ARC 2018-05-07_08b Ide ADU ARCH
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
BY: CHRISTOPHER TURNER, PLANNING INTERN
SUBJECT: CONSIDERATION OF ARCHITECTURAL REVIEW 18-001;
CONSTRUCTION OF A NEW 496 SQUARE FOOT ACCESSORY
DWELLING UNIT; LOCATION – 513 IDE STREET; APPLICANT –
DAVID IWERKS
DATE: MAY 7, 2018
SUMMARY OF ACTION:
Recommendation of approval to the Community Development Director will allow for
construction of the proposed ADU.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended the Architectural Review Committee (ARC) review the proposed
project and make a recommendation to the Community Development Director.
BACKGROUND:
The subject property is zoned Single Family (SF), is located in the D -2.4 Historic
Character Overlay District (Attachment 1), and requires review by the ARC for
compliance with the Design Guidelines and Standards for the Historic Character
Overlay District (Design Guidelines) (Attachment 2).
ANALYSIS OF ISSUES:
Project Description
The applicant proposes to construct a new 496 square foot accessory dwelling unit
(ADU) located in the side yard of 513 Ide Street. The existing residence is separated
from the proposed location of the ADU by a fence. The side yard is vacant with no
landscaping, giving the project area the appearance of being a separate lot. The
proposed ADU meets all applicable development standards, including FAR, lot
coverage, height, setbacks, minimum structure separation, and parking. The proposed
ADU is located within one half (1/2) mile of an existing transit stop and within the D-2.4
Historic Character Overlay District and therefore does not require additional off street
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 18-001
MAY 7, 2018
PAGE 2
parking in accordance with Subsections 16.52.150.7.a.i and 16.52.150.7.a.ii of the
Municipal Code.
Table 1: Development Standards for ADUs Within the SF District
Development
Standards
ADU Requirements
in SF District ARCH 18-001 Notes
Minimum Lot Size 6,750 Square Feet 62,728 Square Feet Code Met
Front Yard Setback 20 Feet 20 Feet Code Met
Rear Yard Setback 15 Feet 250 Feet Code Met
Side Yard Setback 5 Feet 5 Feet Code Met
Setback Between
Buildings 10 Feet 99 Feet Code Met
Maximum Height 2 Stories or 30 Feet 1 Story and 18 Feet Code Met
Maximum Size
586 Square Feet
(1/2 of primary
dwelling)
496 Square Feet Code Met
Lot Coverage and
Floor Area Ratio
40% Lot coverage
Floor Area Ratio: .45
2.6% Lot coverage
Floor Area Ratio:
.03
Code Met
Off-Street Parking
1 Off-street parking
space for each
bedroom of the
ADU, not to exceed
2 spaces.
None
Exempt from off-
street parking
requirements due
to being located
within the D-2.4
Overlay District
and within .5
miles of existing
transit stop
The proposed ADU is designed in a cottage style similar to the existing home,
mimicking the hardboard lap siding and a slate composite shingle roof. The structure is
rectangular, with articulated gables on each side of the roof. The front elevation is
proposed to have two mid-sized windows and a small awning to create an inviting
entrance. The proposed ADU will be accessed from a new footpath off of Ide Street.
The Design Guidelines and Standards for Historic Character Overlay District (Design
Guidelines) describe several architectural styles and construction materials acceptable
for use in the D-2.4 Overlay District, including the proposed cottage style with clapboard
wood siding. The proposed ADU is architecturally compatible with the existing residence
and is therefore in compliance with Subsection 16.52.150.C.4 of the Municipal Code.
ADVANTAGES:
The proposed design meets the requirements of the Arroyo Grande Municipal Code , as
well as the Design Guidelines, and the detailing will complement the character of both
the neighborhood and the existing home.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 18-001
MAY 7, 2018
PAGE 3
DISADVANTAGES:
None identified.
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 in a residential
zone.
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2.
ATTACHMENTS:
1. Project Location and Existing Residence
2. Design Guidelines P. 17-18, 20-21
3. Project Plans
ATTACHMENT 1
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
ARCHITECTURAL STYLES
This section illustrates various architectural
styles found within the Village Historic
Design Overlay District. These styles
represent much of the existing architecture
in the Village and shall be used a guide for
future development and renovations in the
area. For the Spanish Eclectic Style, use this
section as a guide for residential remodels
for existing Spanish Eclectic style homes or
mixed use/commercial construction (See
Appendix “A” for additional examples):
construction of new Spanish Eclectic homes
is allowed in the HCO residential district
subject to conditional use permit approval.
Most of the historic architecture does not
follow one specific style, but is influenced
by many. The commercial style
development in the Village area is an
eclectic mix of buildings, but there is a
similar vocabulary in the building design
and construction materials. The
development for the residential and
commercial buildings generally fits within
one or more of the following architectural
styles.
RESIDENTIAL STRUCTURES
Bungalow
The Bungalow style is a unique house type
that borrows from other cultures, but is a
truly American design. Developed on the
west coast, the Bungalow reduces the
distinction between inside and outside space,
reflecting the open practical living possible
in California. It is generally a low, small
house that used natural materials and relied
on simplified design. The roof structure is
most often broad gables, often with a
separate lower gable covering the porch,
although hipped roof structures are also
common. There is little ornamentation, and
what is found is of simplified design. The
first Bungalow development period was
from 1895 to 1915.
Cottage
A Cottage is basically a small frame single-
family home that does not use any particular
architectural style or ornamentation pattern.
Roof styles vary, but most often use gable,
hip or a combination of the two. This is a
style that often borrows elements from
classic styles, but does not incorporate other
elements that make the style unique.
Craftsman
An extension of the early Bungalow, the
Craftsman design included a low-pitched
gabled roof with a wide, unenclosed eave
overhang. Roof rafters are usually exposed
and decorative beams or braces are
commonly added under gables. Porches are
either full or partial-width, with a roof often
supported by tapered square columns. The
most distinctive features of this style are the
junctions where the roof joins the wall,
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ATTACHMENT 2
C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
where the most ornamentation occurs. This
was the dominant style for smaller homes
from 1905 to early 1920’s. The popularity
of the style faded quickly, however, and few
were built after 1930.
Folk Victorian
The Folk Victorian style uses a simple, folk
type house style that is often one story and
has a roof that is gabled or hipped
(pyramidal). It lacks the intricate, irregular
roof structure of the Queen Anne style, but
includes ornamentation common to
Victorian-style detailing, especially spindle
work. Facades are generally symmetrical.
Queen Anne
The Queen Anne architectural style was
common from about 1880 to 1910.
Identifying features include a steeply
pitched, irregular shaped roof, often with a
dominant front-facing gable, patterned
shingles, cutaway bay windows, and other
features to avoid a smooth walled
appearance. The decorative detailing is
usually of two types:
1. Spindle work includes turned posts and
may also include decorative gables and
ornamentation under the wall overhangs.
2. Free classic detailing uses classical
columns, instead of delicate turned
posts, and other ornamentation is less
“lacy” and delicate than that found in
spindle work. This style became
common after 1890.
Spanish Eclectic
For the Spanish Eclectic Style, use this
section as a guide for residential remodels
for existing Spanish Eclectic style homes or
mixed use/commercial construction (See
Appendix “A” for additional examples):
construction of new Spanish Eclectic homes
is allowed in the HCO residential district
subject to conditional use permit approval.
The Spanish Eclectic style uses decorative
details borrowed from all aspects of Spanish
Architecture. The roof is low pitched,
usually with little or no eave overhang, or
flat. The roof covering is S-shaped or 2-
piece unglazed clay tile. Typically one or
more prominent arches are placed above the
door or principal windows. Windows are
typically recessed. The wall surface is
usually smooth plaster, and the façade is
normally asymmetrical.
* Sketches from the Architectural Styles section are
from Realty Advocates at www.realtyadvocates.com.
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
CONSTRUCTION MATERIALS
This section provides examples of the most
commonly found building materials used in
the Village area of Arroyo Grande. There
are also examples of construction materials
under the Village Core and the Residential
sections specific to those areas.
All new projects shall use materials that fit
within the character of the Village (see
following examples). Using similar
materials or replicating these materials on
all projects and restorations will extend the
existing character extended throughout the
Village.
All restorations shall use materials that
match or complement the original structure
facilitating compatibility and preservation of
its character.
WEATHERBOARD OR CLAPBOARD
WOOD SIDING
Most of the original housing and a few of
the commercial buildings used horizontal
wood siding or vertical board and batten for
the exterior walls and trim of the buildings.
Wood siding gives the buildings a sense of
historic character, adding detail and texture.
CEMENT PLASTER
Cement plaster (including stucco) is not as
common as wood or brick, however some of
the commercial and residential buildings
within the Village have plaster exteriors.
Cement plaster buildings require detailing
that gives them a historic “Village” feel.
Buildings with plain plaster walls and no
ornamentation are not appropriate for The
Village.
YELLOW INDIGENOUS SANDSTONE
This type of stone is used on the old
I.O.O.F. Hall on Bridge Street and the Old
Brisco Hotel on East Branch Street. It is a
golden stone that is shaped in large irregular
chunks. The color of this natural stone adds
a warm variety and individuality to the area.
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C ITY OF A RROYO G RANDE GUIDELINES & S TANDARDS FOR H ISTORIC D ISTRICTS
BRICK AND STONE BLOCK
Brick and stone blocks are most common on
commercial buildings in the Village. Brick
is an old construction material that was used
in the late 1800s and early 1900s when the
bulk of the historic commercial buildings in
Arroyo Grande Village were built. The use
of exposed plain concrete block is not
permitted in the Historic Village Core
District.
WINDOW SASHES AND DOOR FRAMES
Doors should be made of wood or a material
that resembles an older style wooden door.
For commercial areas, large industrial style
glass doors and windows with metal frames
are not appropriate. Doors with wood trim
and windows with wood framing should be
used. Aluminum and other frames that have
a modern metal look are not appropriate for
the Village.
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ATTACHMENT 3