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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 0 rn r r m N O A O CD O U 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 r O -4 on r O O OU z N Z v r O O r O O r I I I I m m X m N Z d r O O r O O M 0 e N Z O '1 r 0 TO N O A m — q TRUF N s -o• e• -r io•-io• io•-e• O I 61 s - I I _ I I I o- s -o- s -e• �•-e• r -o• r -e• T -1o• e' -o' r -o" e• -o• r -o• e EAST VILLAGE PLAZA �T r A N D LOT 4 m 2ND FLOOR PLAN �rn e• I , 4 v R � V 4 v „r x Y' 54 r -o• V 4 V f 9 ' aLET_ Y 4 • �_ol 17 d _t - Y m 4 d a � v a O I 61 s - I I _ I I I o- s -o- s -e• �•-e• r -o• r -e• T -1o• e' -o' r -o" e• -o• r -o• e EAST VILLAGE PLAZA �T r A N D LOT 4 m 2ND FLOOR PLAN �rn a as -e r 1 e � Is-e- T I - •1 I - I r O I I I� I y I q 1 I ❑ 4 Ze'-la b i 1 a_ I Y I g I 4 I I I I 1 I I - I I 9 A I CR I 4 I / I I I l I 4 I NE I \ I \ I I I I R O S r-e• r-e�• �._a. _a. w'-o• °m EAST VILLAGE PLAZAzc D C rn fn m A 0 LOT 4 = r • o 1 ST FLOOR PLAN m A �m N\ a8ed Z uogaag maN 8urydg7 ure,n - WV Bs:TI slot/aC/G 8mdd,13 w•ur - Ad GZ ZT STOZ/81/6 4 4 Q Q 4 44 i i i i i i i y� S•F S-0• C-T � i•J• ,r•r * fI.1P * 8.1P a' 7d' a�'t"7 �"7� I I 1 I z'6: r� _'yz�i7'1y r.P =t'�. •r-�'r T"y� I � I I I -- --- 1 I -- - R R ---- § T i.- Ig I I1� 4 __ LI nz I 5 r2 I mn ti I I I r• sd• I to• I 19'd' r-r V-10. Y.tP ]•-r y E 9d- N'd B4• _ "4. t3•-'i 4 ' D M Q Q Gk !( §k§ !! \ §, I ||f!§ |§ §!|2 §!r /;®� �§§§�` �)#77§//■2� m §§k )) 3\ lain D m z m � r z 0 2 J Fdtln DRAWN By JIF _ Projeet: CHECKED BY I APPROVAL J'( P TTILE tng Circle xxx OM App 90UWMd Arroyo, RoM- Nw m" 0"" N�Ep DMG.HD. Automatic Dots ��! xxx Procaskp (o791Y74.7901 -- ISSUE DArE 12-20-05 1 x —x, fi I I I I JP all I fill 1.181 III IIaPI S!g(a9a1 1 P '' �� 11 �� � �6q 3al`fSg A ■ f � E Y A A � �i � � 0 N • � 9 � � �7i Fdtln DRAWN By JIF _ Projeet: CHECKED BY I APPROVAL J'( P TTILE tng Circle xxx OM App 90UWMd Arroyo, RoM- Nw m" 0"" N�Ep DMG.HD. Automatic Dots ��! xxx Procaskp (o791Y74.7901 -- ISSUE DArE 12-20-05 1 x —x, fi I I I I JP all I fill 1.181 III IIaPI S!g(a9a1 1 P '' �� 11 �� � �6q 3al`fSg ��6a�• o Nil; aia3Sa f11,�,1P�1 °�g�ll �1 �,� 6iP � PA : Oji I;1(�i ��yA'R� I v�P� �i Fdtln DRAWN By JIF _ Projeet: CHECKED BY I APPROVAL J'( P TTILE tng Circle xxx OM App 90UWMd Arroyo, RoM- Nw m" 0"" N�Ep DMG.HD. Automatic Dots ��! xxx Procaskp (o791Y74.7901 -- ISSUE DArE 12-20-05 1 x —x, 0 O N O A O Mel most= 51k 0 O Z 0 m oo "n r O O ;o ou r Z (n 0 0 REF N r 0 0 m W 'T1 r 0 0 N r 0 0 STUDY/ DINING ENI i u _ __.e_-. UP .�' WAITING r - - i I I ENTRY a WC STI REC LOBBY REC. OFFICE E SUITE SUITE SUITE Ws I Ws I Ws Ws I m LOT 8 & 9 CONCEPT >C EAST VILLAGE PLAZA ' ARROYO GRANDE, CA We n LIVING b KITCH i u _ __.e_-. UP .�' WAITING r - - i I I ENTRY a WC STI REC LOBBY REC. OFFICE E SUITE SUITE SUITE Ws I Ws I Ws Ws I m LOT 8 & 9 CONCEPT >C EAST VILLAGE PLAZA ' ARROYO GRANDE, CA We n r 0 0 (n ommo W4 m OU z �oJ 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 LWAF0 LliT�J 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). 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