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PC R 05-1968� RESOLUTION NO. 05-1968 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING VIEWSHED REVIEW 05-007; LOCATED AT 585 MAY STREET ON LOT 8 OF THE LE POINT ADDITION; APPLIED FOR BY KEVIN STEVENSON WHEREAS, the applicant has filed Viewshed Review 05-007 to construct a single-family residence consisting of two stories with a partially exposed sub-grade garage; and WHEREAS, the Planning Commission of the City of Arroyo Grande has considered Viewshed Review 05-007 at a public hearing on June 21, 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 15303 of the CEQA Guidelines; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Viewshed Review Findings: The proposed structure is consistent with the intent of this section. The proposed structure preserves the existing scope and character of established single-family neighborhood while protecfing views and aesthetics and other property values in a manner that is compatible with reasonable expansion on existing developed lots and/or a new development on existing undeveloped lots due to the following: . The proposed structure conforms to the development standards for the Residential Suburban (RS) zoning district, including building height and lof coverage and floor area ratio. The proposed structure is designed to preserve Oak trees, which are located to the rear of the property while still allowing a house compatible with a family of six children. . The architecture of the existing neighborhood is eclectic and the topography is varied. Existing houses within the neighborhood are built with the topography, as does the proposed house since it utilizes a sub-grade partially exposed garage. Although the property is naturally elevated above May Street, the proposed house rises with the elevation of the property. 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. RESOLUTION NO. 05-1968 VSR 05-007 PAGE 2 of 4 . There are other two-story homes in the neighborhood and the design of the proposed home is responsive to the natural features of the site. . May Street is developed with different types and sizes of homes as fhe topography varies from parcel fo parcel. Different designers have been allowed to create a range of homes along this street and larger and taller homes have been created on lower sitting lots. . The proposed house is similar to most multi-story houses and does not contain tower elements, chimneys, high facades or other imposing architectural features, which would be deemed unreasonable or would unnecessarily affect views enjoyed by surrounding property owners. . Due fo the location of the neighborhood, there are multiple view sheds without a single focused view amenity. The development of the proposed house will allow the applicanf access to views while not impeding all views from neighboring 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 project is below the allowed height and floor area ratio for Residenfial Suburban lots . The applicant has made changes in regards to the Planning Commission and neighbor's comments to reduce the height of the structure by proposing to lower the foundation. The proposed project is nof unreasonably designed and does not unnecessarily interfere with scenic views from any other property since it is similar to most multi-story houses and does not contain tower elements, chimneys, high facades or other imposing architectural features, which would be deemed unreasonable or would unnecessarily affect views enjoyed by surrounding property owners. . Due to the location of the neighborhood, there are multiple view sheds without a single focused view amenity. The development of the proposed house will allow the applicant access fo views while not impeding all views from neighboring properties. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Viewshed Review 05-007 with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. RESOLUTION NO. 05-1968 VSR 05-007 PAGE 3 of 4 On motion by Commissioner seconded by Commissioner, and by the following roll call vote, to wit: AYES: Commissioners Tait, Parker and Chair Brown NOES: None ABSTAIN: Commissioner Fellows ABSENT: Commissioner Keen the foregoing Resolution was adopted this 5 day of July 2005. ATTEST: _ - � LY REARDON-SMITH, TIM BROW , HAIR COMMISSION CLERK S TO C TENT r �� R�� STRONG, " COMMUNITY DEVELOPM T DIRECTOR RESOLUTION NO. 05-1968 VSR 05-007 PAG E 4 of 4 EXHIBIT "A" CONDITIONS OF APPROVAL VIEWSHED REVIEW 05-007 This approval authorizes the construction of a second-story single-family residence at 585 May Street. •„►, ► � � •-►, ► � -_: ►, ► GENERAL CONDITIONS: 1. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 2. The applicant shall comply with all conditions of approval for Viewshed Review 05-007. 3. The project shall substantially conform to the plans on file in the Community Development Department. 4. Development shall conform to the Residential Suburban (RS) zoning district requirements unless otherwise approved. 5. The applicant shall agree to 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.