PC R 05-1973�
RESOLUTION NO. 05-1973
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE DENYING VIEWSHED
REVIEW 04-016 AND MINOR EXCEPTION 04-030;
LOCATED AT 1238 MONTEGO; APPLIED FOR BY STACY
HARMON
WHEREAS, the applicant has filed Viewshed Review 04-016 and Minor Exception 04-
030 to expand the first-story and add a second-story to an existing single-family
residence; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Viewshed Review 04-016 and Minor Exception 04-030 at a public hearing on August 16,
2005 in accordance with the Municipal Code of the City of Arroyo Grande; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA) and has determined that the project is
Categorically Exempt per Section 15301 of the CEQA Guidelines; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following findings cannot be made in an affirmative manner:
Viewshed Review Findings:
1. The proposed structure is consistent with the intent of this section.
The stated intent of the Viewshed Review process is to preserve the
existing scope and character of established single-family neighborhoods
and to protect views and aesthetics and other property values in such
neighborhoods in a manner that is compatible with reasonable expansion
on existing developed lots and/or a new development on existing
undeveloped lots. Although second story additions do exist within the
neighborhood they are designed and restricted to allow views from all
homes. The proposed second story addition creates new ocean view living
area while significantly blocking the view from the property above. The
proposed addition would set a precedent for construction of similar second
story additions that could seriously diminish ocean views from the existing
houses at the top of the hill.
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 addition is contrary to past City actions including the
establishment of three Design Overlay Districts related to the protection of
RESOLUTION NO. 05-1973
V3R 04-016 AND MEX 04-030
AUGUST 16� 2005
PAG E 2 of �
existing views from second story developmeni impacts in fhe immediate
neighborhood.
3. The proposed structure will not unreasonably or unnecessarily interfere
with the scenic view from any other property, judged in light of pemnitting
reasonable use and development of the property on which the proposed
structure or expansion is to occur.
The proposed addition unreasonably interferes with the scenic views from �he
property owner at the top of the hill due to ihe existence of other building
opfions. Under the developmeni standarols of the single-family zone, the
property owner is allowed to construcf a 2,652 square foot single sfory home
plus a sub-grade garage and workshop.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby denies Viewshed Review 04-016 and Minor Exception 04-030.
On motion by Commissioner Parker, seconded by Commissioner Tait, and by the
following roll call vote, to wit:
AYES: Commissioners Parker,
NOES: None
ABSENT: Chuck Fellows
Tait, Keen and Chair Brown
the foregoing Resolution was adopted this 16"' day of August, 2005.
ATTEST:
�
KATHY MEN ZA,
COMMISSION CLERK
AS TO CONTENT:
ROB lSTRON�
COMMUNITY DEVELO ENT DIRECTOR
TIM BROWN, CHAIR