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PC 2016-09-20 08A Attachment 3.Pdf ATTACHMENT 3 DRAFT East Cherry Avenue Specific Plan Prepared for CITY OF ARROYO GRANDE Community Development Department 300 East Branch Street Arroyo Grande, CA 93420 Applicants NKT Development, LLC 684 Higuera Street, Suite B San Luis Obispo, CA 93401 Arroyo Grande Valley Japanese Welfare Association 715 Grand Avenue, Suite A Arroyo Grande, CA 93420 SRK Hotels, Inc. 611 El Camino Real Arroyo Grande 93420 Prepared by Oasis Associates, Inc. RRM Design Group 3427 Miguelito Court 3765 South Higuera Street, Suite 102 San Luis Obispo, CA 93401 San Luis Obispo, CA 93401 Contact: C.M. Florence, AICP Agent Contact: Darin Cabral, Project Manager (805) 541-4509 (805) 543-1794 September 2016 TABLE OF CONTENTS I. Introduction .................................................................................................................1 A. Purpose of the Specific Plan ...........................................................................1 B. Legal Authority for East Cherry Avenue .......................................................1 C. Properties and Physical Setting within the Specific Plan ............................2 D. Specific Plan Objectives ..................................................................................3 E. Entitlements Associated with the Specific Plan ...........................................3 F. Specific Plan Organization .............................................................................3 II. Specific Plan Master Land Use(s) ...............................................................................4 A. Land use Plan Overview .................................................................................4 B. Specific Plan Properties..................................................................................5 1. Subarea 1 ...............................................................................................5 2. Subarea 2 ...............................................................................................5 3. Subarea 3 ...............................................................................................6 III. Specific Plan Land Use and Regulatory Provisions ................................................. 10 A. Permitted Uses by Land Use Categories ..................................................... 10 B. Specific Plan Development Standards ......................................................... 11 C. General Plan Consistency – Project Relevant Policies ............................... 15 1. Agricultural Conservation and Open Space ...................................... 15 2. Circulation Element ............................................................................ 16 3. Economic Development Element ....................................................... 16 4. Housing Element ................................................................................. 16 5. Fringe and Urban Area Land Use Element ........................................ 17 6. Parks and Recreation Element ........................................................... 18 IV. Design Guidelines ...................................................................................................... 19 A. Overview of Purpose and Intent .................................................................. 19 B. Key Design Principles ................................................................................... 20 C. Design Review Process ................................................................................. 20 D. Architectural Design Guidelines .................................................................. 20 E. Landscape Design Guidelines ...................................................................... 21 F. Signage and Lighting Guidelines .................................................................. 21 G. Roadway Design Standards ......................................................................... 21 H. Energy Conservation and Site and Building Design ................................... 25 1. Site Design Considerations ................................................................. 25 2. Landscaping and Other Site Design Considerations ........................ 25 3. Building Dynamics .............................................................................. 25 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page i V. Infrastructure and Phasing of Development ........................................................... 26 A. Public Services .............................................................................................. 26 B. Water Supplies .............................................................................................. 26 C. Water Demands ............................................................................................ 27 D. Historic Agricultural Water Use .................................................................. 28 E. Wastewater Services and Wastewater Disposal Demands ....................... 28 F. Storm Water and Low Impact Development Principles ............................ 29 G. Telephone, Communications, Power, Natural Gas, Sanitation Services ... 30 H. Police and Fire Safety ................................................................................... 31 I. Recreation, Parks and Trails ........................................................................ 31 J. General Government Services...................................................................... 33 K. Major Public Infrastructure ......................................................................... 33 L. Private Capital Improvements and Timing to Complete ........................... 33 M. Development Phasing ................................................................................... 34 VI. Implementation, Administration, and Enforcement ............................................... 35 A. Development Project Phasing Specific Plan ............................................... 35 B. Specific Plan Interpretation ......................................................................... 35 C. Specific Plan Amendments ........................................................................... 35 D. City Actions Facilitated by East Cherry Avenue Specific Plan ................... 35 E. CEQA Compliance – Projects Exempt from Further CEQA Review ........... 36 F. CEQA Compliance – Projects Requiring Further CEQA Review ................ 36 List of Tables Table 1 Properties within the Specific Plan Boundary .......................................2 Table 2 Statistical Summary of Specific Plan Subareas .........................................4 Table 3 Summary of Development Intent by Zoning District .............................. 10 Table 4 Specific Plan Allowed Uses ..................................................................... 11 Table 5 Traffic Way Mixed Use (TMU) District Development Standards .......... 12 Table 6 Village Residential (VR) District Development Standards ..................... 14 Table 7 Village Mixed Use (VMU) District Development Standards .................. 13 Table 8 Specific Plan Designations and Applicable Design Guidelines............... 19 Table 9 Projected Water Demands ....................................................................... 28 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page ii List of Specific Plan Figures Figure 1 East Cherry Avenue Specific Plan Properties + Current Ownership .........2 Figure 2 Conceptual Site Plan – Subarea 1 ..............................................................7 Figure 3 Conceptual Site Plan – Subarea 2 ..............................................................8 Figure 4 Conceptual Site Plan – Subarea 3 ..............................................................9 Figure 5 Section – East Cherry Avenue Collector ................................................. 23 Figure 6 Section – Project Collector ...................................................................... 23 Figure 7 Section – Residential Interior Street ........................................................ 24 Figure 8 Section – Residential Alley and Example Photos of Res. Alley .............. 24 Figure 9 Stormwater Drainage Improvements ....................................................... 32 Appendices Appendix A History of the Arroyo Grande Valley Japanese Welfare Association – East Cherry Avenue Specific Plan Subarea 3 Appendix B Traffic Way Mixed Use, Village Residential and Village Mixed Use –Existing City of Arroyo Grande Municipal Code Sections (for reference only) Appendix C Design Guidelines and Standards for Historic Character Overlay District (D-2.4) (for reference only) Appendix D Design Guidelines and Standards for Design Overlay District (D-2.11) – Traffic Way and Station Way (for reference only) Appendix E East Cherry Avenue Specific Plan Design Guidelines, September 2016 Draft East Cherry Avenue Specific Plan September 2016 City of Arroyo Grande, CA Page iii I. Introduction A. Purpose of the Specific Plan The East Cherry Avenue Specific Plan (Specific Plan) provides a bridge between the City of Arroyo Grande’s (City) General Plan and detailed plans, such as development plans and subdivisions. It provides guidance for all facets of future development within the area including the designation of land uses, designation of required access and circulation elements, location and sizing of infrastructure, phasing of development, financing methods for public improvements, and
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