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PC R 16-2259RESOLUTION NO. 16-2259 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING VARIANCE 16-001 AND VIEWSHED REVIEW 16-001; LOCATED AT 190 SOUTH ELM STREET; APPLIED', FOR BY DANTE TOMASINI WHEREAS, the applicant submitted an application for Variance 16-001 and Viewshed Review 16-001 for conversion of an existing home to a secondary dwelling unit and construction of one (1) new two-story single family home, a three (3) car garage, a five foot (5') south side yard setback reduction and a three foot (3') rear yard setback reduction on January 6, 2016; and WHEREAS, the Architectural Review Committee recommended approval of Variance 16- 001 and Viewshed Review 16-001 based upon the findings for approval of the permit on` April 18, 2016; and WHEREAS, the Planning Commission has reviewed the project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has determined that the project is exempt per Section 15305(a) of the CEQA Guidelines regarding minor alterations in land use limitations and Section 15332(b) — in -fill development projects; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on July 19, 2016; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, that the following circumstances exist and findings can be made: FINDINGS FOR APPROVAL - VARIANCE: That strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary hardship not otherwise shared by others within the surrounding area; The project is located on a legally non -conforming lot in regards to width and minimum lot size. Additionally, the project is a single-family home located on a property zoned Multi -Family. Strict or literal interpretation of the specified regulation would result in practical difficulty in any efforts to build denser housing not typically faced on nearby properties. 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties classified in the same zone; RESOLUTION NO. 16-2259 PAGE 2 The majority of properties zoned Multi -Family in Arroyo Grande are significantly larger than the property in question. The irregular width of the property is an exceptional or extraordinary circumstance that creates an issue with increasing density in the Multi -Family zone. , 3. That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zone; The Multi -Family zone is intended to provide for a variety of residential uses, encourage diversity in housing types with enhanced amenities, or provide transitions between higher intensity and lower intensity use. Strict or literal interpretation and enforcement of the specified regulations would deprive the applicant of the privileges enjoyed by the owners of properties classified in the same zone by preventing denser housing development. 4. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone; The granting of the variance will not constitute a grant of special privileges inconsistent with the limitations on other properties classified in the same zone. The majority of properties zoned Multi -Family are legally conforming lots and contain multi -family development. The property in question is legally non- conforming in regards to width and contains a single-family home. Properties zoned Single -Family would not face the stricter setbacks currently in place for this property. 5. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity; The granting of the variance will permit higher density housing options in a Multi - Family zoning district. This will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity, as similar projects in the past have been approved nearby. 6. That the granting of a variance is consistent with the objectives and policies of the general plan and the intent of this title; The granting of the Variance is consistent with the objectives and policies of the General Plan and implements Land Use Objective LU3 and Housing element Policy A.2 by providing a broad range of Multi Family Residential housing, including allowing secondary dwelling units. RESOLUTION NO. 16-2259 PAGE 3 FINDINGS FOR APPROVAL — VIEWSHED REVIEW: 1. The proposed structure is consistent with the intent of Municipal code Section 16.16.110; Second story additions are allowed in the Multi -Family zoning district with the approval of a Viewshed Review. The project has been reviewed to ensure that views, aesthetics, and other property values in the neighborhood are maintained. 2. The proposed structure is consistent with the established scale and character of the neighborhood and will not unreasonably or unnecessarily affect views of surrounding properties; The proposed structure is consistent with the established scale and character of the neighborhood, homes on both sides of the property contain second story elements. The project will not unreasonably or unnecessarily affect views of the surrounding properties. 3. The proposed structure will not unreasonably or unnecessarily interfere with the scenic view from any other property, judged in light of permitting reasonable use and development of the property on which the proposed structure or expansion is to occur; The proposed structure will not unreasonably or unnecessarily interfere with the scenic view from any other property, judged in light of permitting reasonable use and development of the property on which the proposed structure is to occur. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Variance 16-001 and Viewshed review 16-001 as set forth in Exhibit "B", attached hereto and incorporated herein by this reference, 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 George, seconded by Commissioner Martin and by the following roll call vote, to wit: AYES: George, Martin, Keen NOES: Fowler -Payne, Mack ABSENT: None the foregoing Resolution was adopted this 19th day of July 2016. RESOLUTION NO. 16-2259 PAGE 4 ATTEST: DEBBIE WEICHINGER SECRETARY TO THE COMMISSION AS TO CONTENT: TEPIM COMMUNITY DEVELOPMENT DIRECTOR 4-lp� a ---I LAG R CHAIR RESOLUTION NO. 16-2259 PAGE 5 EXHIBIT "A" CONDITIONS OF APPROVAL VARIANCE 16-001 VIEWSHED REVIEW 16-001 190 SOUTH ELM STREET This approval authorizes the construction of a new two-story single family residence located at 190 South Elm Street. CONDITIONS OF APPROVAL: GENERAL CONDITIONS: 1. The applicant shall ascertain and comply with all State, County and City requirements as are applicable to this project including obtaining a building permit. 2. The project shall occur in conformance with the application and plans on file in the Community Development Department. 3. This application shall automatically expire on July 19, 2018, unless a building permit is issued. Thirty days prior to the expiration of the approval, the applicant may apply to the Community Development Director for an extension of one year from the original date of expiration. 4. The applicant shall agree to indemnify and defend at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of this approval, or in any way relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. 5. The applicant shall comply with the current California Codes including the specifically adopted City of Arroyo Grande. 6. The applicant shall obtain all necessary building permits prior to any construction or demolition. 7. Development shall conform to the Coridominium/Townhouse (MF) zoning requirements except as follows: Rear Yard Setbacks - no less than twelve feet (12'); Side Yard Setbacks - no less than five feet (5'). RESOLUTION NO. 16-2259 PAGE 6 8. The applicant shall record a deed restriction against the title of the property prior to the issuance of a building permit. - The deed restriction shall stipulate that the second dwelling cannot be sold separately from the main residence. 9. The second residential dwelling shall be served by City water. -BUILDING DEPARTMENT CONDITIONS: 10. If the new building is within ten feet (10') of the existing single family residence, the existing residence shall be required to be fully sprinklered per Building and Life Safety Division Guidelines 11. Prior to occupancy, the new building must be fully sprinklered per Building and Life Safety Division guidelines. 12. Provide Fire Department approved access or sprinkler -system per National Fire Protection Association Standards. 13. Prior to issuance of a building permit, a demolition permit must be applied for, approved and issued. Development fees resulting from demolition will be appropriately credited to the property. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT: 14. Water Meter, service main, distribution, and availability fees, to be based on codes and rates in effect at the time of building permit issuance. 15. Water Neutralization fee, to be based on codes and rates in effect at the time of building permit issuance. 16. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. 17. Sewer hook-up & facility Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 18. Drainage fee, as required by the area drainage plan for the area beij;=•- developed. 19. Building Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 20. Strong Motion Instrumentation Program (SMTP) fee,- to be based on codes and rates in effect at the time of building permit issuance in accordance with State mandate. 21. Park Development fee, to be based on codes and rates in effect at the time of building permit issuance (Residential Development only). RESOLUTION NO. 16-2259 PAGE 7 22. Park Improvements fee, to be based on codes and rates in effect at the time of building permit issuance (Residential Development only). 23. Street Tree fees, to be based on codes and rates in effect at the time of building permit issuance (Residential Development only). 24. Community- Centers fee, to be based on codes and rates in effect at the time of building permit issuance (Residential Development only). 25. Fire Protection fee, to be based on codes and rates in effect at the time of building permit issuance. 26. Police Facilities fee, to be based on codes and rates in effect, at the time of building permit issuance. EXHIBIT "B" o _,"i, ,�r'[.dfiw,+: ��''14i..u,.•_.. c, v'_'d.,r:" .ti''Y;I:tilr4' .A. .1• k t�ty+.-,-'P• f,•1'•, ,. . ,... _ .. ,,.. >_ _ w ..•rs _.,,y".�•,., .. .n.!In .r . ,. -, _ ,_ ,_.. . 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