ARC 2019-04-01_08a Cherry Subarea 2 ARCH
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF ARCHITECTURAL REVIEW NO. 19-001;
ADDITIONAL RESIDENTIAL DESIGN FOR SINGLE-STORY
CONSTRUCTION; LOCATION - SUBAREA 2 OF THE EAST CHERRY
AVENUE SPECIFIC PLAN; APPLICANT – WATHEN CASTANOS
HOMES; REPRESENTATIVE – OASIS ASSOCIATES, INC.
DATE: APRIL 1, 2019
SUMMARY OF ACTION:
Recommendation for approval of the Architectural Review would allow an additional
single-story, front-load home design to be approved in the subdivision
IMPACT TO FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended the Architectural Review Committee (ARC) consider the proposed
project and make a recommendation to the Community Development Director.
BACKGROUND:
On January 10, 2017, the City Council approved the East Cherry Avenue Specific Plan
Project (the "Specific Plan"). This approval included the East Cherry Avenue Specific
Plan, Vesting Tentative Tract Map for fifty-one (51) residential lots (Subarea 2),
Conditional Use Permit (Subarea 3), and General Plan and Development Code
Amendments to ensure consistency with the approved Specific Plan. The Specific Plan
is broken into three (3) subareas, with commercial development on Subarea 1, residential
development on Subarea 2, and mixed-use/cultural development on Subarea 3.
Included in the Specific Plan are Design Guidelines intended to provide a framework for
implementation of the Specific Plan and are meant to provide guidance for review of future
development projects in the Specific Plan (Attachment 1). This includes the architectural
design of homes in Subarea 2.
The residential subdivision (Tract 3081) is 11.62 acres in total. This includes the fifty-one
(51) residential lots, two (2) neighborhood park lots, one (1) lot being transferred to
Subarea 3 (Lot 54), and the street infrastructure necessary for the subdivision. The
property is zoned Village Residential-Specific Plan (VR-SP) and is subject to the
development standards contained in the Specific Plan.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW NO. 19-001
APRIL 1, 2019
PAGE 2
The ARC previously reviewed and recommended approval of home designs at the project
site. Subsequent to that approval, the developer noted an increase in customer inquiries
regarding single-story designs of front-load product types. The developer previously only
proposed one (1) version of single-story front-load products and has submitted the
proposed style for an additional product type in the subdivision.
ANALYSIS OF ISSUES:
As discussed previously, the Design Guidelines are intended to help guide decision
makers in review of development projects in the Specific Plan area. In order to achieve
this for Subarea 2, the Design Guidelines include several appropriate and inappropriate
architectural massing considerations. Appropriate massing includes:
• Articulation of wall planes;
• Projections and recessed to provide shade and depth;
• Well-defined entries; and
• Traditional architectural forms.
Examples of inappropriate massing include:
• 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).
The Design Guidelines have additional items for consideration of residences in Subarea
2, including (see Page 7 of the Design Guidelines for a complete list):
• Horizontal and vertical variation should be appropriately implemented in order to
add richness and variety to the overall mass of the building;
• Each home should have a well-defined entry with careful roof and façade
articulation to create visual interest and scale;
• Homes should have “four-sided” architecture, with special attention (i.e., detailed
and articulated) to the front and side façade treatments. Walls should be designed
with changes in plane or other forms of articulation.
The Design Guidelines also identify architectural styles appropriate for the development.
These styles are in keeping with the Design Guidelines and Standards for the Historic
Character Overlay District (D-2.4), descriptions of which are included on Pages 8-9 of the
Design Guidelines, and include:
• Bungalow;
• Craftsman;
• Spanish Revival (Spanish Eclectic);
• Cottage; and
• Hollywood-Agrarian.
Colors and materials associated with the Spanish Eclectic style of front-loaded units
include concrete "S" tile roofs, white and tan medium sand finish stucco siding, stucco
over foam trim, wood grain corbels, some composite shutters, and roll-up garage doors.
In addition to the white and tan toned stucco, accent colors of the front-loaded Spanish
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW NO. 19-001
APRIL 1, 2019
PAGE 3
Eclectic units are brown and tan, with a bold color chosen for the front entry doors of the
units. The Spanish Eclectic floor plans all use combinations of the typical features of the
Spanish Eclectic style identified in the Design Guidelines, including asymmetry, wrought
iron accents, and wood timber features. The features of the Spanish Eclectic style utilized
in limited capacity are half-round arches, doors and windows. Each plan typically has two
(2) half round arch features at the front entry door and the primary front windows.
Colors and materials associated with the Hollywood Agrarian style of front-loaded units
include composition roofs, metal roof accents, cementitious lap or board and batten
siding, medium sand finish stucco siding, stucco over foam trim, some composite
shutters, and roll-up garage doors. Colors of the front-loaded Hollywood Agrarian units
remain in the white and tan colors but include color changes on the cementitious siding,
which includes white, grey, and green. The front doors of the Hollywood Agrarian front-
loaded units are of a different, contrasting color to the remainder of the color palette,
similar to the Spanish Eclectic design.
Colors and materials associated with the Cottage style of front-loaded units include
composition roofs, medium sand finish stucco siding, stucco over foam trim, limited brick
trim, some composite shutters, and roll-up garage doors. Colors of the Cottage front-
loaded units are in the darker tan to brown tones, with lower color variability due to fewer
changes in material use. The front doors of the front-loaded Cottage units are of a
different, contrasting color to the remainder of the color palette, similar to the other
designs. The Cottage floor plans all use some combination of the typical features of the
Cottage style identified in the Design Guidelines, including asymmetry, cross gabled roof,
multi-light windows, and brick trim.
Landscaping
Landscaping will remain as previously approved, utilizing a mix of drought tolerant shrub
and ground cover species, three (3) evergreen tree species (Arbutus Marina, Cajeput
Tree, and Fruitless Olive) and three (3) deciduous tree species (Western Redbud,
Smokebush, and Saucer Magnolia). The lot irrigation systems will be required to comply
with all applicable requirements for drip and microspray designs. A final landscape plan
must be submitted for each lot that is consistent with the State Model Water Efficient
Landscape Ordinance before a building permit can be issued.
ALTERNATIVES:
The following alternatives have been identified for the ARC’s consideration:
1. Recommend approval of the proposed product types to the Community
Development Director as proposed;
2. Recommend approval of the proposed product types, with modifications, to the
Community Development Director; or
3. Recommend denial of the proposed product types to the Community Development
Director.
ADV ANTAGES:
The proposed house design provides an additional single-story layout in architectural
designs compatible with the remainder of the residential subdivision.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW NO. 19-001
APRIL 1, 2019
PAGE 4
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
In accordance with the California Environmental Quality Act, an Environmental Impact
Report was previously certified by the City Council. No additional environmental review is
required for this item.
PUBLIC NOTICE AND COMMENT:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2.
Attachments:
1. East Cherry Avenue Specific Plan Design Guidelines
2. Project Plans
ATTACHMENT 1
East Cherry Avenue
Specific Plan
Design Guidelines
January 2017
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 ............................................................ 22
1. General Architectural Guidelines ........................................ 22
E. Landscape Architectural Design (All Subareas) ............................ 25
1. Hardscape Elements ................................................................. 25
2. Planting Elements ...................................................................... 28
3. Maintenance/Preservation of Existing Oaks .................. 29
4. Prohibited Plant Material........................................................ 31
5. References ..................................................................................... 32
6. Irrigation Requirements.......................................................... 32
7. Low-Impact Development Requirements ........................ 33
LIST OF 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 11 Interpretation of Architectural Style – Cottage ............. 17
Figure 12 Interpretation of Arch. Style – Hollywood Agrarian .... 18
Figure 13 Visual Simulation – East Cherry Avenue .......................... 19
Figure 14 Renderings of Residential Development .......................... 20
Figure 15 Design Principles of Wabi-Sabi ............................................. 23
Figure 16 Typical Residential Refuse Bin Location .......................... 26
Figure 17 Typical Mail Kiosk ...................................................................... 27
Figure 18 Low Impact Development (LID) +Best Management
Practices (BMPs) for Individual Lots ................................. 34
East Cherry Avenue Specific Plan Design Guidelines January 2017
City of Arroyo Grande, CA Page 1 of 34
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 January 2017
City of Arroyo Grande, CA Page 2 of 34
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 to allow for additional design flexibility and to recognize the property’s context within
and its adjacency to the residential neighborhood. 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, and 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
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City of Arroyo Grande, CA Page 3 of 34
Figure 1 – Subarea 1 Architectural Style (continued)
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City of Arroyo Grande, CA Page 4 of 34
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 2 and 3 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 of 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 January 2017
City of Arroyo Grande, CA Page 5 of 34
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’
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City of Arroyo Grande, CA Page 6 of 34
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
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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 January 2017
City of Arroyo Grande, CA Page 8 of 34
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 4-8
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
multi-light windows in bands. Chimneys can be over scaled and constructed of brick or
East Cherry Avenue Specific Plan Design Guidelines January 2017
City of Arroyo Grande, CA Page 9 of 34
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.
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Figure 4 – Architectural Style – Bungalow
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Figure 5 – Architectural Style – Craftsman
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Figure 6 – Architectural Style – Spanish Revival (Eclectic)
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Figure 7 – Architectural Style – Cottage
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Figure 8 – Architectural Style – Hollywood Agrarian
DRIVEWAY DESIGN
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Figure 9 – Interpretation of Architectural Style – Bungalow
STREET LOADED LOT
FRONT FACADE
REAR FACADE
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Figure 10 – Interpretation of Architectural Style – Craftsman
ALLEY LOADED LOT
FRONT FACADE
REAR FAÇADE
Privacy fence not shown for clarity
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Figure 11 – Interpretation of Architectural Style – Cottage
REVERSE CORNER LOT
FRONT FACADE
REAR FACADE
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Figure 12 – Interpretation of Architectural Style – Hollywood Agrarian
REAR FACADE
FRONT FACADE
STREET LOADED LOT
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Figure 13 – Visual Simulations and Renderings – East Cherry Avenue & Residential Development
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Figure 14 – Renderings of Residential Development
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Figure 14 – Renderings of Residential Development (continued)
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City of Arroyo Grande, CA Page 22 of 34
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 15 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 this 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.
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City of Arroyo Grande, CA Page 23 of 34
Figure 15 – Design Principles of Wabi-Sabi
Connection with the Landscape
Building Forms and Views
Asymmetry;
Imperfect
Roughness/Irregularity;
Simplicity/Economy
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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
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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.
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City of Arroyo Grande, CA Page 26 of 34
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
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City of Arroyo Grande, CA Page 27 of 34
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
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City of Arroyo Grande, CA Page 28 of 34
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
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City of Arroyo Grande, CA Page 29 of 34
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 required, this
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City of Arroyo Grande, CA Page 30 of 34
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.
b. 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.
c. 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.
d. 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.
e. 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.
• 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
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City of Arroyo Grande, CA Page 31 of 34
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 be required, 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.
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;
East Cherry Avenue Specific Plan Design Guidelines January 2017
City of Arroyo Grande, CA Page 32 of 34
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.
b. 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.
c. 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).
d. Pressure Regulation - Water pressure shall be regulated if necessary to efficiently
operate the equipment installed.
e. 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.
f. 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.
East Cherry Avenue Specific Plan Design Guidelines January 2017
City of Arroyo Grande, CA Page 33 of 34
g. 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 January 2017
City of Arroyo Grande, CA Page 34 of 34
Figure 18 –Low Impact Development & Best Management Practices for Individual Lots
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