1 property (“project site”), identified in the East Cherry Avenue Specific Plan prepared for the City of Arroyo Grande. The report is based upon historical documentation, on-site observations, and contains an analysis of the hydrologic constraints, identifies the pre-development and post-development (Sub Area 1) drainage conditions, and the resultant storm water conveyance measures to support the development of the properties. II.Location The project site is located on the south side of East Cherry Avenue, east of Traffic Way. Residential subdivisions are located to the north, a vacant field to the east, and a trailer park to the south. The project site is located within the Arroyo Grande Creek watershed. See Figure 1. Figure 1. Project Vicinity Map III.Background The Subarea 1 project site has historically been cultivated with irrigated row crops. The overall drainage pattern for the project site is predominately toward the northwest, with a majority of drainage flowing overland toward East Cherry and Traffic Way. Run off enters the existing drainage infrastructure at the Cherry and Traffic intersection. (See the analysis for Subarea 2 in Report Titled East Cherry Avenue Specific Plan Subarea 2-3.) PROJECT SITE East Cherry Avenue – Hydrology PRELIMINARY February 16, 2016 RRM Design Group Page 2 The existing drainage that flows overland across Sub Area 2 and onto Sub Area 1, will be captured and conveyed to the proposed East Cherry Avenue storm drain infrastructure as shown in the Preliminary Civil Improvement Plans. See figure 2 below Figure 2. Offsite Drainage Sub Area The project site lies within the coverage area for the Central Coast Regional Water Quality Control Board Central Coast Post Construction Requirements. The proposed project is subject to meet the requirements of the post construction design standards. A Storm Water Control Plan will be provided under separate cover. IV.Method of Analysis The analysis of the drainage for the proposed project will follow the standards set forth by the County of San Luis Obispo Public Works Dept. Calculated peak flow rates developed from previous studies within the subject areas will be used when feasible. A.Onsite Drainage Summary The project will include an onsite storm drain network which collects, detains and retains, and releases storm water in accordance with City, County and State requirements. Subarea 1 post development storm water peak flows will be captured and mitigated up to and including the 50-year storm and released at the 2-year pre development rate. Table 1 illustrates the detention volume sizing calculation required to mitigate peak flows. SUBAREA 2 SUBAREA 1 East Cherry Avenue – Hydrology PRELIMINARY February 16, 2016 RRM Design Group Page 3 Table 1 – Detention Volume Sizing The project will include approximately 3,800 cubic feet of storm water detention with a peak release of 1.6 cfs. In addition to detention, the proposed project will comply with current Regional Water Quality Control Board (RWQCB) requirements for post-construction stormwater management. The proposed project is subject to the mitigations up to and through Performance Requirement 4 (PR4); including site design, water quality, run-off retention and peak reduction. Specifics related to the mitigations will be detailed within the projects final water quality control plan. For purposes of this report, the run-off retention sizing has been calculated based on the ‘Simple Method’, which calculates a retention volume based on the 95th percentile storm depth, percentage of impervious of the area routed to the retention facility. Based on the simple method calculator, the project will require approximately 11,700 cubic feet of retention. For Subarea 1 development, the proposed detention/retention facilities will be located under the proposed parking stalls. The volume shall be achieved through the use of underground infiltrators. A minimum of 11,700 cubic feet of storm water will be retained and infiltrated on site and an additional 3,800 cubic feet of volume shall be used for detention purposes. The volumes listed above may be reduced by replacing area of asphalt with permeable pavers, as well as reducing parking stall depths and accommodating for vehicle overhang which would increase overall landscape square footage. Site runoff for Subarea 1 from the detention volume release and/or flows which exceed these thresholds, will discharge into the 48” storm drain that is proposed in East Cherry Avenue. Sizing of the 48” storm drain includes consideration for these flows with a capacity of approximately 120 cfs. V.Conclusions Based on the findings and results of this report, the proposed drainage design for this project meets applicable standards and requirements of the City, County and State. Historical drainage patterns have been maintained to the pre-project condition for the proposed project. Onsite peak flows are mitigated East Cherry Avenue – Hydrology PRELIMINARY February 16, 2016 RRM Design Group Page 4 through a proposed onsite detention basin while meeting post-construction storm water quality requirements. Storm Water Quality Report – Grace Village Affordable Senior Apartments RRM Design Group ATTACHMENTS Soil Map—San Luis Obispo County, California, Coastal Part Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 2/16/2016 Page 1 of 33888810388883038888503888870388889038889103888930388895038888103888830388885038888703888890388891038889303888950720920720940720960720980721000721020721040721060721080721100721120721140721160 720920 720940 720960 720980 721000 721020 721040 721060 721080 721100 721120 721140 721160 35° 7' 9'' N 120° 34' 32'' W35° 7' 9'' N120° 34' 23'' W35° 7' 4'' N 120° 34' 32'' W35° 7' 4'' N 120° 34' 23'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 10N WGS84 0 50 100 200 300 Feet 0 15 30 60 90 Meters Map Scale: 1:1,120 if printed on A landscape (11" x 8.5") sheet. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:24,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: http://websoilsurvey.nrcs.usda.gov Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: San Luis Obispo County, California, Coastal Part Survey Area Data: Version 7, Sep 3, 2015 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: May 8, 2010—May 21, 2010 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—San Luis Obispo County, California, Coastal Part Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 2/16/2016 Page 2 of 3 Map Unit Legend San Luis Obispo County, California, Coastal Part (CA664) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 175 Mocho silty clay loam, 0 to 2 percent slopes, MLRA 14 2.3 100.0% Totals for Area of Interest 2.3 100.0% Soil Map—San Luis Obispo County, California, Coastal Part Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 2/16/2016 Page 3 of 3 San Luis Obispo County, California, Coastal Part 175—Mocho silty clay loam, 0 to 2 percent slopes, MLRA 14 Map Unit Setting National map unit symbol: 2tyz2 Elevation: 10 to 1,900 feet Mean annual precipitation: 11 to 19 inches Mean annual air temperature: 56 to 61 degrees F Frost-free period: 270 to 360 days Farmland classification: Prime farmland if irrigated Map Unit Composition Mocho and similar soils: 85 percent Minor components: 15 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Mocho Setting Landform: Alluvial fans, flood plains Landform position (two-dimensional): Toeslope Landform position (three-dimensional): Tread, talf Down-slope shape: Linear Across-slope shape: Linear Parent material: Alluvium derived from sedimentary rock Typical profile Ap - 0 to 11 inches: silty clay loam A - 11 to 18 inches: silty clay loam C1 - 18 to 38 inches: fine sandy loam C2 - 38 to 39 inches: silty clay loam C3 - 45 to 60 inches: stratified sand Properties and qualities Slope: 0 to 2 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Runoff class: Medium Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.60 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum in profile: 5 percent Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm) Available water storage in profile: Moderate (about 6.4 inches) Interpretive groups Land capability classification (irrigated): 1 Map Unit Description: Mocho silty clay loam, 0 to 2 percent slopes, MLRA 14---San Luis Obispo County, California, Coastal Part Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 2/16/2016 Page 1 of 2 Land capability classification (nonirrigated): 3c Hydrologic Soil Group: C Minor Components Cropley Percent of map unit: 7 percent Metz Percent of map unit: 2 percent Sorrento Percent of map unit: 2 percent Pico Percent of map unit: 1 percent Salinas Percent of map unit: 1 percent Mocho, silt loam Percent of map unit: 1 percent Camarillo, drained Percent of map unit: 1 percent Landform: Alluvial flats Landform position (two-dimensional): Toeslope Landform position (three-dimensional): Tread Down-slope shape: Linear Across-slope shape: Linear Data Source Information Soil Survey Area: San Luis Obispo County, California, Coastal Part Survey Area Data: Version 7, Sep 3, 2015 Map Unit Description: Mocho silty clay loam, 0 to 2 percent slopes, MLRA 14---San Luis Obispo County, California, Coastal Part Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 2/16/2016 Page 2 of 2 Scale: Drawing No: OF Adopted: NTS Sheet No: Revisions Approved DateDescription Approved DateDescription 2011AVERAGE ANNUAL RAINFALL H-1 11MONTEREY COUNTYSANTA BARBARA COUNTYSAN LUIS OBISPO COUNTY AVERAGE ANNUAL PRECIPITATION(JULY 1 THROUGH JUNE 30) FOR 42 YEAR PERIOD FROM 1955-56 THROUGH 1997-98)SAN LUIS OBISPO FLOOD CONTROL AND WATER CONSERVATION DISTRICTLOS OSOSMORRO BAYAVILA BEACHOCEANOSAN LUISOBISPONIPOMOPOZOGROVER BEACHCAMBRIASAN SIMEONPASOROBLESSAN MIGUELCUYAMAKERN COUNTYSANTAMARGARITACRESTONTEMPLETONSHANDONARROYO GRANDECALIFORNIAVALLEYATASCADEROPISMO BEACHLEGEND:22 - AVERAGE ANNUAL PRECIPITATION (INCHES) Scale: Drawing No: OF Adopted: Sheet No: Revisions Approved DateDescription Approved DateDescription 2011 H-2 11 TIME OF CONCENTRATION FOR WATERSHEDS LESS THAN 200 ACRES ADD REF.GDM NOV 08 TC MINUTESHOURS 4 3 2 1 TIME OF FLOOD CONCENTRATION18 16 14 12 9 8 7 6 4 3 5 20 30 40 240 180 120 70 80 90 100 60 50 10 LENGTH OF CHANNEL FROM MOST REMOTE POINT TO POINT OF CONCENTRATIONL FEETMILES 0.5 1 2 3 4 5 10 600 700 800900 1200 140016001800 300 5000 4000 3000 2000 1000 500 400 200 H ELEVATION IN FEET OF MOST REMOTE POINT OF WATERSHED ABOVE POINT OF CONCENTRATION.900800 700 600 15 FEET 5000 4000 3000 2000 1000 500 400 300 200 100 50 40 30 20 10 ( ) LEGEND: Tc = TIME OF CONCENTRATION IN HOURS. L = LENGTH OF CHANNEL IN MILES. H = DIFFERENCE IN ELEVATION BETWEEN MOST REMOTE POINT AND THE POINT OF CONCENTRATION IN FEET. EQUATIONS FOR ESTIMATED "TIME OF CONCENTRATION" NOTES: 1. THIS NOMOGRAPH IS TO BE LIMITED TO WATERSHED AREAS OF 200 ACRES OR LESS. FOR LARGER WATERSHEDS REFER TO THE DESIGN STANDARDS. P R O F IL E ST R EA M Tc =0.3853 H 11.9L H L POINT OF CONCENTRATION WATERSHED LIMITS Scale: Drawing No: OF Adopted: Sheet No: Revisions Approved DateDescription Approved DateDescription 2011 H-3 12 RUNOFF COEFFICIENTS FOR DEVELOPED AREAS FOOT NOTES: 1. ESTIMATION OF COMPOSITE "C" VALUE USING ESTIMATED IMPERVIOUS AREAS AND STD. DWG. H-3a (TABLE 2) MAY BE REQUIRED BY THE DEPARTMENT. IMPERVIOUS AND PAVED AREAS SHALL USE C=0.95. 2, ALL VALUES SHOWN ARE INTENDED TO BE MINIMUMS. HIGHER VALUES MAY BE REQUIRED BY THE DEPARTMENT. SOIL SLOPE TYPE OF DEVELOPMENT TYPE <2% 2% to 10% >10% NOTE RESIDENTIAL LOTS > 20,000 SF C 1,2 S1,2 RESIDENTIAL LOTS 10,000 SF TO 19,999 SF C 0.40 0.45 0.55 1,2 "S 0.30 0.40 0.45 1,2 RESIDENTIAL LOTS 6,000 SF TO 9,999 SF C 0.45 0.55 0.65 1,2 "S 0.35 0.40 0.50 1,2 PLANNED DEVELOPMENTS (PUD)C 1,2 "S1,2 APARTMENTS C 0.50 0.60 0.70 2 "S 0.40 0.50 0.60 2 INDUSTRIAL C 0.55 0.65 0.75 2 "S 0.45 0.55 0.65 2 COMMERCIAL C 0.75 0.80 0.85 2 "S 0.70 0.75 0.80 2 LEGEND: C - CLAY, ADOBE, ROCK, OR IMPERVIOUS MATERIAL S - SAND, GRAVEL, LOAM, OR PERVIOUS MATERIAL NOTES: 1. COEFFICIENTS FOR RESIDENTIAL LOTS ASSUME TYPICAL SINGLE FAMILY RESIDENCE WITH ASSOCIATED GARAGE, DRIVEWAY, FLATWORK, AND LANDSCAPING. HIGHER DENSITY RESIDENTIAL DEVELOPMENTS MAY REQUIRE USING COMPOSITE COEFFICIENT EVALUATED BY THE DESIGN ENGINEER AND BASED ON PROPOSED DEVELOPMENT IMPERVIOUS AREAS. 2. FOR ALL TYPES OF DEVELOPMENT, COEFFICIENTS ARE INCLUSIVE OF ONLY THE LOT AREA OUTSIDE THE RIGHT-OF-WAY (NET LOT AREA). PAVED SURFACES BETWEEN ROAD CENTERLINE AND RIGHT-OF-WAY SHALL BE EVALUATED SEPARATELY AND INCLUDED TO DETERMINE A COMPOSITE "C" FACTOR. 3. ALL IMPERVIOUS AREAS AND PAVED AREAS SHALL USE C = 0.95. FOOT 0.400.350.25 0.500.400.35 0.700.650.60 0.750.700.65 TABLE 1: RATIONAL METHOD STANDARD RUNOFF COEFFICIENTS FOR DEVELOPED AREAS Scale: Drawing No: OF Adopted: Sheet No: Revisions Approved DateDescription Approved DateDescription 2011 H-3a 22 RUNOFF COEFFICIENTS FOR UNDEVELOPED AREAS CORRECT TO MATCH HWY. DES. MAN.REM NOV 07 EXTREME HIGH NORMAL LOW EXAMPLE: GIVEN: AN UNDEVELOPED WATERSHED CONSISTING OF: 1. ROLLING TERRAIN WITH AVERAGE SLOPES OF 5% 2. CLAY SOILS 3. GOOD GRASSLAND AREA 4. NORMAL SURFACE DEPRESSIONS FIND: THE RUNOFF COEFFICIENT FOR THE ABOVE WATERSHED SOLUTION: 1. RELIEF = 0.14 2. SOIL INFILTRATION = 0.08 3. VEGETAL COVER = 0.04 4. SURFACE STORAGE = 0.06 ANSWER: THE RUNOFF COEFFICIENT, C = 0.32 RELIEF SOIL INFILTRATION VEGETAL COVER SURFACE STORAGE 0.28 TO 0.35 STEEP, RUGGED TERRAIN WITH AVERAGE SLOPES ABOVE 30% 0.20 TO 0.28 HILLY, WITH AVERAGE SLOPES OF 10% TO 30% 0.14 TO 0.20 ROLLING, WITH AVERAGE SLOPE OF 5% TO 10% 0.08 TO 0.14 RELATIVELY FLAT LAND, WITH AVERAGE SLOPES OF 0% TO 5% 0.12 TO 0.16 NO EFFECTIVE SOIL COVER, EITHER ROCK OR THIN MANTLE OF NEGLIGIBLE INFILTRATION CAPACITY 0.08 TO 0.12 SLOW TO TAKE UP WATER, CLAY OR SHALLOW LOAM SOILS OF LOW INFILTRATION CAPACITY, IMPERFECTLY OR POORLY DRAINED 0.06 TO 0.08 NORMAL; WELL DRAINED LIGHT OR MEDIUM TEXTURED SOILS, SANDY LOAMS, SILT AND SILT LOAMS 0.04 TO 0.06 HIGH; DEEP SAND OR OTHER SOILS THAT TAKES UP WATER READILY, VERY LIGHT WELL DRAINED SOILS 0.12 TO 0.16 NO EFFECTIVE PLANT COVER, BARE OR VERY SPARSE COVER 0.08 TO 0.12 POOR TO FAIR; CULTIVATION CROPS, OR POOR NATURAL COVER, LESS THAN 20% OF DRAINAGE AREA OVER GOOD COVER 0.06 TO 0.08 FAIR TO GOOD; ABOUT 50% OF AREA IN GOOD GRASSLAND OR WOODLAND, NOT MORE THAN 50% OF AREA IN CULTIVATED CROPS 0.04 TO 0.06 GOOD TO EXCELLENT; ABOUT 90% OF DRAINAGE AREA IN GOOD GRASSLAND, WOODLAND, OR EQUIVALENT COVER 0.04 TO 0.06 HIGH; SURFACE STORAGE, HIGH; DRAINAGE SYSTEM NOT SHARPLY DEFINED; LARGE FLOOD PLAIN STORAGE OR LARGE NUMBER OF PONDS OR MARSHES 0.06 TO 0.08 NORMAL; CONSIDERABLE SURFACE STORAGE, LAKES AND POND MARSHES 0.08 TO 0.10 LOW; WELL DEFINED SYSTEM OF SMALL DRAINAGE WAYS, NO PONDS OR MARSHES 0.10 TO 0.12 NEGLIGIBLE SURFACE DEPRESSIONS FEW AND SHALLOW; DRAINAGE WAYS STEEP AND SMALL, NO MARSHES (REFERENCES FIGURE 819.2A OF HIGHWAY DESIGN MANUAL) TABLE 2: RATIONAL METHOD STANDARD RUNOFF COEFFICIENTS FOR UNDEVELOPED AREAS Scale: Drawing No: OF Adopted: Sheet No: Revisions Approved DateDescription Approved DateDescription 2011 H-4 11 RAINFALL INTENSITY DATA Duration TABLE 1: ANNUAL RAINFALL < 14": 10 Min 15 Min 30 Min 1 Hr 2 Hr 3 Hr 6 Hr 10 Hr 2 1.00 0.90 0.60 0.40 0.26 0.22 0.18 0.14 5 1.40 1.20 0.80 0.50 0.37 0.32 0.25 0.20 10 1.70 1.40 1.00 0.60 0.44 0.38 0.30 0.23 25 2.00 1.70 1.10 0.70 0.54 0.47 0.37 0.28 50 2.20 1.90 1.30 0.80 0.60 0.53 0.44 0.34 100 2.40 2.10 1.40 0.90 0.65 0.59 0.48 0.36 10 Min 15 Min 30 Min 1 Hr 2 Hr 3 Hr 6 Hr 10 Hr 1.30 1.10 0.80 0.50 0.35 0.30 0.23 0.18 1.90 1.60 1.10 0.70 0.49 0.42 0.33 0.26 2.30 1.90 1.30 0.80 0.60 0.51 0.40 0.30 2.60 2.20 1.50 1.00 0.71 0.63 0.50 0.38 3.00 2.50 1.70 1.10 0.81 0.74 0.60 0.47 3.20 2.70 1.90 1.20 0.90 0.80 0.65 0.49 10 Min 15 Min 30 Min 1 Hr 2 Hr 3 Hr 6 Hr 10 Hr 1.70 1.40 1.00 0.65 0.44 0.37 0.29 0.22 2.30 1.90 1.30 0.85 0.60 0.52 0.41 0.33 2.80 2.40 1.60 1.03 0.74 0.64 0.50 0.38 3.20 2.70 1.90 1.20 0.92 0.80 0.64 0.50 3.70 3.10 2.10 1.40 1.05 0.92 0.74 0.58 4.00 3.40 2.30 1.50 1.13 1.00 0.80 0.62 10 Min 15 Min 30 Min 1 Hr 2 Hr 3 Hr 6 Hr 10 Hr 2.10 1.80 1.20 0.77 0.55 0.47 0.36 0.28 2.80 2.50 1.70 1.05 0.76 0.64 0.52 0.42 3.60 3.00 2.10 1.30 0.92 0.81 0.64 0.48 3.90 3.50 2.40 1.50 1.10 0.98 0.78 0.60 4.50 3.90 2.60 1.70 1.28 1.15 0.94 0.72 5.00 4.30 2.90 1.85 1.40 1.25 0.98 0.76 Duration TABLE 2: ANNUAL RAINFALL 14" TO 17": Duration TABLE 3: ANNUAL RAINFALL 18" TO 21": Duration TABLE 4: ANNUAL RAINFALL 22" TO 28":(Years)Recurrence IntervalRecurrence Interval(Years)100 50 25 10 5 2 2 5 10 25 50 100(Years)Recurrence Interval2 5 10 25 50 100(Years)Recurrence Interval