Pages from 20160311120657075&uw,
DeB' B! ,ren
I N C O R P O R A T E D
October 13, 2015
City of Arroyo Grande
214 East Branch Street
Attn: Teresa McClish
Re: East Village Plaza Parking Review, Lots 1,2,4,6,7,8,9, 10
Dear Teresa,
ATTACHMENT 4
Enclosed is our review of the parking requirements for the lots owned by DeBlauw Properties, LLC. The
attached spread sheet checks both the past and current Municipal Codes for comparison. The current code
allows for some more flexibility and the result is the most lenient on required spaces. The four spaces on Lot
4 that have been taken out of use for parking and utilized for storage and wedding flower arrangement have
been excluded from the "Parking Provided" tallies. Since the space is being used similar to a warehouse or
wholesale space, the use of 800sf/parking space was calculated for the current use of the space.
The end result is that with or without parking reductions and past or current code calculation, the parking
appears to be compliant.
President, R.C.E. 48,215
411 El Camino Real, Arroyo Grande, CA 93420 (805) 489-7448 fax (805) 489-1270 deblauwcon@sbcglobal.net
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East Village Plaza Parking Study for DeBlauw Properties, LLC
CURRENT MUNICIPAL CODE
Lot 4
Commercial Soace. No Shared Use Reduction si-s]
Page 1
parking value is calculated based upon warehouse use of 894 sf/800.
Residential
Office/Retail
Gross Floor Area
Less
Restrooms
Difference
of GFA & RR
Required Parking
Value (300srp—pare)
Numb of
Spac Req'd.
Spaces
Provided
Notes
Lot 1
4023
56
3967
13.22
13
12
1 space on Lot 10 per parking agreement
Lot 2
3087
56
3031
10.10
10
10
Parking Std. met on its own Parcel
Lot 4 *
2527
101
2426
6.22
6
3
1 H.C. space shared with Lot 3 per pk'g agrmt.
2 spaces on Lot 3 per parking agreement
3 spaces on Lots 8 & 9 per parking agreement
Lot 6
4326
284
4042
13.47
13
16
Parking Std. met on its own Parcel
Lot 7
1195
56
1139
3.80
4
3
2 spaces on Lot 7
1 H.C. space shared with Lot 8 per pk'g agrmt.
1 space on Lot 6 per parking agreement
Lot 8
1092
116
976
3.25
3
5
Parking Std. Met on its own Parcel
Parking Std. Met on its own Parcel
Lot 9 1092 116 976 3.25 3 5
Lot 1—o
798
59
739
2.46
2
5
1 H.C. space shared with Lot 9 per pk'g agrmt.
* This area includes 894 sf of downstairs enclosed parking spaces and th
Totall
54
59
parking value is calculated based upon warehouse use of 894 sf/800.
Residential
14 14
Total Eight Lots 68 73
Commercial Space, With Shared Use Reduction
Shared Use
Number of
Bedrooms per Unit
Number of
Spaces Req'd.
Spaces
Provided
Notes
Lot
Lot 7
Lot 8 (proposed)
Lot 9 (proposed)
Lot 10
2
2
2
2
1 2
2
2
Covered
2 2
Covered
4 4
Uncovered
4 4
Uncovered
1 2 1 2 1
Covered
14 14
Total Eight Lots 68 73
Commercial Space, With Shared Use Reduction
Shared Use
Required Parking
Number of
Spaces
Reduction Factor
Value (3oosrper space)
Spaces Req'd.
Provided
2
Lot 1 80%
10.58
11
12
Uncovered
Lot 2 80%
8.08
8
10
Lot 4 * 80%
4.98
5
3
Lot 6 1 None 13.00 13 1 16 1
Lot 7 1 80% 1 3.04 1 3 1 3
8 80% 2.60 3 1 5
9 80% 2.60 3 5
10 80% 1.97 2 5
48 59
Residential
14 114
Total Eight Lots 62 73
Number of
Bedrooms per Unit
Number of
Spaces Req'd.
Spaces
Provided
Lot 4
Lot 7
Lot 8 (proposed)
Lot9(proposed)
Lot 10
2
2
2
2
2
2
2
Covered
2 2
Covered
4 4
Uncovered
4 4
Uncovered
1 2 1 2 1
Covered
14 114
Total Eight Lots 62 73
East Village Plaza Parking Study for De6lauw Properties, LLC
2002 MUNICIPAL CODE Lot 4 Parking value determined by Page 2
1633/300 and 894/800
Commercial Space, No Shared Use Reduction
- i nis area mciudes 2594 sr or downstairs enciosea parKing spaces ana to iotail 59 1 59
parking value is calculated based upon warehouse use of 894 sf/800.
Residential
Office/Retail Less
Gross Floor Area Restrooms
Difference
of GFA & RR
Required Parking
Value (3oos(per space)
Num er of
Spa es Req'd.
Spaces
Provided
2
2
2
2
2
Lot 1
Lot 2
Lot 4 *
Lot
Lot 7
Lot 8
Lot 91092
Lot 10
4023 4023 13.41 13
12
3087 3087 10.29 10
10
2527 2527 6.56 7
3
4326 4326 14.42 14
16
1195 1195 3.98 4
3
1092 1092 3.64 4
5
1092 3.64 4
5
798 798 2.66 3
5
- i nis area mciudes 2594 sr or downstairs enciosea parKing spaces ana to iotail 59 1 59
parking value is calculated based upon warehouse use of 894 sf/800.
Residential
1 14 1 14 1
Total Eight Lots 73 73
Commercial Space, With Shared Use Reduction
Number of
Bedrooms per Unit
Number of
Spaces Req'd.
Spaces
Provided
Spaces
Provided
Lot
Lot 7
Lot 8 (proposed)
Lot 9 (proposed)
Lot 10
2
2
2
2
2
2
2
Covered
2 2
Covered
4 4
Covered required 2002
4 4
Covered required 2002
r 2 2
Covered
1 14 1 14 1
Total Eight Lots 73 73
Commercial Space, With Shared Use Reduction
Residential
Shared Use
Reduction Factor
Required Parking
Value (300s(perspace)
Number of
Spaces Req'd.
Spaces
Provided
Lot 1
80%
10.73
11
12
Lot 2
80%
8.23
8
10
Lot 4 *
80%
5.2S
5
3
Lot 6
None
14.00
14
16
Lot 7
80%
3.19
3
3
Lot 8
80%
2.91
3
5
Lot 9
80%
2.91
3
5
Lot 10
80%
2.13
2
5
49
59
Residential
1 14 1 14 1
Total Eight Lots 63 73
Number of
Bedrooms per Unit
Number of
Spaces Req'd.
Spaces
Provided
Lot
Lot 7
Lot 8 (proposed)
Lot 9 (proposed)
Lot 10
2
2
2
2
2
2
2
Covered
2 2
Covered
4 4
Uncovered
4 4
Uncovered
1 2 1 2 1
Covered
1 14 1 14 1
Total Eight Lots 63 73
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9/24/2015 Arroyo Grande, CA Code of Ordinances
d:::0U PAAW�4yr eot�
16.56.060 - Off-street parking requirements by land use.
The following off-street parking requirements shall apply to all buildings erected and new or
expanded uses. Where the total requirements result in a fractional number, a fraction of 0.5 or greater
shall be rounded to the higher whole number.
For any use not specifically set forth in this section, the planning commission shall determine the
amount of required parking based upon similar uses, or evidence of actual demand based on traffic
engineering or planning data. The applicant shall provide the necessary data and background information.
OFF-STREET PARKING REQUIREMENTS
1. RESIDENTIAL USES
a. Single-family homes
Conventional size lot
Small lot (PUD)
b. Duplexes
c. Second residential units
d. Townhouse and condominiums (Attached ownership units)
NOTE: Parking
required for
residential use in
mixed use
projects does not
have to be
covered.
2 spaces per unit
within an
enclosed garage.
2 spaces per unit j
within an
enclosed garage
and 0.5
space/unit for
visitor parking.
2 space per unit
within an
enclosed garage
and 1 uncovered
space per unit.
1 uncovered
space per unit.
abouttlank 1/7
10113/2015 Arroyo Grande, CA Code of Ordinances
RESIDENT AND VISITOR PARKING
Studio
1 bedroom
2+ bedrooms
e. Apartments and multifamily dwellings (rental units)
RESIDENT PARKING:
Studio
1 bedroom
2+ bedrooms
about:blank
1 space per unit
within an
enclosed garage.
i
1 space per unit
within an
enclosed garage
and .5 uncovered
spaces per unit
for developments
over four units.
2 spaces per unit
within an
enclosed garage
and 0.5
uncovered space
per unit for
developments
over four units.
1 covered space
per unit.
1 covered space
per unit and 0.5
uncovered space
per unit for
developments
over four units.
2 covered spaces
per unit and .5
unit for
developments
over four units.
2/7
10/13/2015
j h. Bowling alleys and billiard halls
Arroyo Grande, CA Code of Ordinances
4. INDUSTRIAL AND WAREHOUSE USES
a. Warehouse and wholesale
1Ud< �
PF 7 -ft-
F�Gw�b
b. Manufacturing industrial distribution centers
5 parking spaces
per lane and 2
spaces per
billiard table
1 parking
space/800 sq. ft.
of gross floor
4rea, or 1 parking
-pace/employee
and 1
space/company
vehicle,
whichever is
larger.
2 parking
spaces/3
employees on the
largest but not
less than 1
space/2,000 sq.
ft. of area used
for allowed uses.
(Ord. 600 § 2, Exh. A (part), 2008: Ord. 557 § 3, Exh. C (part), 2004; prior code § 9-12.060)
abouttlank 7/1
e. Public utility buildings without
1 parking space/2 employees on the largest work shift.
on-site offices
f. Schools
Grade schools, elementary, junior
1 parking space/classroom and office for faculty and employees.
high schools
High schools, colleges 1 parking space/classroom and office for faculty members and
employees, and 5 parking spaces/classroom for students.
Vocational, business, trade 1 parking space/3 students of the maximum classroom capacity
schools and 1 space/faculty, staff and employee.
g. Child care facilities 1 parking space/employee or teacher and 1 space/5 children.
3. COMMERCIAL USES
a. General retail, services, office
1 parking space/250 sq. ft. of gross floor area.
and commercial
b. General retail office, services, 1 parking space/300 sq. ft. of gross floor area accessible to public
restaurants and bars in the Village (excluding restrooms.) Up to six (6) chairs for outdoor seating
Core Downtown (VCD); Village permitted without additional parking. For beauty salons, one
Mixed Use (VMU) additional parking space required for every 3 beauty stations
exceeding the first three.
c. Hotels and motels 1 parking space/unit, and 2 parking spaces for the manager's
office.
d. Restaurants and bars (outside 1 parking space/100 sq. ft. of public area (any area accessible by
VCD/VMU districts.) the public).
Fast food restaurant 1 parking space/75 ft. of public area (any area accessible by the
public.)
e. Outdoor sales and rental areas,
1 parking space/2,000 sq. ft. open area for the first 10,000 sq. ft.
including nurseries, auto, RV, boat
then 1 space/5,000 sq. ft. over 10,000 sq. ft.
sales
Page 3
16.56.050 - Common parking facilities
Common parking facilities may be provided in lieu of individual requirements if the total number of
parking spaces is the sum of the requirements for individual uses and the parking facilities are located
within five hundred (500) feet of the associated use.
The total parking requirement may be reduced to eighty (80) percent of the required standard for
shared uses; or seventy (70) percent of the required standard for shared uses if a parking study,
prepared by a licensed engineer or architect, can clearly show that the shared uses have different
hours of operation and would not conflict in their time of use. A conditional use permit shall be
required to be reviewed and approved by the planning commission for such a reduction.
As a condition of allowing common parking facilities, parties using common parking facilities shall
provide evidence of such joint use by a proper legal agreement approved by the city attorney.
Such agreements when approved shall be filed with the planning and building departments and
recorded with the county recorder.
(Ord. 557 § 3, Exh. C (part), 2004; prior code § 9-12.050)
Page 1
40ve AT T Wie jpf Af rFq0V*(LM
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4, ICS
ARROYO GRANDE DEVELOPMENT CODE
Chapter 9-12
1. RESIDENTIALUSES
a
Single family homes
Conventional size lot
2 spaces per unit within an enclosed, garage
Small lot (PUD)
2 spaces per unit within an enclosed garage and 0.5
space/unit for visitor parking
b.
Duplexes
1 space per unit within an enclosed garage and 1
uncovered space per unit
C.
Second residential units
1 covered space per unit and 1 uncovered space
per unit
d.
Townhouse and condominiums (Attached ownership units)
RESIDENT PARKING:
Studio
1 space per unit within an enclosed garage
1 bedroom
1 space per unit within an enclosed garage and 1
uncovered space per unit
2+ bedrooms
2 spaces per unit within an enclosed garage and 0.5
uncovered space per unit for each additional
bedroom over 2
VISITOR PARKING:
0.5 uncovered space per unit
e.
Apartments and multi -family
dwellings (Rental units)
RESIDENT PARKING:
Studio
1 covered space per unit
1 bedroom
1 covered space per unit and 0.5 uncovered space
per unit
2+ bedroom
2 covered spaces per unit and 0.5 uncovered space
per unit for each additional bedroom over 2
VISITOR PARKING:
0.5 uncovered space per unit
f.
Senior Housing - independent
living
- ._.�1�� LV"3M,
2
RESIDENT PARKING:
Studio
1 covered space per unit
1 bedroom
1 covered space per unit
2+ bedrooms
1 covered space per unit and 0.5 uncovered space
per unit
VISITOR PARKING:
0.5 uncovered space per unit
g.
Senior Housing - assisted
living
1 uncovered space per 3 beds and 1 space per
employee on the largest work shift
h.
Mobile home parks
2-5 uncovered spaces per unit
Effective June 13, 1991 256
ARROYO GRANDE DEVELOPMENT CODE
Chapter 9-12
i.
Large Family Day Care
1 uncovered space per staff person other than the
Facilities
homeowner in addition to the required parking for
the residential building
2- TUBLIC AND SEMPPUBL:.tC USES
a.
Public buildings - administrative
t parking space/150 sq. ft of work space
b.
Public and semi-public buildings -
1 parking space/5 foxed seats, or 1 parking
assembly (including auditoriums,
space/50 sq. ft- of floor area designed for public
theaters, lodges, dubs, churches,
assembly
mortuaries)
C.
Hospitals
1 space/bed and 1 space/doctor or employee
on the largest shift
d.
Convalescent hospitals
1 space/3 beds and 1 space/doctor or
employee on the largest shift
e.
Public utility buildings without
1 parking space/2 employees on the largest
on-site offices
work shift
f.
Schools
Grade schools, elementary, junior
1 parking space/classroom and office for faculty
high schools
and employees
High schools, colleges
1 parking space/classroom and office for faculty
members and employees, and 5 parking
spaces/classroom for students
Vocational, business,. trade
1 parking space/3 students of the maximum
schools
classroom rapacity and 1 space/faculty, staff
and employee
g.
Child care facilities
1 parking space/employee or teacher and 1
space/5 children
COMMERCIAL
3. tAL USES
a_
General retail, office and
1 parking space/250 sq. ft. of gross floor area.
commercial
b.
Village commercial - general retailI
1 parking space/300 sq. f - of gross floor area.
and office only
C.
Hotels and motels
1 parking space/unit, and 2 parking spaces for
the manager's office.
d.
Restaurants and bars
1 parking space/100 sq. ft- of public area (any
area accessible by the public).
Fast Food Restaurant
1 parking space/75 sq. tL of public area (any
area accessible by the public).
Effective June 13, 1991 257
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