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Arroyo Grande planning commission approves duplexes and four ADUs at 134 Nelson Street
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Summary
The commission approved Conditional Use Permit 24-003 to build two duplexes with four attached accessory dwelling units at 134 Nelson Street, with staff finding the project consistent with the village mixed-use standards and CEQA-exempt as infill development.
The Arroyo Grande Planning Commission on Tuesday approved Conditional Use Permit 24-003 to construct two new duplex buildings with four attached accessory dwelling units at 134 Nelson Street.
Planning staff’s presentation described the site as two small parcels in the village mixed-use zone within the D2.4 historic character overlay. Each parcel is about 3,389 square feet; each proposed two-story building would total roughly 2,911 square feet and include a studio counted as half a density unit plus a two-bedroom attached ADU. Planning staff noted that “under state law, ADUs do not count towards density,” and that the project falls within the zone’s height, lot coverage and floor-area-ratio limits.
In describing circulation and parking, staff said vehicles would enter from Nelson Street and exit onto Short Street in a one-way pattern and that each building would provide two tandem enclosed garage spaces to satisfy the studio-unit parking requirement. Staff also said the project qualified for a CEQA categorical exemption for infill development and that the Architectural Review Committee recommended approval as consistent with the village design guidelines.
Neighbors and business owners who spoke at the hearing offered mostly supportive testimony. An in-person commenter identifying themself as a local property manager said the village lacks “attainable small scale housing” and described the project as meeting a need for single-person households and modest-income earners. Tara Warwick, a nearby business owner, said she supported the development for providing housing for single parents, travel nurses and young professionals. Brian Goodell, who said he lives across the street, praised the applicants and welcomed neighborhood improvements.
One resident, Marcy Betita of Short Street, said she supports the project design but raised concerns that removing an existing surface parking area could push cars onto neighborhood streets, citing preschool drop-off and gym traffic at the corner as complicating factors. Planning staff replied that the project complies with code and that waste service and parking arrangements will be finalized during permitting; staff said a will-serve letter from the waste provider is required prior to building-permit issuance.
Commissioner Buchanan moved to adopt a resolution approving CUP 24-003 and finding the project CEQA-exempt; the motion was seconded and passed in a roll-call vote with Commissioners Buchanan, Vice Chair Martin and Chair Roof voting yes. Commissioner Worthen had recused from this item for a conflict of interest.
The commission’s action approves the permit subject to the standard conditions of approval and triggers the building-permit and utility service stages required before construction can begin.
