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