Agenda Packet 2002-03-12
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CITY COUNCIL City of
AGENDA Jlrroyo qrancfe
Michael A Lady Mayor
Thomas A Runels Mayor Pro Tern
Jim Dickens Council Member Steven Adams City Manager
Tony Ferrara Council Member Timothy J. Carmel City Attorney
Sandy Lubin Council Member Kelly Wetmore Director, Administrative Services
NOTICE OF
CITY COUNCIL SPECIAL MEETING
Tuesday
March 12.2002
5:45 P.M.
Arroyo Grande City Council Chambers
215 East Branch Street, Arroyo Grande
AGENDA
1. ROLL CALL
2.
2. PUBLIC COMMENT on Special Meeting Agenda Items.
Members of the public wishing to address the Council on any item described in this Notice
may do so when recognized by the Presiding Officer.
3. CITY COUNCIL CLOSED SESSION:
a. CONFERENCE WITH LABOR NEGOTIATOR pursuant to Government Code
Section 54957.6:
Agency Negotiator: Steven Adams, City Manager
Represented Employees: Arroyo Grande Police Officers' Association
(AGPOA)
Unrepresented Employees: Management
b. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION pursuant to
Government Code Section 54956.9(a):
1. Name of Case: Citizen's Committee for the Conservation of Local Aqriculture
v. City of Arroyo Grande. et al. San Luis Obispo County Superior Court Case
No. CV 020085.
(over, please)
NOTICE OF CITY COUNCIL SPECIAL MEETING
TUESDAY, MARCH 12,2002 - 5:45 P.M.
PAGE 2
4. RECONVENE TO OPEN SESSION:
Announcement of reportable action from closed session, if any.
5. ADJOURNMENT.
c:closedsession.agenda.031202.
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CITY COUNCIL City of
AGENDA Jlrroyo qrande
Michael A. Lady Mayor
Thomas A. Runels Mayor Pro Tern Steven Adams
Jim Dickens Council Member City Manager
Tony Ferrara Council Member Timothy J. Cannel City Attomey
Sandy Lubin Council Member Kelly Wetmore Director, Administrative Services
AGENDA SUMMARY
CITY COUNCIL MEETING
TUESDAY, MARCH 12,2002
7:00 P.M.
Arroyo Grande City Council Chambers
215 East Branch Street, Arroyo Grande
1. CALL TO ORDER: 7:00 P.M.
2. ROLL CALL
3. FLAG SALUTE: BOY SCOUT TROOP 70
4. INVOCATION: RABBI NORMAN MENDEL
CONGREGATION BETH DAVID
SAN LUIS OBISPO
5. SPECIAL PRESENTATIONS:
None.
6. AGENDA REVIEW:
6a. Move that all resolutions and ordinances presented tonight be read in title only
and all further readings be waived.
AGENDA SUMMARY - MARCH 12,2002
PAGE 2
7. CITIZENS' INPUT, COMMENTS. AND SUGGESTIONS:
Persons in the audience may discuss business not scheduled on this agenda
regarding any item of interest within the jurisdiction of the Council. The Council
will listen to all communication; however, in compliance with the Brown Act, will
not take any action on items that are not on the agenda.
Upon completing your comments: I
. You may be directed to staff for assistance; I
. A Council Member may indicate an interest in discussing your issue
with you subsequent to the Council meeting;
. The Council may direct staff to research the issue and subsequently I
report back to the Council (generally in the form of a memorandum or I
staff report); or
. No action is required or taken.
B. CONSENT AGENDA:
The following routine items listed below are scheduled for consideration as a
group. The recommendations for each item are noted. Any Council Member
may request that any item be withdrawn from the Consent Agenda to permit
discussion or change the recommended course of action. The City Council may
approve the remainder of the Consent Agenda on one motion.
8.a. Cash Disbursement Ratification (SNODGRASS)
Recommended Action: Approve the listing of cash disbursements for the period
February 16, 2002 through February 28, 2002.
8.b. Statement of Investment Deposits (SNODGRASS)
Recommended Action: Receive and file the report of current investment
deposits as of February 28, 2002.
8.c. Consideration of Cash Flow Analysis/Approval of Interfund Advance from
the Water Facility Fund (SNODGRASS)
Recommended Action: Receive and file January 2002 Cash Report and
approve the interfund advance from the Water Facility Fund to cover cash deficit
in other funds at January 31, 2002.
8.d. Consideration of Approval of Minutes (WETMORE)
Recommended Action: Approve minutes of the Special and Regular City
Council Meetings of February 26, 2002 as submitted.
AGENDA SUMMARY - MARCH 12,2002
PAGE 3
9. PUBLIC HEARING:
9.a. Proposed Ordinance Amendina the Zonina Map of Arroyo Grande from
General Commercial (GC) to Senior Housina (SR) and Section 16.32.020 of
the Development Code to allow an increase in density: Development Code
Amendment Case No. 01-004 and Presentation on Terms of the Proposed
Disposition and Development Aqreement (STRONG/ADAMS)
Recommended Action: 1) Introduce for first reading by title only the attached
Ordinance amending the Zoning Map from GC to SR for a 3.23-acre portion of a
5.01-acre site and amending Development Code Section 16.32.030 to allow a
higher density; 2) Approve the removal of the existing 24" diameter oak tree
located on the eastern property boundary; and 3) Receiye information regarding
the proposed terms of the Disposition and Development Agreement.
10. CONTINUED BUSINESS:
10.a. Consideration of Modifications to the Level of Service (LOS) and Traffic
Impact Study Policy (SPAGNOLO)
Recommended Action: Review and approve recommended modifications to
the Level of Service (LOS) and Traffic Impact Study Policy.
10.b. Public Input Process for Desian Guidelines for Historic Districts (STRONG)
Recommended Action: Consider the proposed structure and schedule of initial
Design Guideline workshops and advise staff of any concerns or changes
desired.
11. NEW BUSINESS:
11.a. Presentation and Discussion of Castlerock Development Proposal
Reaardina Proposed Rancho Grande Park Property (ADAMS)
Recommended Action: Receive information, public comment, and provide staff
direction.
12. CITY COUNCIL MEMBER ITEMS:
The following item(s) are placed on the agenda by a Council Member who would
like to receive feedback, direct staff to prepare information, and/or request a
formal agenda report be prepared and the item placed on a future agenda. No
formal action can be taken.
a) None.
AGENDA SUMMARY - MARCH 12,2002
PAGE 4
13. CITY MANAGER ITEMS:
The following item(s) are placed on the agenda by the City Manager in order to
receive feedback and/or request direction from the Council. No formal action can
be taken.
a) None. I
I
,
I
14. COUNCIL COMMUNICATIONS: i
I
Correspondence/Comments as presented by the City Council. I
,
I
15. STAFF COMMUNICATIONS:
Correspondence/Comments as presented by the City Manager.
16. ADJOURNMENT
To Wednesday, March 20, 2002, at 6:45 p.m.. in the City Council Chambers
located at 215 E. Branch Street, Arroyo Grande, California. Then to a Special
Meeting on Wednesday, March 20, 2002 at 7:00 p.m. The next Regular Meeting
of the City Council will be Tuesday, March 26, 2002. at 7:00 p.m., in the City
Council Chambers, located at 215 E. Branch Street, Arroyo Grande, California.
AGENDA SUMMARY - MARCH 12,2002
PAGE 5
. . . . * . .
Copies of the staff reports or other written materials relating to each item of business
referred to on this agenda are on file with the Director of Administrative Services and are
available for public inspection and reproduction at cost. If you have questions regarding
any agenda item, please contact the Director of Administrative Services at (805) 473-
5414.
*******
In compliance with the Americans with Disabilities Act, if you need special assistance to
participate in a City meeting, please contact the Director of Administrative Services at
the number listed above at least 48 hours prior to the meeting to ensure that reasonable
arrangements can be made to provide accessibility to the meeting.
* * * * * * *
Note: This agenda is subject to amendment up to 72 hours prior to the date and time
set for the meeting. Please refer to the agenda posted at City Hall for any revisions, or
call the Director of Administrative Services at (805) 473-5414 for more information.
www.arroyoqrande.orq
CITY OF ARROYO GRANDE -ABBREVIATIONS revised 08104/00
A Agricultural Preserve
AB Assembly Bill LAFCO Local Agency Formation Commission
ADA Americans with Disabilities Act LOCC League of California Cities
AG General Agriculture LLA Lot Line Adjustment
AGMC Arroyo Grande Municipal Code LUE Land Use Element
AGPOA Arroyo Grande Police Officers' Association MER Lot Merger
APN Assessor's Parcel Number MF Condominiumrrownhouse
APCB Air Pollution Control Board MFA Apartments
APCD Air Pollution Control District MHP Mobile Home Parks
ARC Architectural Review Committee 0 Office Professional
ASCE American Society Civil Engineers .OCSD Oceano Community Services District
ASD Administrative Services Department OSCE Open Space and Conservation Element
AWWA American Water Works Association PC Planning Commission
BD Building Division PD Police Department
CA City Attorney PF Public/Quasi Public
CC City Council PPR Plot Plan Review
CCC California Conservation Corps PRD Parks & Recreation Department
CCCSiF Central Coast Cities Se~-Insurance Fund PRE-APP Pre-application
CD Community Development PSHHC Peoples' Self-Help Housing Corp.
CDBG Community Development Block Grant PSP Planned Sign Program
CE Circulation Element PUD Planned Unit Development
CEC California Energy Commission PW Public Works Department
CEOA Califomia Environmental Quality Act RDA Redevelopment Agency
CIP Capital Improvement Program RE Residential Estate
CIWMP California Integrated Waste Management Plan RFP Request for Proposals
CM City Manager's Office RFQ Request for Qualifications
CMC California Men's Colony RH Hillside Residential
CMP Congestion Management Plan RHNP Regional Housing Needs Plan
COC Certificate of Compliance RR Rural Residential
CPI Consumer Price Index RS Suburban Residential
CUP Conditional Use Permit RTA Reversion to Acreage
DARE Drug Abuse Resistance Education RWQCB Regional Water Quality Control Board
DC Development Code SAC Staff Advisory Committee
DEA Drug Enforcement Administration SB Senate Bill
E.C. Election Code SCAT South County Area Transit
EDD Economic Development Department SEIU Service Employees International Union
EDU Equivalent Dwelling Unit SF Single Family
EIR Environmental Impact Report SLO San Luis Obispo
EIS Environmental Impact Statement SLOCOG San Luis Obispo Council of Governments
EOC Economic Opportunity Commission SLOHA San Luis Obispo Housing Authority
EVC Economic Vitality Corporation SLONTF San Luis Obispo Narcotics Task Force
FAU Federal Aid Urban SLORTA San Luis Obispo Regional Transit Authority
FD Fire Division SLOWRAC San Luis Obispo County Water Resources Advisory
FDAA Federal Disaster Assistance Administration Committee
FEMA Federal Emergency Management Agency SR Senior Housing
FID Financial Services Department SSLOCOWA South San Luis Obispo County Water Association
FPPC Fair Political Practices Commission SSLOCSD South San Luis Obispo County Sanitation District
FTA Federal Transit Administration SRRE Source Reduction & Recycling Element
FY Fiscal Year SWRCD State Water Resources Control Board
G.C. Government Code TPM Tentative Parcel Map
GC General Commercial TT Tentative Tract Map
GF General Fund TTAC Transportation Technical Advisory Committee
GP General Plan TUP Temporary Use Permit
GPA General Plan Amendment UBC Unifonm Buiiding Code
HCD California Department of Housing and Community UFC Uniform Fire Code
Development USA Underground Service Alert
HOP Home Occupancy Permit VAR Variance
HUD Housing and Urban Development Dept. VC Village Commercial
I Industrial and Business Pari< VCB SLO County Visitors & Conference Bureau
ISTEA Intermodal Surface Transportation VSR View Shed Review
JPA Joint Powers Authority ZONE 3 San Luis Obispo County Flood Control and Water
Conservation District - Zone 3 (Lopez Project)
8.a.
MEMORANDUM
TO: CITY COUNCIL
FROM: LYNDA K. SNODGRASS, DIRECTOR OF FINANCIAL SERVICES
BY: JANET M. HUWALDT, ACCOUNTING SUPERVISOR q/l
SUBJECT: CASH DISBURSEMENT RA TIFICA TION
DATE: MARCH 12, 2002
RECOMMENDATION:
It is recommended the City Council ratify the attached listing of cash disbursements for
the period February 16 - February 28,2002.
FUNDING:
There is a $332,240.44 fiscal impact.
DISCUSSION:
The attached listing represents the cash disbursements required of normal and usual
operations. It is requested that the City Council approve these payments.
ATTACHMENTS:
ATTACHMENT 1 - Cash Disbursement Listing
ATTACHMENT 2 - February 22,2002 Accounts Payable Check Register
ATTACHMENT 3 - February 22,2002 Payroll Checks and Benefit Checks
ATTACHMENT 4 - February 28,2002 Accounts Payable Manual Check Register
ATTACHMENT 1
CITY OF ARROYO GRANDE
CASH DISBURSEMENTS
For the Period of February 16 Throuqh February 28, 2002
-
March 12, 2002
Presented are the cash disbursements issued by the Department of Financial Services for
the period February 16 to February 28, 2002. Shown are cash disbursements by week of
occurrence and type of payment.
WEEK TYPE OF PAYMENT SCHEDULE AMOUNT
February 22, 2002
Accounts Payable Cks 104574-104651 2 $ 64,190.99
Payroll Checks and Benefit Checks 3 266,664.45
330,855.44
February 28, 2002
Accounts Payable Manual Cks 4 200,114.25
Less Payroll Ck included on February 22nd Listing -198,729.25
1,385.00
Two Week Total $ 332.240.44
CITY OF ARROYO GRANDE
INDEX FOR BUDGET DEPARTMENTS
EDEN COMPUTER SYSTEM
GENERAL FUND (ffiO) SPEGAL REVENUE FUNDS
City Government (Fund 010) Park Development Fee Fund (Fund 213)
4001 - Ci ty Council 4550 - Park Development Fee
4002 - Administrative Services T ralfic Signal Fund (Fund 222)
4003 - City Attorney 4501 - Traffic Fund
4101 - City Manager Transportation Fund (Fund 225)
4102 - Printing/Duplicating 4553 - Public Transit System
4120 - Financial Services Construction Tax Fund (Fund 230)
4121 - Taxes/ Insurance/ Bonds 4556 - Construction Tax
4130 - Community Development Police Grant Funds
4131 - Community Building (CDBG) 4201 - Law Enforcement Equip. (Fd 272)
4140 - Management Information System 4202 - State AB3229 Cops Grant (Fd 271)
4145 - Non Departmental 4203 - Federal Universal Hiring (Fd 274)
Public Safety (Fund 010) 4208 - Federal Local Law Enforcmt (FD 279)
4201 - Police Redevelopment Agency ( Fund 284)
4211 - Fire 4103 - Redevelopment Administration
4212 - Building & Safety ENTERPRISE FUNDS
Public Works (Fund 010) Sewer Fund (Fund 612)
4301 - Public Works-Admin & Engineering 4610 - Sewer Maintenance
4303 - Street/Bridge Maintenance Water Fund (Fund 640)
4304 - Street Lighting 4710 - Water Administration
4305 - Automotive Shop 4711 - Water Production
Parks & Recreation (Fund 010) 4712 - Water Distribution
4420 - Parks Lopez Administration (Fund 641)
4421 - Recreation 4750 - Lopez Administration
4422 - General Recreation CAPITAL IMPROVEMENT PROGRAMS (Fund 350)
4423 - Pre-School Program 5501-5599 - Park Projects
4424 - Recreation-Special Programs 5601-5699 - Streets Projects
4425 - Children in Motion 5701-5799 - Drainage Projects
4426 - Five Cities Youth Basketball 5801-5899 - Water/Sewer/Street Projects
4430 - Soto Sport Complex 5901-5999 - Water Projects
4213 - Government Buildings
4460 - Parkway Maintenance
Dept. Index for CoundLxls
ATTACHHENT 2
VQUCHRE2 CITY OF ARROYO GRANDE PAGE 1
02/20/02 07:48 VOUCHER/CHECK REGISTER
FOR PERIOD 21
VOUCHER!
CHECK CHECK VENDOR VENDOR ITEM ACCOUNT ITEM CHECK
NUMBER DATE NUMBER NAME DESCRIPTION NUMBER AMOUNT AMOUNT
468 02/12/02 098800 VISION SERVICE PLAN FES 2002 VSP ADJ 011.0000.2119 57.73 57.73
469 02/12/02 102504 STEVEN ADAMS Loce MEETING-ADAMS 010.4101.5501 344.25 344.25
470 02/13/02 098340 DELTA DENTAL 2/02 DELTA DENTAL ADJ 011.0000.2110 144.84 144.84
471 02/13/02 074178 SLO CNTY CLERK-RECORDER NOTICE OF DETERM-FILE FEE 010.4002.5201 25.00 25.00
472 02/14/02 102831 MADD RECOGNITION DINNER-5 PEOPLE 010.4201.5504 50.00 50.00
104574 02/22/02 099168 A.G.VILLAGE IMPROVEMENT REF. TUP-AGVIA 010.0000.4162 105.00 105.00
104575 02/22/02 102504 STEVEN ADAMS POLICE CHIEF/CITY MANAGER MTG 010.4201.5501 415.20 415.20
104576 02/22/02 102832 NICKOLAS ALTER REF.ELECT.PERM-345 CORBETT 010.0000.4183 45.00 45.00
104577 02/22/02 100897 AMERICAN TEMPS STRASSER SVCS TO 2/08 010.4421.5303 604.00 604.00
104578 02/22/02 102509 API WASTE SERVICES R/O BIN~DUMP/RETURN SVCS. 010.4213.6401 375.00 375.00
104579 02/22/02 100930 ARMENIAN APOSTOLIC REF.C/S.DEPOSIT-ARMENIAN 010.0000.2206 250.00 250.00
104580 02/22/02 006006 ARROYO GRANDE FLOWER SH FLORAL ARRANGEMENT-WETMORE 010.4001.5504 42.90 42.90
104581 02/22/02 101117 BRANCH STREET DELI MAYORS' MEETING SUPPLIES 010.4001.5201 85.80 85.80
104582 02/22/02 102121 JANET BRASFIELD REF. PARK DEPOSIT-BRASFIELD 010.0000.4354 26.00 26.00 I
104583 02/22/02 012754 BREZDEN PEST CONTROL QUARTLEY PEST CONTROL 010.4213.5604 68.00
104583 02/22/02 012754 BREZDEN PEST CONTROL QUARTLEY PEST CONTROL 010.4213.5604 101.00 169.00
104584 02/22/02 101431 BURDINE PRINTING PRINTING SVCS-TYPESETTING 010.4102.5306 17.50 17.50
104585 02/22/02 102837 CAL POLY HORTICULTURE-ROCHA/MCCLURE 010.4430.5501 150.00
104585 02/22/02 102837 CAL POLY HORTICULTURE-ROCHA/MCCLURE 010.4421.5501 150.00 300.00
104586 02/22/02 021762 CENTRAL COAST PRINTING PRESENTATION FOLDER 284.4103.5505 1,679.84 1,679.84
104587 02/22/02 021918 CENTRAL COAST SUPPLY BOBRICK STALL WALL DOOR 010.4213 .6401 171.60
104587 02/22/02 021918 CENTRAL COAST SUPPLY TOILET SEATS 010.4213.5604 235.95 407.55
104588 02/22/02 101856 CHARTER COMMUNICATIONS MONTHLY CABLE-MODEM CHARGES 010.4140.5303 227.90 227.90
104589 02/22/02 102282 CINGULAR WIRELESS CELL PHONE-CROCKETT 010.4130.5201 29.65 29.65
104590 02/22/02 023634 CLASSIC TEES & SIGNS SSC-T-SHIRTS & SWEAT SHIRTS 010.4430.5143 209.19 209.19
104591 02/22/02 023946 CLINICAL LAB.OF SAN BER WATER SAMPLES 640.4710.5310 2,095.00 2,095.00
104592 02/22/02 024492 COLD CANYON LAND FILL GREEN WASTE DUMP 220.4303.5307 12.00
104592 02/22/02 024492 COLD CANYON LAND FILL GREEN WASTE DUMP 220.4303.5307 12.00
VOUCHRE2 CITY OF ARROYO GRANDE PAGE 2
02/20/02 07:48 VOUCHER/CHECK REGISTER
FOR PERIOD 21
VOUCHER/
CHECK CHECK VENDOR VENDOR ITEM ACCOUNT ITEM CHECK
NUMBER DATE NUMBER NAME DESCRIPTION NUMBER AMOUNT AMOUNT
104592 02/22/02 024492 COLD CANYON LAND FILL GREEN WASTE DUMP 220.4303.5307 12.00
104592 02/22/02 024492 COLD CANYON LAND FILL GREEN WASTE DUMP 220.4303.5307 12.00
104592 02/22/02 024492 COLD CANYON LAND FILL GREEN WASTE DUMP 220.430'3.5307 12.00 60.00
104593 02/22/02 025428 CONSOLIDATED ELECTRICAL EXHAUST FAN-AGFD 010.4213.5604 96 .53 96.53
104594 02/22/02 026286 CREEK ENVIRONMENTAL LAB WATER SAMPLES 640.4710.5310 70.00 70.00
104595 02/22/02 026754 CRYSTAL SPRINGS WATER C BOTTLED WATER 010.4421.5201 25.00
104595 02/22/02 026754 CRYSTAL SPRINGS WATER C BOTTLED WATER 010.4130.5201 18.34
104595 02/22/02 026754 CRYSTAL SPRINGS WATER C BOTTLED WATER 010.4101.5201 18.34
104595 02/22/02 026754 CRYSTAL SPRINGS WATER C BOTTLED WATER 010.4120.5201 18.32
104595 02/22/02 026754 CRYSTAL SPRINGS WATER C BOTTLED WATER 010.4301.5201 20.00
104595 02/22/02 026754 CRYSTAL SPRINGS WATER C BOTTLED WATER 010.4212.5201 15.00
104595 02/22/02 026754 CRYSTAL SPRINGS WATER C BOTTLED WATER 010.4430.5605 30.00 145.00
104596 02/22/02 026832 CUESTA EQUI PMENT CO GASKETS/EXPANSION RING 010.4211.5255 461.02 461. 02
104597 02/22/02 102783 CUSTOM COLORS,INC. PAINT-PWI9 220.4303.5603 206.44 206.44
104598 02/22/02 027534 D. G. REPAIR REPR.COOLING SYSTEM-PW42 640.4712.5601 106.11 106.11
104599 02/22/02 102779 DISNEYLAND HOTEL RESV-DIANE SHEELEY 284.4103.5501 586.50 586.50
104600 02/22/02 101379 FERGUSON ENTERPRISES,IN COUPLERS 640.4712.5610 118.51
104600 02/22/02 101379 FERGUSON ENTERPRISES,IN WATER MAIN MATERIALS-LIERLY 350.5906.7001 6,134.91 6,253.42
104601 02/22/02 101924 J.A. FISCHER, INC. DIESEL W/BIOCIDE 010.0000.1202 1,674.21 1,674.21
104602 02/22/02 101604 BARBIE GARY REIMB.SUPPLIES-GARY 010.4425.5255 37.75
104602 02/22/02 101604 BARBIE GARY REIMB.SNACK SUPPLIES-GARY 010.4425.5259 170.88
104602 02/22/02 101604 BARBIE GARY REIMB.SUPPLIES-GARY 010.4425.5255 46.93
104602 02/22/02 101604 BARBIE GARY REIMB.SNACKSUPPLIES 010.4425.5259 12.34 267.90
104603 02/22/02 102614 GMC ELECTRlCAL,INC. RESV#4 CATHODIC PROTECT.REPR 640.4712.5609 3,250.00 3,250.00
104604 02/22/02 038532 GRAND PERFORMANCE MUSIC REMOVAL/REINSTALL SOUND SYS. 010.4001.5201 128.00 128.00
104605 02/22/02 040092 ALLAN HANCOCK COLLEGE FIRE SCI REGIS-GLENN GRAVES 010.4211.5501 11.00 11.00
104606 02/22/02 101606 ALLAN HANCOCK COLLEGE DRIVING FORCE REGIS-IANNEO 010.4201.5501 12.00 12.00
104607 02/22/02 101088 HANSON AGGREGATES ASPHALT 220.4303.5613 379.30
104607 02/22/02 101088 HANSON AGGREGATES ASPHALT 220.4303.5613 231. 40
104607 02/22/02 101088 HANSON AGGREGATES ASPHALT 220.4303.5613 380.05 990.75
104608 02/22/02 042158 BOB HICKS TURF EQUIPMEN MOWER PARTS 010.4420.5603 27 .47 27.47
104609 02/22/02 043914 JOSEPH IANNEO DRIVING FORCE REGIS-IANNEO 010.4201.5501 20.00 20.00
104610 02/22/02 102701 INDOFF, INC. OFFICE SUPPLIES 010.4101.5201 153.56
VOUCHRE2 CITY OF ARROYO GRANDE PAGE 3
02/20/02 07 ~ 48 VOUCHER/CHECK REGISTER
FOR PERIOD 21
VOUCHER/
CHECK CHECK VENDOR VENDOR ITEM ACCOUNT ITEM CHECK
NUMBER DATE NUMBER NAME DESCRIPTION NUMBER AMOUNT AMOUNT
104610 02/22/02 102701 INDOFF, INC. OFFICE SUPPLIES 010.4101.5201 48.02
104610 02/22/02 102701 INDOFF, INC. OFFICE SUPPLIES 284.4103.5201 23.04 224.62
104611 02/22/02 044496 INFORMATION SERVICES DAS SVCS 1/15-1/31 010.4140.5303 2,961.60
104611 02/22/02 044496 INFORMATION SERVICES DATA COMM SUPPORT-B. DAVIS 010.4140.5303 128.00
104611 02/22/02 044496 INFORMATION SERVICES QA SYSTEM SUPPORT 010.4140.5303 201. 00 3,290.60
104612 02/22/02 101848 INVENSYS METERING SYSTE HIGHS PEED METER-WELL #8 640.4712.5207 398.74 398.74
104613 02/22/02 046176 J J'S FOOD COMPANY SUPPLIES 010.4101.5201 16.53
104613 02/22/02 046176 J J'S FOOD COMPANY CMC SUPPLIES 220.4303.5255 34.65 51.18
104614 02/22/02 046410 J.W.ENTERPRISES TOILET RENTAL 220.4303.5552 91. 73 91.73
104615 02/22/02 102835 SUGE & ERIC LAURENCE REF.WTR DEP-564 GAYNFAIR 640.0000.2302 180.00
104615 02/22/02 102835 SUGE & ERIC LAURENCE CLOSING BILL-564 GAYNFAIR 640.0000.4751 20.59-
104615 02/22/02 102835 SUGE & ERIC LAURENCE PREVIOUS BALANCE-564 GAYNFAIR 640.0000.4751 62.06- 97.35
104616 02/22/02 102833 BILL LEWIS PARTNERS,INC POLICE CHIEF/CITY MANAGER MTG 010.4201. 5501 632.00 632.00
104617 02/22/02 053274 LYON & CARMEL PROF.LEGAL SERVICE 010.4003.5304 7,923.22 7,923.22
104618 02/22/02 055068 MARTIN & CHAPMAN CO. 2002 FILLER-ELECTION MANUAL 010.4002.5506 53.26 53.26
104619 02/22/02 101252 MCI WORLDCOM L/DIST PHONE 010.4145.5403 654.27 654.27
104620 02/22/02 056394 MIDAS MUFFLER & BRAKE OIL/FILTERS/WIPER BLADE-PW24 612.4610.5601 109.77 109.77
104622 02/22/02 057096 MINER'S ACE HARDWARE COUPLING/BUSHING/TEE 010.4420.5605 8.66
104622 02/22/02 057096 MINER'S ACE HARDWARE BLDG. MATERIAL 010.4213.5604 2.67
104622 02/22/02 057096 MINER'S ACE HARDWARE BULBS 010.4213.5604 25.73
104622 02/22/02 057096 MINER'S ACE HARDWARE DRILL BITS/INSERT SETS 010.4420.5605 17.47
104622 02/22/02 057096 MINER'S ACE HARDWARE BALLAST 010.4213.5604 16.08
104622 02/22/02 057096 MINER'S ACE HARDWARE STATION CLEANING SUPPLIES 010.4211.5255 16.60
104622 02/22/02 057096 MINER'S ACE HARDWARE WIRECONNECTOR 010.4211.5603 6.21
104622 02/22/02 057096 MINER'S ACE HARDWARE DUP.KEYS 010.4211.5255 6.82
104622 02/22/02 057096 MINER'S ACE HARDWARE FIBERGLASS BONDO/RESIN 010.4212.5601 13.97
104622 02/22/02 057096 MINER'S ACE HARDWARE PIPE WRAP 350.5906.7001 34.28
104622 02/22/02 057096 MINER'S ACE HARDWARE JOINT TAPE/CEMENT 010.4213.5604 9.08
104622 02/22/02 057096 MINER'S ACE HARDWARE HOOK 010.4420.5605 5.26
104622 02/22/02 057096 MINER'S ACE HARDWARE BROOM/LUBE LOCK 010.4420.5605 18.00
104622 02/22/02 057096 MINER'S ACE HARDWARE CEMENT 612.4610.5610 12.81
104622 02/22/02 057096 MINER'S ACE HARDWARE NITRILE GLOVES 220.4303.5255 49.09
104622 02/22/02 057096 MINER'S ACE HARDWARE SCREWDRIVER/LUBE 220.4303.5273 12.00
104622 02/22/02 057096 MINER'S ACE HARDWARE CONNECTOR/ADAPTER/BUSHING 640.4712.5610 6.07
104622 02/22/02 057096 MINER'S ACE HARDWARE BUSHING/COUPLER/ADAPTER 640.4712.5610 1.18-
104622 02/22/02 057096 MINER'S ACE HARDWARE PLUMBING/ELECT. SUPPLIES 640.4712.5610 36.00
104622 02/22/02 057096 MINER'S ACE HARDWARE ELECTRICAL SUPPLIES 010.4211.5603 15.80 311.42
104623 02/22/02 057252 MISSION UNIFORM SERVICE UNIFORMS/MATS/TOWELS 010.4102.5255 5.20 5.20
VOUCHRE2 CITY OF ARROYO GRANDE PAGE 4
02/20/02 07:48 VOUCHER/CHECK REGISTER
FOR PERIOD 21
VOUCHER/
CHECK CHECK VENDOR VENDOR ITEM ACCOUNT ITEM CHECK
NUMBER DATE NUMBER NAME DESCRIPTION NUMBER AMOUNT AMOUNT
104624 02/22/02 102044 NOSSAMAN,GUTHNER,KNOX & PROF. LEGAL SVCS-S.M.VLY WATER 640.4710.5575 1,320.32 1,320.32
104625 02/22/02 101750 OFFICEMAX CREDIT PLAN OFFICE SUPPLIES 010.4211.5201 184.45
104625 02/22/02 101750 OFFICEMAX CREDIT PLAN OFFICE SUPPLIES 010.4212.5201 16.37
104625 02/22/02 101750 OFFICEMAX CREDIT PLAN OFFICE SUPPLIES 010.4211. 5201 10.71
104625 02/22/02 101750 OFFICEMAX CREDIT PLAN OFFICE SUPPLIES 010.4211.5201 62.18
104625 02/22/02 101750 OFFICEMAX CREDIT PLAN OFFICE SUPPLIES 010.4211.5201 29.25
104625 02/22/02 101750 OFFICEMAX CREDIT PLAN OFFICE SUPPLIES 010.4211.5201 19.30-
104625 02/22/02 101750 OFFICEMAX CREDIT PLAN OFFICE SUPPLIES 010.4211.5201 39.68 323.34
104626 02/22/02 102836 PACIFIC BELL ENGINEERIN ENGINEERING/CLERICAL-OAK PARK 350.5609.7001 13,599.49 13,599.49
104627 02/22/02 101555 PET PICK-UPS WICHETS 010.4420.5605 380.10 380.10
104628 02/22/02 102673 PULITZER HEARING NOTICE-112772 010.4130.5301 85.50
104628 02/22/02 102673 PULITZER HEARING NOTICE-112773 010.4130.5301 61.50
104628 02/22/02 102673 PULITZER HEARING NOTICE-112774 010.4130.5301 73.50
104628 02/22/02 102673 PULITZER HEARING NOTICE-112775 010.4130.5301 70.50 291.00
104629 02/22/02 069576 RADIOSHACK BATTERIES 010.4301.5255 13.93 13.93 I
I
104630 02/22/02 101898 KIM ROMANO TRAFFIC CONSULTANT SVCS 010.4301.5303 1,620.00 1,620.00 I
!
104631 02/22/02 100200 RRM DESIGN GROUP RG.PARK TENTATIVE PARCEL MAP 350.5512.7501 120.00 120.00 i
104632 02/22/02 075130 SAN LUIS OBISPO CNTY.NE CLASSIFIED AD-TEACHERS 010.4421.5316 142.20 142.20 I
I
104633 02/22/02 076740 SANTA MARIA TIMES FLUSHING NOTICE 640.4710.5301 390.'00 390.00 I
i
,
104634 02/22/02 076830 SANTA MARIA TIRE INC. MOUNT/DISMOUNT TIRES 010.4211.5601 96 .05
!
104634 02/22/02 076830 SANTA MARIA TIRE INC. RECAP TIRES 010.4211.5601 517.16 613.21
104635 02/22/02 102510 SSC GLOBAL SVCS,INC (2) 9316C PHONES 010.4130.5201 322.78 !
104635 02/22/02 102510 SBC GLOBAL SVCS,INC (1) 9317C PHONE 010.4130.5201 202.32 I
104635 02/22/02 102510 SBC GLOBAL SVCS,INC (1) 9316C PHONE 010.4101. 5201 178.89
104635 02/22/02 102510 SBC GLOBAL SVCS,INC (1) 9317C PHONE 010.4101. 5201 202.31 906.30
104636 02/22/02 078156 SEBASTIAN OIL DISTRIB. GASOLINE/DIESEL 010.4211.5608 129.12 129.12
104637 02/22/02 101556 DIANE SHEELEY CRA ANNUAL MTG-SHEELEY 284.4103.5501 120.00 120.00
104638 02/22/02 080886 SOUTHERN AUTO SUPPLY SPRIAL WRAP 010.4211.5601 11.85 11.85
104639 02/22/02 080964 SOUTHERN CALIFORNIA GAS GAS SERVI CES 010.4145.5401 277.21
104639 02/22/02 080964 SOUTHERN CALIFORNIA GAS GAS SERVI CES 010.4145.5401 334.71
104639 02/22/02 080964 SOUTHERN CALIFORNIA GAS GAS SERVI CES 010.4145.5401 189.27 801.19
104640 02/22/02 100447 SPECIAL ASPHALT PDTS CRACK SEALANT 220.4303.5613 2,908.l3 2,908.13
104641 02/22/02 082134 STATEWIDE SAFETY & SIGN NO OVERNIGHT PARKING SIGNS 010.4420.5605 53.38 53.38 I
VOUCHRE2 CITY OF ARROYO GRANDE PAGE 5
02/20/02 07 :48 VOUCHER/CHECK REGISTER
FOR PERIOD 21
VOUCHER/
CHECK CHECK VENDOR VENDOR ITEM ACCOUNT ITEM CHECK
NUMBER DATE NUMBER NAME DESCRIPTION NUMBER AMOUNT AMOUNT
104642 02/22/02 084708 RICK TERBORCH POLICE CHIEF/CITY MANAGER MTG 010.4201.5501 415.20 415.20
104643 02/22/02 085644 TOSTE GRADING & PAVING TACK OIL 220.4303.5613 135.00 135.00
104644 02/22/02 086346 TROESH READY MIX CONCRETE/ASPHALT WASTE 220.4303.5307 630.94 630.94
104645 02/22/02 088084 UNITED GREEN MARK,INC. POP UP ROTOR SPRINKLERS 010.4420.5605 69.09 69.09
104646 02/22/02 087398 USA BLUE BOOK SALES TAXS ON INV#507044 350.5908.7002 30.29
104646 02/22/02 087398 USA BLUE BOOK INJECTION NOZZLE/TUBING 350.5908.7002 227.83 258.12
104647 02/22/02 102007 VERIZON WIRELESS CELL PHONE-ST./PW INSP/EXTRA 220.4303.5403 38.53
104647 02/22/02 102007 VERIZON WIRELESS CELL PHONE-ST./PW INSP/EXTRA 010.4301.5403 38.52
104647 02/22/02 102007 VERIZON WIRELESS CELL PHONE-ST./PW INSP/EXTRA 010.4301.5403 38.52
104647 02/22/02 102007 VERIZON WIRELESS CELL PHONE-CM 010.4101.5403 33.36
104647 02/22/02 102007 VERIZON WIRELESS CELL PHONE-SHEELEY 284.4103.5403 43.08
104647 02/22/02 102007 VERIZON WIRELESS CELL PHONE-CHAVEZ 010.4430.5605 24.86
104647 02/22/02 102007 VERIZON WIRELESS CELL PHONE-P & R DIRECTOR 010.4421.5602 29.42
104647 02/22/02 102007 VERIZON WIRELESS CELL PHONE-PKS SUPER 010.4421.5602 15.65 261.94
104648 02/22/02 102486 WATERBOYS PLUMBING REPR.LEAK AGPD 010.4213 .6401 153.00
104648 02/22/02 102486 WATERBOYS PLUMBING REPR.PIPEPIN HOLE 010.4213 .6401 78.00
104648 02/22/02 102486 WATERBOYS PLUMBING UNCLOG DRAIN 010.4213 .6401 240.00 471.00
104649 02/22/02 090480 WAYNE'S TIRE LUBE/OIL/FILTER 010.4420.5601 22.27 22.27
104650 02/22/02 100431 WILLARD PAPER CO PAPER 010.4102.5255 281.53
104650 02/22/02 100431 WILLARD PAPER CO ENVELOPES 010.4102.5255 356.86
104650 02/22/02 100431 WILLARD PAPER CO PAPER/ENVELOPES 010.4102.5255 290.67 929.06
104651 02/22/02 092586 LEE WILSON ELECTRIC COM SIGNAL MAINT 010.4304.5303 1,338.75 1,338.75
TOTAL CHECKS 64,190.99
VOUCHRE2 CITY OF ARROYO GRANDE PAGE 6 I
I
02/20/02 07 :48 VOUCHER/CHECK REGISTER I
FOR PERIOD 21 I
I:
FUND TITLE AMOUNT I
I
010 GENERAL FUND 28,222.40 I
all PAYROLL CLEARING FUND 202.57 I
I
220 STREETS FUND 5,157.26 I
284 REDEVELOPMENT AGENCY FUND 2,452.46
350 CAPITAL IMPROVEMENT FUND 20,146.80 I
612 SEWER FUND 122.58 i
640 WATER FUND 7,886.92 [
i
i
TOTAL 64,190.99
ATTACH/lliNT 3
CITY OF ARROYO GRANDE
DEPARTMENTAL LABOR DISTRIBUTION
PAY PERIOD 2/01/02 TO 2/14/02
2/22/02
FUND 010 232,313.13 Salaries Full time 164,822.23
FUND 220 13,691.52 Salaries Part-Time 22,489.25
FUND 284 5,202.40 Salaries Over-Time 7,254.32
FUND 612 4,436.21 Holiday Pay 861.71
FUND 640 11,021.19 Sick Pay 2,691.07
266,664.45 Vacation Pay 2,521.53
Comp Pay 3,212.25
Annual Leave Pay 849.19
PERS Retirement 16,088.07
Social Security 14,664.11
PARS Retirement 253.32
State Disability Ins. 711.19
Health Insurance 23,733.82
Dental Insurance 3,548.58
Vision Insurance 777.94
Life Insurance 568.40
Long Term Disability 844.63
Uniform Allowance
Car Allowance 400.00
Council Expense
Employee Assistance 147.84
Boot Allowance 125.00
Motor Pay 100.00
Total: 266,664.45
ATTACilllENT 4
VOUCHRE2 CITY OF ARROYO GRANDE PAGE 1
03/01/02 08;32 VOUCHER/CHECK REGISTER
FOR PERIOD 21
VOUCHER/
CHECK CHECK VENDOR VENDOR ITEM ACCOUNT ITEM CHECK
NUMBER DATE NUMBER NAME DESCRIPTION NUMBER AMOUNT AMOUNT
473 02/20/02 102211 CA USA WRESTLING,INC. CLUB REGISTRATION 010.4424.5257 50.00
473 02/20/02 102211 CA USA WRESTLING,INC. ADT'L INSURANCE-LUCIA MAR 010.4424.5257 20.00
473 02/20/02 102211 CA.USA WRESTLING,INC. PART. REGIS 010.4424.5257 1,110.00
473 02/20/02 102211 CA.USA WRESTLING,INC. COACHES REGIS 010.4424.5257 100.00 1,280.00
474 02/20/02 054482 MAINTENANCE SUPERINTEND MSA MEETING-7 PEOPLE 220.4303.5501 105.00 105.00
475 02/12/02 005616 CITY OF ARROYO GRANDE G.A.REIMB.2/14f02 p/R 011.0000.1015 198,729.25 198,729.25
TOTAL CHECKS 200,114.25
VOUCHRE2 CITY OF ARROYO GRANDE PAGE 2
03/01/02 08:32 VOUCHER/CHECK REGISTER
FOR PERIOD 21
FUND TITLE AMOUNT
010 GENERAL FUND 1,280.00
011 PAYROLL CLEARING FUND 198,729.25
220 STREETS FUND 105.00
TOTAL 200,114.25
I
\
i
I
I
,
I
S.b.
MEMORANDUM
TO: CITY COUNCIL
FROM: LYNDA K. SNODGRASS, DIRECTOR OF FINANCIAL SERVICES
BY: JANET M. HUWALDT, ACCOUNTING SUPERVISOR9?
SUBJECT: STATEMENT OF INVESTMENT DEPOSITS
DATE: MARCH 12,2002
Attached please find a report listing the current investment deposits of the City of Arroyo
Grande, as of February 28,2002, as required by Government Code Section 53646 (b).
CITY OF ARROYO GRANDE
MONTHLY INVESTMENT REPORT
As of February 28, 2002
~" ~ ~ ~-
March 12, 2002
This report presents the City's investments as of February 28, 2002. It includes all
investments managed by the City, the investment institution, type of investment,
maturity date, and rate of interest. As of February 28, 2002, the investment portfolio
was in compliance with all State laws and the City's investment policy.
Current Investments:
The City is currently investing all short-term excess cash in the Local Agency
Investment Fund (LAIF) administered by the State Treasurer. This is a very high
quality investment in terms of safety, liquidity, and yield. The City may readily
transfer the LAIF funds to the City's checking account when funds are needed. At this
time, the City does not hold any other investments. The following is a comparison of
investments based on book values as of February 28, 2002 compared with the prior
month and the prior year.
LAIF INVESTMENT CURRENT PRIOR MONTH PRIOR YEAR
Date: February 2002 January 2002 February 2001
Amount: $10,850,000 10,450,000 9,050,000
Interest Rate: 3.01% 3.07% 6.52%
8.c.
MEMORANDUM
TO: CITY COUNCIL
FROM: LYNDA K. SNODGRASS, DIRECTOR OF FINANCIAL SERVICE~
SUBJECT: CASH FLOW ANAL YSIS/APPROVAL OF INTERFUND ADVANCE
FROM THE WATER FACILITY FUND
DATE: MARCH 12. 2002
RECOMMENDATION:
It is recommended the City Council:
. Accept the January 2002 cash report,
. Approve the interfund advance of $487,644 from the Water Facility Fund to
cover cash deficits in other funds as of January 31, 2002.
FUNDING:
No outside funding is required.
Attachment
A - Cash Balancellnterfund Advance Report
ATTACHMENT A
CITY OF ARROYO GRANDE
CASH BALANCE I IN1ERFUND ADVANCE REPORT
At January 31, 2002
Balance at Recommended Revised
Fund 1/31/02 Advances Balance
010 General Fund 1,386,828 1,386,828
210 Fire Protection Impact Fees 92,467 92,467
212 Police Protection Impact Fees 11,610 11,610
213 Park Development 439,231 439,231
214 Park Improvement 41,831 41,831
215 Recreation Community Center 2,421 2,421
217 Landscape Maintenance 29,764 29,764
220 Street (Gas Tax) Fund 143,299 143,299
222 Traffic Signalization 512,427 512,427
223 Traffic Circulation 470,541 470,541
224 Transportation Facility Impact 1,860,988 1,860,988
225 Transportation (31,581) 31,581 0
226 Water Neutralization Impact 353,603 353,603
230 Construction Tax 213,191 213,191
231 Drainage Facility 17,069 17 ,069
232 In-Lieu Affordable Housing 438,591 438,591
241 Lopez Facility Fund 755,523 755,523
250 CDBG Fund 3,060 3,060
271 State COPS Block Grant Fund 44,488 44,488
272 Calif. LawEnf. Technology Grant 51,404 51,404
274 Federal Universal Hiring Grant 23 23
277 98-99 Fed Local Law Enforcement Grant (105) 105 0
278 99-00 Fed Local Law Enforcement Grant 87 87
279 00-01 Fed Local Law Enforcement Grant 9,094 9,094
284 Redevelopment Agency (93,750) 93,750 0
285 Redevelopment Set Aside 46,215 46,215
350 Capital Projects (348,738) 348,738 0
612 Sewer Fund (13,470) 13,470 0
634 Sewer Facility 75,619 75,619
640 Water Fund 2,692,856 2,692,856
641 Lopez 61,406 61,406
642 Water Facility 1,430,881 (487,644) 943,237
751 Downtown Parking 34,512 34,512
760 Sanitation District Fund 85,582 85,582
Total City Wide Cash 10,816,967 0 10,816,967
THE ABOVE LISTING ARE THE CASH BALANCES SHOWN IN THE GENERAL LEDGER
OF THE CITY OF ARROYO GRANDE AS OF JANUARY 31, 2002
~~~~,~
da K. Sno grass
irector of Financial Services
8.d.
MINUTES
SPECIAL MEETING OF THE CITY COUNCIL
TUESDAY, FEBRUARY 26, 2002
COUNCIL CHAMBERS, 215 EAST BRANCH STREET
ARROYO GRANDE, CALIFORNIA
SPECIAL CITY COUNCIL MEETING
Mayor Lady called the meeting to order at 5:46 p.m. Mayor Pro Tem Runels, Council Members
Ferrara, Dickens and Lubin, City Manager Adams, Director of Public Works Spagnolo, and City
Attorney Carmel were present.
1. PUBLIC COMMENT:
Otis Page addressed the Council regarding Agenda Item 3.b.
2. CLOSED SESSION:
a. CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION:
Significant exposure to litigation pursuant to Government Code Section 54956.9(b}
involving one (1) potential case.
b. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION pursuant to Govern-
ment Code Section 54956.9(a}:
1. Name of Case: Citizen's Committee for the Conservation of Local AQriculture
v. City of Arroyo Grande. et aI., San Luis Obispo County Superior Court Case
No. CV 020085.
3. CLOSED SESSION ANNOUNCEMENTS:
Mayor Lady announced that there was no reportable action from the closed session.
4. ADJOURNMENT TO REGULAR CITY COUNCIL MEETING:
The meeting was adjourned at 7:09 p.m. to the regular City Council meeting of
February 26,2002.
Michael A. Lady, Mayor
ATTEST:
Kelly Wetmore, Director of Administrative Services/
Deputy City Clerk
-
MINUTES
REGULAR MEETING OF THE CITY COUNCIL
TUESDAY, FEBRUARY 26, 2002
COUNCIL CHAMBERS, 215 E. BRANCH STREET I
i
,
ARROYO GRANDE, CALIFORNIA j
1. CALL TO ORDER
Mayor Lady called the Regular City Council meeting to order at 7:18 p.m.
2. ROLL CALL
City Council: Council Members Dickens, Ferrara, Lubin, Mayor Pro Tem Runels
and Mayor Lady were present.
City Staff Present: City Manager Adams; City Attorney Carmel; Director of
Administrative Services Wetmore; Community Development
Director Strong; Chief of Police TerBorch; Associate Planner
McClish, and Director of Public Works Spagnolo.
3. FLAG SALUTE
Members of American Legion Post No. 136 led the Flag Salute.
4. INVOCATION
Pastor Jan Armstrong, First Presbyterian Church, Grover Beach, delivered the
invocation.
5. SPECIAL PRESENTATIONS
5.a. Proclamation - Attained the Rank of Eagle Scout: Michael Dorsi.
Mayor Lady presented a Proclamation to Michael Dorsi congratulating him for achieving
the rank of Eagle Scout and recognizing his commitment, diligence, and dedication in
undertaking and completing his Eagle Scout project.
5.b. Measure A-Five Minute Presentation Each by Proponent and Opponent.
County Administrative Officer David Edge presented an overview of the Tobacco
Settlement Issue Ballot Measure (Measure A) set for the March 5, 2002 Election,
summarized what Measure A will do, and discussed why the County Board of
Supervisors are opposed to it.
Dr. Steven Hansen, Representing Citizens for Healthier San Luis Obispo County, spoke
in support of Measure A. He contended that the money raised by this measure would
ensure funding for important health care services for low-income citizens.
6. AGENDA REVIEW
None.
CITY COUNCIL MINUTES
FEBRUARY 26, 2002
PAGE 2
I
6.a. Resolutions and Ordinances Read in Title Only I
Council Member Dickens moyed, Mayor Pro Tem Runels seconded, and the motion i
passed unanimously that all resolutions and ordinances presented at the meeting shall
be read in title only and all further reading be waived.
7. CITIZENS' INPUT, COMMENTS, AND SUGGESTIONS
Otis Page, 606 Myrtle, stated that he had addressed the City Council tonight prior to the
Special Meeting (Closed Session) and had requested that Council Members Ferrara
and Dickens recuse themselves from any involvement they may have on the Council on
the referendum petition lawsuit against the City, as they voted no on the General Plan
and were active in circulating the petitions. He stated this was a conflict of interest and
requested again that they recuse themselves from participating in the administration of
the lawsuit. He further commented that he felt Council Member Ferrara also had a
conflict in terms of Rancho Grande Park.
Fred Bauer, 212 Short Street, Chairman of the Citizens' Committee Supporting the
Council Majority (CCSCM), expressed concerns regarding the pending litigation against I
the City regarding the Referendum petitions.
Wayne King referred to the issue of agricultural ground and stated that the records must
show that the Vanderveen five-acre parcel is not prime agricultural land and is willing to
prove his statements with history and documentation. He also commented that the
leading proponent of the referendum petition did not attend any of the Planning
Commission or City Council meetings regarding the General Plan Update process to
voice any concerns or objections.
Ed Dorfman, 285 La Cresta, spoke about the referendum petition which is now the
subject of a lawsuit against the City and stated he felt it was misrepresented to the
people who signed it. He agreed that Council Members Ferrara and Dickens should not
involve themselves in City Council discussions and decisions on this matter.
Michael Passarelli, representing the San Luis Obispo County Food Bank, thanked the
Council for allocating CDBG funds for its project. He announced invitations would be
forthcoming for the Grand Opening of a new South County location at 1820 Railroad
Avenue in Oceano on Thursday, March 14,2002 at 10:00 a.m.
Lynn Parks, 1146 Maple, spoke in defense of the intentions of Council Members Ferrara
and Dickens with regard to the public comments made earlier.
Dean Coker, representing Castlerock Development, spoke regarding proposed Tract
1998 and displayed aerial photos of the project site. He explained that the SEIR
required that project alternatives be explored and referred to Lot 36 of Tract 1132 as a
potential alternative site for their proposed development. He explained that Castle rock
was interested in exchanging Tract 1998 for Lot 136, reviewed the merits of the
proposal and requested the Council consider suggested that building a City Park on the
CITY COUNCIL MINUTES
FEBRUARY 26, 2002
PAGE 3
land known as Tract 1998. (Submitted letter for the record dated February 26, 2002
outlining the proposal).
Nancy Loomis, Arroyo Grande resident, stated she does not want to see Arroyo Grande !
become overcrowded and agreed with the opinions of Council Members Ferrara and I
Dickens. She felt the City was headed toward too much growth.
Following public comments, Council Member Ferrara indicated an interest in meeting ,
I
with Mr. Bauer and Mr. Dorfman at a later time to discuss their concerns. I
B. CONSENT AGENDA
Council Member Lubin requested Consent Agenda Items 8.b., 8.c., and 8.d. be pulled
for discussion. Council Member Dickens also requested Item 8.d. be pulled for
discussion.
Mayor Pro Tem Runels moved and Council Member Dickens seconded the motion to
approve Consent Agenda Items 8.a. through 8.e., with the exception of Items 8.b., 8.c., I
and 8.d., with the recommended courses of action: I
t
a.a. Cash Disbursement Ratification.
Action: Approved the listings of cash disbursements for the period February 1, i
2002 through February 15, 2002.
a.e. Consideration of an Appropriation for an Environmental Consultant to
Provide On-Site Monitoring for the Tally Ho Creek K-Rail Project.
Action: Approved appropriation in the amount of $3,000 from the General Fund
to be used for environmental services during the installation of K-Rail along the
City's easement from Tally Ho Road to Tally Ho Creek.
AYES: Runels, Dickens, Ferrara, Lubin, Lady
NOES: None
ABSENT: None
There being 5 AYES and 0 NOES, the motion is hereby declared to be passed.
a.b. Consideration of Approval of Minutes.
Council Member Lubin noted that a supplemental memorandum had been issued to the
Council with a correction to the February 12, 2002 City Council Minutes (memorandum
on file), to omit a reference to Council Member Lubin as he was absent during the item
regarding Rancho Grande Park due to a potential conflict of interest.
Council Member Lubin moved and Council Member Ferrara seconded the motion to
approve the minutes of the Special City Council Meeting of February 12, 2002 and the
Regular City Council/Redevelopment Agency Meeting of February 12, 2002, as
amended.
CITY COUNCIL MINUTES
FEBRUARY 26, 2002
PAGE 4
AYES: Lubin, Ferrara, Runels, Dickens, Lady
NOES: None
ABSENT: None
I
There being 5 AYES and 0 NOES, the motion is hereby declared to be passed. i
I
I
B.c. Adoption of Ordinance Amending the Zoning Map of Arroyo Grande from I
Public and Quasi-Public Facilities (PF) to Residential Suburban (RS) for a I
1.40-Acre Portion of Rancho Grande Park; Development Code Amendment i
Case No. 01-001. ,
i
Council Member Lubin declared a potential conflict of interest due to property ownership
and stepped down from the dais. In response to public comments made earlier, Council
Member Ferrara announced that it was his understanding from the Fair Political
Practices Commission (FPPC) that he had no conflict of interest with regard to this item.
Council Member Dickens moved and Council Member Ferrara seconded the motion to
adopt the Ordinance amending the Zoning Map from PF to RS for a 1.40-acre portion of
the Rancho Grande Park Site. City Attorney Carmel read the title of the Ordinance.
i
AYES: Dickens, Ferrara, Runels, Lady i
NOES: None
ABSENT: Lubin
There being 4 AYES, 0 NOES, and 1 ABSENT, the motion is hereby declared to be
passed.
Council Member Lubin returned to the dais.
S.d. Consideration of Support of Proposition 40 - The Clean Water, Clean Air,
Safe Neighborhood Parks, and Coastal Protection Bond Act of 2002.
Council Member Lubin requested a brief explanation of Proposition 40 and subsequent
discussion. City Manager Adams gave a brief overview of Proposition 40, explaining
that if approved, it would provide $2.6 billion for state and local park projects and
recreation facilities. He reported that the City would receive approximately $150,000 for
park-related activities, as well as be eligible for a number of competitive grant programs
available for individual projects.
Council Member Lubin stated that the $2.6 billion would be dedicated primarily to major
metropolitan areas and expressed concerns regarding support from the City for the
proposition. Council Member Dickens stated he was in favor of supporting Proposition
40, not just for the local benefit, but also for the overall benefit to the citizens. He
suggested additional language be added to the Resolution that identifies the allocation
-
f
CITY COUNCIL MINUTES
FEBRUARY 26, 2002
PAGE 5
of funds toward water quality projects and watershed protection, projects aimed at
reducing air pollution, and farmland protection programs throughout the State.
Mayor Lady invited comments from those in the audience who wished to be heard on
the matter.
Howard Mankins, 200 Hillcrest Drive, spoke of the State's financial situation and
expressed concerns regarding the placement of this item on the City Council's Agenda
for consideration.
There were no further public comments. I
i
Council Member Dickens moved and Council Member Ferrara seconded the motion to
adopt Resolution No. 3580 in support of Proposition 40.
AYES: Dickens, Ferrara, Lady
NOES: Runels, Lubin
ABSENT: None
There being 3 AYES and 2 NOES, the motion is hereby declared to be passed. I
!
9. PUBLIC HEARING
9.a. Consideration of Development Code Amendment Case No. 01-003,
Revision of the "Design Guidelines for Historic Districts".
Associate Planner McClish presented the staff report and responded to questions from
Council. Staff recommended the Council introduce an Ordinance amending Title 16,
Chapter 16.08 of the Municipal Code and Design Overlay 2.4 to revise the Design
Guidelines for Historic Districts.
Mayor Lady announced that several letters had been received (on file in the
Administrative Services Department) requesting further public review of the proposed
Design Guidelines for Historic District. He referred to a request by the Chamber of
Commerce requesting a continuance in order to conduct some informational workshops
for those residents, property owners, and business owners located in the designated
historic district who would be affected.
Mayor Lady opened the Public Hearing and stated all members of the public were
invited to come forward and speak on the matter.
Chuck Fellows, 507 Le Point Street (reviewed and submitted a letter dated February 5,
2002 into the record with suggested changes to the proposed document).
CITY COUNCIL MINUTES
FEBRUARY 26, 2002
PAGE 6
Roy Burke, 971 Bennett, stated that he took exception to what was being proposed. He
suggested the Council talk to all the business owners before making any decisions.
Robin McDonald, 424 Orchard, expressed concerns with regard to the proposed
guidelines relating to signage. She stated the guidelines needed to be clearer.
Jacqueline Pontavelli, 508 Le Point, agreed with comments made by Mr. Fellows and I
added that the proposed guidelines would preserve the character of the Village.
Richard DeBlauw stated the guidelines were too restrictive, making it too difficult and
expensive for improvements or development. He said they should be treated as
guidelines and not incorporated into the Development Code. He referred to various
provisions in the guidelines that he felt should be better defined and requested that no
decision on the document be made tonight.
Howard Mankins, 200 Hillcrest, expressed concerns that the proposed guidelines did
not receive enough hearings and encouraged the Council to accept the invitation by the
Chamber to conduct workshops and additional hearings to obtain additional public input.
Scott Wachenheim, Preserve the Village member, (referred to letter dated February 21,
2002 in the staff report and reviewed the comments and suggestions). He I
complimented staff for coordinating the work on this document over the past year.
I
Heather Jensen, CEO of the Arroyo Grande Chamber of Commerce, commended staff I
for hours of work done on the document; however, expressed concerns that informal
research in the business community showed the majority of people were uninformed
about the proposed guidelines. She said it was important to get additional public input
in order to make it a success and suggested workshops be held similar to those
conducted for E. Grand Avenue. She submitted a letter dated February 26, 2002 for the
record.
Eddie EI-Helou, representing the Village Improvement Association (VIA), stated he
thought the existing Village design guidelines were good. He expressed concerns with
the new proposed guidelines and requested the item be postponed for further review.
Doug LeSage, Miller Way, representing the VIA and South County Historical Society
Board of Directors, complimented Robin from Avila Signs and Design for signs she
made for the schoolhouse. He agreed that more time should be given for review of the
proposed guidelines.
Erin O'Connor, 224 McKinley, stated she loves the historical nature of the community.
She supported revising the guidelines and stated the language should be strengthened.
Lynn Parks, 1146 Maple, stated she was in favor of revising the guidelines for the
Village.
CITY COUNCIL MINUTES
FEBRUARY 26, 2002
PAGE 7
Mike McConagle, 529 E. Branch, felt the issue required further study and suggested
including Cal Poly students to provide design ideas, similar to what they provided for the
E. Grand Avenue project.
Hearing no further public comments, Mayor Lady closed the Public Hearing.
Mayor Lady called a break at 9:55 p.m. and reconvened the meeting at 10:08 p.m.
Following considerable public comment and Council discussion, staff was directed to
develop a plan for conducting workshops to obtain additional public input regarding the
"Design Guidelines for Historic Districts" and report back on the plan within the next
month.
10. CONTINUED BUSINESS
None.
11. NEW BUSINESS
11.a. Housing Allocation and Housing Element Discussion.
Steve Devencenzi, San Luis Obispo Council of Governments (SLOCOG), presented an
overview of the Regional Housing Needs Assessment Analysis, a state mandated effort
to address the need for affordable housing. He reported that the State Department of
Housing and Community Development (HCD) has developed a methodology for
distributing housing growth to local jurisdictions. He explained that the HCD housing
allocation formula sets a target of 18,892 new housing units for the County of San Luis
Obispo. Of those units, he added, the City of Arroyo Grande would be expected to
contribute 1,683. Determined that the HCD formula is impossible to meet, SLOCOG has
developed an adjusted formula that would reduce the housing allocation to 10,360 units
County-wide, with a City share of 939 units, he concluded.
Council questions and comments followed. The following members of the public made
comments: Chuck Fellows, Michael Passarelli.
Community Development Director Strong presented a status report on the City's
Housing Element and stated it was required by State law to be updated by December
2003. He reviewed several concepts for the Housing Element preparation work
program and stated that staff would integrate any Council direction into the Fiscal Year
2002-03 budget work program for Housing Element preparation. Council and staff
discussion ensued regarding the recommended concepts. With regard to the formation
of a technical and/or citizen advisory committee of housing industry representatives to
consider constraints and opportunities to refine implementation programs, staff was
encouraged to broaden the membership to include citizens and other interested parties;
and start cooperative efforts right away with Grover Beach, Pismo Beach and County of
San Luis Obispo to evaluate housing conditions, South County demographics, and
CITY COUNCIL MINUTES
FEBRUARY 26, 2002
PAGE 8
housing market data. With regard to the consideration of an additional intern and/or
limited consultant assistance for Housing Element preparation, Council agreed to
reconsider the recommendation at a later date should the need arise.
12. CITY COUNCIL REPORTS
a. MAYOR MICHAEL LADY
(1) South San Luis Obispo County Sanitation District (SSLOCSD). Met in
Closed Sessions to discuss litigation issues. No reportable action at this
time. Discussed major budget items in regular session; began processing
the chlorine contact and affluent pump project update; and resolved various
issues with regard to the operation of the plant.
(2) Other. On February 5th, in conjunction with the Chamber of Commerce,
attended the Business Roundtable held with business owners in the Oak
Park Plaza. Also attended the Mayors City Selection Committee Meeting.
b. MAYOR PRO TEM THOMAS A. RUNELS
(1 ) Zone 3 Advisory Board. Attended the Zone 3 Technical Committee
Meeting and discussed the upgrade of the water treatment plant; and gave
a status report on the Lopez Dam seismic retrofit project.
(2) County Water Resources Advisory Committee (WRAC). No report.
(3) Other. None.
c. COUNCIL MEMBER JIM DICKENS
(1) Community Recreation Center Subcommittee. Meets tomorrow.
(2) Economic Opportunity Commission (EOC). Met last week; EOC is
working on a identifying a homeless shelter site in N. County.
(3) South County Youth Coalition. Announced that Arroyo Grande Police
Officer lanneo is heading up the "Every 15 Minutes" program that will be
conducted this year at Arroyo Grande High School to educate youth on the
consequences of drinking and driving.
(4) Other. None.
d. COUNCIL MEMBER TONY M. FERRARA
(1) Integrated Waste Management Authority Board (IWMA). No report. Next
meeting is March 13th.
(2) Air Pollution Control District (APCD). Next meeting is March 27th. New
APCO is Larry Allen.
(3) San Luis Obispo Council of Governments/San Luis Obispo Regional
Transit Authority (SLOCOG/SLORTA). Meeting topics included status of
STIP funds and proposed projects to be funded by STIP funds, such as the
Brisco/Halcyon/101 project; and future planning for unmet transit needs.
(4) Other. None.
I
I
,
,
CITY COUNCIL MINUTES i
FEBRUARY 26, 2002 !
PAGE 9 I
,
i
e. COUNCIL MEMBER SANDY LUBIN i
(1 ) South County Area Transit (SCAT). Did not meet last month; however, the !
!
Board will be reviewing route designations and how transportation needs for i
!
the South County are being handled. ,
!
(2) Economic Vitality Corporation. City of Arroyo Grande was spotlight City at !
last meeting; Rob Strong represented the City and gave a report, Bob Lund I
I
represented the Village and Lund's and gave a report. Additionally, the ,
EVC voted to support low-income needs without the financial requirements !
that were requested. i
(3) Other. None. I
I
13. CITY COUNCIL MEMBER ITEMS I
Mayor Lady acknowledged the letter submitted by Dean Coker, Castlerock ,
,
i
Development regarding the property for Rancho Grande Park and requested that staff i
bring the proposal forward to a future meeting and agendize the issue. He stated he l
would like to see what the community has to say about the concept. ~.
I
14. CITY MANAGER ITEMS I
i
,
None. ,
I
,
15. COUNCIL COMMUNICATIONS I
None. I
I
16. STAFF COMMUNICATIONS I
i
None. I
17. ADJOURNMENT
Mayor Lady adjourned the meeting at 11 :20 p.m.
I
Michael A. Lady, Mayor I
I
ATTEST:
Kelly Wetmore, Director of Administrative Services/
Deputy City Clerk
-
9.a.
CITY OF ARROYO GRANDE
CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City Council of the City of Arroyo Grande will hold a Public Hearing on the
following project:
CASE NO. Development Code Amendment Case No. 01-004
APPLICANT: Larry Persons
LOCATION: 1524 & 1542 East Grand Avenue
PROPOSAL: Construction of a mixed-use development, including 108 senior apartment
units and three commercial structures totaling 18,879 square feet.
ENVIRONMENTAL
DETERMINATION: Mitigated Negative Declaration
REPRESENTATIVE: RRM Design Group
The City Council will consider a proposed Development Code Amendment to change the zoning designation for
approximately three (3) acres of the subject property from General commercial (GC) to Senior Housing (SR) and
to allow a density of 34 dwelling units per acre.
In compliance with the California Environmental Quality Act, the Community Development Department has
prepared a Mitigated Negative Declaration on the above project. The Mitigated Negative Declaration is available
for review at the Community Development Department, City of Arroyo Grande. If the City Council does not feel
that a Mitigated Negative Declaration is appropriate, project approval will not be considered.
Any. person affected or concerned by this application may submit written comments to the Community
Development Department at 214 E. Branch Street, Arroyo Grande, California, during normal. business hours
(8:00 A.M. to 5:00 P.M.) before the City Council hearing, or appear and be heard in support of or opposition to
the project and the environmental impacts at the time of hearing.
IF YOU CHALLENGE AN ITEM IN COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR
SOMEONE ELSE RAISED AT THE PUBLIC HEARING DESCRIBED IN THIS NOTICE, OR IN WRITTEN
CORRESPONDENCE DELIVERED TO THE PLANNING COMMISSION AT, OR PRIOR TO, THE PUBLIC HEARING.
FAILURE OF ANY PERSON TO RECEIVE THE NOTICE SHALL NOT CONSTITUTE GROUNDS FOR ANY COURT
TO INVALIDATE THE ACTION OF THE LEGISLATIVE BODY FOR WHICH THE NOTICE WAS GIVEN.
Time, Date and Place of Hearing: Tuesday, March 12, 2002, at 7:00 P.M.
Arroyo Grande City Council Chambers
215 E. Branch Street
LA1t WiWhY---- Arroyo Grande, California 93420
re, Administrative Services Director!
Deputy City Clerk
Publish 1T, Friday, March 1, 2002
MEMORANDUM
TO: CITY COUNCIL
FROM: ROB STRONG
COMMUNITY DEVELOPMENT DIRECTOR
BY: y{,tj. KELLY HEFFERNON
ASSOCIATE PLANNER
SUBJECT: PROPOSED ORDINANCE AMENDING THE ZONING MAP OF ARROYO
GRANDE FROM GENERAL COMMERCIAL (GC) TO SENIOR HOUSING
(SR) FOR A 3.23-ACRE PORTION OF A 5.01-ACRE SITE AND
AMENDING DEVELOPMENT CODE SECTION 16.32.030 TO ALLOW A
HIGHER DENSITY; DEVELOPMENT CODE AMENDMENT CASE NO. 01-
004; 1524 & 1542 EAST GRAND AVENUE AND PRESENTATION ON
TERMS OF PROPOSED DISPOSITION AND DEVELOPMEN,T
AGREEMENT
DATE: MARCH 12, 2002
RECOMMENDATION:
The Planning Commission recommends the Council:
1. Introduce for first reading by title only the attached Ordinance amending the Zoning
Map from GC to SR for a 3.23-acre portion of a 5.01-acre site and amending
Development Code Section 16.32.030 to allow a higher density; and
2. Approve the removal of the existing 24" diameter oak tree located on the eastern
property boundary.
3. Receive information regarding the proposed terms of the Disposition and Development
Agreement.
FUNDING:
There is no financial impact to the City as a result of the proposed zoning change. Council
action on the financial arrangement (Disposition and Development Agreement) between the
applicant and the Redevelopment Agency is scheduled for a special public hearing on March
20, 2002.
BACKGROUND:
On February 19, 2002 the Planning Commission considered four applications regarding the
development a mixed-use project located on the northwest corner of Courtland Street and East
Grand Avenue and adopted the following Resolutions:
1. Resolution recommending approval of Development Code Amendment 01-004 to City
Council
2. Resolution approving Conditional Use Permit 01-014
3. Resolution approving Vesting Tentative Parcel Map 01-004
DCA CASE NO. 01-004; 1524 & 1542 EAST GRAND AVENUE
MARCH 12, 2002
PAGE 2
DISCUSSION:
The subject property is roughly five (5) acres in size and is located within the Mixed Use (MU)
land use category and General Commercial (GC) zoning district. The site is rectangular in
shape and is currently vacant with one mature oak tree located on the east side, proposed to
remain. The site is mostly flat with an incline towards the rear of the property. The site is one of
the few remaining large commercial properties with frontage on East Grand Avenue, and is
located near the western "gateway" to the City.
Proiect Description
The applicant proposes to construct a mixed use development consisting of three (3)
commercial structures along East Grand Avenue, affordable senior housing units towards the
back of the property, and parking areas placed between the two uses. The proposed
development steps up in separate levels from East Grand Avenue and all pedestrian paths are
handicapped accessible. A bus stop also exists in front of the property. The project would be
constructed in four (4) phases as follows:
Phase 1: Residential component, including all 108 senior apartment units, residential
parking and Courtland Street improvements.
Phase 2: Retail Building C and all commercial parking.
Phase 3A: Retail Building B.
Phase 3B: Retail Building A.
In addition to the Conditional Use Permit, the project includes a Tentative Parcel Map to
subdivide the property into four (4) parcels corresponding with the different land uses, a
Development Code Amendment to change the zoning designation for back three (3) acres of the
property from General Commercial (GC) to Senior Housing (SR) and allow a higher density, and
a Variance to deviate from the Development Code requirements for parking, wall height and
building height. The Planning Commission already approved the Tentative Parcel Map,
Conditional Use Permit and Variance applications, contingent upon the City Council approval of
the Development Code Amendment. The project statistics are summarized in the table below.
PROJECT SUMMARY
Area # of Units Max. % Bldg. % Bldg. Parking Parking
(s.f.) Coverage Coverage Required Provided
Allowed Proposed
Retail Commercial:
Building A 5,236
Building B 6,168
Building C 7,475
Total: 18,879 45% 21% 76 spaces 82 spaces
- -- -- -- - - ----- -- -- - - -- ---- - -- -- --- - - - ------ ---
--------------- -------- ----------- --------- ----------- -----------
Senior Housing:
Building A 13,480 24
Building B 16,415 28
Building C 7,300 16
Building D 13,480 24
Building E 8,075 16
Community Center 1,750 n/a
Total: 60,500 108 60% 52% 178 spaces 130 spaces
76 1-bdrm
32 2-bdrms
.~
DCA CASE NO. 01-004; 1524 & 1542 EAST GRAND AVENUE
MARCH 12, 2002
PAGE 3
Development Code Amendment (DCA)
The proposed combination of residential and commercial uses is consistent with the General
Plan Urban Land Use Map, which designates this property as Mixed Use (MU). The proposed
DCA would amend the Zoning Map to designate the back three (3) acres of the property as
Senior Housing (SR), and would allow a higher maximum density.
Per Development Code Section 16.32.020, the maximum allowable density for independent
living developments is 11 dwelling units per gross acre, unless a minimum of 25 percent of the
total units are reserved for low and moderate income residents, in which case up to 25 dwelling
units per acre are allowed. Since the applicant is proposing that 100% of the units be held in
reserve for low and moderate-income seniors, the request to increase the allowable density
from 25 to 34 dwelling units per acre appears reasonable. The request is also supported by the
following General Plan policy statements and implementation policies:
~ LU5-8.2: "Enable Mixed-Uses and development intensities to be increased in the
Mixed Use corridors to promote pedestrian activity, provide better shopping opportunities
and discourage incompatible commercial service uses in areas adjoining residential uses
or classifications."
~ LU5-12: "...where affordable housing is proposed in a Mixed Use designation,
density incentives exceeding 25% may be considered."
~ LU5-10.1: "Promote development of a high intensity, mixed-use, pedestrian activity
node centered on the Courtland Street/East Grand Avenue intersection as a priority
example of revitalization of this corridor segment known as Gateway."
~ LU3-6: "Encourage the development of special needs housing in locations with
good access to public transit and shopping facilities."
~ LU3-7: "Require that special needs housing projects include appropriate leisure
and/or recreational amenities for its residents."
Tree Removal
There is one existing oak tree, approximately 24 inches in diameter, located on the east side of
the project site that appears to have good health and vigor (reference Attachment 6 for photos).
The tree is proposed to remain and has been incorporated into the project design. As shown on
the site plan, the tree is located in an island between the two driveway access points on
Courtland Street. However, the engineering standards for improving a local street, such as
Courtland Street, specify a forty-foot (40') paved travel area, which would require tree removal.
For traffic safety purposes, the Planning Commission recommends removal of the existing oak
and replacement with four (4) 48" box oak trees. The applicant submitted a revised site plan
showing the oak tree removed, Courtland Street widened, and the four (4) replacement trees
planted in the commercial segment of the project (Attachment 7).
Proposed Disposition and Development Aareement for Affordable Housina Proiect
A special City Council and Redevelopment Agency (RDA) meeting has been scheduled on
March 20, 2002 for a public hearing on a proposed Disposition and Development Agreement
(DDA) for the senior affordable housing project. The special meeting was scheduled in order to
DCA CASE NO. 01-004; 1524 & 1542 EAST GRAND AVENUE
MARCH 12, 2002
PAGE 4
accommodate the State deadline for the applicant to apply for a tax credit program, which is
important for the financial feasibility of the project. It is staffs intent to present the proposed
terms of the agreement at the March 12, 2002 meeting in order to provide an opportunity for City
Council to ask questions and identify concerns prior to final consideration.
Given the financial challenges of providing affordable housing, it is typical for jurisdictions to
provide financial assistance necessary to make projects economically feasible. The City has
established a fund for such assistance, which consists of revenue from fees that developers
elect to pay in lieu of providing affordable housing units for residential developments. In
addition, State law requires 20% of Redevelopment Agency tax increment revenue to be set
aside for affordable housing projects.
The primary source of financial assistance being sought by the applicant is a State tax credit
program. However, additional assistance is necessary and the City received a request from the
applicant for over $1,000,000. Rosenow Spevacek Group, Inc. (RSG), the Agency's
redevelopment consultant, assessed the applicant's proposed financing and assisted with
negotiations. Staff also consulted with representatives of the Housing Authority of the City of
San Luis Obispo.
Two primary issues face the City in terms of proposing financial assistance for this project. First
of all, the City's balance in the two affordable housing funds is currently about $453,000. Of
this, $40,700 has been committed for the Camino Mercado Senior Housing Project, leaving
approximately $412,300. Secondly, the proposed project has the capability, and the applicant
has expressed the intent, to apply and receive a property tax exemption. This will limit the tax
increment revenue to the Redevelopment Agency that will be generated by the project, which is
a problem given the current financial condition of the Agency. Therefore, the goals of
negotiating a recommended agreement with the applicant were: 1) to propose a level of financial
assistance that will make the project feasible given the City's limited available funding; and 2) to
structure the assistance so that some level of ongoing revenue would be generated for the
Agency and/or City.
A full draft summary of the DDA is found in Attachment 9. The proposed terms are as follows:
. The 108-unit project is proposed to be constructed in two phases. The first phase is
proposed to be 75 to 85 units. All units except one manager's unit will be affordable,
targeted to households with incomes at 40%, 45%, 50%, 55% and 60% of the median.
. Total project assistance from the Redevelopment Agency will be $7,476.64 per affordable
unit for a total of $800,000. Assistance shall be prorated per phase in accordance with
the number of affordable units produced.
. The sources of assistance proposed are approximately $400,000 as a credit against the
park improvement fee, approximately $360,000 from the affordable housing "in lieu" fund
and approximately $40,000 from the RDA affordable housing set-aside funds. This
amount represents approximately 50% of the park related fees. All assistance will be in
the form of a loan.
DCA CASE NO. 01-004; 1524 & 1542 EAST GRAND AVENUE
MARCH 12. 2002
PAGE 5
. The applicant will provide a Note secured by a Trust Deed and Covenants, Conditions
and Restrictions and Regulatory Agreement to be recorded against the property assuring
affordable covenants and providing for the repayment of the RDA assistance. Assistance
will accrue interest of 10% per year, payable annually, payments to be made from
residual receipts. The balance of the loan shall be due and payable 18 years from the
commencement of the permanent loan, but in no event more than 20 years from the
commencement of construction.
. The priority of payment from project income shall be in the following order: operating
expenses, including a property management fee of up to 5% of gross effective income
collected, debt service on senior mortgage financing, asset management fee as approved
by the RDA, costs of providing additional services to the project residents beyond
property operations provided these additional service fees do no exceed 2% of gross
effective income collected, capitalized operating reserves required to maintain a balance
of $75,000, capitalized replacement reserves of $200 per unit per year or other rate in
accordance with TCAC Program Regulations, and deferred developer fees. The balance
after these costs are deducted from the cash flow are the "Residual Receipts," and shall
be divided 75% to the RDA to pay down its assistance and 25% to the developer.
. For the purpose of maximizing the competitiveness of the applicant's tax credit
application, the RDA will cooperate with the current owner and the applicant to facilitate
the sale of the property. The current owner may sell the property to the RDA or direct
deed to the applicant at a price of between $1.5 million and $3 million, subject to an
appraisal supporting this value. The seller shall contribute the difference between the
price and $834,363 as financial assistance to the project. The RDA shall not be required
to take title unless and until the project receives an allocation of tax credits, RDA due
diligence indicates minimal risk 0 the RDA from title, environmental or other risk, the
applicant indemnifies the RDA, and funds are available from sources other than the RDA
to close the transaction.
A cash flow analysis on the project prepared by RSG is found in Attachment 10. As shown in
the attachment, projected income to the City is projected to range from $22,631 in the first year
to $143,553 in year 17. This amount does not include tax increment that will be generated from
the commercial portion of the property. Please note that the annual breakdown of payments are
projections. Actual amounts will depend on the residual receipts as described above. Except
for the principal amount of $400,000 for the park improvement fees, this funding is non-
restricted according to the Agency's redevelopment attorney. Therefore, it could go to either the
Agency or General Fund.
This portion of the report regarding the proposed DDA is for information only at this time. No
action is requested. Consideration of approval of the DDA and the public hearing is scheduled
for the March 20, 2002 meeting.
ENVIRONMENTAL ASSESSMENT:
Staff reviewed this project in compliance with the Califomia Environmental Quality Act (CEQA)
and the CEQA Guidelines and recommended approval of a draft mitigated negative declaration
for the Development Code Amendment. On February 19, 2002, the Planning Commission
adopted the final mitigated negative declaration for the mixed-use project.
DCA CASE NO. 01-004; 1524 & 1542 EAST GRAND AVENUE
MARCH 12. 2002
PAGE 6
AL TERNA TIVES:
The following alternatives are presented for Council consideration:
1. Introduce the Ordinance;
2. Modify as appropriate and introduce the Ordinance;
3. Reject the Ordinance;
4. Preserve the existing oak tree as proposed;
5. Approve the removal of the existing oak tree; or
6. Provide other direction to staff.
Attachments:
Ordinance approving Development Code Amendment 01-004 and amending the Zoning Map of
Arroyo Grande
Exhibit "A": Proposed Zoning Map Amendment
1. Planning Commission Resolution recommending approval of Development Code
Amendment 01-004 to City Council
2. Planning Commission Resolution approving Vesting Tentative Parcel Map 01-004
Exhibit "A": Conditions of Approval
Exhibit "B": Tentative Parcel Map
3. Planning Commission Resolution approving Conditional Use Permit 01-014
Exhibit "A": Conditions of Approval
Exhibits "B1 - B13": Project Plans
4. Planning Commission Resolution approving Variance 01-007
5. Draft Planning Commission Meeting Minutes of February 19, 2002
6. Photos of existing oak tree
7. Revised Site Plan
8. Initial Study and Final Mitigated Negative Declaration
Attachment A: APCD Referral dated February 7,2002
Attachment B: Traffic Analysis dated January 24, 2002; Updated March 4,
2002
Attachment C: Letter from Archaeologist dated December 19, 2001
9. Draft Summary of the DDA
10. Cash Flow Analysis on the project prepared by RSG
_.
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF ARROYO GRANDE AMENDING THE ZONING MAP
OF ARROYO GRANDE AND SECTION 16.32.020 OF THE
DEVELOPMENT CODE; DEVELOPMENT CODE
AMENDMENT 01- 004, APPLIED FOR BY LARRY
PERSONS
WHEREAS, the City of Arroyo Grande Zoning Map indicates that the 5-acre parcel
identified in the attached Exhibit "A", located on the northwest corner of East Grand
Avenue and Courtland Street, is located in the General Commercial (GC) zoning district;
and
WHEREAS, the applicant, Larry Persons, has filed Development Code Amendment 01-
004 to amend the Zoning Map and designate the back 3.23 acres of the project area as
Senior Housing (SR), and to amend Development Code Section 16.32.020 to allow a
density bonus of up to 34 dwelling units per gross acre in the SR zoning district 100% of
the units are reserved for low and moderate income residents; and
WHEREAS, adoption of the proposed zoning would establish land use, development and
design standards for the above described area; and
WHEREAS, the City Council certified the Program Environmental Impact Report for the
General Plan Update on October 9, 2001 which included a land use change for the
subject property from General Commercial (GC) to Mixed Use (MU); and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed
Development Code Amendment 01-004 at a duly noticed public hearing on February 19,
2002, in accordance with the Development Code of the City of Arroyo Grande at which
time all interested persons were given the opportunity to be heard; and
WHEREAS, the City Council of the City of Arroyo Grande has considered Development
Code Amendment 01-004 at a duly noticed public hearing on 2002, in
accordance with the Development Code of the City of Arroyo Grande at which time all
interested persons were given the opportunity to be heard; and
WHEREAS, the City Council has reviewed and considered the information and public
testimony presented at the public hearings, staff reports, and all other information and
documents that are part of the public record; and
WHEREAS, the City Council finds, after due study, deliberation and public hearing, the
following circumstances exist:
ORDINANCE NO.
PAGE 2
A. Based on the information contained in the staff report and accompanying
materials, the proposed Development Code Amendment amending the Zoning
Map and Section 16.32.020 of the Development Code is consistent with the goals,
objectives, policies, and programs of the General Plan and is necessary and
desirable to implement the provisions of the General Plan.
B. The proposed Development Code Amendment amending the Zoning Map and
Section 16.32.020 of the Development Code will not adversely affect the public
health, safety, and welfare or result in an illogical land use pattern.
C. The proposed Development Code Amendment amending the Zoning Map and
Section 16.32.020 of the Development Code is consistent with the purpose and
intent of the Development Code. Residential development within the project area
would be required to meet development and design standards under the RS
zoning designation that insure orderly development.
D. The potential environmental impacts of the proposed Development Code
Amendment are insignificant or can be mitigated to a less than significant level.
NOW, THEREFORE, BE IT ORDAINED that the City Council of the City of Arroyo
Grande, California hereby adopts Development Code Amendment 01-004 amending a
portion of the Zoning Map and Section 16.32.020 of the Development Code as follows:
SECTION 1: Development Code Section 16.24.020 is hereby amended as shown in
Exhibit "A" attached hereto and incorporated herein by reference.
SECTION 2: Section 16.32.020 of the Development Code is hereby amended as follows:
I. Senior Housing (SR) District. The purpose of the SR district is to provide
suitable locations for the provision of housing designed exclusively for senior and
handicapped citizens, including independent, congregate care, assisted living, and
convalescent living arrangements. Developments within the SR district shall be age-
restricted to senior citizens (for nonhandicapped households) to the extent permitted by
state law. The maximum allowable density for independent living developments shall be
eleven dwelling units per gross acre, unless one hundred (100) percent of the total units
are to be reserved for low and moderate income residents. If such a reservation is made,
the density for independent living developments may be increased to up to tW8Rty HV8
liD~.jI dwelling units per gross acre. This density bonus is intended to implement
state law and shall not be considered in addition to that authorized by state regulations.
The maximum allowable density for congregate care, assisted living, and convalescent
living arrangements shall be tv/eRty five (25) __II dwelling units per gross acre.
SECTION 3: If any section, subsection, subdivision, paragraph, sentence, or clause of
this Ordinance or any part thereof is for any reason held to be unlawful, such decision
shall not affect the validity of the remaining portion of this Ordinance or any part thereof.
ORDINANCE NO.
PAGE 3
The City Council hereby declares that it would have passed each section, subsection,
subdivision, paragraph, sentence, or clause thereof, irrespective of the fact that anyone
or more section, subsection, subdivision, paragraph, sentence, or clause be declared
unconstitutional.
SECTION 4: Upon adoption of this Ordinance, the Director of Administrative Services
shall file a Notice of Determination.
SECTION 5: Within fifteen (15) days after passage of this Ordinance, this Ordinance shall
be published once, together with the names of the Council members voting thereon, in a
newspaper of general circulation within the City. A summary of this Ordinance shall be
published in a newspaper published and circulated in the City of Arroyo Grande at least
five (5) days prior to the City Council meeting at which the proposed Ordinance is to be
adopted. A certified copy of the full text of the proposed Ordinance shall be posted in
the office of the Director of Administrative ServiceslDeputy City Clerk. Within fifteen
(15) days after adoption of the Ordinance, the summary with the names of those City
Council members voting for and against the Ordinance shall be published again, and
the Director of Administrative Services/Deputy City Clerk shall post a certified copy of
the full text of such adopted Ordinance.
SECTION 6: This Ordinance shall take effect thirty (30) days after its adoption.
On motion by Council Member , seconded by Council
Member , and by the following roll call vote to wit:
AYES:
NOES:
ABSENT:
the foregoing Ordinance was adopted this _ day of 2002.
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ORDINANCE NO.
PAGE 4
MICHAEL A. LADY, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICESI
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVE ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
ORDINANCE NO.
PAGE 5
I, KELLY WETMORE, Director of Administrative Services/Deputy City Clerk of the City of
Arroyo Grande, County of San Luis Obispo, State of California, do hereby certify that the
following Ordinance No. C.S. is a true, full and correct copy of said Ordinance
passed and adopted at a regular meeting of said Council on this day of
,2002.
WITNESS my hand and the seal of the City of Arroyo Grande affixed this _ day of
,2002.
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICESI
DEPUTY CITY CLERK
EXHIBIT A
Development Code Amendment: Proposed Rezone
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Grand Avenue & Courtland Street, Arroyo Grande
APN 077-071-024
ATTACHMENT I
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE RECOMMENDING THAT
THE CITY COUNCIL AMEND THE ZONING MAP OF THE
CITY OF AROYO GRANDE AND SECTION 16.32.020 OF
THE DEVELOPMENT CODE IN DEVELOPMENT CODE !
AMENDEMENT CASE NO. 01-004, APPLIED FOR BY
LARRY PERSONS
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WHEREAS, the City of Arroyo Grande Zoning Map indicates that the 5-acre parcel I
identified in the attached Exhibit "A", located on the northwest corner of East Grand I
Avenue and Courtland Street, is located in the General Commercial (GC) zoning district;
and
WHEREAS, the applicant, Larry Persons, has filed Development Code Amendment 01-
004 to amend the Zoning Map and designate the back 3.23 acres of the project area as
Senior Housing (SR), and to amend Development Code Section 16.32.020 to allow a
density bonus of up to 34 dwelling units per gross acre in the SR zoning district when
100% of the units are reserved for low and moderate income residents; and
WHEREAS, adoption of the proposed zoning would establish land use, development and
design standards for the above described area; and
WHEREAS, the City Council certified the Program Environmental Impact Report for the
General Plan Update on October 9, 2001 which included a land use change for the
subject property from General Commercial (GC) to Mixed Use (MU); and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed
Development Code Amendment 01-004 at a duly noticed public hearing on February 19,
2002, in accordance with the Development Code of the City of Arroyo Grande at which
time all interested persons were given the opportunity to be heard; and
WHEREAS, the Planning Commission has reviewed and considered the information and
public testimony presented at the public hearings, staff reports, and all other information
and documents that are part of the public record; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
1. Based on the information contained in the staff report and accompanying
materials, the proposed Development Code Amendment amending the Zoning
Map and Section 16.32.020 of the Development Code is consistent with the goals,
objectives, policies, and programs of the General Plan and is necessary and
desirable to implement the provisions of the General Plan.
RESOLUTION NO.
PAGE 2
2. The proposed Development Code Amendment amending the Zoning Map and
Section 16.32.020 of the Development Code will not adversely affect the public
health, safety, and welfare or result in an illogical land use pattern.
3. The proposed Development Code Amendment amendirig the Zoning Map and
Section 16.32.020 of the Development Code is consistent with the purpose and
intent of the Development Code. Residential development within the project area
would be required to meet development and design standards under the SR
zoning designation that insure orderly development.
4. The potential environmental impacts of the proposed Development Code
Amendment are insignificant or can be mitigated to a less than significant level, or
there are overriding considerations that outweigh the potential impacts.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby recommends that the City Council approve Development Code
Amendment Case No. 01-004, through adoption of the Ordinance attached hereto as
Exhibit "B", thereby changing the zoning designation of the back 3.23 acres of the subject
property from General Commercial (GC) to Senior Housing (SR).
On motion by Commissioner , seconded by Commissioner ,
and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 19th day of February 2002.
ATTEST:
Lyn Reardon-Smith, Commission Clerk Joseph M. Costello, Chair
AS TO CONTENT:
Rob Strong, Community Development Director
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ATTACHMENT 2
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING VESTING
TENTATIVE PARCEL MAP CASE NO. 01-004, LOCATED
ON THE NORTHWEST CORNER OF EAST GRAND
AVENUE AND COURTLAND STREET, APPLIED FOR BY
LARRY PERSONS
WHEREAS, the applicant, Larry Persons, has filed Vesting Tentative Parcel Map
01-004 to subdivide an existing 5.01-acre parcel, located on the northwest corner of East
Grand Avenue and Courtland Street, into four parcels of 3.23, 0.66, 0.51 and 0.61 acres;
and
WHEREAS, the Planning Commission of the City of Arroyo Grande has
considered Vesting Tentative Parcel Map Case No. 01-004 at a public hearing on
February 19, 2002 in accordance with the Development Code of the City of Arroyo
Grande; and
WHEREAS, the Planning Commission has found that this project is consistent with
the General Plan and Development Code; and
WHEREAS, the Planning Commission has reviewed this project in compliance
with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and
the Arroyo Grande Rules and Procedures for Implementation of CEQA and has
determined that a Mitigated Negative Declaration can be adopted; and
WHEREAS, the Planning Commission finds, after due study, deliberation and
public hearing, the following circumstances exist:
1. The proposed Tentative Parcel Map is consistent with the goals, objectives,
policies, plans, programs, intent, and requirements of the Arroyo Grande General
Plan and the requirements of the Development Code.
2. The design of the Tentative Parcel Map or the proposed improvements are not
likely to cause substantial environmental damage or substantially and avoidably
injury to fish or wildlife or their habitat.
3. The design of the subdivision or proposed improvements is not likely to cause
public health problems.
4. The discharge of waste from the project into an existing community sewer system
will not result in violation of existing requirements as prescribed in Division 7
(commencing with Section 13000) of the California Water Code.
5. Adequate public services and facilities exist or will be provided as a result of the
proposed Tentative Parcel Map to support project development.
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RESOLUTION NO.
PAGE 2
6. The site is physically suitable for the type of development that could be permitted
in the GC and SR zoning districts.
7. The design of the Tentative Parcel Map or the type of improvements will not
conflict with easements acquired by the public at large for access through, or use
of, property within the proposed Tentative Parcel Map.
Required CEOA Findings:
1. The City of Arroyo Grande has prepared an initial study pursuant to Section
15063 of the Guidelines of the California Environmental Quality Act (CEQA).
for Vesting Tentative Parcel Map 01-004.
2. Based on the initial study, a Mitigated Negative Declaration was prepared for
public review. A copy of the Mitigated Negative Declaration and related
materials is located at City Hall in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and
considering the record as a whole, the Planning Commission adopts a negative
declaration and finds that there is no substantial evidence of any significant
adverse effect, either individually or cumulatively on wildlife resources as
defined by Section 711.2 of the Fish and Game Code or on the habitat upon
which the wildlife depends as a result of development of this project. Further,
the Planning Commission finds that said Mitigated Negative Declaration
reflects the City's independent judgment and analysis.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Vesting Tentative Parcel Map Case No. 01-004, with the
above findings and subject to the conditions as set forth in Exhibit "A", attached hereto
and incorporated herein by this reference, and instructs the Planning Commission
Secretary to file a Notice of Determination with the San Luis Obispo County Clerk.
BE IT FURTHER RESOLVED that this approval is preliminary to City Council approval of
Development Code Amendment Case No. 01-004, and will become effective upon said
action.
On motion by Commissioner , seconded by Commissioner ,
and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 19th day of February 2002.
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RESOLUTION NO.
PAGE 3
ATTEST:
Lyn Reardon-Smith, Commission Clerk Joseph M. Costello, Chair
AS TO CONTENT:
Rob Strong, Community Development Director
RESOLUTION NO.
PAGE 4
EXHIBIT "An
CONDITIONS OF APPROVAL
VESTING TENTATIVE PARCEL MAP CASE NO. 01-004
Larry Persons
1524 & 1542 East Grand Avenue
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS:
This approval authorizes the subdivision of a 5.01-acre parcel into four parcels of 3.23,
0.66, 0.51, and 0.61 acres each.
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Vesting Tentative
Parcel Map Case No. 01-004.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of February 19, 2002 and marked
Exhibit "B".
4. This tentative map approval shall automatically expire on February 19, 2004
unless the final map is recorded or an extension is granted pursuant to Section
16.12.140 of the Development Code.
5. The applicant shall, as a condition of approval of this tentative or final map
application, defend, indemnify and hold harmless the City of Arroyo Grande, its
present or former agents, officers and employees from any claim, action, or
proceeding against the City, its past or present agents, officers, or employees to
attack, set aside, void, or annul City's approval of this subdivision, which action is
brought within the time period provided for by law. This condition is subject to the
provisions of Government Code Section 66474.9, which are incorporated by
reference herein as though set forth in full.
DEVELOPMENT CODE:
6. Development shall conform to the General Commercial (GC) and Senior Housing I
(SR) zoning requirements except as otherwise approved.
7. The developer shall comply with Development Code Chapter 9-4, "Land Divisions". I
8. The developer shall comply with Development Code Chapter 9-14, "Dedications,
Fees and Reservations."
PARKS. RECREATION AND FACILITIES DEPARTMENT
PRIOR TO ISSUING A BUILDING PERMIT:
9. The applicant shall pay the current park development fee for each lot approved for
residential development in accordance with City Ordinance 313 C.S. I
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RESOLUTION NO.
PAGE 5
BUILDING AND FIRE DEPARTMENT
10. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the Uniform Building and Fire Codes as adopted by the
City of Arroyo Grande.
PUBLIC WORKS DEPARTMENT
GENERAL IMPROVEMENT REQUIREMENTS
11. Fees - The applicant shall pay all applicable City fees at the time they are due.
12. Site Maintenance - The developer shall be responsible during construction for
cleaning city streets, curbs, gutters and sidewalks of dirt tracked from the project
site. The flushing of dirt or debris to storm drain or sanitary sewer facilities shall
not be permitted. The cleaning shall be done after each day's work or as
directed by the Director of Public Works or the Community Development
Director.
13. Documents - All easements, abandonments, or similar documents to be
recorded as a document separate from a map, shall be prepared by the
applicant on 8Y. x 11 inch City standard forms, and shall include legal
descriptions, sketches, closure calculations, and a current preliminary title report.
The applicant shall be responsible for all required fees, including any additional
required City processing.
14. Public Works Improvements - All project improvements shall be designed and
constructed in accordance with City of Arroyo Grande standards and
specifications. The following improvement plans shall be prepared by a
registered Civil Engineer and approved by the Public Works Department:
a. Grading and drainage
b. Erosion control
c. Street paving, curb, gutter and sidewalk
d. Water and sewer
15. Site plan - The site improvement plans shall include the following:
a. The location and size of all water, sewer, and storm water facilities within
the project site and abutting streets or alleys.
b. The location and size of all sewer laterals.
c. The location, size and orientation of all trash enclosures.
d. All parcel lines and easements crossing the property.
e. The location and dimension of all paved areas.
f. The location of all public or private utilities.
g. Retaining wall locations and details.
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RESOLUTION NO.
PAGE 6
16. Plan sets - Upon approval of the improvement plans, the applicant shall provide
a reproducible mylar set and 3 sets of prints of the improvements for inspection
purposes. Prior to acceptance of the improvements, the applicant shall provide
reproducible mylars, 2 sets of prints of the approved record drawings (as builts)
and electronic (e.g. Autocad) files where available.
17. Improvement agreement - Prior to approval of any improvement plans, the
applicant shall enter into an agreement with the City for inspection of the
required improvements.
PRIOR TO ISSUING A BUILDING PERMIT:
18. Encroachment permits - The applicant shall be responsible for obtaining an
encroachment permit for all work within a public right of way.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY:
19. All project improvements shall be constructed prior to occupancy, except for non-
essential improvements, which may be guaranteed by an agreement and
financial securities as provided for in Section 16.68.070 of the Development
Code.
20. The main parking lot entrance path shall be designed to handle trash truck loads
(TI = 5.0).
21. The driveway entrances shall be constructed with curb returns with a minimum
radius of 15', concrete cross-gutter and spandrels.
22. Parking lots shall be designed with a maximum cross-fall of 5%.
23. Parking lot spaces shall be delineated with double striping.
GRADING AND DRAINAGE
24. Grading - All grading shall be done in accordance with the City Grading
Ordinance.
25. Soils report - A preliminary soils report shall be prepared by a registered Civil
Engineer and supported by adequate test borings. All earthwork design and
grading shall be performed in accordance with the approved soils report.
26. Adjacent structures - The grading plan design shall include measures to
protect the adjacent structures from damage due to the construction. I
27. Drainage study - A drainage study shall be performed to determine if the
existing City storm drain facilities are of adequate size to accommodate
RESOLUTION NO.
PAGE 7
additional project flows for a 100-year storm. If the existing facilities are not of
adequate size, the applicant shall install storm drain facilities of adequate size as
determined by the drainage study. The drainage study shall be subject to the
approval of the Director of Public Works.
28. Storm drain system - The on-site storm drain system shall be private. All on-
site private drainage structures shall be equipped with a fossil filter and debris
catcher. A regular maintenance and cleaning program for the on-site drainage
facilities shall be implemented by the applicant. Both the filters and the
maintenance program shall be subject to the approval of the director of Public
Works.
29. CMP pipe - the applicant shall replace the corrugated metal pipe (CMP), which
crossed Grand Avenue from the project at the corner of Courtland Street and
Grand Avenue with same size HDPE pipe. This work may be completed by
others.
30. DI catch basin - The applicant shall remove and replace the existing DI catch
basin at the corner of Courtland and Grand with a new City standard DI catch
basin. This work may be completed by others.
31. Cross-lot Drainage - The drainage plan shall include devices as necessary to
eliminate drainage across lot lines.
WATER
32. Water meters - Each parcel shall have separate water meters. Duplex service I
lines shall be used wherever feasible. I
33. Water main - The applicant shall replace the existing six inch (6") water main in
Grand Avenue with a new twelve inch (12") main for the entire frontage length
along Grand Avenue. This work may be completed by others.
34. Fire hydrants - The applicant shall install fire hydrants on Grand Avenue and
Courtland Street to comply with City standards for hydrant spacing. Locations of
the hydrants shall be determined by the Director of Public Works. This work may
be completed by others.
35. Abandonments - Existing water services to be abandoned shall be properly
abandoned and capped at the main per the requirements of the Director of
Public Works.
36. Water Neutralization Program - The applicant shall complete measures to
neutralize the estimated increase in water demand created by the project by
either:
RESOLUTION NO.
PAGE B
Implementing an individual water program consisting of retrofitting existing high-
flow plumbing fixtures with low flow devices. The calculations shall be submitted
to the Director of Public Works for review and approval. The proposed individual
water program shall be submitted to the City Council for approval prior to
implementation; or,
Paying an in lieu fee.
UTILITIES
37. Water and sewer mains - Anyon-site water or sewer main shall be a public
facility. This will require public improvement plans and dedication of a minimum
fifteen-feet (15') wide easement.
38. Sewer lateral - Each parcel shall be provided a separate sewer lateral.
39. Abandonments - Existing sewer laterals to be abandoned shall be properly
abandoned and capped at the main per the requirements of the Director of
Public Works.
40. Sewer crossings - All sewer mains or laterals crossing or parallel to public water
facilities shall be constructed in accordance with California State Health Agency
standards.
41. Replacement - The applicant shall replace the existing sewer main, which runs
along the western edge of the property in its entirety, to the connection in Grand
Avenue.
42. New Utilities - All new public utilities shall be installed as underground facilities.
Prior to issuing a certificate of occupancy, all utilities shall be operational.
43. Overhead utilities - All existing public overhead utilities which are onsite, and
those within six feet of the side and rear lot lines, and those along the frontage
(as shown in Fiqure A) shall be placed underground. Removal of the utility pole
located on the corner of East Grand Ave. and Courtland St. shall be coordinated
with the City's Capital Improvement Program. The developer is ultimately
responsible for removal of this pole.
44. Utility companies - All improvement plans shall be submitted to the public utility
companies for review and comment. Utility comments shall be forwarded to the
Director of Public Works for approval.
45. Prior to approval of an improvement plan - The applicant shall enter into an
agreement with the City for inspection of the required improvements.
RESOLUTION NO.
PAGE 9
STREETS
46. Repairs and replacement - The applicant shall replace any cracked or broken
curb, gutter, and sidewalk on the property, and shall replace any abandoned
driveway approaches on the property with new curb, gutter and sidewalk.
47. Courtland Street shall be widened along the property frontage. The
widening shall provide a width of twenty feet (20') from centerline to the face of
curb. The pavement structural section shall be based on a Traffic Index (TI) of
6.0.
48. Curb, gutter and sidewalk - The applicant shall install new City standard curb,
gutter, and sidewalk along Courtland Street.
49. Handicapped ramp - The existing wheelchair ramp at Courtland Street and
Grand Avenue shall be removed and replaced with new City standard wheelchair
ramp.
PRIOR TO RECORDING THE MAP:
50. Preliminary Title Report - A current preliminary title report shall be submitted to
the Director of Public Works prior to checking the map.
51. Improvements. All subdivision improvements required by these conditions shall
be either:
a. Fully constructed and accepted by the City; or
b. Guaranteed by an improvement agreement and financial securities.
The agreement and securities shall be in a form acceptable to the
City.
52. Bonds - The applicant shall provide bonds or other financial security for the
following. All bonds or security shall be in a form acceptable to the City, and
shall be provided prior to recording of the map, unless noted otherwise. The
minimum term of improvement securities shall be equal to the schedule for
completion of improvements described in the subdivision agreement.
a. Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b. Labor and Materials, 50% of the approved estimated cost of all
subdivision improvements.
c. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to
acceptance of the subdivision improvements.
d. Monumentation, 100% of the estimated cost of setting survey
monuments.
RESOLUTION NO.
PAGE 10
53. Subdivision Agreement - The developer shall enter into a Subdivision
Agreement for the completion and guarantee of improvements required. The
Subdivision Agreement shall be on a form acceptable to the City.
54. Tax Certificate - In accordance with Section 16.72.130 of the Development
Code, the applicant shall furnish a certificate from the tax collector's office
indicating that there are no unpaid taxes or special assessments against the
property.
55. Subdivision Guarantee - A Subdivision Guarantee shall be submitted to the
Director of Public Works at the time of Map Recordation.
56. Documents - All easements, abandonments, or similar documents to be
recorded as a document separate from the map, shall be prepared by the
applicant on 8Y:. x 11 inch City standard forms, and shall include legal
descriptions, sketches, closure calculations, and a current preliminary title report.
The applicant shall be responsible for all required fees, including any additional
required City processing fees.
57. Recordation - At the time of map recordation, copies of all recorded documents
shall be submitted to the City on either mylar sheets or 8 Y:. x 11 inch archival
quality paper.
DEDICATIONS AND EASEMENTS
58. Public Utility Easement - A Public Utility Easement (PUE) shall be dedicated a
minimum of six feet (6') wide adjacent to Courtland Street. The PUE shall be wider
where necessary for the installation or maintenance of the public utility vaults,
pads, or similar facilities.
59. Street Tree Easement - A street tree planting and maintenance easement shall
be dedicated adjacent to Courtland Street right of way. Street tree easements
shall be a minimum of ten feet (10') beyond the right of way.
60. Private Access and Utility Easements - Private easements shall be reserved on
the map or other document acceptable to the city, for shared access, drainage,
water, and'sewer.
61. Public Sewer and Water Easements - Public Water and Sewer Easements shall
be dedicated a minimum of fifteen feet (15') for anyon-site water or sewer mains.
ATTACHMENT 3
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE ADOPTING A
MITIGATED NEGATIVE DECLARATION, INSTRUCTING
THE COMMISSION SECRETARY TO FILE A NOTICE OF
DETERMINATION, AND APPROVING CONDITIONAL USE
PERMIT CASE NO. 01-014, LOCATED ON THE
NORTHWEST CORNER OF EAST GRAND AVENUE AND
COURTLAND STREET, APPLIED FOR BY LARRY
PERSONS
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Conditional Use Permit Case No. 01-014, filed by Larry Persons, to construct a mixed use
development, including 108 senior apartment units and three commercial structures
totaling 18,879 square feet; and
WHEREAS, the Planning Commission has held a public hearing on this application in
accordance with the City Code; and
WHEREAS, the Planning Commission finds that this project is consistent with the
General Plan and the environmental documents associated therewith; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and has determined that a
Mitigated Negative Declaration can be adopted; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
FINDINGS FOR APPROVAL
Conditional Use Permit Findings:
1. The proposed use is permitted within the General Commercial (GC) and Senior
Housing (SR) Districts pursuant to Section 16.16.050 of the Development Code,
and complies with all applicable provisions of the Development Code, the goals
and objectives of the Arroyo Grande General Plan, and the development policies
and standards of the City.
2. The proposed use will not impair the integrity and character of the district in which
it is to be established or located because the proposed use is similar to
surrounding uses.
3. The site is suitable for the type and intensity of use or development that is
proposed because all the necessary easements, circulation, parking and setbacks
would be provided.
4. There are adequate provisions for water, sanitation, and public utilities and I
services to ensure the public health and safety.
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RESOLUTION NO.
PAGE 2
5. The proposed use will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties and improvements in the vicinity because the
proposed project would not create adverse environmental impacts.
Required CEQA Findings:
1. The City of Arroyo Grande has prepared an initial study pursuant to Section 15063
of the Guidelines of the California Environmental Quality Act (CEQA), for
Conditional Use Permit Case No. 01-014.
2. Based on the initial study, a Mitigated Negative Declaration was prepared for
public review. A copy of the Mitigated Negative Declaration and related materials
is located at City Hall in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and considering
the record as a whole, the City Council adopts a negative declaration and finds
that there is no substantial evidence of any significant adverse effect, either
individually or cumulatively on wildlife resources as defined by Section 711.2 of the
Fish and Game Code or on the habitat upon which the wildlife depends as a result
of development of this project. Further, the Planning Commission finds that said
Mitigated Negative Declaration reflects the City's independent judgment and
analysis.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby adopts a Mitigated Negative Declaration, instructs the Commission
Secretary to file a Notice of Determination, and approves Conditional Use Permit Case
No. 01-014, with the above findings and subject to the conditions as set forth in Exhibit
"A", attached hereto and incorporated herein by this reference.
BE IT FURTHER RESOLVED that this approval is preliminary to City Council approval of
Development Code Amendment Case No. 01-004, and will become effective upon said
action.
On motion by Commissioner , seconded by Commissioner ,
and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 19th day of February 2002.
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RESOLUTION NO.
PAGE 3
ATTEST:
Lyn Reardon-Smith, Commission Clerk Joseph M. Costello, Chair
AS TO CONTENT:
Rob Strong, Community Development Director
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RESOLUTION NO.
PAGE 4
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT CASE NO. 01-014
Larry Persons
1524 & 1542 East Grand Avenue
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS
This approval authorizes construction of a mixed-use development, including 108 senior
apartment units and three commercial structures totaling 18,879 square feet as shown in
the attached Exhibits "B1 - B13".
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Conditional Use
Permit Case No. 01-014.
3. This application shall automatically expire on February 19, 2004 unless a building
permit is issued. Thirty days prior to the expiration of the approval, the applicant
may apply for an extension of one (1) year from the original date of expiration.
4. Development shall occur in substantial conformance with the plans presented to I
the Planning Commission at the meeting of February 19, 2002, and marked
Exhibits "B1 - B13". I
5. The applicant shall agree to defend at his/her sole expense any action brought I
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against the City, its present or former agents, officers, or employees because of I
the issuance of said approval, or in anyway relating to the implementation thereof, I
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or in the alternative, to relinquish such approval. The applicant shall reimburse the I
City, its agents, officers, or employees, for any court costs and attorney's fee's I
which the City, its agents, officers or employees may be required by a court to pay
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as a result of such action. The City may, at its sole discretion, participate at its I
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own expense in the defense of any such action but such participation shall not ,
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relieve applicant of his/her obligations under this condition. i
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DEVELOPMENT CODE I
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6. Development shall conform to the General Commercial (GC) and Senior Housing I
(SR) zoning requirements except as otherwise approved.
7. Signage shall be subject to the requirements of Development Code Chapter 16.60.
8. Setbacks shall be as shown on the development plans except as specifically
modified by these conditions.
RESOLUTION NO.
PAGE 5
9. All parking spaces adjacent to a wall, fence, or property line shall have a minimum
width of 11 feet.
NOISE
10. Construction shall be limited to between the hours of 8 a.m. and 6 p.m. Monday
through Friday and between 8 a.m. and 5 p.m. on Saturday or Sunday.
LIGHTING
11. All lighting for the site shall be downward directed and shall not create spill or glare
to adjacent properties.
WATER
12. All new construction shall utilize fixtures and designs that minimize water usage.
Such fixtures shall include, but are not limited to, low flow showerheads, water
saving toilets, instant water heaters and hot water recirculating systems. Water
conserving designs and fixtures shall be installed prior to final occupancy.
SOLID WASTE
13. Solid waste pick-up location as identified is acceptable.
14. Trash enclosures shall be reserved exclusively for dumpster and recycling
container storage. Miscellaneous tires, auto parts, boxes, bins, racks, etc., will
not be allowed within the enclosure. I
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SPECIAL CONDITIONS i
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15. The development shall be restricted to senior citizens (ages 55 and older). ,
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16. One-hundred percent (100%) of the apartment units shall be reserved for low and i
moderate-income seniors through a 30-year deed restriction recorded on the i
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property, or equivalent restrictive covenant. Annual reports shall be submitted to i
the City from an independent agency (such as the San Luis Housing Authority) i
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verifying compliance to this restriction. ,
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PRIOR TO ISSUING A BUILDING PERMIT: i
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17. A landscaping and irrigation plan shall be prepared by a licensed landscape I
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architect subject to review and approval by the Community Development I
Department and Parks and Recreation Department. The landscaping plan shall
include the following:
a. Tree staking, soil preparation and planting detail; I
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b. The use of landscaping to screen ground-mounted utility and mechanical I
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equipment; !
RESOLUTION NO.
PAGE 6
c. The required landscaping and improvements. This includes:
1. Deep root planters shall be included in areas where trees are within five
feet (5') of asphalt or concrete surfaces and curbs;
2. Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants and mulches shall be
incorporated into the landscaping plan; and
3. An automated irrigation system.
18. All walls, including screening and retaining walls, shall be compatible with the
approved architecture and Development Code Standards, subject to the review
and approval of the Community Development Director.
PRIOR TO OCCUPANCY:
19. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.090, "Lighting"; 16.48.120, "Performance Standards";
and 16.48.130 "Screening Requirements".
20. Prior to paint or stucco color coat being applied to any of the buildings, the
applicant shall paint a test patch on the building including all colors. The
remainder of the building may not be painted until inspected by the Community
Development Department or Building and Fire Department to verify that colors are
consistent with the approved color board. A 48-hour notice is required for this
inspection.
ARCHITECTURAL REVIEW COMMITTEE I
21. Prior to issuance of building permit, the applicant shall submit a color and
materials board for ARC review and approval.
22. All ducts, meters, air conditioning equipment, and other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view with materials architecturally compatible with the main structure.
23. All electrical panel boxes shall be installed inside the building.
PARKS AND RECREATION DEPARTMENT CONDITIONS
24. On the final Landscape Plan, the Bottle Brush trees shall be replaced with a tree
selected from the approved City street tree list. All trees shall be 15-gallon or
larger. I
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25. The applicant shall comply with the provisions of Ordinance 521 C.S., the
Community Tree Ordinance.
26. Linear root barriers shall be used at the front of the project to protect the
sidewalks.
RESOLUTION NO.
PAGE 7
27. All street front trees shall be 24-inch box and shall be located a minimum of one
(1) tree for every seventy-five feet (75') of street frontage.
28. Any trees removed shall be replaced on site.
POLICE DEPARTMENT
PRIOR TO ISSUING A BUILDING PERMIT:
29. The applicant shall submit an exterior lighting plan for Police Department approval.
PRIOR TO OCCUPANCY:
30. The applicant shall install a burglary alarm system per Police Department
guidelines, and pay the Police Department alarm permit application fee.
31. The applicant shall post handicapped parking, per Police Department
requirements.
BUILDING AND FIRE DEPARTMENT
32. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the Uniform Building and Fire Codes as adopted by the
City of Arroyo Grande.
33. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines, and have a 35-foot minimum inside radius.
34. The project shall have a fire flow that complies with the Unified Fire Code
requirements.
35. The entire site shall be ADA accessible.
36. Note that some fee credits are due from previously issued demolition permit.
PRIOR TO ISSUING A BUILDING PERMIT:
37. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
38. County Health Department approval is required for food service occupancies.
PRIOR TO BRINGING COMUSTABLES ON SITE: I
39. Fire hydrants shall be installed, per Fire Department and Public Works Department I
standards. !
RESOLUTION NO.
PAGE B
PRIOR TO OCCUPANCY:
40. The applicant shall post designated fire lanes, per Section 22500.1 of the
California Vehicle Code.
41. The applicant must provide an approved "security key vault" per Building and Fire
Department guidelines.
42. All buildings must be fully sprinklered per Building and Fire guidelines.
43. The applicant shall install opticom traffic signal pre-emption devices at the Oak
Park/EI Camino and Oak Park/West Branch Street intersections, per the approval
of the Fire Chief.
PUBLIC WORKS DEPARTMENT
GENERAL IMPROVEMENT REQUIREMENTS
44. Fees - The applicant shall pay all applicable City fees at the time they are due.
(For your information, the "Procedure for Protesting Fees, Dedications,
Reservations or Exactions" is provided be/ow).
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS:
(A) Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying I
all or a portion of the cost of public facilities related to the development project by I
meeting both of the following requirements: I
(1 ) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the ~
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conditions necessary to meet the requirements of the imposition. ,
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(2) Serving written notice on the City Council, which notice shall contain all of I
the following information: i
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(a) A statement that the required payment is tendered or will be I
tendered when due, or that any conditions which have been imposed I
are provided for or satisfied, under protest.
A statement informing the City Council of the factual elements of
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the dispute and the legal theory forming the basis for the protest.
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(B) A protest filed pursuant to subdivision (A) shall be filed at the time of the !
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RESOLUTION NO.
PAGE 9
approval or conditional approval of the development or within 90 days after the
date of the imposition of the fees, dedications, reservations, or other exactions to
be imposed on a development project.
(C) Any party who files a protest pursuant to subdivision (A) may file an action to
attack, review, set aside, void, or annul the imposition of the fees, dedications
reservations, or other exactions imposed on a development project by a local
agency within 180 days after the delivery of the notice.
(D) Approval or conditional approval of a development occurs, for the purposes of
this section, when the tentative map, tentative parcel map, or parcel map is
approved or conditionally approved or when the parcel map is recorded if a
tentative map or tentative parcel map is not required.
(E) The imposition of fees, dedications, reservations, or other exactions occurs, for
the purposes of this section, when they are imposed or levied on a specific
development.
45. Site maintenance - The developer shall be responsible during construction for
cleaning city streets, curbs, gutters and sidewalks of dirt tracked from the project
site. The flushing of dirt or debris to storm drain or sanitary sewer facilities shall
not be permitted. The cleaning shall be done after each day's work or as I
directed by the Director of Public Works or the Community Development
Director.
46. Encroachment Permit - The applicant shall be responsible for obtaining an I
encroachment permit for all work within a public right of way. I
47. Grading - All grading shall be done in accordance with the City Grading I
Ordinance. i
PRIOR TO ISSUING A BUILDING PERMIT: i
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No building permit shall be issued until the Final Parcel Map (TPM 01-004) has I
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been recorded. I
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49. Prior to acceptance of the improvements, the applicant shall provide reproducible 1:
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mylars, 2 sets of prints of the approved record drawings (as builts) and electronic !
(e.g. Autocad) files where available. I
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PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY: I
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50. All project improvements shall be constructed prior to occupancy, except for I
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nonessential improvements, which may be guaranteed by an agreement and I
financial securities as provided for in Section 16.68.070 of the Development I
Code.
RESOLUTION NO.
PAGE 10
51. All public utilities shall be operational.
MITIGATION MEASURES
A negative declaration with mitigation measures has been adopted for this project. The
following mitigation measures shall be implemented as conditions of approval and shall
be monitored by the appropriate City department or responsible agency. The applicant
shall be responsible for verification in writing by the monitoring department or
agency that the mitigation measures have been implemented.
Mitigation Measures:
1. The project shall be subject to the City's Grading Ordinance (303 C.S.) and other
regulations and policies regarding grading and erosion.
Monitoring: Review of grading plan
Responsible Depts: Parks, Recreation and Facilities; Public Works
Timeframe: Prior to and during construction
2. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
Implementing an individual water program that utilizes fixtures and
designs that minimize water usage. The calculations shall be
submitted to the Director of Public Works for review and approval.
The proposed individual water program shall be submitted to the
City for approval prior to implementation, or, paying an in lieu fee.
Monitoring: Review of individual water program or payment of
the in lieu fee
Responsible Dept: Public Works
Timeframe: Prior to issuance of building permit
3. All new construction shall utilize fixtures and designs that minimize water usage.
Such fixtures shall include, but are not limited to, water saving toilets, instant water
heaters and hot water recirculating systems. Water conserving designs and
fixtures shall be installed prior to final occupancy.
Monitoring: Review of building plans
Responsible Dept: Building & Fire
Timeframe: Prior to issuance of building permit
4. All landscaping shall be consistent with water conservation practices including the
use of drought tolerant landscaping, drip irrigation, and mulch. To the greatest
extent possible, lawn areas and areas requiring spray irrigation shall be minimized.
Monitoring: Review of landscaping and irrigation plans
Responsible Dept: Parks, Recreation & Facilities
Timeframe: Prior to issuance of building permit
RESOLUTION NO.
PAGE 11
5. The applicant shall provide detailed drainage calculations indicating that increased
run-off can be accommodated by existing facilities and/or provide on-site retention
basins to the satisfaction of the Director of Public Works.
Monitoring: Review of grading plans
Responsible Dept: Public Works
Timeframe: Prior to issuance of a grading permit
6. All runoff water from impervious areas shall be conveyed through impervious
conduits to existing storm drain facilities. A drainage plan, which incorporates the
above, shall be submitted to the City prior to the issuance of any permits.
Monitoring: Review of drainage/grading plans
Responsible Dept: Public Works
Timeframe: Prior to issuance of grading permit
7. Provide one bicycle parking space for every ten commercial car parking spaces.
With 82 parking spaces proposed, eight (8) bicycle parking spaces are required.
Monitoring: Review of improvement plans
Responsible Depts: Public Works and Community Development
Timeframe: Prior to issuance of building permit
8. During construction, water trucks or sprinkler systems shall be used to keep all
areas of vehicle movement damp enough to prevent dust from leaving the site. At
a minimum, this would include wetting down such areas in the later morning and
after work is completed for the day and whenever wind exceeds 15 miles per hour.
Reclaimed (non-potable) water should be used whenever possible.
9. Soil stockpiled for more than two days shall be covered, kept moist, or treated with
soil binders to prevent dust generation.
10. Permanent dust control measures shall be identified in the revegetation and
landscape plans and should be implemented as soon as possible following
completion of any soil disturbing activities.
11. Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading should be sown with fast-germinating native grass seed
and watered until vegetation is established.
12. All vehicles hauling dirt, sand, soil, or other loose materials are to be covered or
should maintain at least two feet of freeboard (minimum vertical distance between
top of load and top of trailer) in accordance with CVC Section 23114.
13. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon
as possible. In addition, building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
RESOLUTION NO.
PAGE 12
14. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
15. Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads.
For Measures B-15:
Monitoring: Review of grading plan and site inspections
Responsible Depts: Public Works and Building & Fire shall inspect plans
and spot check in the field
Timeframe: Prior to issuance of grading permit and during
construction
16. The applicant shall pay the Traffic Signalization Impact fee.
17. The applicant shall pay the City's Transportation Facilities Impact fee.
For Measures 16-17:
Monitoring: The applicant shall pay the fees
Responsible Dept: Building & Fire
Timeframe: Prior to issuance of building permit
18. The applicant shall interconnect the existing signals at the Oak Park
intersections with West Branch Street and EI Camino Real.
Monitoring: The applicant shall coordinate the
existing signals
Responsible Dept: Public Works Department
Timeframe: Prior to occupancy
19. The project shall continue to provide a separate southbound left/through lane
and right turn lane on Courtland Street at East Grand Avenue. This will require
continued parking prohibition using regulatory signs and/or red curb painting
from East Grand Avenue to the project southerly driveway along the west side
of Courtland Street.
Monitoring: The applicant shall install the
improvements
Responsible Dept: Public Works Department
Timeframe: Prior to recording the map
20. The project shall provide the addition of right turn overlap phases on the
southbound and westbound approaches to the Oak Park/EI Camino Real
intersection.
RESOLUTION NO.
PAGE 13
Monitoring: The applicant shall install the
improvements
Responsible Department: Public Works Department
Timeframe: Prior to occupancy
21. Protective fencing shall be installed around the oak tree at the dripline. The
fencing shall be installed prior to any site clearing, grading, or demolition
activities, and shall remain in place until construction is complete, including
landscaping. Weatherproof signs shall be permanently posted on the fences,
stating the following:
Tree Protection Zone
No personnel, eauipment, materials, or vehicles are allowed
Do Not move or remove this fence
[Name of arborist or consultant]
[Name and phone number of developer or general contractor]
Monitoring: field inspection
Responsible Dept: Parks & Recreation, Community Development
Timeframe: Prior to issuance of grading permit
22. Any trimming of the tree shall be done by a certified arborist and per the ISA
Guidelines. In no case shall more than 25% of the tree's canopy be removed
in a given growing season.
Monitoring: field inspection
Responsible Oepts: Parks & Recreation, Community Development ,
Timeframe: Prior to and during construction I
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23. If the tree becomes diseased or dies during the life of the project, the property I
owner shall replace the tree with one 48" box Coast Live oak.
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Monitoring: Periodic field inspection i
Responsible Oepts: Parks & Recreation, Public Works, Comm. Oev. 1
Timeframe: On-going i
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24. All construction equipment shall be provided with well-maintained, functional I
mufflers to limit noise.
25. All construction activities shall comply with the time limits specified by the Arroyo
Grande Municipal Code.
26. To the greatest extent possible, grading and/or excavation should occur during the
middle of the day to minimize the potential for disturbance of neighboring noise
sensitive uses.
RESOLUTION NO.
PAGE 14
For Measures 21-23:
Monitoring: Notes shall be placed on the construction plans
referencing the above measures.
Responsible Dept: Public Works
Timeframe: During construction
27. The applicant shall pay the project's proportional share of the sewer impact fees.
Monitoring: Pay required fee.
Responsible Dept: Public Works
Timeframe: Prior to issuance of building permit
28. Consistent with the recommendations found in the Phase 1 cultural resources
surface survey, a Phase 2 sub-surface testing must be performed in the areas
of concern.
Monitoring: The applicant shall submit results of a Phase 2 sub-
surface analysis.
Responsible Depts: Public Works and Community Development
Timeframe: Prior to issuance of grading permit
29. The following note shall be placed on the grading and improvement plans for
the project:
"In the event that during grading, construction or development of
the project, and archeological resources are uncovered, all work
shall be halted until the City has reviewed the resources for their
significance. If human remains (burials) are encountered, the
County Coroner (781-4513) shall be contacted immediately. The
applicant may be required to provide archaeological studies and/or
mitigation measures."
Monitoring: Construction plans shall be reviewed.
Responsible Dept: Public Works
Timeframe: Prior to issuance of grading permit
30. The applicant shall pay all applicable Park Development and Community Center
Impact fees.
Monitoring: The applicant shall pay the fees to the City.
Responsible Dept: Parks & Recreation
Timeframe: Prior to issuance of building permit
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ATTACHMENT 4
RESOLUTION NO.
A RESOLUTION OF THE CITY OF ARROYO GRANDE
PLANNING COMMISSION APPROVING VARIANCE CASE
NO. 01-007 TO DEVIATE FROM DEVELOPMENT CODE
REQUIREMENTS FOR PARKING, WALL HEIGHT AND
BUILDING HEIGHT, LOCATED ON THE NORTHWEST
CORNER OF EAST GRAND AVENUE AND COURTLAND
STREET, APPLIED FOR BY LARRY PERSONS
WHEREAS, the applicant has filed for a Variance Case No. 01-007 to deviate from
Development code standards for parking, wall height and building height for a
proposed mixed-use development located on the northwest corner of East Grand
Avenue and Courtland Street; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has held a public
hearing on Variance Case No. 01-007 in accordance with City Code; and
WHEREAS, the Planning Commission has found that this project is consistent with
the City's General Plan and Development Code; and
The Planning Commission has approved a Variance because the following findings
were made in an affirmative manner:
1. The strict or literal interpretation and enforcement of the specified regulation
would result in practical difficulty or unnecessary hardship not otherwise shared
by others within the surrounding area.
2. That there are exceptional or extraordinary circumstances or conditions applicable
to the property involved or to the intended use of the property that do not apply
generally to other properties classified in the same zone.
3. That strict or literal interpretation and enforcement of the specified regulation
would deprive the applicant of privileges enjoyed by the owners of other
properties classified in the same zone.
4. That the granting of the variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same zone.
5. That the granting of the variance will not be detrimental to the public health,
safety or welfare, or materially injurious to properties or improvements in the
vicinity.
6. That the granting of a variance is consistent with the objectives and policies of
the General Plan and the intent of the Development Code.
RESOLUTION NO.
PAGE 2
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of I
Arroyo Grande hereby approves Variance Case No. 01-007 with the above findin9s
and subject to the conditions as set forth in Exhibit "A", attached hereto and
incorporated herein by this reference. I
BE IT FURTHER RESOLVED that this approval is preliminary to City Council approval of !
Development Code Amendment Case No. 01-004, and will become effective upon said I
action. i
i
On motion by , seconded by , and by the following roll call
vote, to wit:
AYES:
NOES:
ABSENT:
The foregoing Resolution was adopted this 19th day of February, 2002.
ATTEST:
Lyn Reardon-Smith, Commission Clerk Joe Costello, Chair
AS TO CONTENT:
Rob Strong
Community Development Director
RESOLUTION NO.
PAGE 3
EXHIBIT "A"
CONDITIONS OF APPROVAL
VARIANCE CASE NO. 01-007
Larry Persons
1524 & 1542 East Grand Avenue
COMMUNITY DEVELOPMENT DEPARTMENT
THIS APPROVAL AUTHORIZES:
A deviation from Section 16.56.060 of the Development Code to allow a
reduction of 48 parking spaces for the proposed senior housing component of
the project;
A deviation from Section 16.48.060 of the Development Code to allow an
increase in retaining wall height up to eight feet (8') on the west side of the
senior housing portion of the proposed development; and
A deviation from Section 16.36.040 of the Development Code to allow a
maximum building height of thirty-two feet (32') for Building "B" of the
proposed commercial component of the project.
GENERAL CONDITIONS
The applicant shall ascertain and comply with all Federal, State, County and
City requirements as are applicable to this project.
o
Development shall occur in substantial conformance with the plans presented
to the Planning Commission at the meeting of February 19, 2002 and marked
Exhibits "B1" - "B13" in the Resolution approving Conditional Use Permit 01-
014.
The applicant shall agree to defend at his/her sole expense any action brought
against the City, its present or former agents, officers, or employees because
of the issuance of said approval, or in anyway relating to the implementation
thereof, or in the alternative, to relinquish such approval. The applicant shall
reimburse the City, its agents, officers, or employees, for any court costs and
attorney's fee's which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
Development Code
6. Development shall conform to the General Commercial (GC) and Senior
Housing (SR) zoning requirements except as otherwise approved.
ATTACHMENT 5
DRAFT
MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
FEBRUARY 19, 2002
CALL TO ORDER
The Arroyo Grande Planning Commission met in regular session with Chair Costello
presiding. Present were Commissioners Brown, Fowler, Guthrie, and Keen. Also in
attendance were Community Development Director Rob Strong, Associate Planner Kelly
Heffernon, Associate Planner Teresa McClish, and Public Works Engineering Assistant
Rodger Olds.
APPROVAL OF MINUTES
The minutes of February 5, 2002 were approved as written on a motion by
Commissioner Brown, seconded by Commissioner Keen and unanimously carried with a
5/0 voice vote.
ORAL COMMUNICATIONS - None
WRITTEN COMMUNICATIONS - A letter from Susan Clark, Assistant Community
Development Director, Grover Beach, referencing Conditional Use Permit Case No. 01-
014, 1524 & 1542 East Grand Avenue, and referencing the traffic analysis for this
project.
PUBLIC HEARING - Conditional Use Permit Case No. 01-007; Applicant - Sprint PCS;
Location - 200 Hillcrest Drive (City Reservoir No.2) - Continued from January 15,
2002 meeting. Staff Report by Kelly Heffernon.
Per the applicant's request, this project was continued to a date uncertain.
PUBLIC HEARING - Conditional Use Permit Case No. 01-014, Development Code
Amendment Case No. 01-004, Vesting Tentative Parcel Map Case No. 01-004, and
Variance Case No. 01-007; Applicant - Larry Persons; Location - 1524 and 1542
East Grand Avenue. Staff Report by Kelly Heffernon.
Ms. Heffernon described the project to the Planning Commission highlightin9 the pertinent
information. She said the proposed mixed-use development consists of three commercial
buildings along East Grand Avenue, and 108 senior apartment units in five two-story
buildings in the back of the property. The residential development would also include a
private senior center, a swimming pool and a spa.
The proposed Development Code Amendment is to change the back three acres from
General Commercial to Senior Housing - which is consistent with the Mixed-Use
designation of the General Plan - and to increase the density from a maximum of 25 to 34
dwelling units per acre. Because the applicant proposes that all of the units be available
for low and moderate-income seniors, and because roughly 70% of the units would be
one-bedroom, staff supports the increased density.
The proposed Tentative Parcel Map would subdivide the property into four parcels
consistent with the mixed-use development and zoning designations, and complies with
all relevant Development Code requirements for subdivisions. Because a reciprocal
access easement exists on the adjacent Rite Aid property and the subject site, the two
MINUTES Page 2
PLANNING COMMISSION
FEBRUARY 19, 2002
properties share a common entry at the second parking area. All other access points to
the project are from the three driveways on Courtland Street.
The proposed Variance request is to deviate from the Development Code requirements
for parking, wall height and building height. The height deviations are minor in nature
and explained in the staff report. The request to allow 48 less parking spaces for the
residential portion is subject to the Commission's ability to make all of the seven
variance findings. Staff supports the requested parking variance, which equates to
about 1.2 parking spaces per unit instead of 1.6 spaces that the Development Code
requires
The applicant proposes to retain the existing oak tree, and shows bulb outs located
next to the two commercial driveways on the project plans to accommodate the tree.
Public Works has conditioned the project to widen the road to its full width, and
therefore remove the tree.
Rodger Olds, Public Works-
- A tree removal company had been contacted and said they have a 98% success
rate in removing and replanting oak trees of this size.
- The City of Grover Beach is going to widen their section of Courtland Street and
they have asked if Arroyo Grande is going to widen their section of the road to
create continuity.
- Excavation and large branch removal for the sidewalk would have to take place
within the dripline and this would probably damage the tree.
- Undergrounding would also have to take place, further impacting the tree.
Rob Strong spoke saying Community Development believes that with careful trimming
it would be possible to leave the tree in place. If the tree died there should be
replacement planting and reconstruction of the street up to performance standards.
Public Comment
Eric Justesen, applicant's representative from RRM Design Group, described the
proposed project and gave a brief background. With the use of an overhead projector
and display boards he described in further detail how each one of the buildings on the
frontage has a different architectural style and is interlaced with plaza space and
seating areas to provide a four sided architecture. Storefronts could face onto the
plaza area or alleyways connecting to the parking lot in the rear. Behind this area are a
couple of tiers of parking where the property goes up to about 30 feet to the rear
property line. The large flat area is for the seniors and would provide ADA
accessibility. The landscape treatment shows high dedication to tree planting to create
an urban environment on the street frontage, screening for the edge of the property
and allow some shade for parked cars.
In reference to moving an oak tree of this size it is very expensive, very challenging,
and is a very long process. He said they would be willing to move the tree, but
MINUTES Page 3
PLANNING COMMISSION
FEBRUARY 19, 2002 I
because this is a multi trunk tree he believed they would be better off to prune the tree !
in place and look for more creative solutions to save the tree. With input from Public
Works, they would be willing to look at different ways to configure the sidewalk and
curb-line and leave the oak tree in place. He agreed the branches would need to be
pruned and the underground lines would have to be carefully hand dug through the
areas under the dripline, which is not uncommon when development occurs around are
oa k trees.
Referencing the Vesting Tentative Parcel Map Resolution:
- It would not be possible to fulfil Condition No. 22, page 6, which asks for the
project parking lot entrance to align with the existing shopping center plaza parking
lot entrance across Courtland Street, given the existing design of the project and
some severe grading requirements.
- Conditions No. 30, 31, and 34, Page 7: When speaking to the City Engineer they
thought that all these conditions would be taken care of as part of the City's
Capitol Improvement Program. They would need clarification from City Staff.
- Condition No. 44, Page 8, referencing undergrounding of overhead utilities which
are on site and along the frontage of the property, they would need clarification
from City staff so as to keep the undergounding to the frontage.
Commissioner Guthrie asked for some clarification on the property grading, particularly
from the ingresses and egresses from Courtland and the connection over to Rite Aid.
Mr. Justesen described the grading and the access from the senior center to the
commercial center where they had designed an ADA compliant ramp system all the
way out to the sidewalk.
Commissioner Keen spoke saying he had concerns with-
- Parking for the senior center.
- The street was closer than the parking lot and this would encourage parking in the
street.
- The distance between the trash enclosure and all the buildings.
Mr. Justesen said they had a gate and a location right out to the sidewalk for parallel
parking. This pathway is at grade level without any steps or ramping. The project will
most likely have assigned spaces for the interior units. In addition, there would be a
number of facilities within the senior complex for trash disposal and the maintenance
staff would take it out to the dumpsters.
Commissioner Fowler had a concern on the location of the trash enclosures for the
commercial buildings.
Mr. Justesen said the location of the trash enclosure has been positioned so that the
trash truck can have easy access and this is a four-sided project so the exact location
has not been definitely decided.
MINUTES Page 4
PLANNING COMMISSION
FEBRUARY 19, 2002
Commissioner Fowler thought the pool and spa in the senior center was an I
unnecessary liability on a project that is underparked.
Mr. Justesen replied that Larry Persons, the applicant, believes that these types of
amenities are attractive to the residents and are common practice in this type of
facility.
Commissioner Brown had a concern with the street width. He asked if the street is to
go to standard size what would it do to the grade and entrance from Courtland into the
project.
Mr. Justesen said the percentage of the slope might go up based on the shortening of
this road segment, but it could be accommodated and would not effect it much.
Commissioner Brown asked for an approximate cost of removing the tree and if the
tree is relocated and dies, would the applicant be amiable to changing the replacement
number.
Mr. Justesen said to relocate a tree of this size could cost between $10,000 -
$20,000. They would not like to pay for the cost of the relocation, then have the tree
die and have to put in another tree. They would like to keep the tree, but if there is a
chance we would lose it then it would be better to take it out and replace it with a
greater number of oak trees.
Larry Persons, Pacific Harbor Homes, confirmed that it can take as much as a year to
move a tree of this size. He further stated that before removal the top is trimmed to
the same size as the bottom and you are left with a shadow of the original tree and
could not guarantee that it would live.
Commission Brown said if it is found that this project is underparked where will cars
park?
Mr. Justesen said that they had talked a lot with the traffic engineer as to a realistic
expectation for this project and are pretty confident that this is the right number of
parking spaces for this type of an elderly population. He then talked in more detail
about mixed-use developments and how innovative parking solutions drive the ability to
have the kind of mixed uses that are being sought to enable a project like this.
Larry Persons said the goal is to try to spread the fixed costs over as many units as
possible to be able to have affordable rents. He said this site has many close proximity
uses and we believe that 1.2 parking spaces are more than sufficient.
Commissioner Costello had a concern that there were no elevators.
Larry Persons said this project is for independent seniors, but there are handicap
provisions on the first floor.
MINUTES Page 5
PLANNING COMMISSION
FEBRUARY 19, 2002
End Public Comment
Commissioner Guthrie:
- The density efficiency is appropriate.
- The parking is sufficient and maybe the "No Parking" on Courtland should be left in
place for the time being.
- He liked the bulbout, but thought it was rather large. He had a concern about the
radius of the right turn exit onto Courtland Street.
- He would like to save the oak tree and maybe make a second bulbout.
- Capital Project Funding with regard to water and sewer should be clarified.
- He thought undergrounding would be necessary.
Rob Strong spoke further on the East Grand Avenue Enhancement Plan and City Capital
Project Funding and said that coordination is the important issue.
Rodger Olds, Public Works, said the project had been conditioned this way in case the
funding droped out and the project does not happen.
Commissioner Keen:
- The prime driveways in and out of the project will have a site distance problem if
the tree is not removed.
- The undergrounding of utilities on Courtland needs to be done.
- What is happening with the drainage?
Rodger Olds said the drainage requirements were taken care of about 8-10 years ago
by the Von's project.
Commissioner Keen further stated that he was opposed to City economic development
in the project without assurance of local resident benefit or tax increment.
Commissioner Fowler had concerns with:
- The trash situation.
- The project may be underparked even though seniors have fewer cars. This could
have an effect on the commercial parking which would be even more of a concern.
- In place of the pool she would rather see some shade trees.
- Due to water concerns, she believed the project was over-landscaped.
- The oak tree should be removed so the street can be widened.
Commissioner Fowler further stated that there were many positives about this project
and she liked the commercial on the front of the project, although she felt it could be
set back further. She also said the project worked well with the senior housing.
Commissioner Brown had concerns:
MINUTES Page 6
PLANNING COMMISSION
FEBRUARY 19, 2002
- That the oak tree would create a safety problem and for safety reasons the street
should be widened. Relocation of the tree would be very expensive and the tree
may not survive.
- Condition No. 22 on the Vesting Tentative Parcel Map should be stricken if it
cannot be met.
- Condition Nos. 30, 31 and 34 should be included for safeguard in case funding
does dry up.
- Condition No. 44 regarding undergrounding of overhead utilities should stand.
Commissioner Brown said this Mixed-Use project has been laid out exactly as he had
envisioned it and would meet a need in the community that is long overdue.
Chair Costello-
- Undergrounding should be completed along Courtland Street, but conditioned to
require the removal of the last pole along East Grand, and removed at the expense
of the applicant with reimbursement when funding for the undergrounding comes
through.
- The language for mitigation measures 30, 31 and 34 is acceptable.
- Courtland Street should be widened and the oak tree removed and replaced with
48" box trees and included in the landscaping already planned.
- The traffic study appears to be accurate.
- He would like to see one or two elevators in the senior building.
Commissioner Keen asked if the curb return radius from Courtland to Grand was to
standard.
Rodger Olds said it was his understanding that it was to standard, but not the
wheelchair ramp.
The following motions were adopted:
Commissioner Guthrie made a motion, seconded by Commissioner Brown, to
recommend approval to City Council that the oak tree on Courtland Street be removed
and mitigated with four (4), 48" box specimen oak trees on the site, and that Courtland
Street be widened to the full width of forty (40) feet. The motion was unanimously
approved with a 5/0 vote.
Commissioner Guthrie made a motion, seconded by Commissioner Fowler, to approve
Vesting Tentative Parcel Map Case No. 01-004, including Exhibit 'A' with deletion of
Condition of Approval No. 22 and amendment of Condition No. 44, as discussed and
adopt:
RESOLUTION NO. 02-1821
MINUTES Page 7
PLANNING COMMISSION
FEBRUARY 19, 2002 ,
I
I
I
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF f
ARROYO GRANDE APPROVING VESTING TENTATIVE PARCEL I
MAP CASE NO. 01-004, LOCATED ON THE NORTHWEST CORNER I
OF EAST GRAND A VENUE AND COURTLAND STREET, APPLIED I
I
FOR BY LARRY PERSONS t
:
AYES: Commissioner's Brown, Fowler, Guthrie and Chair Costello. I
NOES: Commissioner Keen
ABSENT: None
The foregoing resolution was adopted this 19'h day of February, 2002.
Commissioner Guthrie made a motion, seconded by Commissioner Brown that the
Planning Commission recommend the City Council amend the zoning map of the City of
Arroyo Grande and section 16.32.020 of the Development Code in Development Code
Amendment Case No. 01-004 and with a change of language in the second paragraph
to indicate that "...when a minimum of 100% of the total units are reserved for low
and moderate income residents...", and adopt:
RESOLUTION NO. 02-1822
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL
AMEND THE ZONING MAP OF THE CITY OF ARROYO GRANDE
AND SECTION 16.32.020 OF THE DEVELOPMENT CODE IN
DEVELOPMENT CODE AMENDMENT CASE NO. 01-004, APPLIED
FOR BY LARRY PERSONS
AYES: Commissioner's Brown, Fowler, Guthrie and Chair Costello.
NOES: Commissioner Keen
ABSENT: None
The foregoing resolution was adopted this 19'h day of February, 2002.
Commissioner Brown made a motion, seconded by Commissioner Guthrie, approving
Variance Case No. 01-007 to deviate from Development Code requirements for
parking, wall height and building height, including Exhibit 'A' and adopt:
RESOLUTION NO. 02-1823
A RESOLUTION OF THE CITY OF ARROYO GRANDE PLANNING
COMMISSION APPROVING VARIANCE CASE NO. 01-007 TO
DEVIATE FROM DEVELOPMENT CODE REQUIREMENTS FOR
PARKING, WALL HEIGHT AND BUILDING HEIGHT, LOCATED ON
MINUTES Page 8
PLANNING COMMISSION
FEBRUARY 19, 2002
THE NORTHWEST CORNER OF EAST GRAND AVENUE AND
COURTLAND STREET, APPLIED FOR BY LARRY PERSONS
AYES: Commissioner's Brown, Fowler, Guthrie and Chair Costello.
NOES: Commissioner Keen
ABSENT: None
The foregoing resolution was adopted this 19th day of February, 2002.
Commissioner Guthrie made a motion, seconded by Commissioner Brown, adopting a
Mitigated Negative Declaration, and approving Conditional Use Permit Case No. 01-
014, with the addition of the following conditions and mitigation measure:
1. Residents in the development shall be restricted to 55 years and over;
2. One hundred percent (100%) of the units shall be reserved for low and
moderate-income residents;
3. The oak tree on Courtland Street shall be removed and replaced with four (4),
48" box specimen trees on the project site, adopting:
RESOLUTION NO. 02-1824
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE
DECLARATION, INSTRUCTING THE COMMISSION SECRETARY TO
FILE A NOTICE OF DETERMINATION AND APPROVING
CONDITIONAL USE PERMIT CASE NO, 01-014, LOCATED ON THE
NORTHWEST CORNER OF EAST GRAND AVENUE AND
COURTLAND STREET, APPLIED FOR BY LARRY PERSONS
AYES: Commissioner's Brown, Fowler, Guthrie and Chair Costello.
NOES: Commissioner Keen
ABSENT: None
The foregoing resolution was adopted this 19th day of February, 2002.
PUBLIC HEARING - Conditional Use Permit Case No. 02-004: Applicant - Transitions,
Mental Health Association; Location - 202 Vernon Street. Staff Report by Teresa
McClish.
Ms. McClish said the applicant is requesting approval of the conditional use permit to
allow an adult day care to provide social rehabilitation services to disabled mentally ill
adults in a residential neighborhood. The applicant proposes to serve nine clients on
Mondays, Tuesdays, Thursdays and Fridays and has amended the application to have a
maximum of 14, not 17 clients, on Wednesday evenings from 4:00 - 8:00 p.m.
Transitions has operated in Arroyo Grande for over 15 years on both LePoint Street and
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ATTACHMENT 8
CITY OF ARROYO GRANDE
- INITIAL STUDY -
1. Project Title: Conditional Use Permit 01-014
Development Code Amendment 01-004
Vesting Tentative Parcel Map 01-004
Variance 01-007
2. Lead Agency Name & Address: City of Arroyo Grande
P.O. Box 550/214 E. Branch Street
Arroyo Grande, CA 93421 t
3. Contact Person & Phone #: Kelly Heffernon
(805) 473-5420
4. Project Location: 1524 & 1542 East Grand Avenue
Arroyo Grande, CA 93420
5. Project Sponsor's Name & Address: Larry Persons
3738 Foothill Boulevard
La Crescenta, CA 91214
6. General Plan Designation: Mixed Use (MU)
7. Zoning: General Commercial (GC)
8. Description of Project:
The proposed project is to construct three commercial buildings for retail and office uses along the East Grand
Avenue frontage, and a senior apartment complex towards the rear of the property including a private senior
recreation center, pool and spa. Also proposed is a Tentative Parcel Map to subdivide the property into four parcels
consistent with the separate land uses, a Development Code Amendment to change the zoning designation for
approximately 3 acres of the property from General Commercial (GC) to Senior Housing (SR) and allow a higher
density, and a Variance to deviate from the Development Code requirements for parking, wall height and building
height.
9. Other agencies whose approval is required {and permits needed}:
None.
,
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DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because the mitigation measures described on an attached sheet have
been added to the project. A NEGATIVE DECLARATION will be prepared. X
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposal MAY have a significant effect(s) on the environment. but at least one effect 1) has
been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the
effect is a "potentially significant impact" or "potentially significant unless mitigated". An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be I
~~ 1/21/02-
I
Date i
I
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a
"POTENTIALLY SIGNIFICANT IMPACT" or "POTENTIALLY IS SIGNIFICANT UNLESS MITIGATED", as indicated by the checklist on
the following pages.
o Land Use and Planning . Biological Resources . Public Services I
o Population and Housing o Energy and Mineral Resources o Utilities and Service Systems I
. Geophysical o Hazards o Aesthetics
. Water . Noise . Cultural Resources
. Air Quality o Mandatory Findings of Significance . Recreation
. Transportation/Circulation
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information
sources a lead agency cites in the parentheses following each Question. A "No Impact" question is adequately supported if the
referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A" No Impact" answer should be explained where it is based on project specific factors as
well as general standards le.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-
Jevel, indirect as well as direct, and construction as well as operations impacts.
3. "Potentially Significant Impact" is appropriate if an effect is significant or potentially significant, or is the lead agency Jacks
information to make a finding of insignificance. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4. "Potentially Significant Unless Mitigated" applies where the incorporation of mitigation measures has reduced an effect from
"Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures I
and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier
Analyses", may be cross referenced.) I
I
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been I
adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section
XVII at the end of the checklist. I
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g.,
general plans, zoning ordinances). A Source List should be attached and other sources used or individuals should be cited in the I
discussion.
i
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2
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Potentially
Potentially Significant Less Than
Issues (and Supporting Information Sources): Significant Unless Significant No
Impact Mitigated Impact Impact
I. LAND USE AND PLANNING. Would the proposal:
,
al Conflict with general plan designation or zoning?
Isource #lsl: 1,2,3.4) X
b) Conflict with applicable environmental plans or policies f
adopted by agencies with jurisdiction over the project?
(source His): 1.6,7) X I
c) Affect agricultural resources or operations (e.g., impacts I
I
to soils or farmlands, or impacts from incompatible land I
usesl? {source #lsl: 9, 111 X I
dl Disrupt or divide the physical arrangement of an I
I
established community (including a low-income or I
minority community)? Isource His): 2.4,11) X ,
,
II. POPULATION AND HOUSING: Would the proposal:
a) Cumulatively exceed official regional or local population
projections? Isource His): 1,5,9) X
b) Induce substantial growth in an area either directly or
indirectly (e.g., through projects in an undeveloped area
or extension of major infrastructure)? X
(source #lsl: 9,101
c) Displace existing housing, especially affordable housing?
(source His): 9,10,11) X
III. GEOPHYSICAL: Would the proposal result in or expose
people to potential impacts involving:
al Seismicity: fault rupture? Isource His): 5,6) X
b) Seismicity: ground shaking or liquefaction?
Isource #(sl: 5,61 X
c) Seismicity: seiche or tsunami? (source lis): 5,6) X
dl Landslides or mudslides? (source #lsl: 5,6) X
e) Erosion, changes in topography or unstable soils
conditions from excavation, grading or fill?
(source #Is): 10) X
f) Subsidence of land? (source Its): 5,61 X
g) Expansive soils? Isource #Is): 5,6) X
hI Unique geologic or physical features? (source lis):
5.6,10.11) X
IV. WATER: Would the proposal result in:
a) Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff? (source #lsl: 10) X
b) Exposure to people or property to water related hazards
such as flooding? {source #(sl: 8) X
c) Discharge into surface waters or other alteration of
surface water quality (e.g., temperature, dissolved
oxygen or turbidity? (source #(s): 9) X
3
Potentially
Potentially Significant Less Than
Issues {and Supporting Information Sources}: Significant Unless Significant No
Impact Mitigated Impact Impact
d) Changes in the amount of surface water in any water
body? (source #(5): 9, 10) X
e) Changes in currents, or the course or direction of water
movements? (source #(51: 9, 101 X
II Change in the quantity of ground waters, either through
direct additions or withdrawals, or through interception
of an aquifer by cuts or excavations?
(source #(51: 9, 101 X
g) Altered direction or rate of flow of groundwater?
(source #151: 9, 101 X
h) Impacts to groundwater quality? (source #151: 9,10) X
II Substantial reduction in the amount of water otherwise
available lor public water supplies? (source #(5): 61
X
V. AIR QUALITY: Would the proposal:
a) Violate any air Quality standard or contribute to an
existing or projected air quality violation? X
Isource #(5): 7, 13)
b) Expose sensitive receptors to pollutants? (source Its):
10,111 X
c) Alter air movement, moisture, or temperature, or cause
any change in climate? (source #(5): 91 X
dl Create objectionable odors? Isource #(5): 9,10) X
VI. TRANSPORTATION/CIRCULATION. Would the proposal
result in:
a) Increased vehicle trips or traffic congestion? (source
#(5): 131 X
b) Hazards to safety from design features (e.g., sharp
curves or dangerous intersections) or incompatible uses
le.g.. larm equipment}? (source #151: 9, 101 X
c) Inadequate emergency access or access to nearby sites?
Isource #(51: 9, 101 X
d) Insufficient parking capacity on-site or off-site? (source
#(51: 3, 9, 101 X
e) Hazards or barriers for pedestrians or bicyclists? (source
#151: 9,10) X
II Conflicts with adopted policies supporting alternative
transportation (e.g., bus turnouts, bicycle racks)?
(source #151: 9, 101 X
VII. BIOLOGICAL RESOURCES. Would the proposal result in
impacts to:
a) Endangered, threatened or rare species or their habitats
(including but not limited to plants, fish, insects,
animals, and birds? (source #(5): 61 X
b) Locally designated species (e.g., heritage trees)?
(source #151: 10, 11) X
c) Locally designated natural communities (e.g., oak forest,
coastal habitatl? (source lis): 10, 111 X
4
d) Wetland habitat (e.g., marsh, riparian and vernal pool)?
(source #(s): 9, 11)
X
e) Wildlife dispersal or migration corridors?
(source #Is): 11) X I
VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: !
a) Conflict with adopted energy conservation plans?
(source #Is): 1, 6) X
bl Use non-renewable resources in a wasteful and
inefficient manner? (source #(s): 9, 10) X
IX. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil, pesticides, X
chemicals or radiation? (source Its): 9)
bl Possible interference with an emergency response plan
or emergency evacuation plan? (source lIs): 9, 10)
X
c) The creation of any health hazard or potential health
hazard? (source His): 9, 1D) X
d) Exposure of people to existing sources of potential
health hazards? (source #(s): 9.10,11) X
e) Increased fire hazard in areas with flammable brush,
grass. or trees? (source #(s): 10, 11) X
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels? (source Its): 1, 9) X
bl Exposure of people to severe noise levels?
(source #(s): 9, 10) X
XI. PUBLIC SERVICES. Would the proposal have an effect
uponl or result in a need for new or altered government
services in any of the following areas:
a) Fire Protection? (source #(s): 6) X
b) Police Protection? (source His): 6) X
c) Schools? (source #Is): 6) X
dJ Maintenance of public facilities, including roads, sewer
system? (source #(s): 6) X
eJ Other governmental services? (source #(s): 6J
XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal
result in a need for new systemsl or substantial alterations
to the following utilities:
a) Power or natural gas? (source His): 9, 1 D) X
b) Communications systems? (source #(s): 9, 10) X
c) Local or regional water treatment or distribution
facilities? (source #(s): 6) X
d) Storm water drainage? (source #(s): 6) X
e) Solid waste disposal? (source #(s): 6) X
XIII. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway?
(source His): 1, 10. 11) X
5
b) Have a demonstrable negative aesthetic effect?
(source #lsl: 9, 10. 111 X
c) Create light or glare? (source #Is): 9,10) X
XIV. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? (source #(s): 6, 11) X
b) Disturb archaeological resources (source #(s): 6, 11) X
c) Affect historical resources? Isource #(5): 6. 11) X
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? (source #(s):
11) X
e) Restrict existing religious or sacred uses within the
potential impact area? Isource #(5): 10, 111 X
XV. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional parks
or other recreational facilities? (source #(s): 1, 3)
X
b) Affect existing recreational opportunities?
(source #151: 1, 5) X
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or X
prehistory?
b) Does the project have the potential to achieve shortM
term, to the disadvantage of long-term, environmental
goais? X
cl Does the project have impacts that are individually
limited, but cumulatively considerable? I"Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects.) X
d) Does the project have environmental effects which will
cause substantial adverse effects on human beings,
either directly or indirectly? X
XVII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EJR, or other CEQA process, one or more effects have
been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c}(3}(DI. In this case, a discussion should
identify the following on attached sheets:
al Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed by earlier documents.
c) Mitigation Measures. For effects that are "potentially significant" or "potentially significant unless mitigated" I
describe the mitigation measures which were incorporated or refined from the earlier document and the extent to
which they address site-specific conditions for the project.
6
SOURCE LIST:
1. City of Arroyo Grande General Plan
2. City of Arroyo Grande General Plan Land Use Map
3. City of Arroyo Grande Development Code
4. City of Arroyo Grande Zoning Map
5. City of Arroyo Grande Existing Setting and Community Issues Report
6. City of Arroyo Grande General Plan EIR; Sewer Master Plan
7. Air Pollution Control District Clean Air Plan
8. FEMA - Flood Insurance Rate Map
9. Project Description
10. Project Plans
11. Site Inspection
12. Ordinance 431 C. S.
13. Institute of Traffic Engineers Trip Generation Manual
ENVIRONMENTAL SETTING:
The project site is approximately 5.02 acres in size and is located on the northwest corner of East Grand Avenue
and Courtland Street in the General Commercial (GCI zoning district. Surrounding the site is commercial
development and a church to the west, commercial development to the east, vacant land zoned multi-family
residential in the City of Grover Beach to the north, and vacant land zoned commercial to the south. There are
single-family residences adjacent to the site on the northwest corner. The site is mostly flat with an incline
towards the rear of the property. The site is one of the few remaining large commercial properties fronting on East
Grand Avenue, and is located at the western "gateway" to the City. The property is currently vacant and contains
one large Coast Live oak tree. proposed to remain. The project site is located within a half mile of a known
archaeological site and therefore a phase 1 archeological surface survey was conducted. The findings of the
survey are discussed under section XIV (Cultural Resources) of this Initial Study.
PROJECT DESCRIPTION
The project evaluated by this initial study is to construct three commercial buildings for retail and office uses, five
two-story apartment buildings for senior housing, and a private single-story senior center. A Tentative Parcel Map is
also proposed, subdividing the property into four (4) parcels corresponding with the different land uses. The
proposed development steps up in separate levels from East Grand Avenue. The project statistics are summarized
in the table below.
Area (s.f.) # of Units Parking Required Parkina Provided
Retail Commercial:
Building A 5,236 n/a
Buildina B 6,168 n/a
Buildina C 7,475 n/a
Total: 18,879 n/a 76 spaces 82 spaces
(excess of 61
----- - - -- ------- -------- ------ --------
Senior HousinQ: I
8uilding A 13,480 24
Buildino B 16,415 28
Building C 7,300 16
Building D 13,480 24
Building E 8,075 16
Community Center 1,750 n/a
Total: 60,500 108 178 spaces 130 spaces
(76 1-bedrooms) (deficit of 48)
(32 2-bedrooms)
7
J
I
The Variance request is to deviate from the required parking standards for the senior housing portion of the
project, and from the maximum wall and building height requirements. As shown in the above table, the
senior housing component of the project is under parked by 48 spaces, and because of the topography, the
fence height is requested to go up to eight feet in certain sections. The project plans also show Building B of
the retail-commercial portion to be 32 feet in height, which exceeds the maximum allowable height by two
feet.
EXPLANATIONS TO INITIAL STUDY CHECKLIST:
I. LAND USE AND PLANNING
The land use designation for this property was changed from General Commercial (GC) to Mixed Use (MU)
with the recent General Plan Update (adopted October 9, 2001). The proposed Development Code
Amendment would change the zoning for the back portion of the property from General Commercial (GC) to
Senior Housing (SR) and to allow a higher maximum density (34 dwelling units per acre compared to the 25
dwelling units per acre currently allowed with an affordable housing density bonus). All 108 of the units are
proposed to be for low to moderate-income seniors. Given the recent General Plan Update, construction of
the proposed mixed-use development is consistent with the General Plan and no impacts in land use and
planning would result.
Analysis of Significance: Less than significant impact.
II. POPULATION & HOUSING
The Program Environmental Impact Report prepared for the recent General Plan Update considered the various
land use changes and the consequent population impacts, which includes the change in land use for the
subject property. The proposed project would provide an additional 108 dwelling units, which would
theoretically increase the City population by about 147 people based on the number of one-bedroom and two-
bedroom units. This is not considered a significant amount when added to the City's build out population of
19,500. The addition of 147 persons to the City's population would therefore not have a significant adverse
impact on the environment. Furthermore, the additional senior apartment units will help satisfy the need to
provide affordable housing in the City.
Analysis of Significance: Less than significant impact.
III. GEOPHYSICAL
The project site was graded approximately eight (8) years ago, leaving the property relatively flat along the
East Grand Avenue frontage and a large and deep cut towards the rear of the property. The preliminary
grading and drainage plan shows a total of seven feet of cut (9,000 cubic yards), eleven feet of fill (34,500
cubic yards) and an import of 25,000 cubic yards. The primary reason for this amount of earthwork is to
properly contour the property for adherence to ADA requirements. This is especially important for the rear
portion where the senior housing is proposed.
The City Grading Ordinance regulates and controls grading, clearing and erosion on private property. If the
Grading Ordinance and all building code and city regulations are followed during grading and compaction for
the project, impacts will remain below a significant level.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
1. The project shall be subject to the City's Grading Ordinance (303 C.S.) and other regulations
and policies regarding grading and erosion.
8
Monitoring: Review of grading, drainage, and foundation plans
Responsible Department: Public Works Department
Timeframe: Prior to and during construction
Based on the General Plan and review of the Alquist-Priolo Zone Fault maps, the proposed project is not
located on a known earthquake fault subject to rupture. The proposed project will be subject to the effects of
periodic seismic events in the region, including ground shaking. However, exposure of people to these events
can generally be mitigated to an acceptable level of risk by following Uniform Building Code development
standards.
Analysis of Significance: Less than significant impact.
r
I
IV. WATER/DRAINAGE I
Water. Development of the proposed project would require water for both domestic use and landscape I
irrigation. Projected water demand is approximately 10.8 acre-feet of water per year for the residential portion I
I
of the project and roughly 2.1 acre-feet of water per year for the commercial portion. I
The City has not established thresholds of significance for water demand. I
Although the proposed project is i
consistent with the General Plan, and water demand for the project can be accommodated within existing City
supplies, the estimated water consumption would further reduce the City's supply of available water. This
impact could be mitigated using water-conserving designs, fixtures and landscaping.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
2. The applicant shall complete measures to neutralize the estimated increase in water demand
created by the project by either:
Implementing an individual water program that utilizes fixtures and designs that
minimize water usage. The calculations shall be submitted to the Director of
Public Works for review and approval. The proposed individual water program
shall be submitted to the City for approval prior to implementation; or,
Paying an in lieu fee.
Monitoring: Review of individual water program or payment of the in
lieu fee
Responsible Department: Public Works Department
Timeframe: Prior to issuance of building permit
3. All new construction shall utilize fixtures and designs that minimize water usage. Such
fixtures shall include, but are not limited to, water saving toilets, instant water heaters and hot
water recirculating systems. Water conserving designs and fixtures shall be installed prior to
final occupancy.
Monitoring: Review of building plans
Responsible Department: Building and Fire Department
Timeframe: Prior to issuance of building permit
4. All landscaping shall be consistent with water conservation practices including the use of
drought tolerant landscaping, drip irrigation, and mulch. To the greatest extent possible, lawn
areas and areas requiring spray irrigation shall be minimized.
9
Monitoring: Review of landscaping and irrigation plans
Responsible Department: Parks and Recreation Department
Timeframe: Prior to issuance of building permit
DrainaQe. Development of the site will increase impervious surfaces, which in turn will change absorption
rates and increase the amount of runoff. The site would drain onto East Grand Avenue and existing drainage
facilities are expected to accommodate the increased flows. Detailed drainage calculations would be
reviewed as part of the plan check process.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measure:
5. The applicant shall provide detailed drainage calculations indicating that increased run-off can
be accommodated by existing facilities and/or provide on-site retention basins to the
satisfaction of the Director of Public Works.
Monitoring: Review of grading plans
Responsible Department: Public Works Department
Timeframe: Prior to issuance of a grading permit
6. All runoff water from impervious areas shall be conveyed through impervious conduits to
existing storm drain facilities. A drainage plan, which incorporates the above, shall be
submitted to the City prior to the issuance of any permits.
Monitoring: Review of drainage/grading plans
Responsible Department: Public Works Department
Timeframe: Prior to issuance of a grading permit
V. AIR QUALITY
The San Luis Obispo County Air Pollution Control District (APCD) has issued significance threshold criteria to
evaluate the potential impacts of proposed projects within the County. Consistent with thresholds developed
by the APCD in the Guide/ines for Assessing the Air Qua/ity Impacts for Projects Subject to CEOA Review,
projects generating less than ten (10) pounds per day of ROG, NO" PM10 or SO, emissions do not require
mitigation. For projects requiring air quality mitigation, the APCD has developed a list of standard and
discretionary mitigation strategies tailored to the type of project being proposed (see Attachment A for APCD
referral letter). Because the proposed project is anticipated to generate greater than ten (10) pounds of
emissions per day directly from construction activities and indirectly from motor vehicle emissions, the
mitigation measures iisted below must be incorporated into the project:
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
7. Provide one (1) bicycle parking space for every ten (10) commercial car parking spaces. With
82 parking spaces proposed, eight (8) bicycle parking spaces are required.
Monitoring: Review of improvement plans
Responsible Departments: Public Works and Community Development Departments
Timeframe: Prior to issuance of building permit
8. During construction, water trucks or sprinkler systems shall be used to keep all areas of
vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this
would include wetting down such areas in the later morning and after work is completed for
the day and whenever wind exceeds 15 miles per hour. Reclaimed (non-potable) water should
be used whenever possible.
10
9. Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil
binders to prevent dust generation.
10. Permanent dust control measures identified in the revegetation and landscape plans should be
implemented as soon as possible following completion of any soil disturbing activities.
11. Exposed ground areas that are planned to be reworked at dates greater than one month after
initial grading should be sown with fast-germinating native grass seed and watered until
vegetation is established.
12. All vehicles hauling dirt, sand, soil, or other loose materials are to be covered or should
maintain at least two feet of freeboard (minimum vertical distance between top of load and
top of trailer) in accordance with CVC Section 23114.
13. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as
possible. In addition, building pads should be laid as soon as possible after grading unless
seeding or soil binders are used.
14. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at
the construction site.
15. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved
roads.
Monitoring: Review of grading and building plans and site inspections
Responsible Departments: The Public Works and Building and Fire Departments shall
inspect plans and spot check in the field
Timeframe: Prior to issuance of grading permit and during construction
VI. TRANSPORT A TION/CIRCULA TION
Access to the project site is primarily by means of one commercial driveway and two senior center driveways
off of Courtland Street. The commercial portion of the project will also have access through the Rite-Aid site,
located directly west of the project.
Based on the traffic analysis prepared by Higgins & Associates for the proposed project (Attachment B). the
project is expected to impact the following intersections:
. East Grand Avenue/Courtland Street
. Oak Park Boulevard/EI Camino Real
. Oak Park Boulevard/West Branch Street
. Highway 1 01/Brisco Road interchange
The proposed development is estimated to generate 177 trips during the AM peak hour and 331 trips during
the PM peak hour. The project will also contribute to cumulative traffic impacts that are expected to be
significant. This project will therefore be required to contribute its proportional share of the City's
Transportation Facilities Impact fee and Traffic Signalization Impact fee, as well as specific project traffic
mitigations.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
16. The applicant shall pay the Traffic Signalization Impact fee.
Monitoring: The applicant shall pay the fee
Responsible Department: Building & Fire Department
Timeframe: Prior to issuance of Building Permit
11
17. The applicant shall pay the City's Transportation Facilities Impact fee.
Monitoring: The applicant shall pay the fee
Responsible Department: Building & Fire Department
Timeframe: Prior to issuance of building permit
18. The applicant shall interconnect the existing signals at the Oak Park intersections with West
Branch Street and EI Camino Real.
Monitoring: The applicant shall coordinate the existing signals
Responsible Department: Public Works Department
Timeframe: Prior to occupancy
19. The project shall continue to provide a separate southbound left/through lane and right turn
lane on Courtland Street at East Grand Avenue. This will require continued parking prohibition
using regulatory signs and/or red curb painting from East Grand Avenue to the project
southerly driveway along the west side of Courtland Street.
Monitoring: The applicant shall install the improvements
Responsible Department: Public Works Department
Timeframe: Prior to recording the map
20. The project shall provide the addition of right turn overlap phases on the southbound and
westbound approaches to the Oak Park/EI Camino Real intersection.
Monitoring: The applicant shall install the improvements
Responsible Department: Public Works Department
Timeframe: Prior to occupancy
VII. BIOLOGICAL RESOURCES
One large native oak tree (Quercus agrifolia) exists on the project site along the Courtland Street frontage and
is proposed to remain. The tree has good health, vigor and structural integrity. Although the project plans
show porous cobbles located under the dripline and roadway modifications to retain the tree, additional tree
protection measures are required.
Analysis of Significance: Potentially significant unless mitigated
Mitigation Measures:
21. Protective fencing shall be installed around the oak tree at the dripline. The fencing shall be
installed prior to any site clearing, grading, or demolition activities, and shall remain in place
until construction is complete, including landscaping. Weatherproof signs shall be permanently
posted on the fences, stating the following:
Tree Protection Zone
No personnel, equipment, materials, or vehicles are allowed
Do Not move or remove this fence
[Name of arborist or consultant]
[Name and phone number of developer or general contractor]
12
Monitoring: Field inspection
Responsible Departments: Parks & Recreation, Community Development Departments
Timeframe: Prior to issuance of grading permit
22. Any trimming of the tree shall be done by a certified arborist and per the ISA Guidelines. In no
case shall more than 25% of the tree's canopy be removed in a given growing season.
Monitoring: Field inspection
Responsible Departments: Parks & Recreation, Community Development Departments
Timeframe: Prior to and during construction
23. If the tree becomes diseased or dies during the life of the project, the property owner shall
replace the tree with one 48" box Coast Live oak (Quercus agrifolia).
Monitoring: Periodic Field inspection
Responsible Departments: Parks & Recreation, Public Works, Community Development
Departments
Timeframe: On-going
VIII. ENERGY AND MINERAL RESOURCES
Development of the site with senior apartments and three commercial structures will not conflict with adopted
energy conservation plans or result in the wasteful use of non-renewable resources.
Analysis of Significance: Less than significant impact.
IX. HAZARDS
The project does not pose an undue risk to project occupants or occupants of surrounding properties.
Analysis of Significance: Less than significant impact.
X. NOISE
Existing noise levels would be increased temporarily during the construction phase of this project. Noise
resulting from construction activities will be short-term, and is subject to the City's Noise Ordinance.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
24. All construction equipment shall be provided with well-maintained, functional mufflers to limit
noise.
25. All construction activities shall comply with the time limits specified by the Arroyo Grande
Municipal Code.
26. To the greatest extent possible, grading and/or excavation operations at portions of the site
bordering developed areas should occur during the middle of the day to minimize the potentia!
for disturbance of neighboring noise sensitive uses.
Monitoring: Notes shall be placed on the construction plans referencing the
above measures.
Responsible Department: Public Works Department
Timeframe: During construction
13
XI. PUBLIC SERVICES
The proposed mixed-use development is consistent with the 2001 General Plan designation for the site.
Adequate fire and police services exist in the community to serve the project.
Per the Master Sewer Plan, approved November 13, 2001, the project will add demand to portions of the
City's sewer system that are currently over capacity. Therefore, the applicant shall pay the project's
proportional share of impact fees to mitigate the additional demand.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measure:
27. The applicant shall pay the project's proportional share of the sewer impact fees.
Monitoring: The applicant shall pay the required fee.
Responsible Department: Public Works Department
Timeframe: Prior to issuance of building permit
XII. UTILITIES AND SERVICE SYSTEMS
The proposed project will not create a significant demand for new or altered power, gas, communication
systems, water treatment capacity or solid waste disposal. The project can tie into the existing infrastructure
for these systems to serve the site. The project is within the expected demand for these systems based on
the growth rate established in the General Plan.
Analysis of Significance: Less than significant impact.
XIII. AESTHETICS
The architectural style and streetscape design of the proposed development is consistent with the City's East
Grand A venue Enhancement Plan (February 2002), and the project has received endorsement from the City's
Architectural Review Committee.
Analysis of Significance: Less than significant impact.
XIV. CULTURAL RESOURCES
A Phase 1 cultural resources surface survey was conducted on the site in December 2000 by Thor Conway of
Heritage Discoveries, Inc. Cultural materials were observed along a portion of the western side of the study
area on the northern half of the lot in the form of marine shellfish fragments, which is consistent with
prehistoric settlement. The absence of cultural remains from the remainder of the study area is due to
significant alteration of much of the study area by prior impacts.
Less than 10% of the site shows sensitivity for the presence of cultural resources. This new archaeological
site occurs directly within an area that will require slope cuts and construction of retaining wails, which are
unavoidable impacts. A Phase 2 sub-surface testing is therefore required to evaluate the site further
(Attachment C).
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
28. Consistent with the recommendations found in the Phase 1 cultural resources surface survey,
a Phase 2 sub-surface testing must be performed in the areas of concern.
Monitoring: The applicant shall submit results of a Phase 2 sub-surface
analysis.
Responsible Departments: Public Works and Community Development Departments
Timeframe: Prior to issuance of grading permit
14
29. The following note shall be placed on the grading and improvement plans for the project:
"In the event that during grading, construction or development of the project, and
archeological resources are uncovered, all work shall be halted until the City has reviewed the
resources for their significance. If human remains (burials) are encountered, the County
Coroner (781-4513) shall be contacted immediately. The applicant may be required to provide
archaeological studies and/or mitigation measures."
Monitoring: Construction plans shall be reviewed.
Responsible Department: Public Works Department
Timeframe: Prior to issuance of grading permit
XV. RECREATION
The proposed project would increase demand for City park and recreational facilities. In this case, the Parks
and Recreation Director has indicated that this impact would be mitigated by the City's Standard Condition
requiring payment of Park Development and Community Center Impact fees.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measure:
30. The applicant shall pay all applicable Park Development and Community Center Impact fees.
Monitoring: The applicant shall pay the fees to the City.
Responsible Department: Parks & Recreation Department
Timeframe: Prior to issuance of building permit
15
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_ AIR POlLUTION ATTACHMENT A
CONTROL DISTRICT
COUNTY OF SAN LUIS OBISPO
February 7,2002 RECEIVED
Kelly Heffernon, Associate Plarmer FEB 0 8 2002
City of Arroyo Grande CITY OF ARROYO GRANDE
214 East Branch Street COMMUNITY DEVELOPMENT DEPT.
Arroyo Grande, CA 93421
I
SUBJECT: Grand and Courtland Conceptual Design r
,
Conditional Use Pennit Case No. 01-014 I
!
Dear Ms. Heffernon, !
I
I
Thank you fur including the APCD in the environmental review process. District staff has I
,
reviewed the infonnation contained in the above referenced referral for an 108 room senior ,
,
apartment complex with a 1,750 sq. ft. senior recreational center. and a 18,879 sq. ft. commercial I
office/retail space on a 5.02 acre site. The property is located at 1524 and 1542 East Grand
A venue in Arroyo Grande. We have the following comments regarding this proposal.
Construction Phase Emission
The air quality impacts from the construction phase of the project will likely exceed the District's
CEQA significance threshold for grading (4.0 acres). District staffrecommends the following
measures be incorporated into the project to mitigate fugitive dust emissions.
. Reduce the amount of the disturbed area where possible.
. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from
leaving the site. Increased watering frequency would be required whenever wind speeds exceed
15 mph. Reclaimed (nonpotable) water should be used whenever possible.
. All dirt stock -pile areas should be sprayed daily as needed.
. Pennanent dust control measures identified in the approved project revegetation and landscape
plans should be implemented as soon as possible following completion of any soil disturbing
activities.
. Exposed ground areas that are plarmed to be reworked at dates greater than one month after
initial grading should be sown with a fast-genninating native grass seed and watered until
vegetation is established.
. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical
soil binders, jute netting, or other methods approved in advance by the APCD.
. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible.
In addition, building pads should be laid as soon as possible after grading unless seeding or soil
binders are used.
. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at
the construction site.
. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain
at least two feet of freeboard (minimum vertical distance between top ofload and top of trailer)
in accordance with CVC Section 23114.
. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off
trucks and equipment leaving the site.
3433 Roberto Court. San Luis Obrspo, CA 9340 I . 805-781-5912 . FAX: 80s-78! -1002 ~'
cleanair@sloapcd.dst.ca.us .:. wNw,sloapcd.dst,ca.us i
printed on rec;cled r:s~er . I
,-
Grand and Courtland Conceptual Design
Conditional Use Pennit Case No 01-014
February 7,2002
Page 2
. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads.
Water sweepers with reclaimed water should be used where feasible.
Demolition activities have potential negative air quality impacts, including issues surrounding
proper demolition and disposal of asbestos containing material (ACM). If any demolition
activities are included as part ofthis project these activities will be subject to the requirements
stipulated in the National Emission Standard for Hazardous Air Pollutants (NESHAP), which
includes but is not limited to: 1) notification requirements to the District, 2) asbestos survey
conducted by a Certified Asbestos Inspector, and, 3) applicable removal and disposal
requirements of identified ACM. Please contact Tim Fuhs ofthe APCD Enforcement Division at
(805) 781-5912 for further infonnation.
Operational Phase Emissions
District staff conducted a screening level air quality impact assessment for the operational
emissions from this project based on the infonnation provided in the project referral. The
screening data indicated it is possible the project could exceed the District's CEQA Tier IT
significance threshold. However, with the inclusion of the following standard and discretionary
mitigation measures we would consider the project mitigated to below the level of significance.
The applicant should implement all feasible measures from the discretion list of mitigation listed
below, in addition to all applicable standard measures.
Standard mitigation recommendations for the residential component of the proiect:
Standard Site Design Measures
. If the project is located on an established transit route. improve public transit accessibility by
providing transit turnouts with direct pedestrian access to project.
. Link cul-de-sacs and dead-end streets to encourage pedestrian and bicycle travel.
. Traffic calming modifications to project roads, such as narrower streets, speed platfonns, bulb-
outs and iniers(:ction modifications designed to reduce vehicle speeds, thus encouraging
pedestrian and bicycle travel.
. Easements or land dedications for bikeways and pedestrian walkways.
Standard Energy Efficiency Measures
. Increase walls and attic insulation beyond Title 24 requirements.
. Orient buildings to maximize natural heating and cooling.
Standard mitigation recommendations for the commercial component of the proiect:
Standard Site Design Measures
. Orient buildings toward streets with convenient pedestrian and transit access; parking in rear.
. If the project is located on an established transit route, a transit turnout and a shelter should be
constructed with direct pedestrian access to and from the facility.
. Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is
considered appropriate.
I
Grand and Courtland Conceptual Design
Conditional Use Permit Case No 01-014
February 7,2002
Page 3
. Provide on-site eating, refrigeration and food vending facilities to reduce lunchtime trips.
. Provide preferential carpool parking.
. Provide shower and locker facilities to encourage employees to bike and/or walk to work,
typically one shower and three lockers for every 25 employees.
Standard Energy Efficiency Measures
. Increase walls and attic insulation beyond Title 24 requirements.
. Orient buildings to maximize natural heating and cooling.
Discretionary mitigation measures recommendations for the residential component of the proiect:
Standard Site Design Measures
. Increased street tree planting.
. Outdoor electrical outlets to encourage the use of electric appliances and tools.
. On-site bicycle parking for multi-family residential developments.
. Inclusion of neighborhood commercial services within residential development.
. Increase number of bicycle routes/lanes.
Energy Efficiency Measures
. Shade tree planting along southern exposures of buildings to reduce summer cooling needs.
. Use solar water heaters.
. Use built-in energy efficient appliances.
. Use double-paned windows.
. Use sodium street lights.
. Use energy efficient interior lighting.
Discretionary mitigation measures recommendations for the commercial component ofthe proiect:
Transportation Demand Management Measures
. Employ a transportationlrideshare coordinator.
. Implement a rideshare program.
.. Implement a parking surcharge for single occupant vehicles.
. Provide for shuttle/mini bus service.
. Provide incentives to employees to carpool/vanpool or take public transportation.
. Increase number of bicycle routes/lanes.
. Implement compressed work schedules.
. Implement telecommuting program.
. Develop park-and-ride lots.
. Provide on-site banking (ATM) and postal services.
. Provide an on-site child care facility.
. Implement a lunch-time shuttle to reduce single occupant vehicle trips.
Energy Efficiency Measures
. Shade tree planting along southern exposures of buildings to reduce summer cooling needs.
. Shade tree planting in parking lots to reduce evaporative emissions from parked vehicles.
. Use built-in energy efficient appliances, where applicable.
-
Grand and Courtland Conceptual Design
Conditional Use Pennit Case No 01-014
February 7, 2002
Page 4
. Use double-paned windows.
. Use energy efficient parking lot and street lights. I
I
. Use energy efficient interior lighting. I
District Permits I
Based on the infonnation provided, we are unsure ofthe types of equipment that may be installed I
or used during the construction of the proposed project. The following is a list of equipment, I
I
I
which might require pennits from the District. It is possible that additional proj ect components I
,
not identified at this time will require some fonn of District review or pennit, so the following i
i
list should not be viewed as exclusive.
. Portable standby emergency generators.
. Portable equipment used during construction activities, which may require either statewide
registration or District pennit.
The project applicant should contact the District's Engineering Division at (805) 781-5912 for
questions regarding pennitting requirements.
We appreciate the opportunity to review this project. If you have any questions or comments
please contract me at (805) 781-5912.
Sincerely.
rf\~. A6~
Melissa A. Guise
Air Quality Specialist
MAG/sll
cc: Tim Fuhs, SLOAPCD Enforcement Division, Air Quality Specialist
H:\OISIPlAN\RESPONSE\2460.do<:
HIGGINS ASSOCIATES ATTACHMENT B
C!V!ll2t 'ii"AA~~UC fE~~!~iEiEiRS
1335 First Street, Suite A, Gilroy, CA 95020 . 408848-3122' fax 408848-2202' e-mail info@kbhiggins.com
GRAND A VENUE/COURTLAND STREET
COMMERCIAL DEVELOPMENT
TRAFFIC ANALYSIS REPORT
ARROYO GRANDE, CALIFORNIA
Prepared For
Pacific Harbor Homes
La Crescenta, California
January 24,2002
A02-006 Report.wpd
TABLE OF CONTENTS
CHAPTER PAGE
NO. DESCRIPTION NO.
I. INTRODUCTION........................................................................... I
II. EXISTING TRAFFIC CONDITIONS .. ... ... ... ........ ....... ...... ..... ......... ......2
III. EXISTING PLUS PROJECT TRAFFIC CONDITIONS............................... 2
IV. PARKING ANALYSIS .... ......... ........................... ....... ... ..... ...... ........5
V. CUMULATIVE TRAFFIC CONDITIONS ..............................................6
VI. MITIGATION MEASURES .......... ........................................ ............. 6
A. Improvements Warranted for Existing Conditions..... ......................... 6
B. Project Traffic Impact Mitigations ..... ... ... ..... ...... ... ... ... ...... .... ... ... 6
C. Cumulative Traffic Impact Mitigation ..... ..... ...... .... ... ..... .... ..... ...... 7
D. General Plan Buildout Mitigations........ .............. ................... .......7
i
,
LIST OF EXHIBITS
EXHIBIT
NO. DESCRIPTION
1. PROJECT LOCATION MAP
2. PROJECT SITE PLAN
3. INTERSECTION LEVELS OF SERVICE
4. RECOMMENDED INTERSECTION MITIGATION MEASURES
5. PROJECT TRIP GENERATION
6A PROJECT TRIP DISTRIBUTION COMMERCIAL RETAIL
6B. PROJECT TRIP DISTRIBUTION RETIREMENT COMMUNITY
6C. PROJECT TRIP DISTRIBUTION OFFICE
7. AM PEAK HOUR PROJECT TRIP ASSIGNMENT
8. PM PEAK HOUR PROJECT TRIP ASSIGNMENT
9. CUMULATIVE PROJECT LOCATIONS
lOA. CUMULATIVE TRIP GENERATION COMMERCIAL
lOB. CUMULATIVE TRIP GENERATION RESIDENTIAL
A02~06 Report.wpd
L INTRODUCTION
A retirement center and shopping center is proposed for the northwest comer of the Grand
Avenue/Courtland Street intersection in the western portion of Arroyo Grande, California. The
project is proposed to include 18,395 square feet of shopping center and 108 units within its
retirement community. The commercial portion of the project includes a 3,491 square foot drive in
bank, 3,084 square feet of commercial office, a 2,000 square foot restaurant/food service and 10,304
square feet of specialty retail floor area. The project site includes a total of approximately five acres.
The project site is currently zoned retail/commercial and can accommodate approximately 46,000
square feet of retail shopping center floor area. A project location map is included as Exhibit 1.
Exhibit 2 provides the currently proposed project site plan.
The project is expected to impact the nearby street system. This includes the following intersections.
1. Grand Avenue/Courtland street;
2. Oak Park BoulevardlEl Camino Real;
3. Oak Park Boulevard/W est Branch Street.
The project is also expected to generate traffic at the Highway 10 l/Brisco Road interchange.
Caltrans is in the process of preparing a P A & ED that will study traffic operations at this in~erchange
and recommend remedial measures including major capital improvements. The City of Arroyo
Grande has a traffic impact fee that is a mechanism by which the project will pay its prorata share
. toward this improvement. The status of the Caltrans project development process for upgrades at
the interchange are discussed in this report.
The project will have access primarily via one commercial driveway and two retirement center
driveways on Courtland Street. In addition, the commercial portion of the project will have access
through the Rite-Aid site, which is located immediately west of the project, which will provide access
to and from Grand Avenue and to and from Oak Park Boulevard just north of Grand Avenue. A
discussion is provided regarding potential impacts at project access/egress points.
The public street intersections included in this analysis have all been analyzed in recent traffic studies
performed by Higgins Associates. These include the 1997 traffic study prepared for the Berry
Gardens project Environmental Impact Report and the traffic analysis for thePismo Medical Center,
Pismo Beach, which is documented in a January 29, 2001letterreport. In addition, anticipated traffic
volumes at the build out of the Arroyo Grande General Plan as well as general traffic operations
discussions on the subject street network is provided in theArroyo Grande General Plan Circulation
Element Study. All three of the reference reports were prepared by Higgins Associates. These
documents are the source of traffic volumes and traffic analyses used as a basis for the discussions
of existing, existing plus project, cumulative and General Plan buildout traffic operations on the study
street network. The discussions are based upon morning and evening peak hour operations for all
ofthe development scenarios.
A02-OO6 Report.wpd 1
-
A discussion of parking adequacy for the retirement center component of the proposed project is
provided as welL This is based upon industry surveys obtained in previous traffic studies prepared
by Higgins Associates as well as information provided by the project applicant.
IT. EXISTING TRAFFIC CONDmONS
As indicated on Exhibit 3, the Grand Avenue/Courtland Street intersection currently operates at a B
level of service during both the morning and evening peak hours. This is based upon traffic analyses
performed for the Berry Gardens Subdivision in 1999 as well as subsequent traffic analyses performed
for the Grand Avenue Corridor Study prepared by Higgins Associates, 1999. Based upon traffic
counts performed in December, 2001, traffic is increased about 1 % along Grand Avenue since 1999.
This is an insignificant increase in traffic and does not change the estimated level of service. Traffic
volumes also assume the buildout of the Berry Gardens Subdivision which recently constructed the
south leg of the intersection creating a four-legged intersection. With the extension ofthe fourth leg
as well as the additional traffic ftom the Berry Gardens Subdivision, the intersection is still estimated
to operate at a B level of service.
The Oak Park Boulevard intersections with West Branch Street and El Camino Real were analyzed
in the Pismo Beach Medical Center Traffic Study, based upon counts performed in 2000. These
volumes are actually lower than the counts performed in 2002. Minimal increases in traffic have
occurred since the Year 2000. The 2000 analysis is, therefore, an accurate representation of existing
conditions. Both intersections currently operate at an acceptable C level of service.
The Highway 10 1IBrisco Road interchange includes the West Branch StreetlBrisco Road, El Camino
ReallBrisco Road, and the Halcyon RoadlEl Camino Real intersections. These intersections are
currently signalized. However, the Brisco Road intersections with West Branch Street andEI Camino
Real are very closely spaced and have an additional intersection, serving the northbound Highway 101
fteeway ramps, located between them. This results in unstable operations that create intermittent
gridlock conditions during the peak hour. It is expected that unstable conditions will become more
prevalent as traffic volumes increase in the future. However, if no traffic increases occurred at this
interchange, traffic signal timing modifications would probably be enough to maintain acceptable
conditions. The status ofthe Caltrans interchange project described in the introduction ofthis report
will be discussed in more detail in the cumulative and General Plan buildout sections of this report.
As indicated on Exhibit 4, no improvements are required for existing conditions.
III. EXISTING PLUS PROJECT TRAFFIC CONDmONS
The proposed project includes a 3,491 square foot drive-in bank, a 3,084 square feet of standard
commercial office, a 2,000 square feet restaurant/food service, 10,304 square feet of specialty retail
commercial and a 108-unit retirement community.
A02-OO6 Reportwpd 2
Trip generation rates published by the San Diego Association of Governments (SANDAG) have been
used at the request of city staff. The individual trip generation rates are tabulated on Exhibit 5. This
results in an estimate for project trip generation of3,004 daily trips with 148 morning peak hour trips
and 243 evening peak hour trips.
Not all trips will be new trips added by the project to the street network. Some trips will be captured
from traffic already traveling on the adjoining streets. Section C of Exhibit 5 tabulates the pass by
capture rates used for this analysis. These are trips that are generated by the project from passing
streams of traffic. The PM peak hour capture rates are published by SANDAG. Morning peak hour
capture rates were assumed at 50% of the PM rates. This is because most convenience shopping is
perfonned in the evening peak hour on a trip home.
It will also be noted that fast food trip generation rates are assumed for the restaurant component of
the project. This is a worst case assumption. It would be applicable for not only a fast food
restaurant but also for other types of high turnover food related uses such as a donut shop or
Starbucks. These rates are conservatively high if the site is developed as a sit down restaurant or
sandwich shop.
Trip rates for the retirement community are based on SANDAG trip rates as well.
Anticipated net new trips to the street system are tabulated in Section E of Exhibit 5. This subtracts
pass by trips from the gross trip generation estimates in Section B of the table. The project is
expected to generate a total of128 net new trips during the morning peak hour and 171 net new trips
during the evening peak hour.
The project site is zoned for retail/commercial development. It could be developed with
approximately 46,000 square feet of gross floor area as a shopping center. A neighborhood shopping
center could generate a total of 5,520 gross daily trips with 221 during the morning peak hour and
552during the evening peak hour. A shopping center also has a pass by factor which is indicated on
Section F of the trip generation exhibit. Subtracting pass by trips from gross trip generation estimates
results in a total estimate of 177 net new trips during the morning peak hour and 331 during the
evening peak hour. A comparison of Section E with Section F indicates that the proposed project
will generate about 72% of the AM peak hour trips and 52% of the evening peak hour trips expected
from a generic retail shopping center that would be consistent with the zoning designation for the
project site. It is evident that the project will generate less impacts than what would occur based
upon the General Plan and Zoning Land Use designations. This would result in a reduction in
General Plan buildout traffic volumes from what were forecasted in the recent Arroyo Grande
General Plan Circulation Element.
The distribution and assigrunent of project traffic to the study street network is depicted on Exhibits
6a through 6c. Exhibit 6a illustrates the expected trip distribution for the retail and restaurant
components of the project. The office component is expected to have a somewhat different
distribution and assigrunent than retail/commercial for the retirement center because of its different
AD2-OO6 Report.wpd 3
types of trip purposes. Its trip distribution is illustrated on Exhibit 6b. The retirement community
component of the project is expected to have trip assignments similar to what is depicted on
Exhibit 6c. The total project traffic assignments, are illustrated on Exhibits 7 and 8. (Note that
Exhibits 7 and 8 show the assignment of net new trips added to the road network as a result of the
project. The assignment of pass-by trips is not included on Exhibits 7 and 8).
Exhibits 7 and 8 indicates that a total of 15 trips during the AM peak hour and 20 trips during the PM
peak hour are expected to impact the Oak Park Boulevard intersection with El Camino Real. This
intersection currently operates at a C level of service. The City of Arroyo Grande traffic impact
analysis guidelines indicate that a significant impact would be realized if an intersection operating at
level of service C will decline to a worse level of service (i.e.; LOS D, E or F, which are all
unacceptable according to the Arroyo Grande General Plan). Alternatively, if the project is expected
to add more than 90-180 peak hour trips, it would be considered a significant impact. The anticipated
volumes are far below what would be considered significant at this location. Similarly, impacts are
expected to be insignificant at the Oak Park BoulevardlWest Branch Street intersection because
project traffic at this location will only total 25 AM and 34 PM peak hour trips, which is less that
what is expected at the Oak Park BoulevardlEl Camino Real intersection.
The Grand Avenue/Courtland Street intersection is expected to experience a total of about 66 AM
peak hour trips and 88 PM peak hour trips trom the project. This intersection currently operates at
a B level of service. The anticipated impacts at this location are far below levels that would result
in a significant decline in level of service. Level of Service B is expected to be maintained with
project impacts. The City of Arroyo Grande is proposing to include separate left and right turn lanes
on the southbound Courtland Street approach. This will be accomplished without widening the
street. It will require the prohibition of parking along the project trontage, probably between the
projects southerly driveway and Grand A venue. This will result in a slight improvement in traffic
operations although the intersection essentially functions with two approach lanes under current
conditions. No additional improvements will be required at this location.
The project is expected to add about 9 PM peak hour trips to the Highway 101/Brisco Road
interchange. The City of Arroyo Grande thresholds for significance indicate that an intersection that
operates at a C Level of Service can receive as much as 90-180 peak hour trips before the traffic
increase is considered significant. The anticipated project impact is less than significant. However,
the project does contribute to cumulative impacts that are expected to be significant, which is the
reason for the Caltrans improvement project currently in the planning phases. The project will be
required to contribute to this improvement through the City impact fee.
The project is proposed to have three direct driveway access and egress points on Courtland Street.
Courtland Street is a relatively a low-volume street. It has a straight alignment and relatively low
speeds because traffic must stop in both directions on Courtland Street at its intersection with New
Brighton Avenue, which represents the northerly boundary ofthe project. In addition, the signalized
intersection at Grand Avenue is typically red and most traffic turns left or right at this location. No
traffic operational problems are expected along Courtland Street or at the proposed project driveways
on Courtland Street. No modifications to the proposed site plan and no mitigations are required.
AD2-OO6 Report.wpd 4
IV. PARKING ANALYSIS
The project is also proposed to include a connection to the existing Rite-Aid parking lot which will
allow right turn inlright turn out access at Oak Park Boulevard. There is a shoulder on northbound
Oak Park Boulevard at the existing Rite-Aid driveway that appears to function adequately. The
project will result in some increase in traffic but it is not expected to be significant to require any
modifications at this location. The existing Rite-Aid driveway to Grand Avenue will also be used for
project access. Grand Avenue is designed with a two-way left turn lane in the median to facilitate
left turn movements at the driveway. No significant impacts are anticipated at this driveway as a
result of the project.
As noted earlier, the proposed Retirement Community component of the project would include 108
units and 130 parking spaces. The majority of the proposed project units are one- bedroom with 16
two-bedroom units and there are no kitchen or cooking facilities in any of the suites. Parking
requirements for Retirement Community facilities are provided in the 2nd edition of the Parking
Generation Manual produced by the Institute of Transportation Engineers (TrE) (Code 250). A
Retirement Community is described in the Manual to be Restricted to adults or senior citizens,
contain residential suites similar to apartments or condominiums and are usually self-contained
villages. They may also contain special services such as medical services, dining facilities, and some
limited supporting retail uses.
The ITE parking generation rates for a Retirement Community are 0.27 parking space per unit on a
weekday, 0.32 parking space per unit on a Saturday and 1.00 parking spaces on Sundays. These rates
would translate into requirements of29 on-site parking spaces on a weekday, 35 parking spaces on
a Saturday and 108 parking spaces on a Suo,day for the 108 suites included in this project. Since the
project is planned to supply a total of 130 parking spaces, the anticipated parking demand using ITE
retirement community data is met.
A far more conservative estimate of parking requirements is to assume the project is low/mid- rise
apartments. Parking requirements for low/mid-rise apartments are provided in the 2nd edition of the
Parking Generation Manual produced by the Institute of Transportation Engineers (ITE) (Code 221).
The ITE parking generation rates for low/mid-rise apartments are 1.04 parking space per unit on a
weekday, 1.2 I parking space per unit on a Saturday and 1.01 parking spaces on Sundays. These rates
would translate into requirements of I 12 on-site parking spaces on a weekday, 131 parking spaces
on a Saturday and 109 parking spaces on a Sunday for the 108 suites included in this project. Since
the project is planned to supply a total of 130 parking spaces, the anticipated parking demand using
ITE low/mid-rise apartment data is met.
In conclusion, it is anticipated that the proposed parking supply of 130 spaces for 108 units is
adequate.
A02~06 Reporl"]Jd 5
V. CUMULATIVE TRAFFIC CONDITIONS
A variety of developments are in various stages of planning and approval throughout the City of
Arroyo Grande as well as in Pismo Beach and Grover Beach. There locations are illustrated on
Exhibit 9. Their sizes and general descriptions as well as associated daily, morning peak hour and
evening peak hour traffic generation is tabulated on Exhibits lOA and lOB. This cumulative
development scenario was analyzed for the Grand Avenue/Courtland Street intersection in the Berry
Gardens Traffic Analysis as well as the Grand Avenue Corridor Study previously cited. Under this
development scenario, the Grand Avenue/Courtland Street intersection is expected to operate at a
C Level of Service and will not require any mitigations.
The Oak Park Boulevard intersections with EI CaminD Real and West Branch Street were analyzed
in the Pismo Medical Center Traffic Study previously referenced. These two intersections are
expected to continue to operate at a C level of service under the cumulative development scenario.
No mitigation measures will be required to address cumulative impacts at these locations.
The Highway 10 l/Brisco Road interchange is expected to reach unstable operating conditions under
the cumulative scenario and will be in need ofmajor capital improvements as are being studied in the
Caltrans P A and ED. All cumulative projects within the City of Arroyo Grande are required to pay
traffic impact fees to contribute their fair share toward this improvement. The PAlED is expected
to be completed in 2003. Based upon the Project Study Report (PSR) prepared and approved in
1999, the interchange modifications are expected to be funded by a combination of traffic impact fee,
Caltrans and regional funds programmed by the San Luis Obispo Council of Governments. With the
anticipated improvements, the Project Study Report is expecting the various intersections in the
interchange system to operate at a C or better level of service.
VI. MITIGATION MEASURES
A. Improvements Warranted for Existing Conditions
No improvements are required to accommodate existing traffic conditions at any of the
intersections in the study area.
B. Project Traffic Impact Mitigations
1. The project should provide a separate southbound left/through lane and right turn
lane on Courtland Street at Grand Avenue. This will require a parking prohibition
using regulatory signs and/or red curb painting from Grand Avenue to the project
southerly driveway along the west side of Courtland Street.
2. The project will be required to pay Arroyo Grande impact fees as a mechanism to
pay its prorata share toward cumulative traffic impacts within the study area and
A02-OO6 Report. wpd 6
throughout the City of Arroyo Grande.
C. Cumulative Traffic Impact Mitigation
Construct the Highway 101/Brisco Road interchange improvements as described
in the recently approved Project Study Report. This project is in the next stage of
the project development process which includes the preparation of a PA/ED. The
interchange modifications are expected to be constructed by 2010. The funding will
be provided by a combination of sources including Arroyo Grande Traffic Impact
Fees, regional funds from the San Luis Obispo Council of Governments and
Caltrans funds.
D. General Plan Buildout Mitigations
Assuming the Highway 101/Brisco Road interchange reconstruction is implemented under the
cumulative development scenario, no additional mitigation measures will be requked in the
study area to accommodate General Plan buildout traffic conditions.
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""9 ' t..j!)~1 '0-...."' \ "1';'- .~.~~ FI'E~STi to: '~.. !~I~T~~L:IAVtRN'" : PROJECT LOCATION
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EXHIBIT 2 -
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_ '" '" EXHIBIT 4 -
,
RECOMMENDED INTERSECTION
Hlggins_es MITIGATION MEASURES
-
PROJECT TRIP GENERATION
NA PEAK HOUR PM PEAK HOUR
OTAL % TOTAL %
PROJECT DAILY PEAK OF PEAK OF
SIZE lRIPS HOUR ACT IN OUT HOUR ACT IN OUT
A TRIP GENERAT10N RATES
Drive-In Bank (per 1000 d.) 200.00 10.00 5% 0.60 0.40 20.00 10% 0.50 0.50
Standard Commercial Office (per 1000 d.) 20.00 2.80 14% 0.90 0.10 2.60 13% 0.20 0.80
Restaurant (F86t Food W/O Drive-thru. per 1,000 &.t.) 700.00 35.00 5% 0.60 0.40 49.00 7% 0.50 0.50
Specialty RelaJlIS1ri~~.:.e~1 (pe' 1000 d.) 40.00 1.20 3% 0.60 0.40 3.60 9% 0.50 0.50
Retirement Commun r unit 4.00 0.20 5% 0.40 0.60 0.28 7% 0.60 0.40
B. TOTAL PROJECT TRIP GENERATION
Drive-in Bank 3.491 S.F. 698 35 5% 21 14 70 10% 35 35
Standard Commercial Office 3,084 S.F. 82 9 14% 8 1 8 13% 2 8
R....urant (Fast Food W/O Drive-Ihru) 2.000 S.F. 1.400 70 5% 42 28 98 7% 49 49
Specialty Ret8iUstrip Commercial 10,304 S.F. 412 12 3% 7 5 37 9% 19 18
Retirement Communitv 108 Units 432 22 5% 9 13 30 7% 18 12
TOTAL TRIP GENERATION 3._ 148 5% 87 81 243 8% 123 120
C. PASS-BY CAPTURE PERCENTAGES
Drive-in Bank 3,491 S.F. 10% 25%
Standard Commercial Office 2.600 SF. 0% 0%
R_nll1t (Fast Food W/O Drive-Ihru) 2.000 SF. 20% 40%
SpeciaJty RetaillStrfp Commercial 10,304 S.F. 20% 40%
Retirement Commu~itv . 108 Units 0% 0%
D. PA5S-BY CAPTURE TRIPS
Drive-in Bank 3,491 S.F. 4 2 2 18 9 9
Standard Commercial Office 2.600 SF. 0 0 0 0 0 0
Restaurant (Fast Food W/O Drive-Ihru) 2,000 S.F. 14 7 7 40 20 20
Specialty RetaiVStrip Commercial 10.304 S.F. 2 1 1 14 7 7
Retirement Communitv 108 Units 0 0 0 0 0 0
TOTAL PASS.BY CAPTURE 20 10 10 72 36 36
E. NET NEW lRlPS FOR THE PROPOSED PROJECT
Drive-In Bank 3,491 S.F. 31 19 12 52 26 26
Standard Commercial Office 2,600 S.F. 9 8 1 8 2 6
Restaurant (Fast Food W/O Drive-Ihru) 2,000 S.F. 56 35 21 58 29 29
Speciatty RetaJlIStrip Commen::ial 10,304 S.F. 10 6 4 23 12 11
Retirement Commu"nitv 108 Units 22 9 13 30 18 12
TOTAL lRlP GENERATION 128 77 50 171 87 84
F. ~'TJ""TEn N= NEW TRIP' Fn" T><E ALLOWED PRn.I~"T 15 au - commercial ,".1"
Neighborhood Commercial
Total Trips 46.000 S.F. 5,520 221 133 87 552 276 276
Pass-by Capture (AM:20%: PM:4O%) 44 ~ 22 m 110 110
Net New Tn""'" Allowed Proiect 177 111 65 331 166 166
Noles:
1. Trip generation rates published by San Diego AssociaUon of Governments,
-arief Guide of Vehicular Traffic Generation Rates for the San Diego Region: July1998.
:
,
EXHIBIT 5
PROJECT TRIP GENERATION
.AIn-OIIITrlpo.nso_.poq.et~gM
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OAk PARk BLVD.
@ COURTlAND *
........
10% LDCATION
@ @
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EXHIBIT 6A
PROJECT TRIP DISTRIBUTION
COMMERCIAL RETAIL
HIGGINS AssoaATES Drawing: f':\2002\Job,\OO 1-050\A02-006\E"hibits
Layout: [X-'6A Jon 24, 2002, 4:47pm
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EXHIBIT 6B
@ PROJECT TRIP DISTRIBUTION
RETIREMENT COMMUNITY
HIGGINS AssoaA1ES Drowir\(): F:\2002\Jobs\OO1-050\A02-006\Exhibits
Layout: EX-58 Jon 24. 2002. 4;46pm
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8 EXHIBIT 6C
HIGGINS AssoaAns PROJECT TR
OFFICE IPDISTRIBUTION
Drawing' f'-\20
lcryout: . EX:"6C 02\Job,\OO1-050\A02-00
Jon 24 2002 6\EKhibit,
. ,4:46pm
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MQ1E; EXHIBIT 7
NEW TRIPS GENERA TED BY THE PROJECT SHOWN. AM PEAK HOUR PROJECT
PASS-BY TRIPS ARE NOT SHOWN. TRIP ASSIGNMENT
HIGGINS ASSOCIATES Drowing; f:\2002\Jobs\OO1-050\A02-Q06\E"ilibits
Layout: EX-7 Jon 24, 2002. 4:46pm
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NOTE: EXHIBIT 8
NEW TRIPS GENERA TED BY THE PROJECT SHOWN. PM PEAK HOUR PROJECT
PASS-BY TRIPS ARE NOT SHOWN. TRIP ASSIGNMENT
HIGGINS ASSOCIATES Drawing: F:\2002\Jobs\OO1-050\A02-006\Exhibits
Layout: EX-"8 Jon 24, 2002. 4:48pm
-
CUMULATIVE TRIP GENERATION (COMMERCIAL PROJECTS)
AM PEAK HOUR PM PEAK HOUR
ITE TOTAl " TOTAl "
lANO USE PROJECT DAILY PEAK OF PEAK OF
CODE SIZE 1RIPS HOUR AOT IN OUT HOUR ACT IN our
TRIPGEN!;;RA11ON RATES(DfK1 OOOSFJt
Specialty Retail 814 40.67 NlA NlA NlA 2.59 "" 0.43 0..57
Shopping Cen~ 820 0..81 0.30 0..48 0.52
Sit-down Restaurant 833 130.34 9.27 "" 0.52 0..48 10.86 ." 0..80 0.'<0.
GenetaI Oft'ice Space 710. 11.01 1.56 14'16 0..88 0.12 1.49 14" 0.17 0..83
....... Conte<' 23.80 1.33 "" 0..85 0.35 2.52 11% 0..80 0..40
TRIPS
121 E. Branch
Retail 1,126 sa. FT. 48 NlA NlA NlA 3 '" 1 2
omce 1,238 sa. FT. 14 2 14'16 2 a 2 14" a 2
130 W. Branch 4,522 sa. FT. 931 25 3" 15 10. 81 ... 30 42
132 W. Brandt 1,772 sa. FT. 20 3 15'16 3 a 315% 1 2
134 W. Bnanch
Retail 5,986 sa. FT. 1,115 30 3" 1. 12 98 ... 47 51
omce 2,550 sa. FT. 2. 4 14% 4 a 4 14% 1 3
140 W. Branch 1,772 SQ. FT. 20 3 1... 3 a 3 15% 1 2
142W. Branch
Retail 2,694 SQ. FT. 887 ,. ... 11 . 58 ... 28 30
"""" 6,536 sa. FT. 72 10 14'16 . 1 10 14% 2 .
154 W. Branch 1,772 sa. FT. 20 3 15% 3 a 3 15% 1 2
200 Station 7,900 sa. FT. 67 12 14'16. 11 1 12 14% 2 10.
230 Station 7,275 sa. FT. 80 11 14" 10. 1 11 14" 2 .
260 station 8,150 SQ. FT. SO 13 14% 11 2 12 13% 2 10.
290 Station 4,025 sa. FT. 44 6 14'16 5 1 6 14'" 1 5
880 Oak Pari< 11,335 sa. FT. 125 18 14% 16 2 17 14% 3 14
136 Bridge 2,500 sa. FT. 28 4 14'*' 4 a 4 14% 1 3
o Camino Mercado 7,690 SQ. FT. 85 12 14'16 11 1 11 13% 2 .
1166W. Branc;h 17,794 sa. FT. 2.248 57 ... 35 22 201 ... 96 105
903 Rancho Parkway 36.0c0 sa. FT. 3,534 67 "" 53 34 320 ... 154 '"
907 Rancho Parkw'ay 4,000 SQ.. FT. 521 '" '" 1. 16 43 ." 28 17
991 Rancho Parkway 6,500 SQ.. FT. 847 80 '" 31 29 71 ." 43 26
Kennedy Club Frtness 19,000 sa. FT. 452 25 ... 22 3 2. ... 5 2.3
TOTAL
TOTAl 11,073 441 296 145 1.001 458 543
-.
1. Trip generation rates published by Institute ofTl1ilJlsportation EngineelS,
'"Trip Generation;" 6th Edition, 1997.
2 "Shopping Centec" trip gener3tion calculations pedomled using fitted
curve equations provided In "Trip Genel3.tion- manual cited In Note#!.
3. Trip generation rates from '"Traffic Inpact Assessment for Conditional
USII Permits No. 98-573 (Kennedy) and 98-572 (Sheppe!), Arroyo Grande,
California", Penfield & Smith, June 2, 1999
EXHIBIT 10A
CUMULATIVE
TRIP GENERATION
COMMERCIAL
-- ACJO.04OTn,a.n.ratIon.JdI-~TrtpGen.ation(C)
-
CUMULATIVE TRIP GENERATION (RESIDENTIAL PROJECTS)
AM PEAK HOUR PM PEAK HOUR
fTE TOTAL .. TOTAL ..
LAND USE PROJECT DAILY PEAK OF PEAK OF
COOE S1ZE TRIPS HOUR ADT IN our HOUR ADT IN our
TRIP GeJERAllON RATES (oer1 OXIS,FJ1
Single Family Detached HoU&ing 210 ..57 0.75 ... 0.25 0.75 1.01 11.. 0.64 0.38
Planned Unit Development 210 ..57 0.75 ... 0.25 0.75 1.01 11.. 0.64 0.38
Apartment 220 6.63 0.51 ." 0.16 0.64 0.62 ... 0.67 0.33
TRIPS
Rancho Grande
Single-Family Homes 37 Units 354 28 ... 7 21 37 10% 24 13
Planned Unit Development 40 Units 383 30 ... . 22 40 1('" 26 14
Tract 2217 (Elsworth) 3 Units 29 2 '" 1 1 3 10'0 2 1
BenyGardons
Single-Family Homes 149 Units 1,426 112 ." 26 64 150 11% 06 54
Planned Unit Development 31 Units 297 23 ." . 17 31 10'0 20 11
Peoples SeIt.Help Housing 14 Units 03 7 ." 1 6 . 10'0 . 3
Tract 2240 (White) 9 Units 86 7 ." 2 5 . 10'0 . 3
Tract 22CIl (Busic:klGearing) 38 Units 384 29 ." 7 22 38 10'0 24 14
UA 96-531 (KeithIGln) 15 Units 144 11 ." 3 . 15 1O'!11 10 5
Tract2190 (Bawen) 2 Units 1. 2 11% 1 1 2 11% 1 1
Rodeo Heights 19 Units 182 14 ." 4 10 19 10% 12 7
Los Robles Del Mar
Residential 278 Units ~"'" 209 ... 52 157 2., "" 180 101
Low Income/Senior Housing eo Units ... 31 ." 5 28 37 ... 25 12
Tract 2333 (Deblauw) 8 Units 77 6 ... 2 4 . 10'0 5 3
Tract 2328 ($ and S Homes) 26 Units 249 20 ." 5 15 28 10'0 17 .
lLA 97-541 (Morning Rise II) 3 Units 29 2 '" 1 1 3 10'0 2 1
Tract 1834 (The Highlands)
Fha.. 3 18 Units 172 14 ." 4 10 18 10'Jf0 12 .
Phase 4 76 Units m 57 ." 14 43 77 11% 49 2.
Phase 5 53 Units 507 40 ." 10 30 54 11% 35 ,.
Tract 1994 (RG Custom Lots) 19 Units ,.2 14 ... 4 10 19 10% 12 7
Tract 1997 (Las Jollas) 14 Units 134 11 ." 3 . 14 10% 9 5
Village Glen 35 Units 335 28 ... 7 ,. 3510'0 22 13
IQlli.
TOTAL 8,847 695 175 520 925 595 330
-
1. Trip generation rates published by Institute of Transportation Engineers,
"Trip Generation,"6Ih Ed"rtion, 1997.
EXHIBIT10B
CUMULATIVE
TRIP GENERA TlON
RESIDENTIAL
__u AO()..(HOTr1p~-o.m.-...Tr1p~(R)
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES
PAGE 02
HICCINS ASSOCIATES
CIVil It iiM.~fIC Ii:NGnlNllC~ItS
1335 FirstStree~ SuiteA. Gilroy, CA95020. 408848-3122. fax 408 848-2202. e-mail info@kbhiggins.com
GRAND A VENUE/COURTLAND STREET
COMMERCIAL DEVELOPMENT
TRAFFIC ANALYSIS REPORT
ARROYO GRANDE, CALIFORNIA
DRAFT
Prepared For
Pacific Harbor Homes
La Crescenta, California
March 4, 2002
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TABLE OF CONTENTS
CHAPTER PAGE
NO. DESCRIPTION NO.
I. INTRODUCTION .,..."......................................,..."... 1
II. EXISTING TRAFFIC CONDmONS ..,.............,...................... 2
A. Existing Road Network ................,..................'........,' 2
B. Existing Network Traffic Volumes . . . . . . . . . . . . . . . . . . ' , . . . ' , . . . . . . . . . ' . . . 4
C. Existing Intersection Levels of Service . . . . . . . , . . . . , . . . . . . . . . . . . . . , . . . . . . . 4
m. EXISTING PLUS PROJECT TRAFFIC CONDITIONS ........,.....,....,',... 6
A. Project Trip Generation ....................................".....". 6
B. Existing Plus Project Intersection Levels of Service .............,.........,' 8
C. Retirement Community Parking Analysis ...........,......,........."... 9
IV. CUMULATIVE TRAFFIC CONDITIONS ...........................'...... 10
A Cumulative Projects. . . . . . . . . . . . . . . . . . . . . . . . . ' . . . . . . . . . . . ' , . . . . . . . . . 10
B Cumulative Intersection Levels of Service ....................".........10
V. ~T1GAT10N~ASlllUES .. ... ..... ..,..... ... ...,...........,........11
A Improvements Warranted for Existing Conditions. . . . . . . . ' . . . . . . . . : . . . . . . . . 11
B. Project Traffic Impact Mitigations .................... ' , . . . . . . . . . . . . . . . 11
C. Cumulative Traffic Impact Mitigations . . . . . . . . . . . . . . . . . . . . . . . . . ' , . . . . . . . 11
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LIST OF EXHIBITS
EXHIBIT
NO. DESCRIPTION
1. PROJECT LOCATION MAP
2. PROJECT SITE PLAN
3A EXISTING CONDmONS AM PEAK HOUR
3B. EXl:STING CONDITIONS PM PEAK HOUR
4. INTERSECTION LEVELS OF SERVICE
5. RECOMMENDED INTERSECTION MITIGATION MEASURES
6. PROJECT TRIP GENERATION
7A PROJECT TRIP DISTRIBUTION COMMERCIAL RETAIL
7B. PROJECT TRIP DISTRIBUTION RETIREMENT COMMUNITY
7C. PROJECT TRIP DISTRIBUTION OFFICE
SA. AM PEAK HOUR PROJECT TRIP ASSIGNMENT
SB. PM PEAK HOUR PROJECT TRIP ASSIGNMENT
9A EXISTING PLUS PROJECT AM PEAK HOUR VOLUMES
9B. EXISTING PLUS PROJECT PM PEAK HOUR VOLUMES
10. CUMULATIVE PROJECTS LOCATION MAP
IIA. CUMULATIVE TRIP GENERATION COMMERCIAL
lIB. CUMULATIVE TRIP GENERATION RESIDENTIAL
12A. CUMULATIVE AM PEAK HOUR VOLUMES
12B. CUMULATIVE PM PEAK HOUR VOLUMES
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LIST OF APPENDICES
NO. DESCRIPTION
A. LEVEL OF SERVICE DESCRIPTIONS
AI. TWO-WAY STOP CONTROLLED lNTERSECTION
A2. SIGNALIZED INTERSECTION
B. LEVEL OF SERVICE CALCULATIONS - EXISTING CONDmONS
C. LEVEL OF SERVICE CALCULATIONS - EXISTING PLUS PROJECT CONDmONS
D. LEVEL OF SERVICE CALCULATIONS - CUMULATIVE CONDITIONS I
,
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L INTRODUcnON
A retirement community and shopping center are proposed for the northwest comer of the Grand
Avenue/Courtland Street intersection in the western portion of Arroyo Grande, California. The
project is proposed to include 18.800 square feet of shopping center and 108 units within its senior
housing complex. The commercial portion of the project includes a 3,491 square foot drive in bank,
3,084 square feet of commercial office, a2,000 square foot restaurant/food service and 10,304 square
feet of specialty retail floor area. The project site includes a total of approximately five acres. The
project site is currently zoned retail/commercial and can accommodate approximately 46,000 square
feet of retail shopping center floor area. A project location map is included as Exhibit 1. Exhibit 2
provides the currently proposed project site plan.
The project is expected to impact the nearby street system. This includes the following intersections.
1. Courtland Street/Grand Avenue;
2. Oak Park BoulevardlEl Camino Real;
3. Oak Park BoulevardlWest Branch Street.
These intersections were studied and impacts to these intersections during the AM and PM peak
hours are documented in this report for Existing, Existing Plus Project and Cumulative Conditions.
The project is also expected to generate traffic at the Highway 101fBrisc:o Road interchange. The
City of Arroyo Grande is in the process of preparing a P A & ED that will study traffic operations at
this interchange and recommend remedial measures including major capital improvements. The City
of Arroyo Grande along with SLOCOG have developed funding options to be allocated to this
improvement. The status of the City of Arroyo Grande project development process for upgrades
at the interchange are discussed in this report.
The intersections of Oak Park Boulevard/Grand Avenue and Oak Park BoulevardlBrighton Avenue
are qualitatively analyzed in this report based on the results of previous analyses of these intersections
documented in previously prepared traffic studies. These include the 1997 traffic study prepared for
the Berry Gardens project Environmental Impact Report and the 1991 study prepared for the Central
Coast Bowling Center project, which was a previously proposed use forthe subject site. In addition,
the traffic analysis for the Pismo Medical Center, Pismo Beach, which is documented in a Janua1)"
29, 200 Ilener report by Higgins Associates is referenced for this study. Anticipated traffic volumes
at the buildout of the Anoyo Grande General Plan as well as general traffic operations discussions
on the subject street network is provided in the A1ToyO Grantk General Plan Circulation Element
Study and were utilized as reference for this study.
The project will have access primarily via one commercial driveway and two retirement center
driveways on Courtland Street. In addition, the commercial portion of the project will have access
through the Rite-Aid site, which is located immediately west of the project. With access provided
through the Rite-Aid site, access to the commercial component of the proposed project will be
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provided to and fi'om Grand Avenue and to and ftom Oak Park Boulevard just north of Grand
Avenue via the Rite Aid driveways. The Rite-Aid driveway on Grand Avenue has been analyzed in
this report. A discussion is also provided regarding potential impacts at project access/egress points.
A discussion of parking adequacy for the retirement center component of the proposed project is
provided as well. This is based upon surveys compiled the Institute of Transportation Engineers as
well as infonnation provided by the project applicant.
n. EXISTING TRAFFIC CONDmONS
A. Exdring~dNenvork
Key highway and street facilities in the vicinity of the project include Highway 101, Courtland
Street, Brighton Avenue, Grand Avenue, Oak Park Boulevard, West Branch Street and EI
Camino ReaL These facilities are described below.
Highway 101 is a major north-south highway providing statewide and regional circulation
functions. All intersections with Highway 101 in the vicinity of the site are grade separated
interchanges, including Oak Park Boulevard and Brisco Road. Highway 101 is fOUT lanes wide
in the vicinity of the Oak Park Boulevard interchange.
Courtland Street is a north-south collector street on the western edge of Arroyo Grande.
North of Grand Avenue, Courtland Street provides access to residential neighborhoods east of
Oak Park Boulevard, as well as businesses ftonting Grand Avenue. South of Grand Avenue,
Courtland Street serves a new housing subdivision currently under construction. Courtland
Street is two lanes wide.
Brighton Avenue is an east-west local street through residential neighborhoods in the Cities
of Grover Beach and Arroyo Grande. Brighton Avenue is two lanes wide.
Grand Avenue is a major east-west arterial in the cities of Grover Beach and Arroyo Grande.
East of Oak Park Boulevard, Grand Avenue is the primary east-west street through the central
business district of the City of Grover Beach, eventually connecting to Highway 1 and Pismo
State Beach. West of Oak Park Boulevard, Grand Avenue is the primary east-west roadway
through Arroyo Grande south of Highway 101, providing access at its easterly tenninus to
Arroyo Grande Village and Highways 101 and 227. Grand Avenue is four lanes wide over its
entire length.
Oak Park Boulevard is a major north-south arterial in the cities ofPismo Beach and ArroY9
Grande. North of James Way, Oak Park Boulevard provides access to the rural areas north of
the Pismo Beach city limits. South of Highway 101, Oak Park Boulevard provides access to
the city of Grover Beach and Arroyo Grande. Oak Park Boulevard forms the boundary
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between Pismo Beach and Arroyo Grande north of Highway 101, and is administered by a
joint agreement between the two cities. North of Grand Avenue, Oak Park Boulevard is
CUITently two lanes wide, widening to four lanes in width north of Brighton Avenue. Between
Atlantic City Avenue and just south of El Camino Real, Oak Park Boulevard is two lanes
southbound and one land southbound. North of the intersection with EI Camino Real, Oak
Park Boulevard is four lanes wide.
West Branch Street extends east-west ftom Oak Park Boulevard to Grand Avenue within the
city of Arroyo Grande. Between Oak Park Boulevard and Brisco Road, West Branch Street
is a major commercial corridor paralleling Highway 101 to the north. West Branch Street also
connects directly with northbound Highway 101 with on and of-ramps at Camino Mercado and
an on-ramp at its intersection with Oak Park Boulevard. West Branch Street is two lanes wide.
EI Camino Real extends east-west along the southern frontage of Highway 101. EI Camino
Real provides access between Oak Park Boulevard and southbound Highway 101 via on and
off-ramps west of Oak Park Boulevard. EI Camino Real is three lanes wide (two eastbound and
one westbound) west of Oak Park and two lanes wide east of Oak Park.
The Grand Avenue/Courdand Street intersection is a signalized four-leg intersection. Left
turn bays are provided on eastbound and westbound Grand Avenue. Right turn bays are
provided on westbound Grand Avenue and northbound and southbound Courtland Avenue.
The rightmost through lane on eastbound Grand Avenue at Courtland is very wide - about 22
feet - and can accommodate both through and right turn movements simultaneously. Therefore,
the eastbound approach was modeled in this analysis as having an exclusive right turn lane. The
left-turn signal phasing on eastbound and westbound Grand Avenue is protected phasing. The
left turn phasing on northbound and southbound Courtland Avenue is permitted phasing,
The Oak Park BoulevardlEl Camino Real intersection is a signalized four -leg intersection
immediately south of the Highway 101 overpass. Left turn bays are provided in all directions,
Right turn storage bays are provided on southbound Oak Park Boulevard and eastbound El
Camino Real. The left-turn signal phasing on Oak Park Boulevard is protected-permitted, which
allows vehicles to make protected turns at the start of the cycle, and later allows permitted turns
during the following "green ball" phase.
The OakParkBoulevardlWestBranch Street intersection is a signalized four-leg intersection
at the north end of the Highway 101 overpass. The western leg of the intersection is a direct
on ramp onto northbound Highway 101. Left turn bays are provided on northbound and
southbound Oak Park Boulevard and westbound West Branch Street. Right turn bays are
provided on westbound West Branch Street. The left- turn signal phasing on Oak Park
Boulevard at this intersection is also protected-permitted.
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The Grand Avenue/Oak Park. Boulevard intersection is a signalized four-leg intersection.
Left turn bays are provided in all directions. Right turn storage bays arc: provided on
northbound Oak Park Boulevard and westbound GTand Avenue. The left turn signal phasing
on all approaches is protected phasing.
The Oak Park BouJevardlBrigbtoD Avenue intersection is a four-leg, stop-contcolled
intersection, with stop signs on the eastbound and westbound Brighton Avenue approaches,
No left turn bays are provided at this intersection. A right turn bay is provided on westbound
Brighton Avenue.
. The east side of Oak Park Boulevard is currently being widened to allow two northbound
through lanes on Oak Park Boulevard from GTand Avenue through the intersection with
Brighton Avenue.
B. Existing Network Traffic Volumes
Exhibits 3a and 3b show the existing AM and PM peak hour traffic volumes at the following
three intersections:
1. Grand Avenue/Courtland Street;
2. Oak Park BoulevardlEl Camino Real;
3. Oak Park BoulevardlWest Branch Street.
Traffic volumes for the GTand Avenue/Courtland Street intersection were collected on
February 19 and 20, 2002, and traffic volumes at the Oak Park Boulevard intersections with
EI Camino Real and West Branch Street were collected on January 9 and 10,2002.
C. Existing IDtersection Levels of Service
Traffic operations are evaluated using the concept of level of service. Intersections are rated
on an "A" to "F" scale with "A" representing excellent or free flow operations and "F"
representing forced flow/gridlock conditions. The Cities ofPismo Beach, GTover Beach and
Arroyo GTande have established a level of service goal ofC for their city networks. For this
study, LOS C was considered the minimum acceptable level of service.
Intersection operations were evaluated using technical procedures documented in the 2000
Highway Capacity Manual (HCM). At one- and two-wIlY stop controlled intersections, the
operating efficiency of vehicle movements that must yield to through movements are analyzed.
The level of service for vehicle movements on the controlled approaches is based on the
distribution of gaps in the major street traffic stream and driver judgement in selecting gaps,
Appendix Al shows the relationship between the vehicle delay and level of service for two-way
stop controlled intersections. The 2000 HCM calculates the level of service of the minor street
approaches. Using this data. an overall intersection level of service was calculated, Both are
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PAGE lEi
reported in this study because traffic on the minor street approaches have the lowest priority
of right-of-way at the intersection and are the most critical in terms of delay. Generally. LOS F
operations on the side street approach is the threshold warranting improvements. The
TRAFFIX 7.5 software program was utilized to calcu1ate one- and two-way stops intersection
levels of service.
For signalized intersections, average control delay per vehicle is utilized to define intersection
level of service. Delay is dependent on a number of factors including the signal cycle length,
the roadway capacity (number of travel lanes) provided on each intersection approach and the
traffic demand. Appendix A2 shows the relationship between vehicle delay and the signalized
intersection level of service categories. The TRAFFIX 7.5 software program was utilized to
calculate signalized intersection levels of service.
Weekday morning and evening peak hour levels of service for the study intersections are
summarized on Exhibit 4. The recommended intersection improvements are shown on Exhibit
5. All intersections currently operate at or better than the LOS C standard. The Courtland
Street/Grand Avenue intersection operate at an overall LOS A during the AM and PM peak
hours. The Rite-Aid Driveway approach to Grand Avenue operates at LOS B during the AM
and PM peak hours, and overall the intersection operates at LOS A The Oak Park/West
Branc~ and OakParklEl Camino Rea1 intersections both operate at LOS C during the AM and
PM peak hours. The level of service calculation worksheets are shown in Appendices B-D.
ObseIVations at the Oak Park/West Branch and Oak ParklEl Camino Real intersections in
January 2002 found occasional interaction between the queues of the two intersections. The
signalized intersections are about 300 feet apart. but are not coordinated - they each act
independently of each other. depending on the traffic demands at each intersection. For short
periods of time, vehicle queues at the upstream intersection CX1ended to the downstreaIJ1 signal
and impacted downstream intersection operations. This condition occurred twice during the
PM peak hour observed in 2002, whereby either the westbound West Branch or southbound
Oak Park movements at the Oak ParklWest Branch intersection were given the right-of-way
by its signal, but traffic was not able to pass through the intersection because the southbound
Oak Park approach to El Camino Real fi.ced a red-ball indication and vehicle queues extended
on south bound Oak Park Boulevard from EI Camino to West Branch. Once the southbound
Oak Park approach received the green indication, all vehicles were able to clear the intersection
with no residual queuing. Although this condition only occurred twice during the observed
period and resulted in no residual impacts to intersection operatioIlS, the cumulative effect of
future growth in Arroyo Grande, Grover Beach, and Pismo Beach could increase their
frequency. In the long-term, it is recommended that the three cities consider coordination of
the signals at the Oak ParklWest Branch and Oak Park!El Camino Real intersections. This will
promote both good intersection operations at the two intersections and keep queues from one
intersection from impacting operations at the other intersection. Most of the necessary
equipment for coordination is already in place, including conduit and wire connections across
the Highway 101 overpass. In lieu of coordination, adjustments to the signal timing that
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increase green time for the Oak Park movements could be helpful, but would come at the
expense oftnflic on El Camino Real and West Branch, which could experience longer queues
and delays.
TheBerry Gardens traffic report found tbatthe OakParkBoulevardlGrand Avenueintersection
operated at an overall LOS C under existing conditions, and maintained LOS C through General
Plan Buildout conditions. The Oak Park BoulevardIBrighton Avenue intersection was found
to operate at an overall LOS A under existing conditions in the Central Coast Bowling Center
report, and would change to an overall LOS B and LOS C under Short- Tenn (Cumulative) and
Long- Tenn (General Plan) conditions, respectively. With widening and restriping of Oak Park
Boulevard to two lanes in each direction at Brighton Avenue. the overall LOS under the latter
two scenarios would be LOS A.
The Highway 101IBrisco Road interchange includes the West Branch StreetlBrisco Road, EI
Camino Rea1lBrisco Road, and the Halcyon RoadlE1 Camino Real intersections, These
intersections are currently signalized. However, the Brisco Road intersections with West
Branch Street and El Camino Real are very closely spaced and have an additional intersection,
serving the northbound Highway 101 fu:eway ramps. located between them. This creates
intermittent gridlock conditions during the peak. hour. It is expected that unstable conditions
will become more prevalent as traffic volumes increase in the future. However, ifno tnfIic
increases OCCUlTed at this interchange, traffic signal timing modifications would probably be
enough to maintain acceptable conditions. The status of the City of Arroyo Grandeintercbange
project described in the introduction of this report will. be discussed in more detail in the
cumulative section of this report.
m. EXISTING PLUS PROJECT TRAFFIC CONDmONS
A. Project Trip Generation
The proposed project consists of 18,800 square feet of colllIl1ercial space and a 108-Wlit
retirement community. For this study. the commercial floor space was analyzed as follows:
1. 3,491 square foot drive-in bank,
2. 3,084 square feet of standard commercial office,
3. 2,000 square feet restaurantlfood service, and
4. 10,304 square feet of specialty retail COlllIl1ercial.
Trip generation rates published by the San Diego Association of Governments (SANDAG) have
been used based on City of AlToyo Grande revised traffic study guidelines. The individual trip
generation rates are tabulated on Exhibit 6. This results in an estimate for project trip
generation of 3.004 daily trips with 148 morning peak hour trips and 243 evening peak hour
trips,
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Not all trips will be new trips added by the project to the street network. Some trips will be
captured fi:om traffic already traveling on the adjoining streets. Section C ofExlu"bit 6 tabulates
the pass by capture rates used for this analysis. These are trips that are captured by the project
ftom passing streams oftraffic. The PM peak hour capture rates are published by SANDAG.
As SANDAGdoes not provide AM peak hour rates, the published daily pass by rates were used
for the morning peak hour capture rates.
It will also be noted that fast food trip generation rates are assumed for the restaurant
component of the project. This is a worst case assumption. It would be applicable for not only
a fast food restaurant but also for other types of high turnover food related uses such as a donut
shop or Starbucks. These rates are conselVatively high if the site is developed as a sit down
restaurant or sandwich shop.
Trip rates for the retirement community are based on SANDAG trip rates as well.
Anticipated net new trips to the street system are tabulated in Section E of Exhibit 6. This
subtracts pass by trips fi:om the gross trip generation estimates in Section B of the table. The
project is expected to generate a total of 129 net new trips during the morning peak hour and
181 net new trips during the evening peak hour.
The project site is zoned for retail/commercial development. It could be developed with
approximately 46,000 square feet of gross floor area as a shopping center. A neighborhood
shopping center could generate a total of5,520 gross daily trips with 221 during the morning
peak hour and 552 during the evening peak hour. A shopping center also has a pass by factor
which is indicated on Section F of the trip generation ex1u"bit. Subtracting pass by trips fi:om
gross trip generation estimates results in a total estimate of 189 net new trips during the
morning peak hour and 332 during the evening peak hour. A comparison of Section E with
Section F indicates that !be proposed project will generate about 68% of the AM peak hour
trips and 55% of the evening peak hour trips expected iTom a generic retail shopping cCJrter that
would be consistent with tbe zoning designation for the project site. It is evident that the
project will generate less impacts than what would occur based upon the General Plan and
Zoning Land Use designations. This would result in a reduction in General Plan buildout traffic
volumes ftom what were forecasted in the recent AlToyo Grtmtk General Plcm Circulation
Element.
The distribution and assignment of project traffic to the study street netWork is depicted on
Exhibits 7a through 7c. Exhibit 7a illustrates the expected trip distribution for the retail and
restaurant components of the project. The office component is expected to have a somewhat
different distributioD and assignment than retail/commercial for the retirement center because
of its different types of trip purposes. Its trip distribution is illustrated 0.0 Exhibit 7b. The
retirement community component of the project is expected to have trip assignments similar to
what is depicted on E,dn"bit 7 c. The total proj ect traffic assignments, are illustrated on Exhibits
8a and 8b. (Note that Exhibits 8a and 8b include both new direct trips as well as passby trips),
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B. Existing Plus Project IntersectioD Levels of Service
Exhibits 9a and 9b illustrate Existing Plus Project volumes at the study intersections. Levels
of service are shown on Exhibit 4.
Exlu"bits 8a and 8b indicate that a total of 16 trips during the AM peak hour and 22 trips during
tbe PM peak hour are expected to impact the Oak Park Boulevard intersection with EI Camino
ReaL With these added trips, the intersection would continue to operate at LOS C. The City
of Arroyo Grande traffic impact analysis guidelines indicate that a significant impact would be
realized if an intersection operating at level of service C win decline to a worse level of service
(i.e.; LOS D, E or P, which are all unacceptable according to the Arroyo Grande General Plan).
Alternatively, if the project is expected to add more than 90-180 peak hour trips, it would be
considered a significant impact. The anticipated volumes are far below what would be
considered significant at this location. Similarly, impacts are expected to be insignificant at the
Oak ParkBoulevardIWest Branch Street intersection because project traffic at this location will
only total 10 AM and 16 PM peak hour trips, also resulting in no change in the LOS C status
from Existing conditions.
The Grand Avenue/Courtland Street intersection is expected to experience a total of about 69
AM peak hour trips and 10S PM peak: hour trips from the project. This intersection currently
operates at an "~' level of service. The anticipated impacts at this location are far below levels
that would result in a significant decline in level of service. With buildout of the project, the
intersection is anticipated to operate at LOS B during the AM and PM peak hours, It is
recommended that the existing lane configuration of one shared left-through lane and one right
turn lane on the southbound Courtland Street approach be preserved. It will require the
continued prohibition of parking along the project frontage, probably between the projects
southerly driveway and Grand Avenue. No additional improvements will be required at this
location.
The project is expected to add about 12 PM peak hour trips to the Highwa.y 10 IJBrisco Road
interchange. The City of Arroyo Grande thresholds for significance indicate that an intersection
that operates at a "c" level of service can receive as much as 90-180 peak hour trips before the
traffic increase is considered significant. The anticipated project impact is less than significant.
However, the project does contribute to cumulative impacts that are expected to be significant,
which is the reason for the City of Arroyo Grande improvement project currently in the
planning phases. The project will be required to contn"bute to this improvement through the
City impact fee.
An additional 26 AM and 36 PM peak hour project trips are anticipated to be added by the
project to the Oak ParkIBrighton intersection. As the intersection operates at LOS A, based
on previous studies, the additional trips would not result in the intersection operating below the
satisfactory LOS C threshold.
A02-<J06 Rep0rt2.wpd 8
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES
PAGE 14
The project is expected to add 56AM and 83 PM peak hour trips to the Oak Park/Grand
intersection. As the intersection operates at LOS C and is less than the 90-180 peak hour trip
threshold, the project traffic would not constitute a significant impact at this intersection.
The project is proposed to have three direct driveway access and egress points on Courtland
Street. Courtland Street is a relatively a low-volume street. It has a straight alignment and
relatively low speeds because traffic must stop in both directions on Courtland Street at its
intersection with Brighton Avenue. In addition, the signalized intersection at Grand Avenue
is typically red and most traffic turns left or right at this location. No traffic operational
problems are expected along Courtland Street or at the proposed project driveways on I
Courtland Street. No modifications to the proposed site plan and no mitigations are required.
The project is also proposed to include a connection to the existing Rite-Aid parking lot located
at Oak Park Boulevard and Grand Avenue, This parking lot bas two existing driveways off of
Oak Park and Grand. The existing Rite-Aid driveway to Grand Avenue would be used for
project access and, potentially. the driveway to Oak Park Boulevard could be used for access
as well. Grand Avenue is designed with a two-way left turn lane in the median to facilitate left
turn movements at the driveway. The intersection would operate at an overall LOS A, with the
southbound driveway approach operating at LOS B, during both the AM and PM peak hours
under Existing Plus Project Conditions. No significant impacts are anticipated at this driveway
as a result of the project. The Oak Park driveway bas roadway striping and signing that restrict
access to only right turns in and out. The project is not anticipated to add a significant volume
of trips to this driveway. It should be noted that despite the restrictions, illegal left turns and
through movements into and out of this driveway were observed during visits to the site in
February 2002. The City of Arroyo Grande may wish to empbasize the traffic restrictions at
the driveway through increased signing, striping, or enforcement.
C. RetireJllent Community Parking Analysis
As noted earlier, the proposed Retirement Community component of the project would include
108 units and 130 parking spaces. The majority of the proposed project units are one- bedroom
with 16 two-bedroom units and there are no kitchen or cooking facilities in any of the suites,
Parking requirements for Retirement Community facilities are provided in the 2001 edition of the
Parking Generation Manual produced by the Institute of Transportation Engineers (ITE)
(Code 250). ARetiremem Community is descriped in the Manual to be Restricted to adults or
senior citizens, contain residential suites similarto apartments or condominiums and are usually
self-contained villages, They may also contain special services such as medical services, dining
facilities. and some limited supporting retail uses.
The lTE parking generation rates for a Retirement Community are 0.27 parking space per unit
on a weekday, 0.32 parking space per unit on a Saturday and 1.00 parking spaces on Sundays.
These rates would translate into requirements of29 on-site parlcing spaces on a weekday, 35
parking spaces on a Saturday and 108 parking spaces on a Sunday for the 108 suites included
in this project. Since the project is planned to supply a total of 130 parking spaces, the
anticipated parking demand using ITE retirement community data is met.
AOz.oo6 RopenZ.wpcI 9
133/134/213132 18: 33 41388479872 HIGGINS ASSOCIATES
PAGE 15
A far more conservative estimate of parking requirements is to assume the project is low/mid-
rise apartments. Parking requirements for low/mid-rise apartments are provided in the 2"
edition of the Parking Generation Manual produced by the Institute ofTransportationEngineers
(ITE) (Code 221).
The ITE parking generation rates for low/mid-rise apartments are 1.04 parking space per unit
on a weekday, 1.21 parking space per unit on a Saturday and 1.01 parking spaces on Sundays.
These rates would translate into requirements of 112 on-site parking spaces on a weekday, 131
parking spaces on a Saturday and 109 parking spaces on a Sunday for the 108 suites included
in this project. Since the project is planned to supply a total of 130 parking spaces, the
anticipated parking demand using ITE low/mid-rise apartment data is met.
In conclusion, it is anticipated that the proposed parking supply of 130 spaces for 108 units is
adequate.
IV. CUMULATIVE TRAFFIC CONDmONS
A. Cumulative Projects
A variety of developments are in various stages of planning and approval throughout the City
of Arroyo Grande as well as in Pismo Beach and Grover Beach. There locations are illustrated .
on Exlu"bit 10. Their sizes and general descriptions as well as associated daily, morning peak
hour and evening peak hour traffic generation is tabulated on Exhibits I1A and lIB. Levels
of service at the study intersections under Cumulative Conditions are shown on Exhibit 4,
B. Cumulative Intersection Levels of Service
Levels of service at the Courtland/Grand, Rite Aid Driveway/Grand, and Oak Park/W est
Branch intersections are unchanged ftom those under Existing Plus Project conditions. No
additional mitigations are required at these intersections.
The Oak Park!E1 Camino Real intersection would operate at LOS D during the PM peak hour
under CUIIlUlative conditions, It should be noted that this level of service analysis does not take
into account right turns on red. Consideration of these right turns would be anticipated to
result in a slightly improved level of service from that shown on Exlu"bit 4. Analysis of
cumulative condition levels of service assuming right turn overlap phases on the southbound
and eastbound approaches results in LOS C operations during the PM peak hour. Therefore,
it is recommended that consideration be made for the addition of right turn overlap phases on
the southbound and eastbound approaches to the intersection.
As stated previously, the Oak Park/Grand intersection is anticipated to operate at LOS C at
A02.o06 Rcpoo12.wpd 10
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES
PAGE 16
General Plan buildout. The Oak P8IkIBrighton intersection is also anticipated to operate at
LOS C under Gener.U Plan buildout, and would improve to LOS A once Oak Park Boulevard
is widened to two lanes in each direction on both sides of the intersection. Widening in the
northbound direction is CU1Tently being implemented by the City of Arroyo Grande. No
additional improvements are recommended.
The Highway 101/Brisco Road interchange is expected to reach unstable operaring conditions
under the cumulative scenario and will be in need of major capital improvements as are being
studied in the City of Arroyo Grande PA and ED. All cumulative projects within the City of
Arroyo Grande are required to pay traffic impact fees to contribute their fair share toward this
improvement. The P NED is expected to be completed in 2003. Based upon the Project Study
Report (PSR) prepared and approved in 1999, the interchange modifications are expected to
be funded by a combination oftraffic impact fee, CaItrans and regional funds programmed by
the San Luis Obispo Council of Governments. With the anticipated improvements, the Project
Study Report is expecting the various intersections in the interchange system to operate at a C
or better level of service.
v. MITIGATION MEASURES
A.. bnprovements Warranted for bisting Conditions
1. Consider coordinating the existing signals at the Oak Park intersections with West
Branch Street and El Camino Real.
2. Review existing operations at the Rite Aid Driveway with Oak Park Boulevard.
Improve emphasis of legal and illegal turning movements should be considered
through changes in signing, striping, and enforcement.
B. Project Traffic Impact Mitigations
In addition to the improvements recommended previously, the following improvements are
recommended to mitigate project impacts.
1. The project should continue to provide a separate southbound left/through lane and
right turn lane on Courtland Street at Grand Avenue. This will require continued
parking prohibition using regulatory signs and/or red curb painting from Grand
Avenue to the project southerly driveway along the west side ofCourt1and Street,
2. The project will be required to pay Arroyo Grande impact fees as a mechanism to
pay its prorata share toward cumulative traffic impacts within the study area and
throughout the City of Arroyo Grande.
AOZ-QOG RapottZ."'J"i II
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES
PAGE 17
C. Cumulative Traffic Impact Mitigation
In addition to the improvements recommended previously, the following improvements are
recommended under Cumulative conditions:
1. Consider the addition of right turn overlap phases on the southbound and
westbound approaches to the Oak ParklEl Camino Real intersection.
2, Widen/restripe Oak Park Boulevard at Brighton Avenue in order to provide two
through lanes in each direction on either side of the intersection. This improvement
is currently being implemented in the northbound direction by the City of Arroyo
Grande.
3. Construct the Highway 101IBrisco Road interchange improvements as descn"bed
in the recently approved Project Study Report. This project is in the next stage of
the project development process which includes the preparation of a PAlED. The
interchange modifications are expected to be constructed by 2010. The City of
Arroyo Grande along with SLOCOG have developed funding options to be
allocated to this improvement.
AD2-006 Repwt2.wp<\ 12
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES PAGE 18
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.~ _\'~ "" . '-'..' ,N_.,__ M N; ~: !HOLOC;Ni" t;;:8 'j ~ EXHIBIT 1-
~A "'.~ I ~ 1 '! ' _..,,~._,. ~ ' . III(
, i"'fJ,./ -c:--......... \ "1oP.' !Vl\iIP...,.JJ...G:"_fR,,i ..- i PROJECT LOCATION
w'%. ~..~ ~ ..... 0,,<> . _ I ST T'_T'"'' I
'....~1 "~~ :0.:. ,,)Ii.. ,.JL, i.~'--- ~ MAP
:;1!' ... ~ ~.' 1000; ( ! : . . -dJJ
c ;''''r.... .:Ort'J)o , ~,~.. ~,~' 1ROSLE!; i : C:T! '''~'
,t.\lE,ao ,::;.o~:; ~.-r;.,..: ..
H=INS AssoCIATES
83/84/2882 18:33 4888479872 HIGGINS ASSOCIATES PAGE 19
~r~no
AVENUE
EXHIBIT 2 -
PROJECT SITE PLAN
HIGGINS A$SOCIATE~
03/04/2002 18: 33 4088479872 HIGGINS ASSOCIATES PAGE 20
r-------------"l S
I I
I OAK PARK BLVD. I
I I NO SCAlE
I I
I ~ I
... I
I In" <t.4
J. tt. ..2 I
I
~.. * I
I """
co
'" I
I PROolEOT
I LOCATION I
I ~<<I "L54 I
"'1(11"":1 ....8 I
I .. ~ .. &,44 Ii ~
I 10"''' ~.. I ~
!!I'" 0"')"'''' <( <(
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<(
!3 :r:
<> i
_OAk PMk BLVD. 11<
m
-,
I
I I
COURTLAND I ~I
--I
--
EXHIBIT 3A
~ EXISTING CONDITIONS
NEW TRIPS GENERATED BY THE PROJECT SHOWN. AM PEAK HOUR VOLUMES
PASS-BY TRIPS ARE NOT SHOWN.
Drcwin9: F:\2002\Job,\IJ01-050\A.02-00&\e:"PI;b1t::
HIGGINS ksoctA.TES L.ewo...!: ~-J^ Mar 01, 2002. '1:16pm
1'13/1'14/21'11'12 18:33 41'188479872 HIGGINS ASSOCIATES PAGE 21
r-------------, S
I I
I OAK PARK BLVD. I
J I NO SCALE
I I
I .., I
I ;;~ ...30 I
~.. ...,. I
I
~.. * I
I ""..,
........
~ I
I PROoIECr
I LOOATIOII I
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INTERSECTION
Higgins Associates LEVELS OF SERVICE
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES
PAGE 23
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RECOMMENDED INTERSECTION
ttiggins _iate.. MITIGATION MEASURES
03/04/2002 18: 33 4088479872 HIGGINS ASSOCIATES
PAGE 24
PROJECTlRIP GENERATION
AM PEAK HOUR PM PEAK HOUR
TOTAL % TOTAl- %
PROJECT DAIt. Y PEAK OF PEAk Of'
SIZE TRIFS HOUR ADT IN OUT HOUR MJT IN OUT
A. TRIP GFN&RATION RATES .
DrI\e-ln Bank (per 1000 9.f.) 200.00 10.00 5% a.GO 0,40 20.00 10% 0.50 0.50
Standard Commercial Offtce (per 1000 s,r,) 20.00 2.80 14% 0.90 0.10 2.60 13% 0.20 0.80
Restaurant (Fast Food WID Dri\le-thru, per 1,000 sJ.) 700.00 35.00 5% 0.60 0.40 49.CO ..", 0.50 0.50
specialty ~~.~~=~:~ (per 1000 &t.) 40.00 1.20 3% 0.60 0.40 3,60 9% 0.50 0.50
~etiremElnt o"'rnu' u . 4,00 0.20 5% 0.40 0,60 0.28 7% 0.60 0.40
B TOTAL PROJECT TRIP GENERATION
Dti"e.ln Bank 3,.9' S.F. 69. SO 5% 2' ,. 70 10% 3. 3.
Standatd commercial Office 3,084 S.F. .. 8 '4% . 1 8 ,:50/.. 2 .
Restaurant (Fast Food WIO Drive-thru) 2,000 S.F. 1.400 70 5% 42 28 g. 7% 49 '8
Specialt)' RetaillStri~j~mrnerciaf 10,3Q.4 8.F. 412 '2 3% 7 5 37 9% '9 ,.
Retlremenl communi 10f!! Unit!; ..> 22 5% . 13 30 7% 1. 12
TOTAL TRIP GENERATION 3.004 14. 5% .7 81 24S 8% 123 '20
C PASS-BY CAPTURE PERC~NiAGES
Driva-.in Bank 3.481 S-F. 23% 25%
Standard Commen::iel Office 2,600 S.F. 0% O~.
Restaurant (Fast Food W/O Drive-tI'Iru) 2.000 $,F. 12% 40%
Specialty Re!aIVS1ri,~~ornm"'cial 10.304 S.F. 15% 10%
Retirement CDmmunl 108 Units 0% 0%
D. pi\C!:t:....SY CAPTURE TRIPS
DrMrin Hank 3,'91 S.F, . 4 4 1. 9 9
STandard CommercIal Office 2,aoo S.F. 0 0 0 0 0 0
R8$1aurant (Fast Food WIO Drive--1fIrI.I) 2.000 S,F. . . 4 40 20 20
Spec:ialty RetaiVStrip Commercial 10.304 S.F. 2 1 1 4 2 2
Retirement cornmuimv 108 Units 0 o . 0 0 0 0
TOTAL P~Y c.o.l'TURE " . 9 9 62 31 31
E. NET NEW TRIPS FOR THE PROPOSED PROJECT
Driva-in Bank 3.49' S.F. 27 17 10 51 2. 2S
Standsn:i Commercial Office 2.600 S,F. g 8 1 . 2 6
Restauranl (Fast Food W/O Driv&-tI'Iru) 2.000 S.F. 62 38 24 58 20 29
Spec;:ietty Retail/Strip Commerl;ial 1Q,304 S.F. 10 . . 33 17 18
Retirement Communi'" 108 Units 22 9 10 3D 18 12
TOTAL TRIP GENERATION 129 78 51 181 92 89
F. .....!MATED N= NEW TRI~~ Ft'lR THE" ,nWED ;"0.10,...,. IS acres ~mmerci.1 __II'
Neighbornood Commercial
To\aITrips 46,000 S.F, 5.520 22' 133 .7 552 27. 276
Pas$oby Caplure (AM:15%: PM:40%) ~ 12 16 ~ 110 110
. Net New Tri- Allowed pro;ec! 188 117 71 332 166 165
Notes:
1. Trip generatiOn rmes publisned by San Diego Associa.tion of GovernmentS,
"Brief Guide dVahlcular Traffic Generation Rales for 'the san Diego Region.n Juty1998.
EXHIBIT 6
PROJECT TRIP GENERATION
MHoeTllfe<>l'l&O_'P'"ojaoal..;oon
63/64/2662 18:33 4688479872 HIGGINS ASSOCIATES PAGE 25
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03/04/2002 18: 33 4088479872 HIGGINS ASSOCIATES PAGE 25
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63/64/2662 18: 33 4688479872 HIGGINS ASSOCIATES PAGE 27
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03/04/2002 18: 33 4088479872 HIGGINS ASSOCIATES
PAGE 28
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TRIP ASSIGNMENlS SHOWN ABOVE INCLUDE AM PEAK HOUR PRO.JECT
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HIGGINS AssoaAlES Drowi"9: 1'!\ZOO2\J~-::\OO1-050\A02-006\E"I'I;lIit'S
Layout: [)(-BA ,",or 01, 2002. 4:';4C'm
63/64/2662 18:33 4688479872 HIGGINS ASSOCIATES
PAGE 29
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HIGGINS ~ Cfo..;nq1 F':\2002\Jco,\001 -O:)O\AO'.-oOa\t:J\"nibj~,
Loyau:: E'X-SB Mar 01. 2002. 5:00pm
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES PAGE 30
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NOTE: EXISTING PLUS PRO.lECT
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PASS-BY TRIPS ARE NOT SHOWN.
QrQw:nfi\ f' :\200'2\J otl ;\CO 1- 050\1102 _006\[:)ln ibit ':I
HIGGINS AssocIAlES LOy<:IuL: D<-9" Me"- 01, 2002. .!3:09pm
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES
PAGE 31
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HIOOtIS Assoc....m [Jrl::Win9: r:\2002\Jebl:\CO I-050\I<OZ-006\li:wnibit~
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03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES PAGE 32
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""",:"'.~!'!..:~ '\.~ l~'"f,.I~;;...:;;;';';... -;'W,.eJ!"- ...."'.' '~":'I..;;:::.~\ig \\: ..: '.
~:A', .J - \~ iiJdz...-ri~ ~~...-.c D ~I ~ ~'~ ,"'1Q'j (~~' ~~.}~ j/$ ~ ,.....
- .......r~"'.~. ~.>....~ ',' ., ," - =.,-, . ~,J /.-..,---,.", - fl:~" ""...'H'.~'
.....,~ .'7"_.. _ a;-- .'LCoOIIIIA"" 1i1~ ".~
~"~ ,,~ I'J -'.. ,;.... -' ~III - i! uN.;:>.,1I. .t ~TDI'u ~ SJ., ~ ! . . .~",.
.' . \~ ~II ..... = ;; .....~ ~.j;._ t;;f !!. "~ i -
,\~ s~ . ~~~" OH"ST~~~",rt~~~_. ~~r~~~ ;--1._..t~.:l~. ':'I~ ,....J~
\,.. ~f~~~~ '. ~I '" !~.o, . -:: f!J ~I':!I' "'.. .,:nt]]jr~ ~ , , IDS .~s r~ '.L.L'<!i~~
.EXHIBIT 10
CUMULATIVE PROJECTS
LOCATION MAP
HiGGINS ASSOCIA1ES
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES PAGE 33
CUMUlATIVE TRIP GENERATION (COMMERCIAL PROJECTS)
AM PEAK !-lOUR PM pEAK kOl,JR
no iOTAL " TOTAL %
LAND USE PROJECT DALY PEAK 01' PEAK OF
CODE .~ "'PS HOUR ADT N OIJT HQUA ADT 'N OUT
'TRIP GENERATION RATES'
Industt'ial Par1f.(PeracG) 130 63,11 10.17 ,... 0.03 0:17 10.47 11"A 0,21 0.7a
WII~nOUl!lt! (per 1.000 SQ. FT.) 150 A," D."S ." 0.82 0.18 0.51 It,,, 0.24 0.78
RIii..:re8~onal Commt81[1)' Center (per1.DDO SQ, n,) ... 22." 1.32 ... 0'" 0." 1.75 "" 0.'" 0.6S
C/inc(per 1,000 SQ. FT.) "" 31.45 NIA NJA NJA 1.(11 3% 0.50 0.50
Gener.91 ames 5plll;O (per 1,000 SQ. FT.) 710 11.01 1." 1A% 0." 0.12 1,-4i ,." 0.17 0."
Office panc.(per 1,000 SQ. FT.) 7" 11.42 1,7-4 "" 0.89 0.11 1.S0 13% 0.14 0,86
RaslNltd'l ana- Dell9lopmanlloer 1,000 SO. FT.}S 780 8.11 1.24 ,''' 0.83 0.17 1.0e 13% 0.15 0.85
Sit-dD'olln Reslaurant (per 1,000 SQ. FT.) .'" 130.34 ;.27 7.. 0." 0.48 10.86 eo, 0.60 0.40
Fa:;.t Food Re=tauranl Wf Drtvo-'Thn:M.Igh WIndOW (per 1,000 SQ. FT.) "'" 496.12 49.86 10% 0.5' 0,49 3S.48 '" 0.52 0.48
DI'1JSI&lOI'9 (pgd,OOO SQ. FT.r 90.00 3.60 A" 0.60 0,40 '.00 10% 0.50 0.050
Speclalry F'\:etall (par 1,000 sa. FTJ2 40.00 UO ." O.EID 0..<10 3,60 "" 0.50 o,~o
Fi\nEIaa Center (poor 1,000 SQ. FT.)~ 23.80 1.3S "" D.SS 0.35 2,52 "" 0.90 0../10
"'IPS
AmMI C5rRndc:
1.121 'f.5I'anch
Reto:IlI 1,126 sa. FT. ., , '" 1 0 A '" , ,
om"" 1,238 SQ, FT. ,. 2 14% , 0 2 "" 0 2
2.1.30W.~(RClI;siI) 4.522 so. FT. '" , 3" . , ,. ... . .
3. 132W. BI'811d1 (Retilll) 1,772 so. FT. 71 2 3" 1 1 . '" . .
.,. 134 W. Branch
RCI~ 5,9B6 SQ. FT. "B 7 ." . 3 22 '" " 11
Oftk. usa SQ.FT. 2B . ,." 4 0 A ,.% 1 3
S. 1<K1W. BlOM'1C:h{OfflC8) 1,174: SQ. FT. 20 . 15" . 0 . "" , ,
6.. 1.12 W. BI'iJl"ld1
Ret4l1I 2,694 SQ. FT. 10. . 3" 2 1 '0 3% , 5
011'" S.~SQ.FT. 72 10 ,." . 1 10 ".. 2 8
7.154W.Br.tncn(Qffice) 1.172 SQ.FT. 20 . 15% . 0 3 15% 1 2
8. 880 Olle Pout; (OffICe) 11.335 SQ. FT. ",. " ,." ,. 2 17 "" 3 1A
9. 136 Bndge (Office) 2.500 SQ. FT. ,. . ,." . 0 . "" 1 3
10. 0 Camino MGrc;;;ldo (on1ce) ?,690 SQ. FT. 8$ " 1A" 11 1 11 13" 2 .
11. 1166W. Br8nd'I (Rol:>>l) 11,794 SQ, FT. 712 21 '" 13 . .., ,.. 32 32
1:2, 903 Rand'lo PIiII'ICWay (Retail) 38.000 SO, ". 1,440 A3 '" ,. 17 130 ." " .,
13. 907 R;,ncho P8lkWey (RCI$butan1) 4,000 sa. FT. 521 ~ 7% 10 1. A3 ." ,. 17
14, 991 Rancho ParkWsy (RCI~~lM'8I'It) a,seo sa. FT, ..,7 .0 ". 31 " 71 .% " ,.
1~, Konn!ldy Club FI\Oea8 19,000 sa. FT, ... 2B ." 22 . 28 8% 5 23
16. Go", G:lldllM Comm9!cioll
Long'l!I CNg& (0Ng Store) 18.400 SO. FT. 1.... .. A" AO " 188 10% '" "'
Relan 5.500 so. FT. 280 . 3" , . 23 '" " 11
PI:;moe~:
17, Pls!nc Menkel CQI'TIP~ 65.000 SQ, FT. 3,620 '" 7% 155 '''' .., 12% 197 246
18. JQTT1(J~enlana orrlC8 P..rk 55,000 SQ. FT. ". " 15% .5 " .. 13"A 12 71
111. Balo;or Mi~ed-Use Devetgpncnt (Retail)
F;:ot;Iil 18.750 sa. FT. 750 21 3" 1A B 88 ,.. 3A ,.
Fast Food ReslaullI,n 3.Q00 sa. FT. 1,488 150 "" 77 7. 100 7" 52 A8
~erB9llch:
20. Bergantz Remo::lel (COm",erclA1) 9,204 SQ.FT. 3G. 11 ... 7 A 33 '" 17 "
21. Carmld'1aelfKoopf Ub:ed Use
RIle!! ",787 SQ.FT. 471 ,. ." . . A2 9% 21 21
00'''' $49 SQ.FT. 7 1 ,." , 0 , ,.% 0 1
22. Caaa SClt8l'l& Remodel (ONg Renao.. Clinic) 770 sa.FT. ,. NJA NJA NlA , ." 0 1
23. CoIliru VVB/"enou.:oc 4,2"9 SQ.FT. 21 , "" 2 0 2 '0" 0 2
U. Ft'CI""StreetP~I~ 63.000 sa. FT. 3'7 .2 ,." 51 " 53 15" . AS
25. ~er Gen1ens BusiTM!l&S Center tlrtdusIMI Park) 15 Acres ,,7 15' ,... 127 ,. 167 17% 33 '24
2&. Tflt!n Cellter (RQc;n:I;:!tiQI'IIJI CCH'I'If'11\1T1ity CenMI) 7ft}. SQ.FT. 17 1 ." 1 . , ... 0 ,
TOTAL
TOTAL COMMERCIAL TRIP$ ,.,~ 1.10E1 7" 7A7 .., 1.&23 "" 880 9A3
Nol'sK:
~ Trip ;enet"atlQn !'iIOD~ publi8l\ed ~ Ir1$IIwte or TtIIOSDOnsUon Englneet"l!l, "11Ip aellorw,\Ion,. Bit! Edition. 1i9?', ~c;epl w1'l8l'8 dte<l.
2. Specialty Rel.tI vip rates p\ltlllstlllld by ~ Diego A8&0;lert\QI"I r:I Governments, "$rid Guilde or Vehlcuar Tr;tfIc Genntlon RlilltO$ f(Jt the San Diego Region," July 1998.
2. ~Sl'lopplng Center" r,rip gen8nltloll CDlcul!ltions pel101lt1e<1 u.slng r.u.ecs CiJIV9 equation; PfCvid$4 in In" GGn~C". manual c:ueClIn Ncte #1.
3. Trip oen8f8bcJII 1'iI11I:l-from If1tflc '"~ M8eelm9nt1Q1' Cgnditionel Ule Permits No. t&-573 (Kennedy) and ~-672. (Shet'PO!), Arroyo Glarlde. cBllromla,' Pe.nfI8ld & SlTIltn.
Jl,/11e2.1999
.... "TrIp generaUDrI raIP lrom HI~11t8 AACICIDoo51oe1ter to B. snaw, "Pi::mo ~"CI!II campus - Tr;rttic GlrwraDon Updido," March 13. 2001. and b.:lsed on anslYllls pre$OfIled
in Higglna Azodme$leller repa" ID G. Ray, .Plemo Medbl ~pul - An~ Upd.ll1a,~ Januaty 29. :2001. EXHIBIT 11A
5. Trip generatlgn r1IItItS r(!:lm At,oc:hl~4 Tl8nspOl18Uon EIIglnoers. 'Gn)'I8rTIKh CDI"Ib:Ir Prajec1. TrIITIc, ClrcuI:!I\Ion. and P'B~ng $1U!ty." April ze, 2001. TI1p 9"nelr8Uon CUMULATIVE
""clueIM cred" tot ellUng uas an proj8el BIte. TRIP GENERATION
toIIglI....~IQS A02.o<1ar"''''n!iD.$. CbITIIIIIIMI Trip o.,.lIdIan lC) COMMERCIAL
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES PAGE
34
CUMULATIVE TRIP GENERATION (RESIDENTIAL PROJECTS)
AM PEAK HOUR PM PEAK HOUR
[fE, TOTAL % TOTAL %
LAND USE PROJECT DAILY PEAK OF PEAK OF
CODE SIZE TRIPS HOUR ADT IN OUT HOUR ADT IN OUT
TRIP GENERATION RATES t~rlJnit\'
Single Family Detached Housing 2'0 9.57 0.75 8% 0.25 0.75 1.01 11% 0.64 0,36
Plenned Unit Developmanf 210 9.57 0.75 8% 0.25 0.75 1.01 '1% 0.64 0.36
Aparbnen1 220 6.63 0,51 8% 0.16 0.84 0.62 9% 0.67 0.33
- ,-
~
Arrovo Grande~
27. Rancho Grande
Slngle-Family Homes 37 Units 354 28 8% 7 21 37 '0% 24 '3
Planned Unit 08vetopment 40 Units 383 30 8% 8 22 40 10"10 26 14
28. Tract 22'7 (Elswonh) 3 Units 29 2 7% , 1 3 10% 2 1
29. BeITY Gardensz
Slngle-Farnil)' Homes 149 Units 1,426 112 8% 28 84 150 11% 96 84
Planned Unit Development 31 Unlrs 287 23 8% 6 17 3' 10% 20 11
30. Peoples Self-Help Hou~ng 14 Units 93 7 8% 1 6 9 10% 6 3
31. Tract 2240 (While) 9 Units 88 7 8% 2 5 9 10% 6 3
32, Tracl2207 (BusiGklGearing) 38 Unhs 384 29 8% 7 22 38 10o/D 24 ,.
33. LLA 96-531 (KMhIGln) 15 Units 144 11 8% 3 8 15 10% 10 5
34. Tracl2190 (B<lwen) 2 Units 19 2 11O,,{, 1 1 2 ,,% 1 1
35. Rodeo Helghls 19 Units '82 '4 8% 4 '0 19 10% '2 7
38. Tracl2333 (Deblauw) S Units 77 6 8% 2 4 a. 10% 5 3
37, Tract 2328 ($ and $ Homes) 28 Units 249 20 8% . 5 '5 26 '0% '7 9
36. LLA97.54' (MomingRIseIQ 3 Units 29 2 7'1', 1 , 3 10"'\' 2 ,
39. Tract 1634 (ThO Highlands)
Phase 3 18 Units '72 '4 8% 4 10 18 10% 12 6
Phose 4 76 Units 727 57 8% '4 43 77 11% 49 28
Pnase 5 53 Units 507 40 8% '0 30 54 11% 35 '9
40. TracI '994 (Ran"'o Grande Custom Lots) 19 Units 182 14 8% 4 10 19 HI% 12 7
4'. Tract 1997 (laB JoIIas) 14 Units 134 " 8% 3 8 14 10% 9 5
42, Village Glen 35 Units 3.'35 2f! 8% 7 19 35 10% 22 13
43. Brighton/Courtland Subdivision 6 S,F. 77 6 8% 2 4 8 10% 5 3
Pi~o Beach:
44, BSkor Mixed-Use Development (Housing) 25 Units l39 19 B% 5 14 25 10% 16 9
45. Los Robles Del Mar
Residential 278 Units 2,680 20B 8% 52 157 281 11% 'BO 101
Lowlnco~iarHou~n9 60 Unl.. 398 31 8% 5 26 37 9% 25 12
Grever Beach.:
46. Calvin Court Pan:et Map 3 Units 29 2 7% 1 1 3 10% 2 1
47. Ca""iehaellKoepFMOO>d Use (Apartmen..) 10 M.F. 86 5 8% 1 4 8 9% 4 2
48. Highland Pan::el M;;p 4 $.F. 3B 3 8% 1 2 4 11% 3 1
49. Prince Triplet: 3 M.F. 20 2 10% 0 2 2 10% 1 1
50. La Serena 90 S.F. 881 6B 6% '7 51 9' 11%, 58 33
IQIAI.
TOTAL RESIDENTIAL TRIP$ 10,177 800 6% 202 598 1.064 10% 684 380
TOTAL COMMERCIAL TRIPS 15.862 ','06 7% 747 359 '.623 10% 680 943
TOTAL CUMULATIVE TRiPS 25,839 1,906 7% 949 957 2,687 10% 1.364 ',323
.~
1. Trip gmeration rates publis1'1ed by Institute afTransportatign Engineers.
"Trip GemnOon,' 6th Edition, 1997. EXHIBIT 11 B
2. Trip generatJon fn:m1I1Beny Gardens SpecIfic Plan EnvlronmemaJ Impact ~epc:r1." Higgins A380ciatEs. 1998
CUMULATIVE
TRIP GENERATION
HigSil18 A$soa.fes AOZ.o~Trip GenSO,:d~. Cumulatlv" Trip GflneraUon (R) RESIDENTIAL
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES
PAGE 35
r--------------, S
I I
I OAK PARK BLVD. I
I I
I I NO SCALE
I ~o I
I COP"'J ~21 I
..... ..2
I ~.. I
I 0'" * I
s f
I PRO.IIiGT I
I LOCAnON I
I -!;1~ ~&5 I L:
"'&"1 ....'2
I,J +.. ~e4
I ~~: ~~~ I ~ ~ ~
L...15....3: ""'G;~_________ < <
<
~ "" ...
< ~ Q:;
!3 ;r 0
to ~
_OAK PARk BLVD iE
II) '"
--,
I I
COUR!l.AIVD I I
I ~I
lOClo_1
NOTE: EXHIBIT 12A
NEW 'TRIPS GENERATED BY "THE PROJECT SHOWN, CUMULATIVE CONDITIONS
PASS-BY TRIPS ARE NOT SHOWN. AM PEAK HOUR
HIGGINS AssoaA'IES Drawi.....: f:\2002\JOOOS'\oo,,,, O:>O\;.":J?-OOI!\E,,h;bH,
LoyOu~: E:'JI.-12A Mar 01. 200:2. 5;12pm
03/04/2002 18:33 4088479872 HIGGINS ASSOCIATES
PAGE 35
r-------------, S
I I
I OAK PARK BLVD. I
I I
I NO SCALE
I
I '" I
~
I ~~ to67 I
~ to r16
I f" I
I ...... * I
......
I 0
- PRo.IlC'T I
I LOCATION I
I B'~ ot..111 I
_a;i_ ...,34
I " ~ .. ...gO I
I a3'" .. f r' I ~ ~
13'"'" .q-.o ~
L....!9...:!; :.;~ _ _ _ _ _ _ _ _ _ .. ..
..
~ ~ ....
c:: :r: ~
OAk PARk BLVD. '" '" ~
IE
m ~
-,
I
COURTl~D I I
I !..._ I
1M......t
NOTE: EXHIBIT 12B
NEW TRIPS GENERA TED 8Y THE PROJECT SHOWN. CUMULATIVE CONDITIONS
PASS-BY TRIPS A.RE NOT SHOWN. PM PEAK HOUR
HIGGINS Assoams Cf'CI....:ng! F':\2002\JClbo:::\OOl-oso\A02-006\EICI1;Oi:.,
Lo)'Out: EX-12B Mar 01, .2002, 5:15.,,,,,,
ATTACHMENT C
Heritage Discoveries Inc.
D~c. 19, 2001
CRy of Arroyo Grande
Kelly Heffernon, Associ~e
P/O/Box 550
Arroyo C~nd_e, CA 93421
· .4 Phase 1 Archaeological Survey Of The Grand & Commercial Devglopment, Arroyo Grande, California.
As ~ ~ce~tly. discassed, ~ is a nc¢~ for Pla..~ 2 m~o~ s~ ~ ~ ~l=tc ~ s~a i~
~. ~ long ~ ~ ~,~ ~ng ~k~ ph~ ~ W ~y ~ng on ~ pm~, ~s ~d ~1~ ~c .
~me for ~g ~ ~ ~ t~g ~ ~tural ~o~ ma-nE~m for ~is p~ ~ P~ 2
~ng ~ ~ ~ ~ ~le~ ~n a ten ~ ~ of time.
If you haw any q~stion& plcas~ ~-,Lact mc.
Ibriag~ Discoveries lnc, PM~ 10~, 793A Foothill Blv&, San Lais (Yolspe, CA 934(15
Telephone (80S) 54.6-0724 Fax (~05) 54541724 E-marl hdiark~charter, net
ATTACHMENT 9
SUMMARY REPORT OR4Fr
FOR THE
DISPOSITION AND DEVELOPMENT AGREEMENT/
AFFORDABLE HOUSING AGREEMENT
BETWEEN THE
ARROYO GRANDE REDEVELOPMENT AGENCY
AND
ARROYO GRANDE SENIOR PARTNERS, L.P.
MARCH 21, 2002
INTRODUCTION
This document is the Summary Report ("Report") for the Disposition and Development
Agreement/Affordable Housing Agreement ("DDA") by and between the Arroyo Grande
Redevelopment Agency ("Agency") and Arroyo Grande Senior Partners, L.P. ("Developer").
The DDA facilitates the construction of a 108-unit multi-family residential development, and
associated public improvements ("Senior Development"). The multi-family apartments will be
affordable to very low and low-income senior citizen households.
The Developer is seeking investment tax credit financing and separate capital resources to
underwrite the Senior Development.
This Report has been prepared pursuant to Section 33433 of the California Health and Safety
Code (the California Community Redevelopment Law or "Community Redevelopment Law") I
and presents the following: I
. A summary of the proposed Senior Development.
,
,
The cost ofthe DDA to the Agency. I
. I
I
. The estimated value of the interest to be conveyed, detennined at the highest and best uses I
pennitted by the Agency's Redevelopment Plan. I
The estimated value of the interest to be conveyed detennined at the use with the !
. I
I
conditions, covenants, and development costs required by the DDA. I
. An explanation of why the sale of property pursuant to the DDA will assist in the
elimination of blight.
,
r
f
laquinta\9-98wmssum I
THE SENIOR DEVELOPMENT DRAFT
City and Agency Housing Mandates
Both the City of Arroyo Grande ("City") and the Agency are mandated by the State Planning and
the Community Redevelopment Laws to continually seek opportunities that increase and
improve the supply of housing affordable to very low, low. and moderate-income households.
State Planning Laws mandate that the City pursue a housing mix that accommodates both local
and regional housing demand for affordable dwellings. The Community Redevelopment Law
provides that the Agency must pursue the production of affordable housing units within the
Agency's redevelopment project area. Said Law further mandates that a minimum of 15% of all
new and rehabilitated dwelling units within these project areas be affordable to very low. low,
and moderate income households, and that these dwellings feature covenants that maintain their
affordability for a minimum of fifty five years. If the Agency does not implement this housing
mandate, then the Agency's non-housing redevelopment revenue may be forfeited
The Site I
The property consists of approximately 3.22 acres of undeveloped land located at the northwest I
I
comer of Courtland Street and Grand Avenue (the "Site"). The assessor's parcel number is 077-
071-024. The property is owned by Vons Companies Inc. of Portland Oregon.
Project Description
Senior Development. The Senior Development encompasses 108 multi-family senior citizen
rental units to be constructed on the Site. The Senior Development will be developed in two
phases, with the first phase consisting of approximately 81 units and the second phase consisting
of approximately 27 units. The project is being developed in two phases because the California
Tax Credit Allocation Committee ("TCAC") limits projects in rural areas to a maximum size of
80 affordable units. One unit, to be occupied by the property manager, will nt be affordable.
TCAC is the committee formed under the State ofCalifomia Department of Finance and changed
with the allocation of Federal and State Low Income Housing Tax Credits within the State of
California. Within the first phase, 16 of the units are planned as two bedroom one bath units,
and 64 of the units will be one bedroom one bath units. The two bedroom units will be
approximately 740 square feet in size and the one-bedroom units will be 530 square feet in size.
Within the second phase it is anticipated that approximately 22 units will be one bedroom one
bath units and 6 units will be two bedroom one bath units.
The Senior Development is proposed to be financed through a combination of Agency assistance
and Federal and State Low Income Housing Tax Credits (" Tax Credits"). Tax Credits are
allocated through a competitive process that takes into account project features, costs. local
assistance, and other factors. If the Developer does not secure Tax Credits then the Agency will
be relieved of its commitment to provide assistance, and the Developer will be allowed to pursue
other options to finance the development.
laquillta\9-98wmssum 2
Affordable Housing Mix DRAFT
In order to achieve some of the City's and Agency's affordable housing production mandates
The Agency will impose covenants restricting 49% of the units to rental rates affordable to very
low or lower income senior households. Very low income households are households with
incomes at or below 50% of area median income; lower income households are households with
incomes at or below 80% of area median income. Upon completion of both phases of the Senior
Development, units will be affordable to very low and low-income senior citizen households,
pursuant to the following:
. At least 25 units will be rented to very low-income senior households.
. At least 25 units will be rented to low-income senior households.
These units will also feature covenants to ensure their continued affordability to the designated
households for a period of 60 years.
THE COST OF THE DDA TO THE AGENCY
The total cost of the DDA to the Agency is $1,379,615. This consists of the $800,000 provided
by the agency for both the 1" and 2nd phase and $579,615 in interest on the Agency assistance at
6.00% per year. Oft setting this cost is $1,202,308 in income to the Agency, calculated at 10%
per year as specified in the DDA. In addition to the interest income the Agency will be paid back
its assistance by the 18th year of the project. Therefore total cash flow to the Agency, including
principal and interest, is $2,002,308. The Agency will not receive tax increment income from
the Senior Development due to the welfare tax exemption that will be provided to the project as
provided in State law.
The total Senior Development cost for both phases is projected to be $11.624,282; this consists
of $10,789,919 of hard and soft construction costs, and $834,363 of property acquisition costs.
Pursuant to the DDA, the Agency will fund up to $800,000 or 7% ofthe total development cost.
Property Acquisition/Sale
The Developer and Vons Companies Inc.("Vons"), the current property owner, will have the
property appraised to determine its fair market value. Von's has agreed to sell the property to the
Agency for $834,363, an amount estimated to be below the fair market value of the property,
provided the Agency devotes the property to the development of affordable housing. Von's will
contribute the difference between the fair market value of the property and $834,363 as
assistance towards the development of the project. Von's assistance may assist the Developer in
its application for Tax Credits. The Agency will in turn sell the property to the Developer for
$834,363 through the DDA.
Source and Cost of Agency Funds
laquinta\9-9Swmssum 3
The source of the revenue to underwrite the Agency's $800,000 will follows:
· Tax increment revenue -housing set-aside - $ 40,000
· Developer "in lieu of' fees to provide affordable housing - $360,000
· City loan to Agency - credit against Parks & Recreation fee - $400,000
TOTAL $800,000
DRAFT
ESTIMATED VALUE OF INTEREST TO BE CONVEYED
The Agency's redevelopment consultant prepared a property reuse proforma to determine the
value of the Site if it was developed today with a market rate project. The analysis used the
following assumptions:
Developed use - apartments
Market value per unit $ 80,000
Less: developer profit ~ 15% 12,000
All in cost to develop - per unit $ 68,000
Less: cost of developing improvements - per un/t $ 56,250
Land portion of development costs - per unit $ 11,750
Number of units allowed per permitted density - 33.5 units/acre 108
Value of Site $ 1,269,000
The analysis concluded that the value of the 3.22 acre Sen/or Development parcel is $1,269,000
or $9.05 per square foot of land area.
ESTIMATED VALUE OF THE INTEREST TO BE CONVEYED, DETERMINE AT
THE USE WITH THE CONDITIONS, COVENANTS, AND DEVELOPMENT COSTS
REQUIRED BY THE DDA
The DDA will facilitate the transfer of a 3.22-acre site upon which the Sen/or Development will
be built. The DDA imposes affordability covenants wherein 25 units will be offered at rents
affordable to very low-income senior households and 25 units will be offered at rents affordable
to low income sen/or households.
The Senior Development's development and operating pro formas indicate a capitalized value of
the Senior Development, based upon projected income restricted rental income, of $2,734,224.
This compares to a total development cost of $11,624,282 inclusive of land, and $10,789,919
exclusive of land. Given the less than market rate rents imposed by the DDA and the
development costs required to fulfill the DDA, the value of the 3.22 acre site to be conveyed is
DRAFT
$1.00. Taking the impact of the Tax Credits into consideration and the Agency assistance
provided through the DDA, the value of the land is $834,363.
EXPLANATION OF WHY THE SALE OF THE PROPERTY PURSUANT TO THE DDA
WILL ASSIST IN THE ELIMINATION OF BLIGHT
The conveyance of the property and construction of the Senior Development will address the
following reasons for establishing the Arroyo Grande Redevelopment Project:
. Infrastructure Improvements. The Senior Development will provide street improvements
consisting of sidewalk, curb and gutter and street lighting. On-site improvements will
provide utility capacity and distribution which currently does not exist.
. Removal of Impediments to Development. The land and financial assistance provided
through the DDA will make it possible for the affordable housing units to be developed
within the Project Area. Further, the Agency's acquisition and subsequent conveyance of the
Site facilitates the development of property that is otherwise difficult to develop. Finally,
the Senior Development will generate jobs during the construction phase, and will provide
additional demand for products and services when the units are occupied. This additional
demand will encourage merchants to locate into the area to meet demand which will have a
positive impact upon rental rates.
. Increasing and Improving the Supply of Affordable Housing. The SA Development will
result in the construction of housing units that will be affordable to very low and low-income
senior citizen households.
A copy of the proposed Amendment is attached to this Report or available for review at City
Hall. The proposed Amendment will be the subject of a joint public hearing of the Agency and
City Council on March 21, 2002, at 7:00 p.m. in the City Council Chambers located at 214 East
Branch Street, Arroyo Grande, California.
laquinta\9-98wmssum 5
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10.a.
MEMORANDUM
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'_nm_..-.,__
1 G.a.
MEMORANDUM
TO: CITY COUNCIL
t!v
FROM: DON SPAGNOLO, DIRECTOR OF PUBLIC WORKS/CITY ENGINEER ~
SUBJECT: CONSIDERATION OF MODIFICATIONS TO THE LEVEL OF SERVICE
AND TRAFFIC IMPACT STUDY POLICY
DATE: MARCH 12,2002
RECOMMENDATION:
It is recommended the City Council review and approve the modifications to the Level of
Service (LOS) and Traffic Impact Study Policy.
FUNDING:
There are no funding impacts as a result of the proposed modifications.
DISCUSSION:
On February 12, 2002 the City Council reviewed the modified Level of Service and
Traffic Impact Study Policy. The policy was established to standardize traffic studies by
assuring that consistent data collection and methodology for analysis is used, a
standard presentation format is used and only feasible mitigation measures are
proposed. This policy has assisted developers and consultants in preparing traffic
studies that meet the City's expectations.
Written comments were provided by Council Member Ferrara. The comments were
related to twelve areas of the document that proposed changes to individual words or
sentences. Staff has reviewed the proposed changes and prepared a response to each
comment (Attachment 1). The title of the document was also discussed by the Council.
The revised title, "Traffic Impact Study Policy," reflects a change from the word
Guidelines to Policy. A strike out version of the Traffic Impact Study Policy has been
included for the Council's review.
These modifications and other minor changes are being proposed to provide additional
information and clarification of existing requirements to further enhance the
effectiveness of this policy.
--.----------
CONSIDERATION OF MODIFICATIONS TO THE LEVEL OF SERVICE AND
TRAFFIC IMPACT STUDY POLICY
MARCH 12,2002
PAGE TWO
AL TERNA TIVES:
The following alternatives are provided for the Council's consideration:
-Approve the recommended modifications.
-Do not approve the recommended modifications.
-Provide direction to staff.
Attachment:
1. Comments provided by Council Member Ferrara and Staff Response
2. Traffic Impact Study Policy
_ __..~____._m_
Attachment 1
Comments Provided by Council Member Ferrara
and Staff Response
Page 1 - 6th Para.
Applicants will be required to either amend previously submitted traffic studies, or
complete new studies, should the following situations occur:
a. The land use intensity is increased, or
b. The land use is changed, resulting in a trip generation increase and the
existing level of service at area intersections are at LOS Levels D, E, or F.
The City Engineer will determine whether existing studies can be amended or a
new study must be completed; or whether either is required.
Response: Revise the sixth paragraph, on page 1 to read as follows: The City
Engineer will determine whether applicants will be required to either amend
previously submitted traffic studies, or complete new studies, should the following
situations occur:
a. The land use intensity is increased, or
b. The land use is changed, resulting in a trip generation increase and the
existing leve/ of service at area intersections are at LOS Leve/s 0, E, or F.
Page 1 - Top of Page - 2:
Would like to see some structure as to what constitutes "significant
changes in conditions." What does that mean? Conditions at or near the
project area? Conditions external to the project area but having an effect?
I'd like to see a more definitive statement here.
Response: Provisions in the policy have specified that traffic counts shall
not be more than three years old. Therefore all traffic studies in previous
EIR's that are more than three years old will have to be updated. Revise
last paragraph to eliminate wording after the word "updated."
Page 2 - 2nd Para.
What access points? Driveways? Change paragraph to read as follows:
"If access points are not defined at the time the traffic study is prepared,
and amended study will be required when access points are determined."
Response: Change wording from "additional" to "amended" and "defined"
to "determined" in paragraph two on page two.
Page 2 - 6th Para.
Last sentence: Traffic Counts will/may be provided to the traffic consultant
as available." Explain??
Response: Traffic count data may not be availab/e from the City due to
staffing or funding constraints. Revise last sentence of sixth paragraph to
direct consultant to obtain their own traffic counts if not availab/e from the
City.
Page 3 (c) 2nd para.
Change "should" to "will". It goes on to say this is important.
Response: Change wording from "should" to "will" in last sentence of
second paragraph.
Page 4: Project Trip Generation and Design Hour Volumes:
Peak Hour determination:
Why only weekdays? Some of our worst traffic conditions are on Saturday
and Sunday.
Why not 7 am -7 pm? Alternate work shifts, flex time. The 8a-5p shift is
not as prevalent these days.
Response: Change peak hour times in the third paragraph on page 4
from 6:00 am to 6:30 pm to coincide with SANDAG Guide of Vehicular
Traffic Generation Rates.
Paragraph (b):
Traffic counts: More or less than 3 years old? (See Policy Statement #2)
Response: Change wording from "less" to "more" in item 6 on page 4.
Paragraph (d):
Does SANDAG not address Mixed Use?
My biggest complaint about ITE is that it does not provide site or area
specific data.
It does not factor local demographics or conditions.
I would favor the 24 hour traffic counts for our Mixed Use Areas. They
have the potential for creating a significant impact, and potential
controversy.
I would much rather have actual counts as a standard rather than data
that might be old or inappropriate.
Response: Change wording from Institute of Transportation Engineers to
SANDAG in item d, on page 4.
...-.
Page 6- Middle of the page:
All total daily traffic counts must be actual machine counts, and not based
on factored peak hour sampling."
Omit the last sentence regarding Cal Trans counts.
They are the first to admit that their counts change significantly and
frequently due to growth rates and population increases.
From what I hear at SLOCOG, Cal Trans doesn't base projects on year
old counts anymore.
If that is an option, they will use it rather than get a fresh count, whether
the numbers are accurate or not.
Response: Recommend wording remain as stated. Allowing the use of
Ca/trans data is consistent with other time lines for collecting traffic counts
and lessens potentia/ delays in processing a project E/R.
Page#7-3,d Paragraph:
Last sentence should read as follows: "At such locations, interim
measures to improve Level of Service that could be funded by the
development, will be reauired." ...may be recommended is insufficient."
They can simply say, "no."
Response: Change wording in the third paragraph on page 7 as follows:
The traffic study must recommend feasible mitigation measures to bring
intersection Level of Service within acceptable standards, except where
mitigation measures have already been identified in the City's Capital
Improvement Program and funded as part of the City's Traffic Mitigation
Fee Program. At such locations, the potentia/ for interim measures to
mitigate project impacts and improve the Level of Service shall be
analyzed. Interim improvements shall be approved by the City Engineer
and funded by the development.
Same issue on Page #9: First paragraph:
Last sentence of the second paragraph on page 9 should read as follows:
"At such locations, the development will fund interim measures
recommended by the City, that would improve Levels of Service."
Response: Change wording in last sentence of second paragraph as
follows: At such location the potential for interim measures to mitigate
project impacts and
improve Level of Service shall be analyzed. Interim improvements shall
be approved by the City Engineer and funded by the development.
~-_._.._-- -----------
Page #11: Walk through of Table #1- Threshold of Significance.
#4: The developer "will be required", NOT "may be required."
Response: Change wording from "rnay" to 'Will"in the first sentence of the
second paragraph in item number 4 on page 11.
TRAFFIC IMPACT STUDY POLICY ~
GUIDELINES
Responsibilities for Traffic Studies
Traffic studies may be required by the City in order to adequately assess impacts of a
development proposal on the existing and/or planned street system. These impacts
would typically be addressed in the "Traffic Circulation" section of an Environmental
Impact Report (EIR). If a full EIR is not required, a focused EIR, or an expanded initial
study addressing traffic impacts only, may be required. The decision to require an EIR
will be made cooperatively by the City's Public Works and Community Development
Departments.
A complete and thorough study will typically be required for a development proposal
when the projected trip generation during any peak hour is expested te exceed equal to
or qreater than 20 trips or the thresholds provided in Table 4-1. The City may
recommend. an EIR or focused EIR on traffic for projects with a peak hour trip
generation of less than 20 trips because of safe access concerns, public opposition to
the project, or when existing levels of service on area streets are at "D," "E," or "F."
This study will be the responsibility of the applicant. All traffic studies must be prepared
by a registered professional Traffic or Civil Engineer with adequate experience in
Transportation Engineering. The Engineer must be from the City's approved list of
Traffic Consultants. If required by t~e EIR Cemmittee, the applicant must contract with
the City for payment, and the City will contract with the Traffic Consultant selected by
the applicant from the City's approved list of consultants.
Upon submittal of a draft traffic study, the Public Works Department will review study
data sources, methods, and findings. Written comments will be provided. The developer
and the private engineer will then have an opportunity to incorporate necessary
revisions prior to submitting a final report.
Final reports must be completed and submitted within 14 days after staff comments on
the draft are returned to the consultant, or as otherwise dictated by contract. If this
requirement is not complied with, applications will be deemed incomplete and returned
to the developer.
/'.t tho dotorm/n3tion of tho City Enginom, tho 3pfJl/c:mt m3Y be mquired to comploto 3
now tr3f.fic E:tudy if, 3f.tor submitting 3n origin31 tF3ffic study for 3ny of tho 3bo'lo
3pplic3tions, tho 13nd UGO intonsity is incroacod or tho land uso iE; changod so th3t trip
gonor3tion ic incro3sod and tho oxiE:ting lo'.'ols of cory/co 3t 3m3 intorcoctions ::1fO 3t
"D," "E," or "F."..
1
The City Enqineer will determine whether applicants will be required to either amend
previously submitted traffic studies, or complete new studies, should the followinq
situations occur:
a. The land use intensity is increased, or
b. The land use is chanqed, resultinq in a trip qeneration increase and the
existinq level of service at area intersections are at LOS Levels D, E, or F.
All previous EIR's traffic studies relating to the development that are more than three
years old will have to be updated. unloes the City Enginoor determines th:Jt conditione I
h:Jve not ch3ngod cignific:Jntly. The City Engineer and Community Development
Director will determine when a supplemental or subsequent EIR is required.
If access points are not dofinod determined at the time the traffic study is prepared, an
:3(jditional amended traffic study may be required when access points are dofined
determined.
Transportation consultants preparing traffic studies are required to hold a meeting to
discuss projects with the City staff prior to starting the study. At a minimum, topics for
possible discussion at this meeting will include trip generation, directional distribution of
traffic, trip assignment, definition of the study area, intersections requiring critical lane
analysis, data collection and analysis, and methods of projecting cumulative traffic
demands at buildout conditions.
This meeting is intended to provide a firm base of cooperation and communication
among the City, the owner or developer, and the project's consultants in order to
forecast future traffic characteristics that realistically define traffic movement associated
with the proposed development. Specific requirements will vary depending on the site
location. Any traffic model input should be coordinated at this stage.
No traffic study will be accepted unless the EIR Work Scope, provided in Exhibit 1, as
filled out by the City prior to the consultant preparing the traffic study, and is adhered to
by the consultant unless otherwise directed by the City Engineer.
As a general rule, any intersection on tl:1e City's Critical I AterseGtieR List as ideAtitied in
tho General PlaA Circulatien ElomeAt and located within two miles of the proposed
project will be automatically included in the EIR Scope of Work. Intersections beyond
this distance may be required based on the travel characteristics of each project. +!:Ie
City will ee>/elop aAe update a eata base of trams COURts as par:! ef the upcomiA€! CIP.
These Traffic counts wiU ~be provided by the City to the traffic consultant as- jf I
available. Otherwise. the consultant will have to obtain their own traffic count data.
Traffic Study Format
In order to provide consistency and facilitate staff review of traffic studies, the following
format must be followed as outlined below. A summary outline is provided in Attachment
7.
I
2
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Introduction
The introduction portion of the report must contain the following:
a. Land Use, Site and Study Area Boundaries
A brief description of the size of the parcel, general terrain features, and location
within the City must be included in this section. In addition, the roadways that
afford access to the site, and are included in the study area, must also be
identified.
The exact limits of the study area should be based on the potential impact of the
proposed project on the City's street network, and an understanding of existing
traffic conditions surrounding the site. In all instances, however, the study area
limits must be mutually agreed upon by the consultant and the City Engineer, and
justified in the report. These limits will usually result from initial discussions with
the City. A vicinity map which illustrates the site and study area boundaries, in
relation to the surrounding transportation system, must be included.
b. Existin,q and Proposed Site Uses
The existing and proposed uses of the site must be identified in terms of the
various zoning categories of the City. In addition, the specific use for which the
request is being made must be identified, if possible, since a number of uses
may be permitted under existing zoning ordinance. This information shcu!d will
include the square footage of each use or number and size of units proposed
and, if applicable, the hours of operation of the use.
The intent of the traffic study is to evaluate worst case traffic impacts proposed
by zoning. If several different uses are permitted by the zoning, the land use with
the greatest overall traffic impact must be assumed for the study.
c. Existing and Proposed Uses in Vicinity of Site and Site Access
A complete description of all unbuilt but approved developments within the study
area and their approved future uses must be provided.
If approved uses are not available, a City approved estimate of the probable
future uses, based on zoning designations, shcu!d will be provided. The latter is
especially important where large tracts of undeveloped land are in the vicinity of
the site, and within the prescribed study area.
The most current list of unbuilt but approved developments must be obtained
from the P!~Community Development Department. One hundred
3
percent (100%) occupancy must be assumed for all developments in the
cumulative analysis. .
A site plan must be included in the report, showing the proposed points of
access. If necessary, a separate large-scale blueprint of the site plan may
accompany the report.
I
d. ExistinQ and Proposed Roadways and Intersections
Within the study area, the applicant must describe and provide volumes for
existing roadways and intersections including geometric and traffic signal control,
as well as improvements that have been funded by government agencies or
other developments. This list would include the nature of the improvement
project, its extent, implementation schedule, and the agency or funding source
responsible. An official list of projects must be obtained from the City. This would
include the nature of the improvement project, its extent, implementation
schedule, and the agency or funding source responsible. A map must be
provided showing the location of such facilities or projects.
Proiect Trip Generation and Desiqn Hour Volumes
A summary table listing each type of land use, corresponding size, the average trip
generation rates used (total daily traffic and AM/PM peak hours of the street), and the
resultant total trips generated must be provided for the project site and all unbuilt but
approved projects, projects in process and projects with preapplications within the study
area. The current list of projects to be included in the cumulative analysis must be
obtained from the Planning Division Community Development Department.
Peak hour is defined as the period occurring during a ~weekday in a one-hour period
between +;.00 6:00 and 9:00 a.m., er 3:09 aFu;t to ~ 6:30 p.m., or as determined by
the City. The City Engineer 8hould shall approve the peak hour to be analyzed prior to
any 3ddition31 data collection efforts.
The calculation of design hour and daily traffic volumes used to determine study area
impacts must be based on the maximum area aI/owed under existing zoning (or
proposed zoning if the property is to be rezoned) and the following trip generation data
sources:
a. The trip generation rates provided in the Institutien ef Trnnsportatien En~ineers
San Dieqo Association of Governments Trip Generation manual.
b. ReGent traffic volume counts shall not be more than three years old for an
acceptable number of similar existing uses if no published rates are available.
Counts of this nature must be acceptable to the City Engineer.
c. Additional sources from other jurisdictions, such as Caltrans, if approved by the
City Engineer.
4
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-
d. For mixed-use developments, if Instituto of Tr:msport:Jtion Enginoors SANDAG I
rates are used to estimate average daily traffic, the PM peak hour of the street
may be estimated by using 10% of total average daily traffic. Use of any other
factor must be validated by 24 hour traffic counts collected at 15 minute intervals.
e. Existing intersection and average daily volumes as collected for the study or
provided by the City.
Use of percentage rates to account for passerby traffic may be considered, upon
approval of the City Engineer.
Any internal trip reductions and modal split assumptions will require analytical support to
demonstrate how the figures were derived and will require approval by the City
Engineer.
Trip Distribution
The estimates of percentage distribution of trips from the proposed development to
destinations both within and outside the City must be clearly stated in the report. The
distribution estimates shall be reviewed and approved by the City prior to completion of
the report.
Market studies, employee address lists, driveway counts at adjacent uses, or other
information concerning origin of trip attractions to the proposed development, may be
used to check trip distribution projections.
A map showing the percentage of site traffic on each street, based on average daily
volumes, must be provided as part of the traffic study graphic material.
Trip Assiqnment
The directions of approach and departure of site generated traffic, via the area's street
system, must be presented in the report. The technical analysis steps, basic methods,
and assumptions used in this work must be clearly stated and approved by the City
Engineer.
The assumed trip distribution and assignment must represent the most logically traveled
route for drivers accessing the proposed development. These routes can be determined
by observation of travel patterns to and from existing land uses in the study area.
ExistinQ and Proiected Traffic Volumes
Graphics must be provided in the report that show the following traffic impacts for
private access points, intersections and streets specified in the Traffic Study
Requirements form.
5
--- --.---
a. A.M. aRE! P.M. peak hour site traffic (in and out) including turn movements.
b. A.M. aRE! P.M. peak hour traffic totals including site generated traffic (in and out).
These volumes must include through and turning movement volumes for current
conditions and a separate set of numbers, which include all projects, specified in
the cumulative analysis.
c. Any other peak hour which is determined by the City to be critical to site traffic
and the street system in the study area should be included in the graphics and
show the same information provided for the AM/PM peak hours; for example, I
recreational, seasonal, and school related traffic may generate different peak
hour trips.
d. Actual counts of existing total daily traffic for the street system in the study area
at the time the study is prepared.
e. Projected total daily traffic for the street system in the study area, based on traffic
from the proposed development and counts of existing daily traffic obtained in
item "d." The component of the existing daily traffic, attributable to existing uses,
must be identified, as well as the increase in total daily traffic from proposed uses
in the project.
f. Projected total daily traffic for the street system in the study area, based on traffic
from the proposed development, counts of existing daily traffic obtained in item
"d" above, and traffic projections based on all projects specified in the cumulative
analysis.
Where necessary, volume projections for background traffic growth will be provided by
the City, or alternatively, a method for determining the volume will be recommended.
All total daily traffic counts must be actual machine counts and not based on factored
peak hour sampling. Latest available machine counts from Caltrans, 9r VeRtllFa COIIRty I
may be acceptable, if not more than one year old as approved by the City Enqineer.
All new average daily traffic counts shall be collected a minimum of 72 hours in 15
minute intervals. Vehicle classification counts may be required. The City Engineer shall
approve traffic count locations and data analysis methodology prior to obtaining new
counts. All raw traffic count data shall be provided to the City Engineer in a Technical
Appendix separate from the Traffic Study.
Capacity Analysis
All impacted public street intersections and private property access points to streets
adjacent to the proposed development, as specified in the EIR Scope of Work Form,
and within the limits of the previously defined study area, will be included in the
analysis.
6
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The average A.M. amI P.M., 'lJookaay peak hour, and any other peak period specified I
by the City, will be tested to determine which peak hours need to be analyzed. Capacity
calculations should also include an analysis for cumulative impacts.
The capacity analysis methodology described in the Highway Capacity Manual shall be
used for all roadway facilities. At four-way stop sign intersections, estimates of delay
per vehicle and queue lengths on critical approaches must be provided.
Levels of Service
Level of service "C" will be the Peak Hour design objective for all movements, including
cumulative traffic at build-out of the study area.
Where deficiencies exist, mitiaate to an LOS 'D' at a minimum and plan
improvement to achieve LOS 'C' (LOS 'E' or 'F' unacceptable = siqnificant
adverse impact unless State of Overridina Considerations or CEQA Findinqs
approved). The desiQn and fundinQ for such planned improvements shall be
sufficiently definite to enable construction within a reasonable period of time.
The traffic study must recommend feasible mitigation measures to bring the intersection
Level of Service within acceptable standards, except where mitigation measures have
already been identified in the City's Capital Improvement ProQram and funded as
part of the City's Traffic Mitigation Fee Program. At such locations, the potential for
interim measures to improve the Level of Service shall be analyzed. Interim
improvements shall be approved by the City Enqineer and funded bv the development.
th::1t could bo fundod IJy tho dovolopmcmt may bo rooommondod.
The following interpretations of "Level of Service" have been provided:
Level of Service A: A condition of free unobstructed flow, no delays and all signal
phases sufficient in duration to clear all approaching vehicles.
7
---.- -----
Level of Service B: Conditions of stable flow, very little delay, a few phases are
unable to clear all approaching vehicles.
Level of Service C: Conditions of stable flow, delays are low to moderate, full use of
peak direction signal phase(s) is experienced.
Level of Service D: Conditions approaching unsuitable flow, delays are moderate to
heavy, significant signal time deficiencies are experienced for
short durations during the peak traffic period.
Level of Service E: Conditions of unstable flow, delays are significant, signal phase
timing is generally insufficient, and congestion exists for extended
durations throughout the peak period.
Level of Service F: Conditions at forced flow, travel speeds are low and volumes are
well above capacity. This condition is often caused when vehicles
released by an upstream signal are unable to proceed because of
backups from a downstream signal.
For existing and future conditions, Levels of Service must be calculated by the method
outlined in Section 3 of this Technical Appendix. Where available, existing Levels of
Service will be certified and supplied by the City.
All Levels of Service must be provided with corresponding volume to capacity ratios.
The capacity of an intersection is defined as Level of Service E for the purpose of
calculating V/C ratios. Drawings of Lane Configurations assumed in Levels of Service
Calculations should be included in the report, as required by the City.
Traffic Siqnals
The need for new traffic signals will be based on warrants contained in the Caltrans
Traffic Manual, Manual on Uniform Traffic Control Devices and any additional warrants
established by the National or California Committee on Uniform Traffic Control Devices.
It must be noted that meeting the technical warrants does not necessarily justify the
need for a signal. Over-all system operations and traffic delay must be considered as
well.
In determining the location of a new signal, traffic progression is of paramount
importance. Whenever there is a conflict, State Standards will take precedence.
Pedestrian movements must be considered in the evaluation, and adequate pedestrian
clearance provided in the signal cycle split assumptions.
To provide flexibility for existing conditions and ensure optimum two-way signal
progression, an approved traffic engineering analysis must be made to properly locate
all proposed accesses that may require signalization.
8
-., ------ -------.---
-
The section of roadway to be analyzed for signal progression will be determined by the
City Engineer and will include all existing and possible future signalized intersections.
The progression pattern calculations must use a cycle consistent with current signal
timing policies of the City.
Cycle split assumptions must relate to volume assumptions in the capacity analysis of
individual intersections, and where computerized progression analysis techniques are
used, they must be of the type which utilize turning movement volume data and
pedestrian clearance times in the development of time/space diagrams.
The green time allocated to the cross street will be considered no less than the time
which is required for a pedestrian to clear the main street according to the Manual on
Uniform Traffic Control Devices Standards.
Those intersections that reduce the optimum bandwidth, if a traffic signal were installed,
may be required to remain unsignalized and have turn movements limited by access
design or median islands.
Traffic Accidents
Traffic accident data for affected street corridors may be required for the study. The
study period will normally be three years. Such locations will be specified by the City
Engineer and data provided by the City.
Where this is necessary, estimates of increased or decreased accident potential must
be evaluated for the development, particularly if the proposed development might
impact existing traffic safety problems in the study area. Safety mitigation measures
must be included.
Recommendations
In the event that an analysis indicates unsatisfactory Levels of Service on study area
streets or a significant impact by a development, a description of proposed
improvements that return intersections to Level of Service "C. must be included, except
at locations where the City has already identified in the City's CIP and 3 projoct to bo
funded by the Traffic Mitigation Fee Program. At such location, the potential for interim
measures to c::m bs rocommondod th3t would improve Levels of Service shall be
analyzed. Interim improvements shall be approved by the City Enqineer and funded by
the development. 3nd which could bo fundod by tho dovolopmont.
These proposals include projects by the City or Caltrans for which funds have been
appropriated and obligated. The assumptions regarding all future street land
configurations in an analysis will require approval by the City. In general, the
recommendation section should include:
9
'- ---- -------------
."'---
a. Proposed Recommended Improvements
This section must describe the location, nature, and extent of proposed
improvements to assure sufficient roadway capacity.
A plan drawing of each improvement should be provided showing the length,
width, and other pertinent geometric features of the proposed improvements.
Plan drawings are only necessary for major improvements that would result in
significant changes in circulation patterns, or where it is necessary to determine
mitigation feasibility, as determined by the City.
b. LOS Analysis at Critical Point
A table must be provided clearfy showing Levels of Service at critical
intersections for the following scenarios:
1. Existing conditions.
2. Existing plus project traffic without mitigation.
3. Existing plus project traffic with mitigation by funded project (engineering
measures).
4. Existing plus project plus cumulative traffic without mitigation.
5. Existing plus project plus cumulative traffic mitigated by funded projects
(engineering measures).
Traffic Demand Management measures cannot be used for project specific or
cumulative mitigation measures. A list can be obtained from the City of funded
and unfunded projects. New mitigation measures not on this list will be
considered unfunded unless a funding source is identified in the text of the study.
No Levels of Service can be shown that include unfunded projects as part of the
mitigation measures. Tables should show mitigation with funded engineering
projects. TDM mitigation measures should be presented separately. Footnotes
may be included, or narrative discussion which described unfunded
recommendations.
10
-----._-- ---.
....,-
c. Funded Projects
Projects that are assumed to be funded must be only those that are on the City's
Official list of funded projects which is available from the Public Works
Department. Funded projects will include only those that are in the City's CIP
and projected to be constructed within five years of the date of the traffic study.
The report must include a table showing all projects funded by the City's Capital
Improvement Program that are to be used as mitigation measures.
d. Traffic Volume Proportions
Percentages based on the traffic impact analysis may be required to determine
the proportion of traffic using various public improvements (both existing and
proposed) from several developments within the study area. This apportionment
will not apply to Traffic Mitigation Fees but to the construction of improvements
adjacent to the project, which may be shared by other new developments.
e. Sionificant Impact at Siqnalized and Unsionalized Intersections
A project has significant traffic impacts when:
1. The addition of project traffic to a signalized intersection exceeds the
thresholds provided in the following Table.
11
TABLE 1
SIGNALIZED INTERSECTION THRESHOLDS OF SIGNIFICANCE
FOR TRAFFIC IMPACT STUDIES
THRESHOLD CRITERIA GUIDELINES BASED ON PROJECTED TRIPS
GENERATED FROM PROJECT
PROJECT PEAK
LEVEL OF PER LANE PEAK HOUR TOTAL PROJECT PEAK HOURS TRIPS
SERVICE TRIPS ADDED TO HOUR TRIP ENTERING A
(LOS) CRITICAL MOVEMENTS GENERATION CRITICAL
INTERSECTION
C >45 150-540 90-180
D >15 50-180 30-60
E >10 30-120 20-40
F >5 15-60 10-20
2. Tile Project's access to a major street requires an access that would
create an unsafe situation or a new traffic signal, and/or major revisions to
an existing traffic signal.
3. The Project adds traffic to a street with design features (e.g., narrow width,
roadside ditches, sharp curves, poor sight distance, and inadequate
pavement structure) that may cause potential safety problems with the
addition of project traffic.
4. The addition of project plus cumulative traffic to a signalized intersection
increases the delay by 2 or more levels of service if the intersection is
currently operating at LOS A or B, or contributes traffic to an intersection
operating below LOS C and meets thresholds defined in Table 1.
If the above thresholds are exceeded, the Developer may will be required I
to construct improvements or implement other methods to reduce the level
of impact to insignificance except where mitiQation measures have
already been identified in the City's CIP and funded as part of the
City's Traffic MitiQation Fee Proaram. The thresholds of significance
identified above assume full contribution to the Traffic Mitigation Fee
Fund.
The addition of project, or project plus cumulative, traffic to an unsignalized intersection
increases the level of service to an unacceptable level (less than LOS C). Level of
Service shall be determined by the Highway Capacity Manual.
Revisions to Traffic Study
Revisions to the traffic study must be provided, as required by the City. The City will
12
'-- --..~
,-
determine whether revisions are necessary. The need for revisions will be based on the
completeness of the traffic study, the accuracy of the data, the thoroughness of the
impact evaluation, the compatibility of the study with the proposed access and
development plan, and other considerations.
Executive Summary
The Executive Summary of the report must be a clear, concise description of the study
findings. It is anticipated that the report's final chapter will serve as an executive
summary at the front of the Final full report. It must include a general description of all
data, project scope and purpose, findings, conclusions, mitigation measures, and
recommendations. Mitigation Measures shall be identified by bullet line items other
prominent pagination.
Technical publications, calculations, documentation, data reporting, and detail design
must not be included in this section. The Executive Summary should be no longer than
one page, complete in itself, and not dependent on supplementary data included by
reference.
Technical Requirements of Final Report
The Final Report must also meet the following requirements:
a. Computerized Analysis
All computerized analysis output sheets and supporting raw count data, both
ADT and turning movement, and intersection delay data must be submitted with
draft reports for review. All assumptions used in the calculations must be
referenced to the appropriate table, chart or page in the approved publication
(e.g., V/C ratios, operating speeds, etc.). Calculations must be comprehensive
and presented in a clear manner.
b. Graphics
All maps and graphics involving improvements must be drawn to scale with
roadway geometrics appropriately dimensioned (e.g., street width, lane widths,
etc.). Intersection geometrics must include bus stops, parking areas, pedestrian
crossings, driveway locations, etc.
c. Pass-by Factors
Pass-by factors are to be used to reduce the estimated additional total daily
traffic to street(s) serving a proposed development. They are not to be applied
directly to reduce trip generation and turning movement volumes at driveways
serving the proposed development.
13
.-...-."------
-..,--.
e. Raw Count Data
All raw traffic count data (including average daily volume and peak hour turning
movement) and analysis work sheets must be provided in the Appendices of the
report. Computer printouts may be used as part of the report.
Deliverables
Three copies of the staff review draft technical report and the draft Executive Summary
must be submitted for City review to the City Engineer.
At least eight copies of the proposed final technical report, including the final Executive
Summary, must be submitted. Reports must be bound on the left-hand edge, 8-1/2" x
11" format, printed on one side. Maps may be no larger than an 11 x 17" foldout. After
the City Engineer approves the proposed final report, the consultant shall submit eight
copies of the final Traffic Study.
14
'" -~..- -, -
1 G.b.
MEMORANDUM
TO: CITY COUNCIL
ROB STRONG, COMMUNITY DEVELOPMENT DIRECTOR~
FROM:
SUBJECT: PUBLIC INPUT PROCESS FOR DESIGN GUIDELINES FOR HISTORIC
DISTRICTS
DATE: MARCH 12, 2002
RECOMMENDATION:
It is recommended the City Council consider the proposed structure and schedule of
initial Design Guideline workshops and advise staff of any concerns or changes desired.
Unless altered, the first workshop will be on April 11 and 22, 2002.
FUNDING:
No budget has been established for refinement of the Design Guidelines Development
Code Revisions or Village Streetscape Project Study Report. Each may require
consulting assistance or additional staffing resources (or priority programming) to
achieve work products on desired schedules.
DISCUSSION:
Although the suggestions for refinement and revision to the design guidelines were
initiated one year ago, the staff recommended proposals were first heard at joint
Architectural Review Committee and Planning Commission on October 16, 2001. The
ARC recommended changes on January 28, 2002 and the Planning Commission
recommended refinements on February 5, 2002.
On February 26, 2002 the City Council directed staff to coordinate with the Chamber of
Commerce and Village Improvement Association and report back on a workshop
meeting schedule and strategy for Village "design guidelines" revisions.
Concurrently, two other proposals are emerging that will be of major importance and
interest to Village area business and property owners. First, the City has been
considering an East Branch "Streetscape Enhancement Project" that requires SLOCOG
and Caltrans approval prior to improvements, which may be scheduled for 2003 to
2005. This may include new striping, curb bulbouts (sidewalk extension), some raised
medians, special crosswalk pavement treatments, and possible additional furniture and
fixtures to enhance the pedestrian amenities along East Branch Street between Traffic
--.----..,..--
DESIGN GUIDELINES FOR HISTORIC DISTRICTS
MARCH 12, 2002
PAGE 2
Way and Mason Street. A conceptual plan has been approved. Design drawings now
need to be prepared. Preliminary funding approval from SLOCOG has been received,
contingent upon Caltrans approval of a Project Study Report (PSR).
Second, the City is initiating Development Code revisions for consistency with the 2001
General Plan, including possible changes to the existing Village Commercial District and
its property development standards. Potential rezoning or other amendments require
formal public hearings, but possible changes to permitted and conditional uses including
more residential, office and "mixed use" developments are appropriate workshop topics.
Staff has met with Chamber of Commerce and Village Improvement Association
representatives and recommend three initial identical workshop meetings to facilitate
business property owner and interested citizen involvement. They will be advertised in
VIA and Chamber newsletters and published in the Times Press Recorder and Tribune
and a flyer will be mailed to directly affected commercial property owners and residents.
Staff will also continue to coordinate with representatives of Preserve the Village (PTV)
and any other interested groups. The meetings will be conducted at the Council
Chambers on:
7:30 - 9:00 a.m., Thursday April 11, 2002
6:30 - 8:00 p.m., Thursday April 11, 2002
6:30 - 8:00 p.m., Thursday April 22, 2002
A second workshop will be considered in Mayor June if needed to resolve group
consensus recommendations for guideline revisions affecting the "commercial" mixed
use district.
A separate series of workshops has been formulated for Village vicinity residential
districts, including possible expanded area including portions of Crown Hill.
The residential area workshops will be conducted on:
7:30 - 9:00 a.m. Thursday, May 23, 2002
6:30 - 8:00 p.m. Thursday, May 23, 2002
6:30 - 8:00 p.m. Wednesday, May 29, 2002
All six workshop dates will be advertised in advance by distribution of flyers in the areas
affected, mailed notice to property owners, publication in the Tribune and Times Press
Recorder, and news release to radio and TV stations.
----- -..------...-
DESIGN GUIDELINES FOR HISTORIC DISTRICTS
MARCH 12. 2002
PAGE 3
Chamber, VIA and PTV newsletters will also be provided the flyer to insert or integrate
during April and May.
AL TERNA TIVES:
The following alternatives are provided for the Council's consideration:
- Approve the recommended strategy and schedule;
- Extend the schedule for Design Guidelines later to enable more public input
workshops;
- Modify the proposed process;
- Table indefinitely Design Guidelines until other priorities are addressed;
- Provide direction to staff.
.....,...--.->-
11.8.
MEMORANDUM
TO: CITY COUNCIL
FROM: STEVEN ADAMS, CITY MANAGER tfIr'
SUBJECT: PROPOSAL FROM CASTLEROCK DEVELOPMENT
REGARDING RANCHO GRANDE PARK SITE
DATE: MARCH 12, 2002
RECOMMENDATION:
Receive information and public input and provide direction to staff.
FUNDING:
The cost of the proposed park is approximately $1.3 million. The project will be
funded by a combination of park development funds and proceeds from the sale
of three lots formerly part of the park property.
DISCUSSION:
The City recently received a proposal from Castle rock Development to exchange
the Tentative Tract Map Case No. 01-001 site, formerly referred to as "Tract
1998", to the City for the property currently planned for development of the
Rancho Grande Park. A copy of the correspondence is provided in Attachment
A. At the February 26, 2002 City Council meeting, staff was directed to place the
proposal on the City Council agenda for discussion and to receive input from the
public. As a result, staff has provided background information and identified
available alternatives and issues for consideration.
Backaround
Tentative Tract Map Case No. 01-001
The applicant proposes to subdivide and develop 26.6 acres into thirty-six single-
family residential lots ranging in size from 0.13 to 0.94 acres and one 17.28-acre
open space lot. The project site is located at James Way and La Canada in the
northwest portion of the City. This site is part of the Rancho Grande Planned
Development. An EIR was prepared for the development in 1991, which
addressed the cumulative environmental impacts from the entire development,
including a proposed 40-unit subdivision on this site. Pursuant to CEQA
guidelines, a Subsequent EIR is required for this project. The consultant contract
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CITY COUNCIL
PROPOSAL FROM CASTLE ROCK DEVELOPMENT
MARCH 12,2002
PAGE 2
for preparation of the EIR is scheduled for consideration by the City Council at
the March 26, 2002 meeting.
Rancho Grande Park
The project is in the fourth redesign since 1987, when the land was given to the
City. On February 23, 1999, the City Council adopted the schematic plan for
Rancho Grande Park. After lengthy discussion, debate and planning, the goal of
the design was to create a neighborhood park with features similar to Strother
Park. Numerous public hearings were held to determine amenities, as well as
park layout.
In February of 2000, the Council authorized solicitation of bids for park
construction documents. This design includes amenities similar to Strother Park,
including an open field multi-use turf area, basketball court, group picnic areas,
restrooms, volleyball court, horseshoe pit, tot and youth play structures and
individual picnic areas for non-reserved day use.
The Park property was originally 10 acres. In November of 2000, the City
Council conceptually approved the sale of a portion of the park, approximately
1.4 acres to raise funds for the development of the remaining 8.6 acres. The
request for bids for the park construction is scheduled to be presented to City
Council for consideration at the March 26, 2002 meeting. Projected expenditures
for construction are approximately 1.3 million with contingencies, which will be
funded by a combination of park development funding and proceeds from the
sale of the three lots.
Cast/erock Development Exchange Proposal
The proposal received from Castlerock Development is to exchange the TIM 01-
001 property to the City for the existing Rancho Grande Park site so that the City
can develop a park on the TTM 01-001 property and Castlerock can locate its
intended residential development on the park site. They have also indicated that
the exchange may be supplemented with a payment of $800,000 to $1,000,000
for expenses related to the park development.
Park Potential for TTM 01-001 Property
This property provides an excellent opportunity for open space preservation of an
environmentally sensitive area and a park design that could include features to
enhance and better access the natural beauty of the area. Therefore, the
advantages of the proposal to the City are that the City would receive a much
larger parcel and would be able to avoid residential development on the TTM 01-
001 property, which has been a goal of many individuals in the community given
the environmental attributes of the property. Disadvantages are that the site is
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CITY COUNCIL
PROPOSAL FROM CASTLE ROCK DEVELOPMENT
MARCH 12,2002
PAGE 3
not suited for a conventional neighborhood park, which has been identified as a
community need. While the site is over 26 acres (and is located adjacent to an
additional 10 acres of dedicated open space) usable parkland is significantly
smaller. Access and parking would be difficult and a playfield would not be
feasible given site constraints.
Alternative Sites
Given the concern that the TTM 01-001 property may not meet the community's
park needs considering the topography and environmental constraints. An
alternative concept proposed by Castlerock is to conserve the TIM 01-001
property as open space and utilize the funding provided to construct an additional
park at an alternate location. In this way, the City could accomplish both the
preservation of the TIM 01-001 and development of a neighborhood park.
However, the availability of suitable sites is limited. For the purposes of the City
Council's discussion, staff attempted to identify potential sites, but the feasibility
of these properties is unknown at this time. Two potential alternative sites are
shown on the map in Attachment B.
Royal Oak (Grace Lane)
A 29-acre privately owned property north of Rodeo Drive and south of Grace
Lane and James Way. In the General Plan Update, it was designated single
family residential, low density (allowing a maximum of 20 units and conservation
open space, planned development). About 14 acres are flat with perimeter
slopes. A conservation overlay reflecting a tree preservation easement and
environmentally sensitive areas further limit the portion suitable for park
development. The site would be feasible for a neighborhood park setting, but the
estimated area available for the park development is approximately 7 acres,
smaller than the existing Rancho Grande Park site. Access is the most
significant restriction. A road would need to be constructed for vehicle access.
The road may divide the park area as well, which would result in pedestrian
traffic from one side of the park to the other.
Hidden Oaks School
An additional option would be to coordinate with the Lucia Mar Unified School
District to construct a joint school/park project at the Hidden Oaks School Site.
The parcel is 19 acres located north of James Way and Hidden Oaks Drive. It is
estimated that the school facility would eventually occupy approximately 10
acres, leaving approximately 9 acres for shared park space with school grounds,
but a portion is too steep for use. Therefore, the useable area is smaller than the
existing proposed site and would probably emphasize athletic fields, not
identified as an important community need when considering neighborhood park
amenities. This site is not as centrally located to the Rancho Grande
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CITY COUNCIL
PROPOSAL FROM CASTLE ROCK DEVELOPMENT
MARCH 12, 2002
PAGE 4
neighborhoods as the existing park site. An additional concern would be priority
given to school activities, at which time the play areas would not be open to the
public.
Other Issues
. While the City may receive up to $1,000,000 from Castlerock
Development, it would lose the estimated $500,000 to $600,000 from the
lot sales.
. The City currently has an application for funds from the State Park Bond
Act for $437,300. While not approved, staff is hopeful of receiving an
estimated $200,000. If awarded, these funds would not be transferable to
another site.
. The exchange would likely result in a delay in park construction of at least
two to three years due to project design and environmental impact
evaluations having to be redone.
. Ottse has a right of first refusal on a 4.73 acre portion of the property if the
City offers all or a part of this portion for sale. Therefore, issues regarding
the City's ability to exchange the property would require further review.
ALTERNATIVES:
The following alternatives are provided for the Council's consideration:
- Direct staff to proceed with issuing the request for construction bids and
take no further action regarding the proposal;
- Direct staff to proceed with issuance of the request for construction bids,
while also directing staff to prepare additional analysis regarding any of
the options discussed for review prior to award of the bid;
- Direct staff to refer the proposal to the Parks & Recreation Commission for
discussion and consideration;
- Direct staff to negotiate with Castlerock Development on the proposed
exchange of the property;
- Provide staff direction.
Attachments:
A - Letter from Castle rock Development dated 1/12/02
B - Map reflecting alternative sites under discussion
CASTLEROCK ....
I ~ I ATTACHMENT A
D EVE lOP MEN T
Feb. 12, 2002 (year corrected - re-submitted 2/25/02~
, .
Mayor Michael A. Lady
City of Arroyo Grande
214 E. Branch St.
Arroyo Grande, CA
93421
Dear Mayor Lady,
We are writing to inform you, the City Council and City staff, of an idea we have
been working on regarding Tract 1998 in Arroyo Grande. This idea evolved from
suggestions made during the General Plan Update hearings where various people talked
about alternate plans for Tract 1998. We are satisfied that the plan we submitted
for 36 homes is in conform8nce with the appropriate plans and regQlations, but '.<1'= are
interested in looking at alternative~ as well.
In the course of reviewing alternatives we ha~e been contemplating the CEQA
requirement that alternative sites be 'evaluated as part of an Environmental Impact
Report. When doing so, we thought about Lot 136 of Tract 1132 (currently proposed as
a park) as a potential alternative site. We realize this idea has many facets and
would need careful consideration, but it occurred to us that we would be interested
in discussing the possibility of building homes on Lot 136 rather than on Tract 1998
and exchanging it for potential use as a park.
Following are points we would bring to a discussion:
Castlerock is interested in exchanging Tract 1998 (26 acres) for Lot 136 (10 acres)
so the City can develop a community park on Tract 1998, and so that Castlerock can
locate its intended residential development on Lot 136.
Castlerock is prepared to provide additional consideration to the City above and
beyond the exchange of Tract 1998 in an amount to be agreed upon.
Any agreement reached will be incorporated into a binding written agreement which
addresses the terms of the exchange as well as the processing of entitlements for Lot
136.
Thank you in advance fol.- yiving this idea your thought.ful cou,slderation. It if.; a:u
idea that depends upon open minded thinking and a willingness to examine ideas amidst
current activities. We would be willing to discuss these points in greater detail,
keeping in mind that these discussions should not impact the current processing
regiment for Tract 1998.
Sincerely,
~C~ve-
Dean Coker, Senior Planner
Planning and Acquisitions
CC, Mr. Steven D. Adams, City Manager
A Califorllill COI"porlltioll
202 H3 Tank Farm Road... San Luis Obispo, California 93401 ... Lic. No. 730788 ... (805) 546-8100 ... Fax (805) 549-8419
- ---
ATTACHMENT B
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MEMORANDUM
TO: CITY COUNCIL
~
FROM: ROB STRONG, COMMUNITY DEVELOPMENT DIRECTO, .
SUBJECT: SUPPLEMENTAL INFORMATION REGARDING AGENDA ITEM 9.A. -
PROPOSED ORDINANCE AMENDING THE ZONING MAP OF ARROYO
GRANDE FROM GENERAL COMMERCIAL (GCI TO SENIOR HOUSING
(SRI AND SECTION 16.32.020 OF THE DEVELOPMENT CODE TO
ALLOW AN INCREASE IN DENSITY: DEVELOPMENT CODE AMENDMENT
CASE NO. 01-004 AND PRESENTATION ON TERMS OF THE PROPOSED
DISPOSITION AND DEVELOPMENT AGREEMENT
DATE: MARCH 12, 2002
On page 2 of the proposed Ordinance, Section 2 states that the maximum allowable
density for independent living developments shall be eleven dwelling units per acre,
unless 100% of the total units are to be reserved for low and moderate income
residents. Section 2 should be revised to include a percentage range of "between
twenty-five (251 percent and" one hundred (100) percent, as shown on the revised
page 2 (attached).
c:\supp.memo.agenda.031202.
ORDINANCE NO.
PAGE 2
A. Based on the information contained in the staff report and accompanying
materials, the proposed Development Code Amendment amending the Zoning
Map and Section 16.32.020 of the Development Code is consistent with the goals,
objectives, policies, and programs of the General Plan and is necessary and
desirable to implement the provisions of the General Plan.
B. The proposed Development Code Amendment amending the Zoning Map and
Section 16.32.020 of the Development Code will not adversely affect the public
health, safety, and welfare or result in an illogical land use pattern.
C. The proposed Development Code Amendment amending the Zoning Map and
Section 16.32.020 of the Development Code is consistent with the purpose and
intent of the Development Code. Residential development within the project area
would be required to meet development and design standards under the RS
zoning designation that insure orderly development.
D. The potential environmental impacts of the proposed Development Code
Amendment are insignificant or can be mitigated to a less than significant level.
NOW, THEREFORE, BE IT ORDAINED that the City Council of the City of Arroyo
Grande, Califomia hereby adopts Development Code Amendment 01-004 amending a
portion of the Zoning Map and Section 16.32.020 of the Development Code as follows:
SECTION 1: Development Code Section 16.24.020 is hereby amended as shown in
Exhibit "A" attached hereto and incorporated herein by reference.
SECTION 2: Section 16.32.020 of the Development Code is hereby amended as follows:
I. Senior Housing (SR) District. The purpose of the SR district is to provide
suitable locations for the provision of housing designed exclusively for senior and
handicapped citizens, including independent, congregate care, assisted living, and
convalescent living arrangements. Developments within the SR district shall be age-
restricted to senior citizens (for nonhandicapped households) to the extent permitted by
state law. The maximum allowable density for independent living developments shall be
eleven dwelling units per gross acre, unless one
hundred (100) percent of the total units are to be reserved for low and moderate income
residents. If such a reservation is made, the density for independent living developments
may be increased to up to n'JaRty fi'JB _ dwelling units per gross acre. This
density bonus is intended to implement state law and shall not be considered in addition
to that authorized by state regulations. The maximum allowable density for congregate
care, assisted living, and convalescent living arrangements shall be W/BRP/ fivB (2B) _
.... dwelling units per gross acre.
SECTION 3: If any section, subsection, subdivision, paragraph, sentence, or clause of
this Ordinance or any part thereof is for any reason held to be unlawful, such decision