CC 2017-01-10_10a E CherryCity Council
10 January 2017
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General Plan Goals & Policies
Maintain City’s heritage via “Village” and cultural architectural styles.
Provide diverse housing by focusing on workforce & senior housing, w/diverse architecture and open space amenities.
Enhance traffic/circulation via improved/new collector roads, bike lanes, and pedestrian connections.
Vision:
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Provide visitor-serving & “gateway”
development.
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Proposed Modifications: (10/04/16)
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East Cherry Avenue
Traffic Way
Expand Park
to ±0.5 acres
Add “Knuckle” to Project
Collector and Landscaping
Infrastructure Only
Reduced no. of parcels
(from 24 to 18)
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Major Project Revisions & Additions
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Remove Subarea 1’s Conditional Use Permit from the entitlement package, while maintaining the property within the Specific Plan
Reduce the residential lots from 58 to 51 via the following:
Add additional acreage to the neighborhood park
Reduce/Enlarge the alley-loaded lot (originally 24 lots, now 18 lots)
Design knuckle at the end of the project collector – no through street
Add amenities to Subarea 2 SFR development:
Addition of guest parking to alley-loaded lots
Design of City standard streets + additional parking
Design of solar ready homes
Installation of electrical vehicle hook-ups
Installation of standard grey water recovery system
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Development Benefits:
Conformance with Agricultural Conservation and Open Space Element
Easement in perpetuity on the Flora Street property;
Continuation of the cultural heritage of JWA parcel.
Conformance with Circulation Element
“Hard” improvements;
Fee contribution to non-programmed improvements.
Conformance with Economic Development Element
Residential property tax, school fees;
“Trickle down” effect for local goods and services;
Visitor service uses and generation of TOT revenue.
Conformance with the Housing Element
Increased housing supply as fair share of regional housing needs;
Payment of affordable housing in-lieu fees.
Conformance with the Urban Water Management Plan/”Management Agreement”
Implementation of water conservation measures;
New increase in the City’s water supply.
See draft Resolution Exhibit C- CEQA Findings and Statement of Overriding Considerations
(agenda item 10.a page 94, 119-122)
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Traffic Solutions
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The project’s traffic impact analysis report (TIAR) analyzed five (5) scenarios ranging from existing conditions to cumulative and project traffic to determine potential impacts and
related mitigation measures. The TIAR has recommended that the subareas mitigate for their respective project impacts with the following:
Construct sidewalk/planter bulb-outs at East Cherry Avenue and project collector intersection.
East Cherry Avenue
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Traffic Solutions
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Construct a traffic signal at the intersection of Fair Oaks Avenue and Traffic Way.
Restripe W. Branch Street to add an exclusive right turn land in the southbound direction and reconstruct the northeast curb return
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Traffic Solutions
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Pay fair share costs toward the design and construction of two modern roundabouts*
East Grand Avenue & US 101 NB
(12.2% of $1.75 million)
East Branch Street &Traffic Way.
(14.6% of $2.4 million)
*Note: The City's Traffic Commission reviewed alternative improvements to address congestion at the intersection of East Grand Avenue at East Branch Street. The following alternatives
increase operational efficiencies at the noted intersections:
Limit Left-Turn Access onto and from West Branch Street
Convert a Portion of West Branch Street to One-Way
Realign West Branch Street to Connect to Wesley Street
Widen East Grand Avenue and East Branch Street
Restriping W. Branch Street Adding an Exclusive Right-Turn Lane
Construct a Roundabout at West Branch Street and East Grand Avenue
Construct a Roundabout at East Grand Avenue at US 101 NB Ramps
Construct a Roundabout at East Grand Avenue at Traffic Way
Construct Roundabouts on East Grand Avenue at Traffic Way and US 101 Northbound Ramps
Congestion Mitigation and Air Quality Program Fee, pay local matching funds for a feasibility study for operations improvements to Fair Oaks Avenue.
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Development Benefits:
Conformance with Agricultural Conservation and Open Space Element
Easement in perpetuity on the Flora Street property;
Continuation of the cultural heritage of JWA parcel.
Conformance with Circulation Element
“Hard” improvements;
Fee contribution to non-programmed improvements.
Conformance with Economic Development Element
Residential property tax, school fees;
“Trickle down” effect for local goods and services;
Visitor service uses and generation of TOT revenue.
Conformance with the Housing Element
Increased housing supply as fair share of regional housing needs;
Payment of affordable housing in-lieu fees.
Conformance with the Urban Water Management Plan/”Management Agreement”
Implementation of water conservation measures;
New increase in the City’s water supply.
See draft Resolution Exhibit C- CEQA Findings and Statement of Overriding Considerations
(agenda item 10.a page 94, 119-122)
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Water Resources
To further conservation practices, the proposed developments within the East Cherry Avenue Specific Plan Area include the following best management practices (BMPs).
High efficiency appliances and plumbing fixtures
Installation of grey water systems (1.9 to 1 offset)
Prohibition of turf in landscaping
Use of plant material that is drought tolerant
Installation of ‘smart’ irrigation controllers
Prohibition of overhead spray irrigation
WATER SUPPLY
Consistent with the city’s agriculture conversion credit rule of the 2002 Arroyo Grande Ground Water Basin Management Agreement, the net difference in water use due to the conversion
of agriculture to residential and commercial uses - in this case a substantial net increase in water supply* will be applied to the City’s water supply entitlement.
* Evaluation will be based upon the Ag Credit Methodology established in 2011.
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Questions & Answers
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Residential – Subarea 2
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Subarea 2 - Residential Subdivision
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One-Story Homes
One-Story Homes
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Circulation Connections:
Vehicular connections to surrounding streets:
East Cherry Avenue improvements
New collector road (stub to Subarea 2 @ south PL)
Project entries from East Cherry Avenue
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Plan View
Enhanced East Cherry Avenue Cross-Section
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On Street Parking:
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Miscellaneous Design Details:
Waste Bin Storage
Mail Kiosk
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Miscellaneous Design Details:
Garage with large vehicle parking
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Housing:
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51 total units
±6,210 SF lot size
5 units/gross acre
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Local Streetscapes
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Visual Simulations
View SE on E. Cherry Ave/Intersection of E. Cherry Ave and the new Project Collector
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View south from E. Cherry Ave.
View southwest from E. Cherry Ave
Visual Simulations
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Cultural Center – Subarea 3
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Subarea 3
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East Cherry Avenue
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JWA Timeline
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Subarea 3 – Enlarged Site Plan
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