PC R 09-2078RESOLUTION NO. 09-2078
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE, APPROVING AMENDED
CONDITIONAL USE PERMIT 08-003, APPLIED FOR BY
TRANSITIONS MENTAL HEALTH ASSOCIATION,
LOCATED AT 203 BRIDGE STREET
WHEREAS, the applicant has filed Amended Conditional Use Permit 08-003 to demolish
the existing single car garage and attached apartment unit, build a two story building with
five studio apartment units and demolish an addition at the front of the property and
restore the farade; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Amended Conditional Use Permit 08-003 at a public hearing on February 17, 2009 in
accordance with the Municipal Code of the City of Arroyo Grande; and
WHEREAS, the Planning Commission has found that this project is consistent with the
City's General Plan, Development Code and the environmental documents associated
therewith; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA) and has reviewed the draft Negative
Declaration with mitigation measures; and
WHEREAS, the Planning Commission finds after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the provisions of
this section and complies with all the applicable provisions of this title, the goals, and
objectives of the Arroyo Grande general plan, and the development policies and
standards of the city.
The operation of a day use facility and the construction of five studio
apartments restricted to very low income residents and residents with
special needs are allowed uses in the Village Mixed Use zone. The
development complies wifh applicable provisions of the Municipal Code
including all development standards, necessary improvements and is
consistent with following language from the Housing Element:
Goal A: To provide a continuing supply of affordable housing to
meet the needs of existing and future Arroyo Grande residents in all
income categories.
RESOLUTION NO. 09-2078
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A.2. The City shall continue to utilize the following incentives for the
production of affordable housing: a) allowing secondary dwelling units
under specified criteria; b) allowing manufactured housing on legal parcels
in all residential zones; c) allowing density bonuses for very low, low, and
moderate-income housing, workforce housing, and senior housing
projects.
A.3.The City shall give priority to processing housing projects that provide
for affordable housing, and lower development impact fees shall be
charged as an incentive for low and very low-income housing.
A.S.The City shall encourage housing compatible with commercial and
office uses and promote "mixed use" and "village core" zoning districts to
facilitate residential uses to be integrated into such areas.
A.9.The City shall continue to enable and encourage multiple-family, rental
apartments, senior, mobile home and special needs housing, in appropriate
locations and densities. These multiple family residential alternative
housing types tend to be more affordable than prevailing single-family
residential low and medium density developments.
A.10-1.In order to provide financial incentives for all affordable housing,
the City shall evaluate its development standards such as setbacks,
landscaping, community tree ordinance requirements, parking
requirements, road widths, lot coverage, floor-area ratio, open space and
height requirements that prevent builders from achieving any density
bonuses. To facilitate greater density, the Development Code shall be
amended to allow exceptions to development standards for projects that
provide affordable units greater than the City's inclusionary requirement.
Goal B: Ensure that housing that is constructed in the City is
affordable to all income levels.
Policies:
B.1. All residential projects that receive additional densities or other City
incentives to include affordable housing shall be placed into a city-approved
program to maintain the affordability for at least 30 years (in the RDA, at
least 55 years)._ Any sale or change of ownership of these affordable units
prior to satisfying the 30 (or 55) year restriction shall be "rolled over" for
another 30-years to protect "at risk" units. For rental housing, affordability
shall be maintained through recorded agreements between a property
owner and the City, its Housing Authority, or another housing provider
approved by the City. For owner-occupied units, long-term affordability can
be maintained by finro methods: a) the property owner agrees to maintain
the designated unit as affordable for the specified period, utilizing a
promissory note and deed of trust, recorded on the property, or b) utilizing
an equity-sharing program, whereby, the equity share returns to the City for
RESOLUTION NO. 09-2078
PAGE30F15
use in other affordable housing projects, if such a program is established by
the City or RDA.
Goal D: In order to provide affordable housing, especially for very-
low and low-income households, apartment consfruction shall be
encouraged.
Policies:
D.2. The City shall relax parking standards for apartments containing
very low, low, moderate and/or senior housing.
Special Needs
Goal J: To meet
Grande residents,
and farmworkers.
the housing needs of specia/ groups of Arroyo
including seniors, single parents, large families,
Policies
J.6. Co-housing and similar unconventional housing arrangements shall
be considered in appropriate locations subject to review and approval on
a case-by-case basis.
Disabled Persons
Goa/ L: To ensure that those residents with handicaps or disabilities
have adequate access to housing.
Programs
L.2-1. The City shall amend the Development Code fo provide persons
with disabilifies seeking equal access to housing an opportunity to request
reasonable accommodation in the application of City building and zoning
la ws.
The granting of reduction in parking requirements complies with Municipal Code
Section 16.82.0501ncentives and concessions.
2. The proposed use would not impair the integrity and character of the district in which
it is to be established or located.
The project is located in the Village Mixed Use zone which is developed
with a mix of commercial and residential uses. Many of the commercial
uses utilize residenfial structures which have been adaptively reused. The
proposed apartment building is designed to match the character of the
existing structures and is similar in architectural style, height, area and
mass.
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RESOLUTION NO. 09-2078
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3. The site is suitable for the type and intensity of use or development that is proposed.
The projecf site is 7,345 square feet in area and is located on the corner
of Nelson and Bridge Streets in the Village of Arroyo Grande. The
proposed project is consistent with the General Plan and Municipal Code
related to the fype of use (apartment building) and the intensity of use
(five studio apartments).
4. There are adequate provisions for water, sanitation, and public utilities and services
to ensure public health and safety.
The project site is served by existing and adequate infrastructure including
water, sanitation, utilities, fire access and police services.
5. The proposed use will not be detrimental to the public health, safety or welfare or
materially injurious to properties and improvements in the vicinity.
The project has been reviewed by all applicable City departments and
advisory bodies including the Hisforic Resources Commitfee and
Architectural Review Committee and adequate conditions of approval
have been created to assure that the project will not be detrimental to the
public health, safety or welfare or materially injurious to properties and
improvements in the vicinity. The project parking reducfion is supported by
a number of facts, including its proximity to a variety of public
transportation modes, fhe project is located in a relatively dense mixed
use neighborhood which provides most basic life needs and
accommodations within walking distance and the fact that project
occupants generally do not drive or. own vehicles and use other forms of
transportation. Additionally, careful monitoring and observations by staff
of fhe on street parking in the immediate project vicinity reveals that a
substantial amount of on street parking is available to offset the onsite
parking reduction.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby adopts a Mitigated Negative Declaration and approves Amended
Conditional Use Permit 08-003, with the above findings and subject to the conditions as
set forth in Exhibit "A", attached hereto and incorporated herein by this reference.
On motion by Commissioner Brown, seconded by Commissioner Barneich, and by the
following roll call vote, to wit:
AYES: Commissioners Brown, Barneich and Vice Chair Keen
NOES: Commissioner Ruth
ABSENT: Chair Ray
the foregoing Resolution was adopted this 17 day of February, 2009.
RESOLUTION NO. 09-2078
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ATTEST:
n
LYN REARDON-SMITH,
SECRETARY TO THE COMMISSION
AS TO CONTE
COMMUNITY DE�LpPMENT DIRECTOR
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J,OF1N'�KEEN, VECE CHAIR
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