ARC 2018-05-07_08a Flora ADU CUP
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 18-001;
CONSTRUCTION OF A 1,784 SQUARE FOOT ACCESSORY
DWELLING UNIT IN THE GENERAL AGRICULTURAL ZONING
DISTRICT; LOCATION – 1212 FLORA ROAD; APPLICANT – MURAT &
NANCY AKALIN; ARCHITECT – BILL ISAMAN, ISAMAN DESIGN
DATE: MAY 7, 2018
SUMMARY OF ACTION:
Recommendation for future action by the Planning Commission will result in a new
accessory dwelling unit on a developed parcel in the Agricultural zoning district.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended that the Architectural Review Committee (ARC) consider the
proposed project and make a recommendation for approval to the Planning
Commission.
BACKGROUND:
The subject property is a 5.08 acre parcel located at 1212 Flora Road (Attachment 1).
The property is zoned Agriculture (AG), is currently developed with an approximately
1,860 sq. ft. single family home, and not currently being used for agricultural operations.
The property is surrounded by other Agricultural properties to the north, west and east
and shares a property line with two Single-Family zoned properties. The site is generally
flat and is accessed from a private driveway at the terminus of Flora Road, which is
shared with two (2) adjacent properties
ANALYSIS OF ISSUES:
Project Description
The proposed project consists of the construction of a new, custom built, 1,784 sq. ft.
accessory dwelling unit (ADU). A Conditional Use Permit (CUP) is required for any ADU
on an AG zoned property.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-001
MAY 7, 2018
PAGE 2
General Plan
The General Plan designates the subject property for Agricultural land uses.
Development of an ADU on AG zoned property presents the potential to impact long -
term agricultural operations supported by the General Plan Agriculture, Conservation,
and Open Space (A/C/OS) Element. The policies of the A/C/OS call for the preservation
of agriculturally-viable land and low maximum densities. However, the property is
smaller than the standard lot size of the AG zoning district, the proposed ADU provides
an additional housing opportunity in the City for aging relatives and other families in the
future, and is designed and located in such a fashion to avoid negatively impacting the
agricultural potential of the property to the greatest extent feasible.
Development Standards
As discussed previously, the subject property is zoned AG. The intent of the AG Zoning
District is to “provide for and protect lands for agricultural crop production, grazing,
limited sales of agricultural products, and limited agricultural support industries and
services. This district is intended primarily as an area for the production of food and
fiber, but also permits single-family detached residential dwellings at a maximum
density of 1.0 dwelling unit per 10.0 gross acres, as well as temporary housing for farm
workers.” The proposed project does not negatively impact the property’s ability to be a
viable agricultural resource due to the proposed location of the ADU along the perimeter
of the parcel, adjacent to the roadway, but does not contribute towards an agricultura l
use either. The proposed ADU meets all development standards of the AG zoning
district. Note that some typical development standards or residential zoning districts,
including lot coverage and floor-area-ratio, are not required standards of the AG zoning
district.
Table 1: Site Development Standards for the AG Zoning District
Development
Standards
AG District Proposed Notes
Front Yard Setback 50 ft. ~138 ft. Code Met
Rear Yard Setback 50 ft. ~310 ft. Code Met
Side Yard Setback 30 ft. 30 ft. Code Met
Street Side Yard
Setback
30 ft. N/A Not Applicable due to
private drive
Max Height 30 ft. ~ 21 ft. Code Met
Maximum Size
The Municipal Code does not have limitations on maximum size of an ADU for the AG
district. The proposed ADU is 1,784 sq. ft., which is larger than the typical 1,200 sq. ft.
maximum applied in residential zoning districts, where smaller lot sizes are located.
Additionally, the ADU is larger than 50% of the main structure, another standard for
ADUs in typical residential properties. The Conditional Use Permit process allows
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF CONDITIONAL USE PERMIT 18-001
MAY 7, 2018
PAGE 3
flexibility with Arroyo Grande Municipal Code Standards. In light of the scale of the
property, standards that are typically applied to properties ranging between 5,000 and
50,000 sq. ft. are not necessarily appropriate for a property totaling over 220,000 sq. ft.
The proposed ADU will provide an additional housing opportunity in the City for aging
relatives on a property that is large enough to support two residential units, and is
located in such a way as to minimize, if not eliminate, any potential impacts that may
prevent the property from being utilized for agricultural purposes in the future.
Architecture
The structure is designed in a farmhouse style, with high pitched roofs and standing
seam metal porches and dormers. The proposed structure is designed wi th all four
elevations in mind by including detailing on all four planes. The garage door is front
facing, albeit only visible from the shared driveway, and emulates traditional carriage
doors. A 439 sq. ft. covered deck is accessed through the rear of the structure,
wrapping around the north and east frontages. The roofing, when not constructed with
the standing seam metal, will be a composition shingle roof. Color elevations have not
been included with the proposal; however, the applicant indicates that structure will be
painted white with charcoal roof, windows and trim.
Trees and Landscaping
Landscaping is shown on the proposed plans but is not identified. However, the
landscaping depicted appears to include densely planted shrubbery and four (4) new
trees. It is recommended that if the ARC in supportive of the proposed project, review of
the final landscape plan by the ARC be conditioned.
ADVANTAGES:
The proposed project will add an additional housing unit in the City that will provide an
opportunity for the ability for a family member to live on -site with the applicant.
DISADVANTAGES:
The proposed ADU will create additional housing stock on an agricultural property, a
Zoning District not identified for additional density by the General Plan.
ENVIRONMENTAL REVIEW:
The project was reviewed in accordance with the California Environmental Quality Act
(CEQA) and determined to be categorically exempt per Section 15 303(a) of the
Guidelines regarding new construction of an accessory dwelling unit.
PUBLIC NOTIFICATION AND COMMENT:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. No comments have been received.
Attachments:
1. Vicinity Map
2. Project Plans
ATTACHMENT 1
Subject Property
Existing Residence
ATTACHMENT 2