Agenda Packet 2011-05-31 SP CITY OF
R OYO GRg
•` t ate
CAL
CITY COUNCIL AND PLANNING COMMISSION
SPECIAL JOINT MEETING /STUDY SESSION
AGENDA
Tuesday, May 31, 2011 - 6:00 p.m.
City Council Chambers
215 E. Branch Street, Arroyo Grande
1, CALL TO ORDER — WELCOME BY MAYOR PRO TEM RAY
2. ROLL CALL:
City Council Planning Commission
Tony Ferrara, Mayor Elizabeth Ruth, Chair
Caren Ray, Mayor Pro Tem Kristen Barneich, Vice -Chair
Joe Costello, Council Member John Keen, Commissioner
Jim Guthrie, Council Member Jennifer Martin, Commissioner
Tim Brown, Council Member Lisa Sperow, Commissioner
3. FLAG SALUTE (MAYOR PRO TEM RAY)
4. EAST GRAND AVENUE AND COURTLAND PROJECT
The purpose of the study session is to: 1) provide the applicant an opportunity to
present alternative concepts for development of the parcel at the southwest
corner of East Grand Avenue and Courtland Street; 2) provide an opportunity for
discussion, questions, and feedback from the City Council and Planning
Commission regarding issues, preferred options and feasibility of other
development concepts; and 3) allow the public to ask questions and provide
comments. No formal action will be taken.
5. ADJOURNMENT
This agenda was prepared and posted pursuant to Government Code Section 54954.2.
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City Council / Planning Commission Joint Workshop
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Public Outreach
• Multiple meetings with Berry Gardens residents
• Multiple meetings with John Spencer / Spencer's Market
• Meeting with Del Clegg / Cookie Crock Market
Tenant Search
• Contacted 250 potential tenants since the beginning of the process
• Re- established contact with 50 potential tenants
• Retained local commercial real estate company
• Retained third party consulting firm to determine restaurant
feasibility
Courtland Place Project History
Oct. 2007 Purchase of property from Warren Sanders
Dec. 2007 Purchase of property from Ruth Dea
July 2009 Sold 1.63 acres to AG Redevelopment Agency for Peoples' Self -Help
Housing project
2008 -2010 Informally "floated" 3 separate site plans and tenant mixes by City
of Arroyo Grande staff
June 2010 Formally applied to City with 51,000sf +1- Food4Less
— "Rejected" by City Council
Nov. 2010 Re- applied to City of AG with 36,000sf grocery anchor
— Received 4 -0 ARC and 4 -0 PC recommendation for approval
Mar. 2011 NKT requests continuance at City Council hearing
State of the Local
Commercial Real Estate Market
• The commercial real estate market in Arroyo Grande is
"very soft" on Grand Avenue with many vacancies in
the small to medium sized space.
• It is important not to duplicate or compete with
existing space but instead, design a project that
creates synergy within the Center and the surrounding
area.
• Medium to larger retail spaces (20,000 sf and larger)
had only 2 vacancies in Ventura, Santa Barbara, SLO
and Monterey Counties as of May 1, 2011.
Earlier Site Plans
50,881 sf Grocery Anchor
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Fresh & Easy Neighborhood Market is a chain of
grocery stores in the western United States, ,
headquartered in El Segundo, California. It is a 4 "'�;4'' r-
subsidiary of Tesco, the world's 3rd largest retailer. It �` � , ,,«�
has plans for rapid growth — the first stores opened in � 1 ==
1,0011 . 00" November 2007 and there are now 169 stores as of � ` � r"- -:° =. ' '
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offer these high - quality products at incredibly low f.
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In 2006, in efforts to clean the environments of the
communities in which Walgreen stores operated, Walgreens
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7 ,_ ' distribution centers and 100 out of 6,200 stores. This has
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enters the room. Rooms that have these lights include break -
rooms, restrooms, the office, the warehouse /receiving areas, 6tui
and the pharmacy 111 I! fill 111=
• Flavor & Quality — "We look for the highest quality,
best tasting products around, and it is not an easy + •
task! Once we identify a product line, we often tweak h
flavor profiles to make them our own before they hit '1`11 -
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to our customers, we make a point to work with ' - ,�,;,a''' ° . w & 3 , . ~�=
m ,r smaller providers when possible, such as family owned .4 -4 ; .,. ,...•._.:
companies like us." ,. - �
The Fresh Market, Inc. operates as a specialty perishable r� .�, " ► .r_ ;
food retailer. As of April 30, 2010, it operated 95 stores in 19 r I" ``" :., 1+1
states, primarily in the southeast, midwest, and mid-atlantic 0 _ .. , f „�; '
United States. The company was incorporated in 1981 and is
headquartered in Greensboro, North Carolina. TFM stores convey the atmosphere of an old
world European market, all under one roof,
T4 %,. where you can visit an array of departments: our
= ) old -style butcher shop and fish market, bakery,
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Size Comparisons
• Wal Mart, Arroyo Grande 99,626sf
• Kmart, Arroyo Grande 80,000sf
• Vons, Grover Beach 74,553sf
• Albertsons, Arroyo Grande 62,9845f
• OSH, Pismo Beach 42,000sf
• Ross, Pismo Beach 30,000sf
• Spencer's, Arroyo Grande 30,000sf
• Cookie Crock, Arroyo Grande 25,000sf
Comprehensive Overview of Alternative Site Plans
SITE FEATURE ALTERNATIVE 1* ALTERNATIVE 3 ALTERNATIVE 4 ALTERNATIVE 5
Building Square Footages 'A' — 14,000 'A' — 5,300 'A' — 4,300 'A' — 4,300
'B' — 14,500 'B' — 4,500 'B' — 14,300 'B' — 14,300
'C' C8 -993- Iu, 'C'- 42,000 'C' — 39,000 'C' — 42,000
44,800 SF 'D' — 5,700 57,600 SF 60,600 SF
_ 57,500 SF
Parking Required (Spaces) 179 230 230 242
184 (20% reduction) 184 (20% reduction) 194 (20% reduction)
Parking Provided (Spaces) 239 206 214 204
Building Use 'A' — Market 'A' — Unknown 'A' — Bank 'A' — Bank
'B' — Drugstore 'B' — Bank 'B' — Drugstore 'B' — Drugstore
'C' — Police Station 'C' — Unknown 'C' — Unknown 'C' — Unknown
'D' — Unknown
Drive - Thru 'A' — No 'A' — No 'A' — Yes 'A' — Yes
'B' — Yes 'B' — Yes 'B' — Yes 'B' — Yes
'C' — No 'C' — No 'C' — No 'C' — No
'D' — No
Loading Dock Location 'A' — West of bldg. 'A' — N/A 'A' — N/A 'A' — N/A
'B' — East of bldg. 'B' — N/A 'B' — South of bldg. 'B' — South of bldg.
'C' — N/A 'C' — N/A 'C' — South of bldg. 'C' — South of bldg.
'D' — South of bldg.
Street Setback (Feet) 'A' — 3 'A' — 9.7 'A' — 7.2 'A' — 7.2
'B' -17.7 'B' -3.6 'B' -17.7 'B' -17.7
'C' -10 'C' -75 'C' -75 'C' -75
'D' — 9.3
South Property Line Setback 53.2 feet 26 feet 21 feet 21 feet
Emergency Access for PSHH Not retained Retained Retained Retained
* - Alternative 2 = Church / Assembly
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31 May 2011
From Phil's Food Sense 10 -09 -2010
Fresh & Easy Delivers "Farm to Store in 24"
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Fresh & Easy Neighborhood Market(TM)
Our desire for fresh(er) food has been heard, though the responses have sometimes been questionable. We've got everyone from
Walmart to McDonald's touting "organic" and "local" but we're perhaps most excited when grocery stores, other than standbys
Whole Foods Market and Stew Leonard's, start delivering from their neighboring farms.
Fresh & Easy Neighborhood Market, an energy- efficient supermarket chain in California, Arizona and Nevada, started their
"Farm to Store in 24" pilot program earlier this summer with grapes and strawberries picked and shelved within 24 hours. Their
customers liked it so much, the company has decided to roll it right into fall, introducing local stone fruit for August and root
vegetables come September.
A "Farm to Store in 24" logo on a package of produce signifies that it has not only been shipped but also picked from a nearby
farm in California within 24 hours. This accounts for up to 65% of the store's produce.
True, it's not uncommon to have food shipped within 24 hours, especially if your store is located in California, but up until
recently, a "local" label in a supermarket could simply mean it was made in California or Mexico (wherever you were). This
meant that produce was most often picked before it was fully ripe (rather than at prime) so it could man the travel and shelf time.
Some labels even straight up lie -- a huge "local" sign hanging above, with fine print on the cartons reading "Mexico."
Along with their "Farm to Store in 24" logo, Fresh & Easy's cartons will state the farm the produce came from, including San
Diego -based Andrew & Williamson for the company's program in Ventura County and Watsonville. Local product will,
therefore, change with the season -- almost like being at a farmers' market.
Read more: http: / /www.slashfood.com /2010 /08/02 /fresh - and - easy - faun -to- store- in- 24 / #ixzzl Nx75DAYi
A 22,000 - square -foot location of The Fresh Market
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"We are a very healthy store, and we have lots of organics, [but] we don't have a mandate to carry organic," says Eric Blaesing, Fresh
Market's director of community relations. "It's absolutely not a health food store; it's high quality perishables." Like Whole Foods,
Fresh Market's focus is on fresh produce, seafood (including sushi), meats, a bakery and prepared foods.
The mini - markets concept is "kind of like what you'd see on the streets in New York," Blaesing says. "We also are, generally
speaking, considerably less expensive than Whole Foods. We're priced like a supermarket." The Fresh Market spokesman says his
store also offers some common household brands, another competitive advantage.
Lafayette resident Dr. Grant Lashley likes that name -brand staples like Coke and Heinz Ketchup are available at Fresh Market vs.
Whole Foods, which does not sell national labels. A seasoned Fresh Market shopper, Lashley says the store will not disappoint. The
North Carolina native, who recently relocated to Lafayette, knows the Berry family that started the concept in Greensboro, N.C., in
1982. The 55 -store chain is still a privately held, family -run operation with most of its stores in the southeast.
Blaesing says his company does not aim to be a one -stop shopping destination, as it doesn't offer common items like cigarettes or
baby food, but rather to complement the supermarkets in an area.
The more intimate atmosphere of Fresh Market's store is appropriate for River Ranch's neighborhood setting, according to Lashley.
"We could go there and get out in about 10 minutes. It's really a size that you can still enjoy shopping," he says. "If you haven't had
the experience of Fresh Market, you just don't know what you're comparing it to. It's equally as nice a store; it's just a little more
quaint."
In Lafayette, Fresh Market presents a new competitor for independents like Joey Beyt of Joey's on Bertrand Drive, which specializes
in fresh meats, wines and prepared dishes. While he's concerned about the impact, Beyt says he deals with new competitors
regularly. "Restaurants are more competition for us, bigger than a grocery store," says the local grocer, who's been in business 25
years. "It makes everyone stay on their toes even more," adds Beyt, who wonders if south Lafayette can support another grocer. "It'll
be interesting to see."
The Independent Weekly— Market Force 2011
All Reviews
The Fresh Market
Review from G H.
5/19/2011
I always come by to pick something up when I go out fishing.
If you are t000 lazy to cook dinner this is the place to pick up food.
If you want something fresh and special this is the place to look.
Great service, cheerful staff, well organized and I always want to buy the entire store and I am a straight
guy.
5/20/2011 2 Check -ins Here
I can't pass by Fresh Market and NOT stop in. The staff are all incredibly friendly and store always in
clean condition. A big parking lot takes the edge off of errand running at the day's end. It's a good thing I
don't live in the area otherwise my grocery bills would see a giant spike. I can, however, get more bang
for the buck than my neighborhood 'boutique market' Epicure. I love that they maintain a neighborhood
charm highlighting local events and charity donations. Seems like a normal thing to do, but since moving
to Miami, I've found few grocery stores with this local character. Holiday time is always fun to shop at
FM: great selection of pumpkins and squash for Thanksgiving, spiced cider, fresh Holly and cookies
galore over Christmas, and Jack -o- lanters at Halloween. I can always find a decent bouquet of fresh
flowers too. I don't do my normal grocery shopping here, but the highlights of my visits always include:
- awesome produce
- amazing gourmet cheese selection
- making fresh almond butter using a 'machine' (I feel so industrious)
- sampling different coffee roasts
- indulging in the fantastic bulk foods selection; yogurt or toffee covered pretzels, nuts, wonderful
selection of hard to find grains, even soup mix!
Although Fresh Market is a new name in my grocery game, I find it oh -so comforting. A little slice of
home away from home.
0 ,,,,
,i,
2/22/2011 1 Check -in Here
In my younger years, I spent a great deal of time visiting my grandparents in Columbia, SC. They've had
FMs up there as long as I can remember, my grandma always went there for the thick sliced bacon she
served in the morning. Every single time of the dozens that I've been up there, she's had FM bacon. It
tastes like family, but not like the Donners taste, in a strictly nostalgic sense.
When they were first building this location back in 04ish, I was headed towards Montys and nearly
crashed when I saw the sign out front. I thought that it couldn't be the same place, but the font on the
lettering was the same. A couple weeks later they were opened and I was there, walking around. The
layout is the exact same as the one I'm used to going to in SC. Exact. Aside from our location having
fresher local seafood, all of the food is the same too. It was kinda like visiting Grandma but without the
10 hour car ride and my mom playing the car stereo louder than my headphones get and my brother not
staying on his side of the backseat.
IN
4/27/2011 2 Check -ins Here
It's hard to come into this market and not fall in love all over again with food! The smells, the colors, the
variety...l particularly love how this market isn't brightly lit with those sobering, fluorescent bulbs. It
allows you to remain totally absorbed in the environment of freshly prepared foods that seem to be
begging to be eaten!
This market is in an ideal location for those who have boats /yachts at the Coconut Grove Marina. It's a
great place to stock up on food and wine for a day, or weekend out on the water! I can't ever resist
dropping by when driving by. Yes, it's not the cheapest market in Miami, but I think it lives up to it's
'fresh' name, and boy does that make it all worth it!
1/31/2011 2 Check -ins Here
Came here after a long bike ride at Mathesson hammocks park. I had never been here before, but I'm
glad I finally stopped in for some lunch. This place was super packed and it took about 20 minutes just to
order a sandwich. The market is really cute, everything is fresh and there is a variety of assorted foods.
The sandwiches were super fresh and all the hot foods looked delicious as well.
The Fresh Market reminds of a smaller version of Whole Foods. They have some tables outside and if
you wonder towards the back of the market, you can find little benches along the marina. All in all it was
a great and relaxing lunch.
12/7/2010 2 Check -ins Here
Dear FM,
You are like the Trader Joe's of Miami. You up there with Epicurious. If you know what I'm talking about,
then you get it. If not, you should just keep going to Publix. I'm not knocking Publix. I love Publix. But
FM, is where you go when you want to impress your dinner guests.
Listed in: Best place to buy Fresh Bread
V
2/3/2011
This is my favorite grocery store in Miami, BUT, there are a few tips to make it a good experience:
TIPS
-Do NOT go during peak hours; can be insanely packed. Long check out lines.
-Deli counter and hot foods tend to sit for awhile in the evenings...don't go late
-One of the best places in Miami to get an affordable, take -away meal
PROS
- Reasonable prices
- Very nice shopping environment
-Fresh foods (their produce section is huge)
- Creative offerings (especially in the bakery (breads and desserts))
CONS
-No Restaurant or place to sit and eat your food. Seems like a given. Who knows how much more
business they'd do if they open up a little cafe
- Indifferent and sometimes unfriendly check out clerks. Same with behind the deli counter
-Store too small (packed during peak times)
-Hot foods sitting awhile in the evenings.
Overall a very upscale and pleasant environment. Definitely recommended.
3/21/2011
My FAVE market. They always have fresh fruits and veggies and beautiful flowers on speacials. I go
mostly every other weekend and inbetween for their yummy wings. Their prepared foods are so
delicious. Thank god its a minute away from where i live :)
p
10/4/2010 1 Check -in Here
Surprisingly, I'm just not that big a fan of this place. To me, it occupies an awkward position in the
supermarket pecking order, between Publix and Whole Foods.
It is a very appealing - looking supermarket, no doubt about that. It has the look of a quaint, gentrified -
down home organic health food market.