Loading...
Agenda Package - PC_Dec21_2021PLANNING COMMISSION MEETING AGENDA Tuesday, December 21, 2021, 6:00 p.m. Zoom Virtual Meeting Webinar ID: 832 5584 8846 ByTelephone: 1-669-900-6833; 1-346-248-7799 Please click the link below to join the Zoom Meeting: https://us02web.zoom.us/j/83255848846 Webinar ID: 832 5584 8846 Or by Telephone: 1-669-900-6833; 1-346-248-7799 Given the recent increase in COVID-19 cases in San Luis Obispo County, and in compliance with Assembly Bill (AB) 361, which allows for a deviation of teleconference rules required by the Ralph M. Brown Act, Planning Commission meetings will be conducted by video/teleconferencing through Zoom Webinar until further notice. Meetings will be broadcast live on Channel 20 and streamed on the City’s website and www.slo- span.org. Members of the public may participate and provide public comment on agenda items during the meeting by joining the Zoom meeting or by submitting written public comments to the Clerk of the Commission at pc-publiccomment@arroyogrande.org. 1.CALL TO ORDER 2.ROLL CALL 3.FLAG SALUTE Chair Martin 4.AGENDA REVIEW The Commission may revise the order of agenda items depending on public interest and/or special presentations. 5.COMMUNITY COMMENTS AND SUGGESTIONS This public comment period is an invitation to members of the community to present issues, thoughts, or suggestions on matters not scheduled on this agenda. Comments should be limited to those matters that are within the jurisdiction of the Planning Commission. Members of the public may provide public comment remotely by joining the Zoom meeting utilizing one of the methods provided below. Please use the “raise hand” feature to indicate your desire to provide public comment. Click the link below to join the webinar: https://us02web.zoom.us/j/83255848846 Webinar ID: 832 5584 8846 Or Telephone Attendee: 1-669-900-6833; 1-346-248-7799; Press * 9 to “raise hand” for public comment. The Brown Act restricts the Commission from taking formal action on matters not published on the agenda. In response to your comments, the Chair or presiding official may: Direct City staff to assist or coordinate with you.• A Commissioner may state a desire to meet with you.• It may be the desire of the Commission to place your issue or matter on a future agenda.• Please adhere to the following procedures when addressing the Commission: Comments should be limited to 3 minutes or less.• Your comments should be directed to the Commission as a whole and not directed to an individual Commissioner. • Slanderous, profane or personal remarks against any Commissioner or member of the audience shall not be permitted. 6.WRITTEN COMMUNICATIONS Correspondence or supplemental information for the Planning Commission received after Agenda preparation. In compliance with the Brown Act, the Commission will not take action on correspondence relating to items that are not listed on the Agenda, but may schedule such matters for discussion or hearing as part of future agenda consideration. 7.CONSENT AGENDA 7.a.Approval of Minutes (HOLUB) Recommended Action: Approve the minutes of the December 7, 2021 Regular Meeting. 8.PUBLIC HEARINGS None. 9.NON-PUBLIC HEARING ITEMS 9.a.Review Of Design Concepts For The Pre-Approved Regional Accessory Dwelling Unit Plan Project (PEREZ) Recommended Action: It is recommended the PC review the preliminary design concepts and provide feedback to the project consultant to refine plans as part of the regional pre-approved ADU plan program. 10.NOTICE OF ADMINISTRATIVE ITEMS SINCE DECEMBER 7, 2021 11.COMMISSION COMMUNICATIONS Correspondence/Comments as presented by the Planning Commission. 12.STAFF COMMUNICATIONS Correspondence/Comments as presented by the City Manager. 13.ADJOURNMENT Page 2 of 48 All staff reports or other written documentation, including any supplemental material distributed to a majority of the Planning Commission within 72 hours of a regular meeting, relating to each item of business on the agenda are available for public inspection during regular business hours in the City Clerk’s office, 300 E. Branch Street, Arroyo Grande. If requested, the agenda shall be made available in appropriate alternative formats to persons with a disability, as required by the Americans with Disabilities Act. To make a request for disability-related modification or accommodation, contact the Legislative and Information Services Department at 805-473-5400 as soon as possible and at least 48 hours prior to the meeting date. This agenda was prepared and posted pursuant to Government Code Section 54954.2 Agenda reports can be accessed and downloaded from the City’s website at www.arroyogrande.org If you would like to subscribe to receive email or text message notifications when agendas are posted, you can sign up online through the “Notify Me” feature. Planning Commission Meetings are cablecast live and videotaped for replay on Arroyo Grande’s Government Access Channel 20. The rebroadcast schedule is published at www.slo-span.org. Page 3 of 48 1 ACTION MINUTES MEETING OF THE PLANNING COMMISSION December 7, 2021, 6:00 p.m. Zoom Virtual Meeting Webinar ID: 832 5584 8846 ByTelephone: 1-669-900-6833; 1-346-248-7799 Commission Members Present: Chair Glenn Martin, Vice Chair Frank Schiro, Commissioner Jamie Maraviglia, Commissioner Jim Guthrie Staff Present: Associate Planner Andrew Perez, Assistant Planner Patrick Holub, Community Development Director Brian Pedrotti Given the recent increase in COVID-19 cases in San Luis Obispo County, and in compliance with Assembly Bill (AB) 361, which allows for a deviation of teleconference rules required by the Ralph M. Brown Act, this meeting was held by teleconference. _____________________________________________________________________ 1. CALL TO ORDER Chair Martin called the Planning Commission meeting to order at 6:00 PM. 2. ROLL CALL Commissioner Buchanan absent. 3. FLAG SALUTE Chair Martin led the flag salute. 4. AGENDA REVIEW None. 5. COMMUNITY COMMENTS AND SUGGESTIONS Chair Martin invited public comment. No public comments were received. 6. WRITTEN COMMUNICATIONS One supplemental memorandum received for items 8.a. and 8.b. Page 4 of 48 2 7. CONSENT AGENDA Moved by Chair Martin Seconded by Commissioner Guthrie Approve the minutes of the October 19, 2021 Regular Planning Commission meeting. Passed 8. PUBLIC HEARING ITEMS 8.a APPEAL TO PLANNING COMMISSION CASE 21-004; APPEAL OF PLOT PLAN REVIEW 21-029 AT 1562 STRAWBERRY AVENUE Assistant Planner Holub presented the staff report, which included information about the vacation rental ordinance, processing of vacation rental applications, and performance standards for vacation rentals. He also addressed objections raised by the appellant, including completeness of the application, the structure’s adherence to Building and other Code requirements, availability of parking and perceived impacts on circulation, noticing procedures and the ability of the listed emergency contact to perform the required functions. Stew and Francine Errico, appellants, spoke in favor of the appeal stating that the vacation rental permit should be denied because the project application was incomplete, the approval was not notified according to the Municipal Code, and the emergency contact was incapable of performing the necessary duties required by the Municipal Code. Patrick and Brenda Goroski, project applicants, spoke in opposition of the appeal and stated that they followed the city process. Kathleen Kelly, project representative, spoke in opposition to the appeal and explained the roles of the emergency contact and how they satisfy the Municipal Code requirements. Chair Martin opened public comment and the following comments were received: Michelle Chariton, stated that an application cannot be changed after submittal, spoke about police activity responding to the vacation rental at 1170 Linda Drive, and inquired about the noticing for the short term rental at 1150 Linda Drive. Jami Fordyce, inquired about the status of their refund for the appeal of the vacation rental approval at 1170 Linda Drive. Chair Martin closed public comment. The Commission discussed the staff process for reviewing vacation rental applications. The Commission recognized that vacation rentals are in important issue and urged staff to agendize a discussion about the ordinance with City Council as soon as possible. Moved by Chair Martin Seconded by Vice Chair Schiro Page 5 of 48 3 Adopted a Resolution denying Appeal Case No. 21-004 and approving Plot Plan Review 21- 029. AYES (4): Chair Martin, Vice Chair Schiro, Commissioner Maraviglia, and Commissioner Guthrie Passed (4 to 0) 8.b APPEAL TO PLANNING COMMISSION CASE 21-005; APPEAL OF PLOT PLAN REVIEW 21-033 AT 263 SPRUCE ST, UNIT D Commissioner Maraviglia recused herself. Assistant Planner Holub presented the staff report, which included information about the vacation rental ordinance, processing of vacation rental applications, and performance standards for vacation rentals. He also addressed objections raised by the appellant including concerns about availability of parking, an unpermitted structure in the garage of the residence where the rental is proposed, and parking within a fire lane. Sharon Valienzi, appellant, spoke in favor of the appeal stating parking issues, emergency access, failure to comply with private covenants, conditions, and restrictions for the subdivision, and neighborhood disturbances are grounds for upholding the appeal. Ms. Valienzi expressed her disappointment with the permitting process because she feels that the neighbors should be notified with the submittal of an application, not after a decision has been rendered. Chair Martin opened public comment and the following comments were received: Alex Hughson, spoke about parking issues created by the short term rental. Jason Motter, spoke about concerns about traffic, guests speeding on the private driveway, and disturbances caused by short term renters. Laura spoke about parking issues caused by short term renters that were not problems with long term renters. She spoke about noise issues and safety issues due to lack of adequate lighting at the subject property. Francine Errico, stated her disappointment with the permitting process and worried about the vacation rental permitted near her home. Jami Fordyce, spoke about the differences between short term and long term renters and disappointment with the permitting process. Stew Errico, spoke about concerns with the permitting process. Alex Hughson read comments prepared by Paul Erb, stating parking issues and disturbance of the neighbors caused by short term renters are reasons to uphold the appeal. Chair Martin closed public comment. Ken Steitz, project applicant, stated that the appellants presented information that was not true and that his property is ideal for a vacation rental. He spoke about the parking situation and how the storage room in the garage was used for personal storage. He stated that the guests do not Page 6 of 48 4 block the fire lane when parked in the driveway and that his guests do not use the guest parking spaces on a full-time basis. Elaine Steitz, project applicant, spoke about the unpermitted storage room and how it was constructed by the previous owner. They stated that the pictures presented by the appellants are inaccurate and do not accurately portray the parking situation. The Commission agreed that the appellants bring valid concerns about vacation rentals in general, and that this is a poor location for a vacation rental, however they could not make the findings for denial. The Commission discussed the idea of conditioning the project to require guests to park in the garage to alleviate concerns regarding obstruction of the fire lane. Moved by Commissioner Guthrie Seconded by Vice Chair Schiro Adopted a Resolution denying Appeal Case No. 21-005 and approving Plot Plan Review 21- 033. AYES (2): Vice Chair Schiro, and Commissioner Guthrie NOES (1): Chair Martin ABSENT (1): Commissioner Maraviglia Passed (2 to 1) 9. NON-PUBLIC HEARING ITEMS None. Commissioner Maraviglia rejoined the meeting. 10. NOTICE OF ADMINISTRATIVE ITEMS SINCE NOVEMBER 16, 2021 11. COMMISSION COMMUNICATIONS Commissioner Guthrie inquired if there were any more appeals that needed to be heard by the Commission. Vice Chair Schiro thanked the public for the fundraising efforts that allowed for the installation of the holiday lights in the Village. 12. STAFF COMMUNICATIONS None. 13. ADJOURNMENT The Meeting adjourned at 8:56 p.m. Page 7 of 48 5 _________________________ Patrick Holub Assistant Planner _________________________ Glenn Martin, Chair Page 8 of 48 MEMORANDUM TO: Planning Commission FROM: Brian Pedrotti, Community Development Director BY: Andrew Perez, Associate Planner SUBJECT: Review Of Design Concepts For The Pre-Approved Regional Accessory Dwelling Unit Plan Project DATE: December 21, 2021 SUMMARY OF ACTION: Presentation of preliminary design concepts developed for the regional accessory dwelling unit plan project and solicitation of feedback from the Planning Commission (PC). IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: The project is financed by grant funding obtained by the participating cities as joint applicants. RECOMMENDATION: It is recommended the PC review the preliminary design concepts and provide feedback to the project consultant to refine plans as part of the regional pre -approved ADU plan program. BACKGROUND: In October of 2020, an application to obtain $181,000 of funding from the Regional Early Action Planning (REAP) grant program was approved for funding. submitted by The cities of Arroyo Grande, Grover Beach, Morro Bay, and Atascadero submitted the application as co-applicants to create a pre-approved ADU plan program. Upon completion, residents of each jurisdiction will have the opportunity to utilize any of the six (6) pre-approved floor plans to construct an ADU on their property. The primary objective of the REAP grant program is to accelerate housing production by implementing policies and programs identified in the sixth cycle Housing Elements. This program accelerates housing production because it results in significant savings related to design and engineering costs, as well as plan review time because the plans will have already been approved by the Community Development Department. Page 9 of 48 Planning Commission Review Of Design Concepts For The Pre-Approved Regional Accessory Dwelling Unit Plan Project December 21, 2021 Page 2 Project Description The goal of this joint effort is to expedite the ADU permitting process and encourage the construction of accessory units to support our regional housing goals. This joint effort for Regional Pre-Approved Accessory Dwelling Unit stock plans responds to local conditions and design themes and will be available for use by the cities of Atascadero, Arroyo Grande, Grover Beach, and Morro Bay. The benefits of pre-approved ADU plans include:  Saving applicant pre-construction design time and money by providing a selection of pre-approved stock plans in a variety of sizes and styles  Streamlining the City construction plan check review process (plans will be pre - reviewed and approved. Only site specific plans will require review)  Boosting production and development of accessory units that can help each City maintain housing stock that is affordable by design Because the project spans multiple cities each with unique needs and conditions , a staff level survey was created to capture goals, input, and direction from each jurisdiction. The survey covered a range of fundamental questions from ideal unit sizes, styles, dimensions, jurisdictional concerns, typical lot sizes, and compatibility with existing residential development. ANALYSIS OF ISSUES: Design Concepts Through a Request for Proposal process, the participating cities collectively chose the team of Ryan Brockett Architecture, Workbench, and Metta Urban Design to carry out the design process. Working closely with representatives from each jurisdiction, the design team has designed six ADU floor plans of different sizes in support of maximizing opportunities for residents within size ranges considered affordable by design. Each floor plan also has four (4) architectural style options, giving residents an opportunity to choose a design that is most compatible with their existing home. The project team established project priorities to guide the design process. The three key design criteria include efficiency, flexibility and privacy/outdoor space: Page 10 of 48 Planning Commission Review Of Design Concepts For The Pre-Approved Regional Accessory Dwelling Unit Plan Project December 21, 2021 Page 3 The consultants then identified a range of unit sizes that would be most useful for each of the four participating communities. While the below chart identifies certain sizes as most useful for specific jurisdictions, all units will be available to residents in each city as part of this project. The project team looked at a variety of floorplan shapes and sizes to determine which configurations maximized interior space efficiency, provided reduced building costs, and allowed for enhanced entry and outdoor space opportunities. Through this process, the “L” plan was selected as superior with smaller units maintaining a simple rectangular form and larger units possessing greater façade articulation and extrusions. The design team also focused on conceptual unit layouts that consolidate plumbing and incorporate storage spaces to provide the greatest value to residents and reduce construction costs to the greatest extent feasible. For a majority of the units, stora ge will be designed as loft spaces to maintain useable floor area. All units incorporate laundry facilities. The larger units allow for flexible space configurations providing for an additional bedroom or larger living area depending on property owner needs. Unit Sizes Based on input from staff in all four communities, the preliminary ADU unit sizes within the program are:  Efficiency Studio (220-300 GSF)  Studio (450 GSF)  One Bedroom (600 GSF)  One Bedroom Plus (749 GSF)  Two Bedroom (800-900 GSF)  Two Bedroom Plus (1,000 GSF) Page 11 of 48 Planning Commission Review Of Design Concepts For The Pre-Approved Regional Accessory Dwelling Unit Plan Project December 21, 2021 Page 4 This range allows residents owning smaller lots such as those found in Morro Bay and Grover Beach options while providing larger multi-bedroom floor plans for those with larger lots. To maintain affordability in regards to construction costs, and to be consistent with goals contained in the Housing Element and grant funds, a maximum unit size of 1,000 square-feet was established. Although multiple jurisdictions allow detached ADUs of up to 1,200 square-feet, typically ADUs of this size are custom designed and not considered affordable by design. It was also important to establish a unit that was below the State’s 750 square -foot threshold for the payment of development impact fees. This threshold was established to encourage smaller, more affordable units in support of the State’s and each cities Regional Housing Needs Allocation (RHNA) goals. For detailed floorplans of each unit size, see Attachment 1. The design team performed exterior design and massing studies in tandem with developing each floor plan. With input from representative s from each city and consideration for the prevailing architectural styles of each Central Coast city, four exterior architectural styles were identified, as discussed below: Area intentionally left blank Page 12 of 48 Planning Commission Review Of Design Concepts For The Pre-Approved Regional Accessory Dwelling Unit Plan Project December 21, 2021 Page 5 1. Coastal Ranch The Coastal Ranch design theme includes a lower pitched roof and simple design features such as: • Practical, humble materials • Protected porches • Horizontal siding or board and batten • Painted wood walls 2. Backyard Craftsman The Backyard Craftsman incorporates a higher pitched roof consistent with the theme in addition to the following defining characteristics: • Overhanging eaves with exposed rafter beams • Tapered heavy columns • Double hung windows • Patterned window panes • Covered front porch • Window/Door trim • Articulated base could include stone veneer or stucco band Page 13 of 48 Planning Commission Review Of Design Concepts For The Pre-Approved Regional Accessory Dwelling Unit Plan Project December 21, 2021 Page 6 3. California Modern California Modern provides contemporary design elements such as a lower roof pitch, elongated windows with minimized trim detailing, and opportunities for stylized privacy screens for outdoor spaces. A shed roof form is also offered for this style in the smaller unit size to provide additional design options for property owners. Other character defining elements include: • Clean minimal lines • Walls of glass and large windows • Open floor plans • A-symmetry • Lack of ornament • Use of traditional materials in new ways • Could include stucco or vertical metal siding 4. Beach Bungalow The Beach Bungalow is similar to the craftsman design but has key defining elements typical of coastal bungalow architecture including but not limited to: • Modest front porch • Proportions are balanced (rather than symmetrical) • Front stoop • Natural, light colors or pastels • Narrow horizontal siding A shed roof form is also offered for this style in the smaller unit size to provide additional design options for property owners. Page 14 of 48 Planning Commission Review Of Design Concepts For The Pre-Approved Regional Accessory Dwelling Unit Plan Project December 21, 2021 Page 7 Below is a sample style guide that will be included with each floorplan and style. These guides will provide a palette of materials and colors tha t are in keeping with the architectural style’s character. This will help provide direction to residents for quality consistency. Property owners will have the opportunity to custom the units by choosing colors and exterior materials. They will also have the ability to customize interior finishes, although standard fixtures and finishes will be specified on the plans to provide cost-effective suggestions. If there are exterior and/or structural changes beyond the options offered by the designers, applicants will need to submit a full construction package for review and will not qualify for expedited plan review through this program. Page 15 of 48 Planning Commission Review Of Design Concepts For The Pre-Approved Regional Accessory Dwelling Unit Plan Project December 21, 2021 Page 8 Next Steps The consultant team will gather feedback from each jurisdiction and incorporate any appropriate changes as the project moves forward, refining each design and preparing construction level documents. As this is a multi-jurisdictional project, consideration will be given to requested changes that meet the needs of all participating cities. The team will also begin to develop the informational materials to help homeowners through the process of selecting designing, permitting, and building an ADU on their property, whether they use the approved stock plans or decide to pursue a custom design . ADVANTAGES: Feedback from the PC will be conveyed to the design team to create pre-approved plans compatible with the character of Arroyo Grande. DISADVANTAGES: No disadvantages have been identified. ENVIRONMENTAL REVIEW: No environmental review is required for this item. 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. Attachment: 1. Concept Design Package Page 16 of 48 Central Coast Regional ADU PROGRAM CONCEPT DESIGN PACKAGE DECEMBER, 2021 15 Page 17 of 48 1 BACKGROUND INFORMATION OVERVIEW UNIT FLOOR PLANS2 ARCHITECTURAL STYLES & EXTERIOR DESIGN3 NEXT STEPS4 16 Page 18 of 48 BACKGROUND INFORMATION 1: Project Process and Goals 17 Page 19 of 48 Central Coast Regional ADU ProgramBACKGROUND INFORMATION About this Program BACKGROUND INFORMATION• Regional Early Action Planning (REAP) Allows councils of governments and other regional entities to collaborate on projects with broader regional impact on housing. San Luis Obispo Council of Governments (SLOCOG) participating cities asked to use a portion of REAP funds to help develop stock ADU plans. Goal is to expedite permit process and help meet housing goals. • Regional Pre-Approved Accessory Dwelling Unit Stock Plan Save applicants time and money by providing a selection of pre-approved stock plans that can be constructed on various development sites. Streamlines City construction plan check review process (pre-reviewed by third party plan check consultant). Provides objectivity in the design of accessory units. Boosting production and development of accessory units that can help each City maintain housing stock that is affordable by design. • Consultant Team Ryan Brockett Architect, Templeton, CA Workbench, Santa Cruz, CA Metta Urban Design, Santa Cruz, CA Reference projects: City of Seaside, CA: ADU Program City of Capitola, CA: ADU Program City of Milpitas, CA: ADU Informational Materials 18 Page 20 of 48 Central Coast Regional ADU ProgramBACKGROUND INFORMATION Understanding Context & Lot Sizes BACKGROUND INFORMATION• Collection of Data Collected project priorities and goals for each city. • Buildable Lot Sizes Compiled lot sizes based on zoning code. Smallest unit to be 12’ to 15’ wide. Larger Units to be sized based on efficient but livable design. • Additional Items Unit design should take allowable openings based on distance from lot-lines into consideration. Building facade undulation to allow for windows/openings as needed. 19 Page 21 of 48 Central Coast Regional ADU ProgramBACKGROUND INFORMATIONDESIGN DRIVERS Establishing Project Priorities • Minimal Circulation Space Optimal Space Planning • “Wet Wall Cores” • Efficient Structure • Materials Optimization • Interior Adaptability Flex Space • Site Adaptability Optimized Size for “Buildable Lots” Mirror Plan Rotate Plan • Strategic Windows & Openings Flexibility for ADU Setbacks • Building Entries Sense of Arrival • Porches and Overhangs • Private Yards Building Massing that supports the creation of outdoor room 20 Page 22 of 48 Central Coast Regional ADU ProgramBACKGROUND INFORMATIONBACKGROUND INFORMATION Most Useful Units per City • Which of the unit types will be most useful for which city? Source: Design Priorities Survey results from each jurisdiction 220-300 GSF 450 GSF 600 GSF 749 GSF 800-900 GSF 1,000 GSF Morro Bay Grover Beach Arroyo Grande Atascadero 21 Page 23 of 48 Central Coast Regional ADU ProgramBACKGROUND INFORMATIONDESIGN CHARRETTE Exploring Ideas and Opportunities • Precedent Research Ryan Brockett Architect Recent ADUs Workbench Recent ADUs Other pre-approved ADU programs around California • Internal Team Design Charrette Unit Size Unit Layout Entry and Sequence Outdoor Space 22 Page 24 of 48 Central Coast Regional ADU ProgramDESIGN PARTI’S Studying Options and Opportunities BAR PLAN BLOCK PLAN T - PLAN L - PLANBACKGROUND INFORMATION23 Page 25 of 48 UNIT FLOOR PLANS 2: Designing for Flexibility, Affordablity and Adaptability 24 Page 26 of 48 Central Coast Regional ADU Program895 GSF Target: 800-900 GSF Two Bedroom 1,055 GSF Target: 1,000 GSF Two Bedroom PlusUNIT FLOOR PLANSUNIT MATRIX Summary of Unit Types & Sizes 315 GSF Target: 220-350 GSF Efficiency 445 GSF Target: 450 GSF Studio 625 GSF Target: 600 GSF One Bedroom 735 GSF Target: 749 GSF One Bedroom Plus Bedrooms : 0 Bathrooms : 1 Bedrooms : 0 Bathrooms : 1 Bedrooms : 1 Bathrooms : 1 Bedrooms : 1 + Bathrooms : 1 Bedrooms : 2 Bathrooms : 1 Bedrooms : 2 or 3 Bathrooms : 1 or 2 25 Page 27 of 48 Central Coast Regional ADU ProgramEFFICIENCY UNIT 315 GSF • Recessed Entry • Kitchenette • Optional Washer/Dryer • Full Bathroom • Flexible Living/Sleeping SpaceUNIT FLOOR PLANS26 Page 28 of 48 Central Coast Regional ADU ProgramSTUDIO UNIT 445 GSF • Recessed Entry with Porch • Kitchen w/ Full-size Appliances • Stacked Washer/Dryer • Full Bathroom • Flexible Living / Dining Space • Sleeping Alcove / Den • Optional Back DoorUNIT FLOOR PLANS27 Page 29 of 48 Central Coast Regional ADU ProgramONE BEDROOM UNIT 625 GSF • Recessed Entry • Front Door / Back Door • Full Kitchen • Washer/Dryer with Counter/Storage • Built-In Storage • Larger Bathroom • Flexible Living / Dining Space • Bedroom with Closet • Exterior Storage / MechanicalUNIT FLOOR PLANS28 Page 30 of 48 Central Coast Regional ADU ProgramONE BEDROOM PLUS UNIT 735 GSF • Recessed Entry w/ Covered Porch • Front Door / Back Door • Full Kitchen • Washer/Dryer • Built-In Storage • Full Bathroom • Central Living / Dining Space • One Bedroom with Closet • Additional Flex Space / DenUNIT FLOOR PLANS29 Page 31 of 48 Central Coast Regional ADU ProgramTWO BEDROOM UNIT 895 GSF • Recessed Entry w/ Porch • Front Door / Back Door • Back Patio • Full Kitchen • Washer/Dryer • Built-In Storage • One Full Bathroom • Expanded Living / Dining Space • Two Bedrooms with Closets • Primary Bedroom w/ Desk or Seating SpaceUNIT FLOOR PLANS30 Page 32 of 48 Central Coast Regional ADU ProgramTWO BEDROOM PLUS UNIT 1,055 GSF • Recessed Entry w/ Porch • Front Door / Back Door • Back Patio • Full Kitchen • Washer/Dryer • Built-In Storage • One Full Bathroom • Expanded Living / Dining Space • Two Bedrooms with Closets • Primary Bedroom w/ Desk or Seating Space • Optional additional Bedroom & BathroomUNIT FLOOR PLANS31 Page 33 of 48 Central Coast Regional ADU ProgramUNIT FLOOR PLANSUNIT MATRIX Summary of Unit Types & Sizes 32 Page 34 of 48 ARCHITECTURAL STYLE & EXTERIOR DESIGN 3: Regional Architectural Style and Design Direction 33 Page 35 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE Central Coast Context ARCHITECTURAL STYLE & EXTERIOR DESIGN34 Page 36 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE Four Distinct Styles Backyard Craftsman California Modern Coastal Ranch Beach BungalowARCHITECTURAL STYLE & EXTERIOR DESIGN35 Page 37 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE Exterior Design Study Samples ARCHITECTURAL STYLE & EXTERIOR DESIGN220-300 GSF 450 GSF 600 GSF 749 GSF 800-900 GSF 1,000 GSF 36 Page 38 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE Coastal Ranch Studio Two Bedroom Plus ARCHITECTURAL STYLE & EXTERIOR DESIGNSpecial Opportunities: • Integral front/back porch designed into roof form and massing. • Iconic low-slung roofs • Opportunities for wrap-around porches (depending on site conditions) 37 Page 39 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE Backyard Craftsman Studio Two Bedroom Plus ARCHITECTURAL STYLE & EXTERIOR DESIGNSpecial Opportunities: • Opportunities for special trim details • Wide variety of trim styles, siding material combinations, and colors. • Opportunities for roof eave or rake brackets. 38 Page 40 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE California Modern Studio Two Bedroom Plus ARCHITECTURAL STYLE & EXTERIOR DESIGNSpecial Opportunities: • Clean and simple building massing and form. • Optional porch screen can be customized to reflect distinct manifestations of “modern” architecture (mid-century modern vs contemporary modern) 39 Page 41 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE Beach Bungalow Studio Two Bedroom Plus ARCHITECTURAL STYLE & EXTERIOR DESIGNSpecial Opportunities: • Simple and modest building forms. • Can be customized by selecting different siding colors and orientations. 40 Page 42 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE Style Summary Studio Backyard CraftsmanCoastal Ranch California Modern Beach BungalowARCHITECTURAL STYLE & EXTERIOR DESIGN41 Page 43 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE Style Summary Two Bedroom Plus ARCHITECTURAL STYLE & EXTERIOR DESIGNBackyard CraftsmanCoastal Ranch California Modern Beach Bungalow 42 Page 44 of 48 Central Coast Regional ADU ProgramARCHITECTURAL STYLE Sample Style Guide ARCHITECTURAL STYLE & EXTERIOR DESIGNLIGHT STUCCO SIDING COLORFUL HORIZONTAL SIDING WARM VERTICAL WOOD SIDING LIGHT STANDING SEAM METAL ROOF DARK STANDING SEAM METAL ROOF GREY STANDING SEAM METAL ROOF NATURAL WOOD TRIM BLACK WINDOW TRIM GRAY WINDOW TRIM DARK WOOD FLOORING TAN COLORED CONCRETE LIGHT WOOD FLOORING Natural and SimpleClassic BungalowClean and Contemporary 43 Page 45 of 48 NEXT STEPS 4: Upcoming Milestones & Future Work 44 Page 46 of 48 Central Coast Regional ADU ProgramNEXT STEPS Timeline & Major MilestonesNEXT STEPS• Complete Schematic Design End of December Complete exterior design for each of the 6 floor plans in 4 styles. Finalize floor plans. Document building plans, elevations, initial renderings in schematic design package. • Begin Development of Informational Materials December and Beyond Metta Urban Design to begin developing informational materials to help guide home owners through the ADU process. December Presentation • Design Development January - February Begin structural, mechanical, electrical, plumbing coordination. Continue designing and developing the architectural details. • Construction Documents February - May Complete design for all 6 unit types in four styles and prepare permit submittal drawings. Submit for third party plans review. • Project Completion End of May (Tentative) Complete permitting process and documentation of final pre- approved ADU program. Informational Materials complete. 45 Page 47 of 48 ADMINISTRATIVE ITEMS PLANNING COMMISSION DECEMBER 21, 2021 (Decisions by the Community Development Director) ITEM NO. 1: ARCHITECTURAL REVIEW 21-007; CONSIDERATION OF ARCHITECTURAL REVIEW 21-007; CONSTRUCTION OF A NEW 2,940 SQUARE- FOOT SINGLE FAMILY RESIDENCE, 663 SQUARE-FOOT GARAGE, AND 635 SQUARE FOOT ACCESSORY DWELLING UNIT; LOCATION – 345 RODEO COURT; APPLICANT – BRIAN & JAIME BENJAMIN; REPRESENTATIVE – JON COUCH After making the findings specified in Section 16.16.130 of the Municipal Code, the Community Development Director approved the above referenced project for the construction of a new single family residence in the Rodeo Court subdivision. The deadline to appeal this project is December 22, 2021. ITEM NO. 2: PLOT PLAN REVIEW 21-038; MODIFICATION TO AN EXISTING VACATION RENTAL TO INCLUDE NEW ADDITION AND ACCESSORY DWELLING UNIT; LOCATION – 277 CANYON WAY; APPLICANT – KELLY REYNOLDS After making the findings specified in Section 16.16.080 of the Municipal Code, the Community Development Director approved the above reference project amending an existing vacation rental approval. The modified approval accounts for a recently completed an addition to the main dwelling and the construction of an accessory dwelling unit, which increases the number of occupants allowed at the rental. The deadline to appeal this project is December 28, 2021. Page 48 of 48