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.
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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.
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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
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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.
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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.
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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)
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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.
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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
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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
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NEXT
STEPS
4:
Upcoming Milestones & Future Work
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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.
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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.
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