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PC 2019-10-01_09a Cherry Substantial Conformance MEMORANDUM TO: PLANNING COMMISSION FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONSIDERATION OF A FINDING OF SUBSTANTIAL CONFORMANCE REGARDING GUEST PARKING AT SUBAREA 2 OF THE EAST CHERRY AVENUE SPECIFIC PLAN; APPLICANT – WATHEN CASTANOS HOMES DATE: OCTOBER 1, 2019 SUMMARY OF ACTION: The Planning Commission will make a finding of substantial conformance regarding the developer’s proposal to meet guest parking requirements of the alley loaded units at Subarea 2 of the East Cherry Avenue Specific Plan. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: No direct impacts associated with the proposal will affect financial or personnel resources. RECOMMENDATION: It is recommended the Planning Commission find the proposed method of meeting guest parking requirements in substantial conformance with the East Cherry Avenue Specific Plan. BACKGROUND: On January 10, 2017, the City Council adopted Resolution No. 4771 approving the East Cherry Avenue Specific Plan (the “Specific Plan”) and Vesting Tentative Tract Map 15- 001 for Subarea 2 of the Specific Plan (Attachment 1). During the Planning Commission’s review of the Specific Plan and in making a recommendation to the Council, the Commission required that the “Alley Loaded” units each provide one (1) guest parking space per alley loaded lot. This was included as an effort to reduce on- street parking demand arising from the new residences, particularly on E. Cherry Avenue. This requirement was included as part of the project and is reflected on Page 12 of the Specific Plan. Originally envisioned to be a detached concrete pad on each of the lots during the conceptual stage of the project, the design of the residences soon necessitated the guest parking spaces to be concrete extensions off each alley loaded driveway. However, the developer soon noticed that this additional nine foot (9’) by eighteen foot (18’) area of hardscape significantly impacted the private yard areas of each alley Item 9.a. - Page 1 PLANNING COMMISSION CONSIDERATION OF A FINDING OF SUBSTANTIAL CONFORMANCE REGARDING GUEST PARKING AT SUBAREA 2 OF THE EAST CHERRY AVENUE SPECIFIC PLAN OCTOBER 1, 2019 PAGE 2 loaded lots. The developer began investigating options in order to accommodate the guest parking space in a less impactful manner, including the solution currently being proposed. However, due to the unconventional nature of the solution, it is being brought to the Planning Commission to find it in substantial conformance with the Specific Plan. ANALYSIS OF ISSUES: The standard driveway for the alley loaded units in Subarea 2 is 18’ wide. Arroyo Grande Municipal Code (AGMC) Subsection 16.56.070.A.1. identifies that the standard parking stall width is nine feet (9’). Typically, areas in front of garages are not counted as meeting onsite parking requirements due to AGMC Subsection 16.56.100.1 requiring a twelve foot (12’) minimum width unobstructed path to the garage. This requirement does not leave the appropriate width necessary for a standard parking space to remain in the driveway. However, in order to meet AGMC requirements, the applicant proposes to widen alley loaded driveways to twenty-one feet (21’). This maintains the twelve foot (12’) wide unobstructed pathway to the garage, while also allowing a standard nine foot (9’) wide guest parking area to the side, with an additional three feet four inches (3’ 4”) to the property line (Attachment 3). This solution is supported as an adequate method of meeting standards of the AGMC and the Specific Plan; however, due to the Planning Commission’s specific inclusion of guest parking in the Specific Plan for alley loaded units in Subarea 2, staff is requesting a formal finding of substantial conformance from the Commission. ALTERNATIVES: The following alternatives are provided for the Commission’s consideration: 1. Find the proposed method of guest parking to be in substantial conformance with the Specific Plan; 2. Do not find the proposed method of guest parking to be in substantial conformance with the Specific Plan and instead require a separate guest parking configuration; or 3. Provide direction to staff. ADVANTAGES: The proposed guest parking method is a creative solution to the requirements of the Specific Plan while also reducing the total amount of impervious area on the small alley- loaded lots. DISADVANTAGES: While the proposed guest parking solution appears to meet requirements of the AGMC, the solution may not be in substantial conformance with the requirement imposed by the Planning Commission. Item 9.a. - Page 2 PLANNING COMMISSION CONSIDERATION OF A FINDING OF SUBSTANTIAL CONFORMANCE REGARDING GUEST PARKING AT SUBAREA 2 OF THE EAST CHERRY AVENUE SPECIFIC PLAN OCTOBER 1, 2019 PAGE 3 ENVIRONMENTAL REVIEW: In compliance with the California Environmental Quality Act, the City Council has previously certified an Environmental Impact Report with overriding considerations regarding impacts associated with the E. Cherry Avenue Specific Plan. 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. Attachments: 1. Subarea 2 of the Specific Plan 2. Page 12 of the Specific Plan 3. Proposed guest parking configuration Item 9.a. - Page 3 ATTACHMENT 1Item 9.a. - Page 4 East Cherry Avenue Specific Plan January 2017 City of Arroyo Grande, CA Page 12 of 35 Table 6 – Specific Plan Village Residential (VR) District Development Standards Development Standard Village Residential (VR) Requirement 1.Maximum Density (DU/gross acre) 4.5 dwelling units per gross acre 2.Minimum Lot Size 4,300 net square feet 3.Minimum Lot Width 50 feet at building setback 4.Minimum Average Lot Depth 70 feet 5.Minimum Front Yard New Subdivisions of 5+ Lots1 15 feet to residential structure, 8 feet to porch, 18 feet to front loaded garage Infill and Additions Setbacks listed above or the average setback of structures to the street on either side and directly across block front for properties in the same district 6.Minimum Interior Side Yard Setback 5 feet 7.Minimum Front/Street Yard Setback1 10 feet building, 5 feet to porch, 18 feet to garage 8.Minimum Rear Yard Setback2 10 feet (1-story), 15 feet (2-story) 9.Maximum Lot Coverage 55% 10.Maximum Height 30 feet or 2 stories, whichever is less; 14 feet for accessory buildings 11.Minimum Distance between Buildings 10 feet, including between main dwellings and accessory structures 12.Fencing Setback 5 feet from property line, 0 feet from access easement 13.Two-car Garages Minimum 22 feet wide x 22 feet deep 14.Floor Area Ratio (FAR)Lot Size FAR 0—4,000 square feet net 0.35 4,001—7,199 square feet net 0.55 7,200—11,999 square feet net 0.50 12,000 – 39,000 square feet net 0.45 PARKING3 15.Single-family Homes 2 spaces/unit within an enclosed garage. Alley loaded lots to provide one (1) additional on-site guest parking space. 1 The East Cherry Avenue Specific Plan Design Guidelines encourages varying setbacks by as much as 5 -feet. 2 Infill development on a parcel within a previously approved project. Where the city has established specific setback requirements for single-family or multifamily residential parcels through the approval of a specific plan, subdivision map, planned unit development or other entitlement, those setbacks shall apply to infill development and additions within the approved project. 3 Chapter 16.32 Residential Districts Section 16.32.030 F. Special Use Regulations for the Village Residential District shall apply. ATTACHMENT 2 Item 9.a. - Page 5 ATTACHMENT 3 Item 9.a. - Page 6