The size and style of homes built in the Village Historic District of Arroyo Grande would be restricted under an ordinance introduced last week and an accompanying resolution approved by the City Council.

Aimed at halting “mansionization” - especially on small lots - and preserving the character of the city's historic districts, the ordinance and the resolution in particular also take aim at the so-called “Spanish eclectic” architectural style.

Together, they essentially limit lot coverage to 40 percent on all parcels and a maximum floor area ratio of 0.40 for lots up to 11,999 square feet.

There is no maximum floor area ratio for lots of 12,000 square feet and larger, although the maximum size of a home is limited to 4,800 square feet.

“In the past, I've spent a lot of time on the Planning Commission and the council here, and whenever things are not clear, we always have a lot of problems,” noted Councilman Jim Guthrie.

Of the 304 homes in the area affected by the new requirements, a majority are on 4,000- to 7,200-square-foot lots. Of those 131 homes, 70 would become noncompliant under proposed lot coverage and floor area ratios.

“We're really getting to where 50 percent of the

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homes are nonconforming. I can't accept that,” said Councilman Ed Arnold, adding, “I agree there are some homes that shouldn't have been built.”

Arnold was the sole dissenter in the two 3-1 votes by the council approving the ordinance and resolution.

He objected to including

covered patios - particularly when covered by awnings or arbors - in floor area calculations, prompting the council to amend the resolution to specify patios covered by awnings, arbors or eaves are excluded from the calculations.

The ordinance and resolution specify floor area is measured to outside walls and includes garages, attics and covered loggias (rooms open on one side), balconies, decks, patios and porches.

The resolution also discourages the use of Spanish eclectic designs and specifies elements, colors and materials. Although it was approved, the council directed the Planning Commission to tighten up standards and restrictions for that specific style.

Arnold said a recent Spanish eclectic home approved on appeal was a “beautiful example” of that style, and he would really hate to see that style not built.

But Councilman Chuck Fellows disagreed and said Spanish eclectic should be “excised” from Village design standards.

“If you don't reduce them, you're going to end up with 80 to 90 percent big stucco boxes,” he said. “Really, ‘Spanish eclectic' is just framed homes with bunches of stucco slathered on them.”

October 20, 2008