Loading...
PC R 06-2019RESOLUTION NO. 06-2019 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL AMEND PORTIONS OF TITLE 16 OF THE ARROYO GRANDE MUNICIPAL CODE (DEVELOPMENT CODE AMENDMENT 04-005B, PERTAINING TO RESIDENTIAL DISTRICTS; REZONING PORTIONS OF THE RESIDENTIAL RURAL DISTRICT TO RESIDENTIAL SUBURBAN IN THE VICINITY OF CANYON WAY AND AMENDING DESIGN DEVELOPMENT OVERLAY DISTRICTS RS-D-2.12, MF-D-2.13, MF-D-2.14, MF-D-2.15, SF- D-2.16, MF-D-2.17, SF-D-2.18 AND D-2.19 TO ENSURE CONSISTANCY WITH THE ARROYO GRANDE GENERAL PLAN; LOCATION CITYWIDE/AFFECTED OVERLAY DISTRICTS WHEREAS, the City Council of Arroyo Grande adopted the updated General Plan which became effective on October 9, 2001 and requires a comprehensive review and necessary revisions from time to time to the Development Code and zoning map for consistency in accordance with Government Code Section 65860; and WHEREAS, the City Planning Commission held a public hearing on November 21, 2006 and recommended approval of the proposed amendments to the Arroyo Grande Municipal Code for the purposes of General Plan consistency and implementation of its goals and policies; and WHEREAS, after consideration of all testimony and all relevant evidence, the Planning Commission has determined that the following Development Code Amendment findings can be made in an affirmative manner: A. The proposed revisions to Title 16 are required to ensure consistency with the objectives, policies and implementation measures of the General Plan, particularly the land use element, and is therefore desirable to implement the provisions of the General Plan. B. The proposed change in zone and revisions to Title 16 will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern. C. The proposed change of zones and revisions to Title 16 satisfy the intent of chapters 16.016, 16.20, 16.32, 16.44 and 16.52, of the Municipal Code and provide for internal consistency; D. The proposed change of zones and revisions to Title 16 are within the scope of the Program EIR prepared for the 2001 General Plan Update, and the potential environmental impacts of the proposed amendment are less than significant. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby recommends that the City Council approve Development Code RESOLUTION NO. 06-2019 PAG E 2 Amendment 04-0056 with Zoning Map amendments and text amendments as described in Exhibits "A" and "B". On a motion by Commissioner Ray, seconded by Commissioner Brown, and by the following roll calt vote, to wit: AYES: Commissioners Ray, Brown, Tait and Chair Fellows* NOES: None ABSENT: Commissioner Parker 'Chair Fellows abstained from voting on the section near Canyon Way, which was also approved by the other three Commissioners. the foregoing Resolution was adopted this 21 st day of November 2006. ATTEST: k��� � KATHY M�VDOZA SECRET�,4RY TO THE COMMISSION ROB �TRON COMMUNITY D VELO MENT DIRECTOR � CHUCK FELLOWS, CHAIR _J EXHIBIT A Rezone from Rural Residential (RR) to Rural Suburban (RS) EXHIBIT "B" Amend 16.16.060 Planned unit development permits. 16.16.060.B. �1� Authority. The planning commission is authorized to approve planned unit development permits, subject to the appeal provisions of Section 16.12.150 of this title. The community development director, staff advisory committee, and architectural review committee shall provide recommendations to the planning commission regarding planned unit development permits. A public hearing pursuant to Section 16.12.160 of this title shall be required. 2.; Application for a planned unit development shall not constitute an application for subdivision. If a subdivision of land is proposed in conjunction with a planned unit development project, separate application, review, and findings shall be made in accordance with the provisions of the code. 3 Application for a planned unit development mav be used when an amendment is reauested for development standards applicable within a planned development or other previous discretionarv entitlement for which there is no provision for the process of amendment. F Revisions/Modifications. Revisions or modifications of planned unit development permits mav be requested by the applicant. Further, the planninq commission may periodically review or modify a planned unit development e p rmit• 1 Revisions/Modifications Requested by Applicant A revision or modification to an approved planned unit development permit such as, but not limited to, chanqe in conditions of approval expansions intensification setbacks or landscape requirements may be requested by an applicant. The applicant shall supplv necessarv information as determined by the city, to indicate reasons for the requested chanqe The requested revision or modification shall be processed in the same manner as the oriqinal planned unit development permit. 2 Review by Planninq Commission. The planninq commission maY qeriodicallV review any planned unit development permit to ensure that it functions in a manner consistent with conditions of approval or in a manner that is not detrimental to the public health safety or welfare. If after review, the commission deems there is sufficient evidence to warrant a full examination, a public hearinq date shall be set At such public hearinq the planninq commission mav modify the permit to ensure the intent of required conditions and mitiqation measures are met. Ratio �Percenl Maximum 'of flanth tn (rrniin�l AMEND Table 16.20.050-A Minimum Lot Size For Parcels with Slope Greater Than 7% .......................................... .........................................................................................__...._.........,.. ..............:......_........................_.............. ................ . .. ..... Minimum Minimum Minimum Average iTopography ;Area Frontage Depth _ . _ ... ,. _. :. , E �Width �Surface i �to E ; Remain ; � �in , ' £ `Natural £ State ; �� _—._. , 7 - ;10,000 s.f. �� 80 feet �110 feet �3:1 ��;20% �� �' 15% � � � slope 20,000 s.f. net � buildin�site � i � area for fla� I � i lOts 3 I � _ , ;,__„_�._�______:_ ___ ° � _; 15 - 20,000 s.f. 100 feet ;150 feet ,3 1 ��:50% � � 25% ' � � slope 40,000 s.f. net ; � ; buildine site ' area for flag lot j � ;25% N/A" :N/A* ;N/A` �N/A` 100%` ; and � ; Up � , slope* ' � ` E Amend Table 16.32.040-A Uses Permitted Within Residential Districts Legend P Permitted I� �rsr_�:��n:r _ns=r_���sa���Tntr-�r1 MUP Minor Use Permit PUD Permitted Subiect to Issuance of a Planned Unit Development Permit C Permitted Subject to Issuance of a Conditional Use Permit NP Not Permitted USE RE RH RR RS SF VR MF MFA � MHP D- MFVH 2.4a A. Residential Uses 1. Single-family detached P P P P P � P P NP NP (standard lot sizes MUP 2. Small lot single-family NP � NP NP � � � NP NP NP detached ��'I�E�Per� PUD PUD PUD PUD 3. Single-family attached NP � NP NP N-R NP � � NP NP (twin home, triplex, PUD PUD PUD PUD fourplex) 4. Condominium (air space) NP NP NP NP NP NP C C C NP 5. Multi le-family attached (2 NP NP NP NP NP NP MUP MUP #� NP USE RE RH RR RS SF VR MF MFA S� D- M 2.4a — - 4 units P 6. Multiple-family attached (5 NP NP NP NP NP NP C C P�; or more units) C MHP f�►I Ale�es:- a Coninr recirlon4i�+l /L`D� �nno limi4c rocirlon+i�I i �coc �n coninr ni#i�onc .��... .................. ��. _/ _�.._ ......'_ '--'�='--'�. �--- -- ---- - ---- -' a Desiqn review is repuired for the Historic Character Overlay District D-2.4 per Section 16.16.130 and 16.32.050.F.1. throuqh the permit approval process for conditional use planned unit development or minor use permit for architectural review. b If parcel area is below minimum building site area. Amend Table 16.32.050.B. IN PART (Note to codifier: Hiqhliqhted asterisks are deletions RA RE RH RR RS SF VR R-1;. 1. Maximum 0.4 0.67 1.0 2.5 4.5 4.5 density (DU's per gross acre) 2. Minimum 92,500 49,000 40,000 12,000 7,200 6,750 building site (Net [reduced area in sq. lotsize ft.) new allowed subdivisions with conveyance � of open space in perpetuity] 3. Minimum 200' 130' 120' 80' 70' S0' lot width� new subdivisions 4. Minimum 250' 200' 200' 100' 100' 100' lot depth new subdivisions 20' & in 5. Minimum 50' 35 35 25 20 15 2Q' may` no��" case front stagger�3�' �'� r=� � * closer yard than _,'_50 j — New f orri subdivisions o ce�nter � 5+ lots ]irie' �.'o St��reet - Infill and The avera setback of structures to the street on either additions side and directly across block face for properties in the RA RE RH RR RS SF VR R"- lF same district. 5' 6. Minimum 30' 10% 0 10% 0 5' one side, Infi11= 5'; 5' `--5�'� interior lot lot 10' other New side yard width� width� sider� subdivision setback* lots < = 5' one 12,000 sq. side, 10' � ft. use SF other side� �1_0�� 7. Minimum 30' 15% 0 15% 0 15 15 10 ��0� � street side lot lot yard width width� setback* �(Note: 8. Minimum 50' 40 25' 20' 10' (1 story) 10 (1- 10 � 1�0 rear yard For lots < 15' (2- story) ��`11500 w/1500 setback* 12,000 sQ. story)� 15' sq � ftp: sq f�: ft. use SF (2- s�cle/rear;� side%reai story) total o her�wise other�w�ise 25,' 20) 50°fo 9. Maximum 35% 35% 35% 30% 40% 40% 4� lot coverage (For lots <10,000 sq. ft. use SF) 10. Maximum 30' or 2 stories, whichever is less, 14' for accessory height for buildings buildings and structures 11. Minimum 20' 20' 6' 10' 10' 10' distance between building (including main dwellings and accessory S12'L1CtUTeS� .---, ,� Notes to Table 16.32.050-A and B: Residential Site Development Standards a ,������le '� G: fnr minim� irv� In4 ci�oc� fnr n�+rnolc� ��ii4h �+Innc nro }or �h v.� r cTV i i i nn i i i i a i ir � ircvrrvr�urv�T��rmr�rv�9r� aic��� seuea-per�e�: In slopinq terrain, parcel size shall increase with increasing slope as provided in 16.20.050-A As an oqtion an area equal to the area required to meet the densitv requirements mav be dedicated as open space in order to reduce the minimum lot size. The open space area shall be either dedicated to the Citv or protected bv a perpetual open space aqreement at the oqtion of the City• b Area shall be increased to five acres for slope conditions exceeding twenty (20) percent for the RE district. ` Width measurements for cul-de-sac or otherwise odd-shaped lots shall be determined on the basis of the average horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines. * �f �„+�; �,,,. +� , . ,, +ti,,,z„�.,;-��es+de�a��efl�a�� v�a� srea�e�-prfer �e ���; 1 a�1 �e�ele�mer+�se�° �� �����^^� mn�i nnnf�rm ,.,;+ti +ti o �n��--v.z�-.-1r° "` Infill Development on a Parcel Within a Previouslv approved Proiect. Where the citv has established specific setback requirements for sin qle-family or multifamilv residential parcels throuqh the approval of a specific plan subdivision map Planned Unit Development or other entitlement prior to the effective date of this land use code those setbacks shall applv to infill development and additions within the approved proiect instead of the setbacks required bv this Title. Amend 16.32.050.E. Additional Performance Standards for Planned Unit Developments 1. When lot sizes less than that permitted by the underlying zoning district are proposed for a residential subdivision, a planned unit development permit application (Section 16.16.060 �A) shall be submitted concurrently with the subdivision application. 2. Lot size, lot width, and lot depth for each unit shall be determined through the planned unit development review process. 3. Building setbacks required by the underlying zoning district may be reduced or waived for lots created through a planned unit development, provided the setbacks are met for the perimeter of the proiect area if necessarv to achieve consistencv with the character of the district, and the lot coverage requirements of the district are met for the project. In no case shall the minimum separation between buildings on adjacent lots be less than ten (10) feet or less than required by other state or local laws; excepting, however, for adjacent lots where a common wall is shared in a zero lot line attached project. 4. For zero lot line projects where detached dwelling units are to be constructed upon a lot line, a five foot maintenance easement shall be provided on the adjacent lot, along, and parallel to, the zero lot line dwelling. The easement shall grant access to the owner of the zero lot line dwelling for purposes of maintaining the zero lot line wall. 5. A planned unit development must meet the following performance standards in order to be approved: a. The project shall be unobtrusive and environmentally compatible with adjacent property. b. The project shall provide all infrastructure necessary to support the project. c. The project shall provide adequate emergency facilities and access. d. Circulation systems shall be designed to promote smooth-flowing and nonconflicting vehicular and pedestrian traffic. e. The project shall provide adequate and well-landscaped parking and ample drainage facilities. f. The project shall provide screening, as required, to separate different land uses, minimize nuisances to and from adjacent property, and guarantee convenient access to preserved open space. g. A property owners' association and covenants shall be established to ensure that common areas are owned and maintained by planned unit development property owners. h. All signs shall be appropriately integrated with the overall architectural theme of the development. i. Pedestrian/bike paths shall provide safe, convenient routes within the development and link with other systems on the perimeter of the site. Unobstructed visibility shall be provided from and of these paths at intersections. j. Recreational facilities shall comply with city standards, be made available to residents, and shall be maintained by local property owners. The project shall be designed to group dwellings around common open space and/or recreational features. k. Planned unit development design must promote an attractive streetscape and discourage monotonous streets dominated by asphalt, concrete, garages, and cars. Amend 16.44.010 Special Districts D. Existing Design Development Overlay Districts. Each subsection set forth below contains design development overlay districts shown on the Zoning Map and approved by the ordinances cited therein for zoning map amendments for such properties. Any specific standards listed below are additional to the primary zoning district regulations in accordance to Section 16.44.O10.B.2. 1. Desiqn Development Overlay District AG-D-2.1 — Thirty-five acres between Strother Park and Branch Mill Road. Approved by Ordinance 153 C.S. Minimum parcel size five (5) acre minimum. No other additional standards. 2. NOTE:�` PC�,3;Re.commendation ..to, Repeal�.and�'�'rezone i�to ,RfS I.Design Development Overlay District RR D-2.2. 225 Tally Ho. Road. Approved by Ordinance 329 C.S. to provide for developed design and density. No other additional standards. 3. NOTE: PC��Reco'ryrnmendation r� to`''''Reqeal ..a'ntla rezone to' RS�. [Note: Design Development Overlay District RR-D-2.3. Vicinity of La Barranca. Approved by Ordinance 135.C.S. for Tract 453 with a maximum density of 39 units. No other additional standards.] 4. Desiqn Develoqment Overlav Districts VCD D-2.4, VMU D-2.4 VR D- 2.4, SF D-2.4 and MF D-2.4 Referred to as the Historic Character Overlav District. Approved by Ordinance 439C.S. to specifv Desiqn Guidelines and Standards for Development. Guidelines and Standards for Historic Districts appl and are on file at the Community Development Department. No other additional standards. 5� NQTE PC RECOMME��NDATION: Design Development Overlav� District _�.__ SF D-2.5. Vicinitv of Monteqo Street. Approved bv Ordinance 86 C.S. C.S. M the Monteao Street: 11 ft. from curb to 6. NOTE:��=„3PC RECOMMENDATION Design Development Overlay District RS-D-2.6. Vicinity of Newport Avenue. Approved by Ordinance 360 . , n �. �:: �� - �..f �3fi 73$jj�` C.S. Maximum height for,.�all; properties„�,except 20�HiIlcrest Avenue. (APN — 077 0631'�014 a'nd 015' two-stories that �shall not exceed 30' and no main buildin4 shall exceed 15' from the high�est point3�of�th�e �net �� mini � iilrlinn i�o �o�• �� nnn �n� ��ro fo Re�uiew; ���Fle�-b�-, , , � minimum lot width: 60 feet for residential uses �-ses; minimum lot depth: 90 feet. No other additional standards. 7. NOTE�raPC 3�REG:OMMENDATIQN' Desiqn Development Overlay District SF D-2 7 Vicinity of Ruth Anne Wav. Aqproved by Ordinance 138 C.S. Maximum buildinq heiqht• 22 feet from established curb heiqht a�plicable to lots 1 2 3 of Tract 554� Lots 1& 2 of Parcel Map AG 73- 383: and Lot 1 of Parcel Maq AG 74-293: Other lots have a maximum heiaht of 18 feet from established No other additional standards. 8. NO�TE`� PC'' Recomrnendation �to�Repeal: antl rez�one�ta�SF .and aPF. Design Development Overlay Districts RR D-2.8 and PF D-2.8. Tract 1513 approved for cluster single family development, a church and open space easement. 9. Desiqn Development Overlay District RR D-2.9. Vicinitv of Miller Wav. A�proved by Ordinance 439 C S Resolution No. 1185 approved tract 577 for cluster sinqle family hillside development with "Optional Desiqn and Improvement Standards" with condition of tract approval for deed restrictions to provide for no more than 27 lots. No additional standards. 10. Design Development Overlay District RR D-2.10. Vicinity of Miller Way. Aqproved by Ordinance 439.C.S. Resolution No. 76-456 apqroved tract 599 for cluster sinqle familv hillside development with "Optional Design Standards" to allow 14 lots on 12.57 acres. Lots with less than 85 feet frontaqe required to have a 50 ft. front yard setback to allow for offstreet parkincl 11. Desiqn Development Overlay Districts VMU D-2.11, TMU D-2.11, HMU D-2.11 and PF D-211. Approved by Ordinance 439.C.S. to specifv Design Guidelines and Standards for Development. See Guidelines and Standards for the D.2.11. 12 NOTE 1�1%�, 21l06,,,, P3R,OPOSAL TO� FZEPEALE_Design Development Overlay District RS D-2.12. Vicinity of La Cresta Drive. Approved by Ordinance 439 C.S. Development setbacks apply for previous R1 district : front yard 20 ft., may stagger with a 3 ft. variation from setback lines; side yard 5 ft.; street side yard 10 ft.; rear yard 10 ft. if 1500 sq. ft. open area is maintained to side or rear otherwise 20 ft; Lot coverage 40%. 13.,NOTE 1 2 ,/06,�P;ROP:O,SA,L TO� � �l�i ��i flic�+rin� ���/� 7'I'� no �4 �ho +in�o nf +ho 'I �!]'I vr�cry �Brrc�rcrrc�rri����r �'��^^���T�e ad�-i��^�' �+�^�'�r�'° Design Development Overlay District �4€A� FOMU -D-2.13. Provide for residential use on all development frontinq Sunset Avenue. � _. � �.. _ 14.,NOTE.`; ,11/21/06,�PROPOSAL TO�,RE!P�EAL' Design Development Overlav District MF-D-2.14. Zoned at the time of the 1991 Development Code update to clarifv development standards and conditions for tract 1050 allowing an 83 unit twin home subdivision. [repeal — development may be amended w/PUD permit. Alt. leave in place b/c no tracking to look up provisions] 15 NOTE=� 11/21/06 PROPOSAL TO REPEAL Design Development Overlav District MF D-2.15. Zoned at the time of the 1991 Development Code update to clarifv development standards and conditions for tract 398 allowinq a twin home subdivision. Front setbacks are staqgered from a minimum of 15 feet. Lot 19 is reserved fro drainaqe. If reqional drainaqe resolves site drainaqe, lot may be developed for recreational use. fNote: same as D2.141 16. NOTE�, _�1 %�1/06 � PROPOS�+L TQ REPEAL Design Development Overlay District SF D-2.16. Zoned at the time of the 1991 Development Code update to clarify development standards and � conditions for tract 954 allowinq sinqle family attached homes. "optional Desiqn Standards qrovide for varvinq lot dimensions lot areas frontaqes and configuration. Design Review required by the Communitv Development Director according to tract approval. fNote same as D-214} 17. NOT�11%2 TO�, REPEAL Desiqn Development Overlay District MF D-217. Zoned at the time of the 1991 Development Code update to clarifv development standards and conditions for tract 1395 allowinq a 42 unit twin-home subdivision with "Optional Desiqn Standards". Desiqn Guidelines as showb in approved Architectural Review Case No. 86-366. fNote. Same as D- 2.� 18 NOTE:"�11,/21�%06_ PRQ'.P 3�� SAL r3_��, ��� R¢E.PEA� Desiqn Development Overla District SF D2.18. Zoned at the time of the 1991 Development Code update to clarifv development standards and conditions for tracts 501 and 525 for twin home subdivision. No additional standards. [Note: same as D-2.14] 19. [Note D-2.19 is appendix C.WD.2.19 previous zone setbacks] 20. NOTE: ADOPTED�October 2Q.06: Design Development Overlay District 2.20: Medical Mixed Use Objective of District: To provide for sufficient land for the orderly development of Arroyo Grande Hospital and functionally related medical facilities. Description of Parcels: APNs: 006-39- 044, 046, 047, 048, and 049 (see Zoning Map OMU-D-2.20.) Use Regulations: Mixed use development with a minimum of 75°/o of the net building site (or equivalent area for vertical mixed use projects as determined by the Community Development Director) shall be developed for office use to be compatible with the anticipated needs for the Arroyo Grande Hospital. Deviations up to 25% (reserving a minimum of 50% of the net area for office use) may be determined to be acceptable, as determined by City Council, if they are needed to achieve a logical and coherent site plan that meets the objective of this district. All other uses are as specified in underlying zoning district (OMU). , Site Development Criteria: 1. As specified in the underlying zoning district (OMU). 2. Three-story building components allowed only with substantial transitional space and/or lower story elements adjacent to residential districts or uses. 3. Future hospital redevelopment shall include public transportation improvements (reference development approval CUP 02-006, Planning Commissions Resolutions 03-1839, and 021-1841) 4. Maximum Building Size may exceed the maximum standard of 50,000 square feet specified in underlying zoning district (OMU). PerFormance Standards: Section 16.48.065 Mixed developments. Section 16.48.120 Performance Standards. Design Guidelines: none. use Additional Information: These parcels were zoned with a—D overlay at the time of the 2004 Development Code Update to clarify development standards that pertain to the subject parcels (reference Ordinance 557) and amended by Ordinance 581. Demonstration of project compatibility with the Arroyo Grande Hospital and/or coordination wifh a Hospital Facilities Plan must be submitted to the Community Development Director prior to any use permit approval within the OMU-D-2.20 Districf. ' Amend 16 .52 .150 .C.5. Maximum Size. Table 16.52.150-A defines the maximum square footage allowed for a second dwelling in each residential zoning district. In no case shall the square footage of a second dwelling exceed fifty (50) percent of the square footage of the primary residence. Table 1 6.52.150-A EZoning Designation Maximum Size of Second Dwelling _ __ ____ ;Village Residential (VR) 640 square feet .� _ ._, _. �... �_.,,,,,,.... �____� .. ;Single F ( SF) 850 squ feet `Residential Suburban (RS) a) If Lot > 12,000 square � ` feet then 1,200 square feet t b) If Lot < 12,000 square feet - 850 square feet ........... ................................................. .............( ......... _> _............................................._ _........._. ; ....._......._.._..............................._ q .................... _......... ........... _.._............._................ ;Residential Rural RR 1,200 s uare feet � r....�.._ ___ __._ ..� .. _..,�.__--___ .__ _ _��.._ � _.... _ _ ..__...._.._ iResidential Hillside (RH) 1,200 square feet ;Residential Estate (RE) 1,200 square feet � Condominium / Townhouse ( MF) Apartments (MFA) ;Senior Ho (SR) ;�...�.��.,,,,,,,��� _._.__�.... _.�_.......... ;Mobile Home Park (MHP) 1,200 square feet 1,200 square feet 1,200 square feet Not Permitted (NP)