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Planning Commission adopts resolution to convert downtown commercial space into six residential units
Summary
The commission adopted Resolution 2607 (3–0) to approve a development permit and lot merger allowing conversion of second-floor commercial space at 485–487 Alisol Road into four residential units plus two ADUs, relying on 14 on-site and 18 off-site parking spaces and CEQA exemptions under sections 15303 and 15315.
The Solvang Planning Commission voted unanimously on June 1 to adopt Resolution 2607, approving a development permit and lot merger that will convert existing second-floor commercial and restaurant space at 485 and 487 Alisol Road (Frederick’s Court) into four residential units plus two accessory dwelling units (ADUs).
Community Development Director Raphael presented the project and a parking study submitted by the applicant. Staff described the site history — previously a theater, retail space and motel — and said the conversion would not expand the building footprint. The site currently provides 14 on-site parking spaces and the applicant holds an off-site parking agreement for 18 spaces at a nearby lot. Staff recommended the commission find the combined 32 spaces sufficient for the proposed residential conversions.
Raphael summarized the proposed unit mix: two one-bedroom units and one studio created from 1,555 square feet of former restaurant space, conversion of 891 square feet of vacant office into a one-bedroom unit, and two ADUs converted from 44 square feet of enclosed patio dining. He emphasized the city’s general plan supports adaptive reuse and infill housing and explained the lot merger is intended to ensure long-term shared access and parking (to avoid future reciprocal easement complications).
On parking and ADUs, Raphael told the commission: “There are two primary advantages to ADUs. One is there’s no parking requirement. … The second one is more on the developer’s end. With ADUs we’re not permitted to charge those fees.” Commissioners questioned whether the units would be sold or rented; staff confirmed the proposal is for rental units and that a future condo map could be pursued separately.
Staff also reported the project is categorically exempt from CEQA pursuant to Section 15303 (conversion of small structures) and Section 15315 (minor land divisions for the lot merger). Staff recommended the commission adopt the resolution approving the development permit, lot merger and modification of parking requirements.
A motion to adopt Resolution 2607 passed 3–0 with Member Peterson and Member Sparks Gkillis absent. Conditions of approval include signage and lease requirements to reserve the 18 off-site parking spaces and completion of a certificate of compliance to effect the lot merger.
Next steps: the applicant will finalize the lot merger/certificate of compliance and the city will monitor required conditions, including signage and lease agreements for off-site parking.
