3.7 LAND USE 3.7 LAND USE This section describes existing land uses on the Project site and surrounding vicinity, and evaluates potential land use effects associated with the amount, location, and type of future development that could occur under the proposed East Cherry Avenue Specific Plan (Project). This section also evaluates the consistency of the proposed Project with applicable adopted programs and policies adopted by the jurisdiction within which the Project site is located. 3.7.1 Environmental Setting 3.7.1.1 Project Vicinity The Project site is entirely within the City of Arroyo Grande (City) jurisdiction, located at the southeastern extent of the City, an area characterized by a mix of urban and agricultural uses. The Project site is located approximately 300 feet of the U.S. Highway 101 Traffic Way 186 off-ramp on the southeast corner of Traffic Way and East Cherry Avenue in a predominantly residential area. Residential neighborhoods border the Project site to the east, north, and south, with commercial uses along Traffic Way west of the site. 3.7.1.2 Project Site The Project site is composed of three parcels referred to as Subarea 1, Subarea 2, and Subarea 3 (Table 3.7-1). Subarea 1 is the western-most 2.16-acre subdivision that is currently designated as Traffic-Way Mixed Use. Subarea 2 is the middle and largest parcel at 11.62 acres, which is currently designated as Agriculture and used for row crops. The smallest parcel, Subarea 3, consists of 1.51 acres of vacant and fallow agricultural land owned by the Arroyo Grande Valley Japanese Welfare Association (JWA) and is designated Agriculture, although it has not been historically used for this purpose. Together, the Project site consists of 15.29 acres of undeveloped land. Table 3.7-1. Project Site Land Use Designations and Zoning Subarea Ownership Land Use Designation/Zoning Acres 1 SRK Hotels Mixed Use/ Traffic Way Mixed-Use 2.16 2 Mangano Homes, Inc. Agriculture/ Agriculture 11.62 3 Arroyo Grande Valley JWA Agriculture/ Agriculture 1.51 East Cherry Avenue Specific Plan 3.7-1 Draft EIR 3.7 LAND USE AND PLANNING 3.7.2 Regulatory Setting 3.7.2.1 Federal No federal policies or regulations related to land use would apply to the Project. 3.7.2.2 State Government Code Section 63450 State law (Government Code §63450) authorizes cities to adopt specific plans for implementation of their general plans in a defined area. All Specific Plans must comply with Sections 65400-65457 of the Government Code. These provisions require that a Specific Plan be consistent with the adopted General Plan and that all subsequent subdivisions and development, public works projects, and zoning regulations must be consistent with the Specific Plan. Specific plans are required to include distribution, location and types of uses, development, and improvements to public facilities and infrastructure. Tailored regulations, conditions, programs, standards and guidelines help implement the vision for long-range development of the specific plan area. 3.7.2.3 Local City of Arroyo Grande General Plan In accordance with California State law, the City adopted a general plan to guide development within the City. The General Plan expresses the City’s development goals, state public policy in regards to future land uses, provides the basis for local government decision making, and informs citizens and decision-makers of policies pertaining to development. The purpose of the General Plan is to identify appropriate location of land uses, as well as basic design and function of circulation, open space, and infrastructure policies, as well as public service needs. The City’s General Plan consists of eight state- mandated and optional elements: Fringe and Urban Land Use Element (2001) Circulation Element (2001); Housing Element (2013); Noise Element (2001); Safety Element (2001); Agriculture, Conservation and Open Space Element (Amended 2007); and, Parks and Recreation Element (2001). Project consistency with specific policies from the General Plan are analyzed below in Table 3.7-3. 3.7-2 East Cherry Avenue Specific Plan Draft EIR 3.7 LAND USE Land Use Element Policy LU10-2 – For relatively large properties or sites involving diverse adjoining land uses or unusual or unique features, the City may utilize a “Planned Development” or “Specific Plan” combining designation or land use classifications. Policy LU10-2.1 – Planned Development (PD) combining designation shall require any use or development (more than one dwelling) to be subject to PD zoning approval as described in the City of Arroyo Grande Development Code. Policy LU10-2.2 – Specific Plan (SP) classification shall require any use or development (more than one dwelling) be subject to preparation and adoption of a Specific Plan pursuant to Article 8 (Sections 65450-65456) of State of California Planning, Zoning and Development Laws. Policy LU10-2.3 – Encourage appropriate use of Specific Plans, and/or Planned Development combining designation with beneficial features that could not otherwise be achieved. Examples of such features include clustering houses and maintaining open spaces, mixed use, and a design that is sensitive to the site as a whole and its setting. 3.7.3 Environmental Impact Analysis 3.7.3.1 Thresholds of Significance With respect to land use, Appendix G of the 2015 California Environmental Quality Act (CEQA) Guidelines states that a project would have a significant impact on the environment if it would: a) Physically divide an established community; b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect; or, c) Conflict with any applicable habitat conservation plan or natural community conservation plan. East Cherry Avenue Specific Plan 3.7-3 Draft EIR 3.7 LAND USE AND PLANNING 3.7.3.2 Impact Assessment Methodology Consistency with relevant General Plan and Municipal Code goals, policies, and programs are evaluated in Table 3.7-3 below, as well as within individual sections of this EIR. Only those stated goals, policies, or programs that are most relevant to the Project are highlight in this section. In accordance with CEQA and the purpose of this EIR, this discussion primarily focuses on those goals and policies that relate to avoiding or mitigating environmental impacts, and an assessment of whether any inconsistency with these standards creates a significant physical impact on the environment. CEQA Guidelines Section 15125(d) requires that an EIR discuss inconsistencies with applicable plans that the decision-makers should address. A project need not be consistent with each and every policy and objective in a planning document. Rather, a project is considered consistent with the provisions of the identified regional and local plans if it is compatible with and will further the objectives and policies of the plans. 3.7.4 Project Impacts and Mitigation Measures Table 3.7-2. Summary of Project Impacts Land Use Impacts Mitigation Measures Residual Significance Impact LU-1. The proposed Project would None required Less than Significant not result in the physical divide of an established community. Impact LU-2. The proposed Project would None required No Impact not conflict with any habitat conservation plans or natural community conservation plans as none exist within the Project vicinity. Impact LU-3. The proposed Project is MM AG-1a Less than Significant potentially inconsistent with adopted City MM HAZ-4a-e with Mitigation policies in the General Plan designed to MM REC-1a protect agricultural resources, public views, MM VIS-1a recreational resources, and reduce the threat MM VIS-4a to new developments from fire. Impact LU-1 The proposed Project would not result in the physical divide of an established community (Less than Significant). The Project site is located in the southern urban fringe of the City, adjacent to residential communities that lie to the north and east. Implementation of the Project is intended to be 3.7-4 East Cherry Avenue Specific Plan Draft EIR 3.7 LAND USE compatible with the existing residential developments located to the north and east of the Project site. Currently, the site consists of undeveloped Traffic Way Mixed Use and Agriculture zoned lands, which would be developed with residential and commercial uses consistent with the existing land use pattern of the City. Given the Project would be developed on the edge of existing development, and would provide a smooth transition with respect to existing nearby land uses, the Project would not divide any established communities. Therefore, impacts would be less than significant. Mitigation Measures No mitigation measures required. Impact LU-2 The proposed Project would not conflict with any habitat conservation plans or natural community conservation plans as none exist within the Project vicinity (No Impact). No Habitat Conservation Plans or Natural Community Conservation Plans (HCP or NCCP) have been adopted that apply to the Project site or immediately surrounding areas. Therefore, the proposed Project would have no impact on these conservation plans. Mitigation Measures No mitigation measures required. Impact LU-3 The proposed Project is potentially inconsistent with adopted City policies in the General Plan designed to protect agricultural resources, public views, recreational resources, and reduce the threat to new developments from fire (Less than Significant with Mitigation). Consistent with the purpose of this EIR, this discussion primarily focuses on those goals and policies that relate to avoiding or mitigating environmental impacts, and an assessment of whether any inconsistency with these standards creates a significant physical impact on the environment. Discussion of each applicable General Plan policy is provided in Table 3.7-3.