CC 2014-07-08 Items Recvd at MtgTony Ferrara
1490 Blackberry Avenue
Arroyo Grande, CA 93420
July 8, 2014
TO THE ARROYO GRANDE CITY COUNCIL
RE: ITEM 11A- PRE-APPLICATION; COURTLAND AND GRAND AVENUE
MEMBERS OF THE COUNCIL:
I am respectfully submitting the subsequent observations relative to the development of
the vacant property at the southwest corner of Courtland Street and Grand Avenue. My
observations are submitted as a private citizen and nearby resident and are not intended to
influence the outcome of your determinations on the submitted project. Rather, they are
meant to inform you of the conditions that currently exist in the Berry Gardens
neighborhood and surrounding areas, andalso to admonish you regarding the potential for
these conditions to worsen with increased intensity of use in the area.
Zoning Considerations:
On Page 8 of the staff report, you will find a General Plan reference to LU11-2 that
describes the requirement for “pleasing transitions” as relates to zoning and compatibility
with adjacent development. It is evident that with the approval of the People’s Self-Help
Housing project, that LU11-2 was given no regard. The high density, multi-family
project with one 3 story building directly adjacent to single story; single family
residential was clearly an inappropriate project for this location. Yet it was approved and
is now nearing completion. Consistency with LU11-2 was considered in the original
design of Berry Gardens as evidenced by the townhomes that were built as part of the
project along Cranberry and Jasmine Place. These units were an example of what
“pleasing transitions” should look like adjacent to SFR zoning. With the approval of the
3 story unit and high density housing, no consideration was given to the privacy issue for
the homes along Strawberry. Occupants of the 3 story apartments can now look directly
down into the rear yards and windows of those homes. No amount of screening can
remedy this condition. There is a gross disproportionate appearance as relates to building
mass between the 3 story unit and the adjacent single family homes. Now, suddenly,
there is a “concern” about compatible zoning. I would ask that the Council consider the
fact that this General Plan tenet has already been grossly violated. Allow the applicant
the flexibility of submitting something that will work economically and will serve the
City. That is as much as we can reasonably expect of any applicant at this juncture.
Traffic / Circulation:
There are two very real conditions relative to traffic and circulation that currently exist.
When the PSH Housing Complex opens, these problems will worsen. With the
development of another adjacent high intensity-of-use project, the problems may become
Page Two:
Courtland and Grand Project
July 8, 2014
unmanageable without significant mitigation. If not mitigated, serious public safety
concerns may develop.
1. Courtland Street from Cedar to Grand Avenue has become a “speedway.” There
are no traffic calming measures to slow traffic down. As a resident, I have had to
jump back onto the curb dozens of times because of rapidly accelerating vehicles
traveling in both directions between Grand Avenue and Cedar Street. Despite the
width of Courtland, Berry Gardens is a pedestrian oriented tract. I, along with
neighbors must cross Courtland to access the community mailbox. This is also a
family oriented neighborhood. Children are abundant as are families who walk
pets and also walk to the shops on Grand. Traffic calming measures must be put
in place before we experience a tragic accident on Courtland.
2. Eastbound traffic on Grand Avenue between Oak Pak and Courtland is extremely
heavy during peak periods. On occasion, cars will queue all the way back to Oak
Park prohibiting left turn traffic onto Grand from Oak Park, as well as straight
through eastbound traffic on Grand from Oak Park, even with a green light.
If you recall, circulation was a significantconcern during the previous discussion
of a 50,000+s.f. grocery store. I would again respectfully request that the Council
consider the circulation impacts of any project that brings with it a higher
intensity of use or excessive vehicle trips. A project that promotes pedestrian uses
from adjacent residential development would be optimal.
Respectfully Submitted
TONY FERRARA
Cc: City Manager
City Attorney
Community Development Director
Police Chief