Appeal - Withdrawn - 2008April 22, 2008
ITEM NO. 5
Public Hearing to consider the appeal (PLN2008-53) of Mr. Basheer
PLN2008-53 Ahmed of an Administrative Decision to deny the addition of a
Ahmed, B. covered porch to a previously approved Site and Architectural
Review Permit (PLN2006-04) fora new two-story single family
residence currently under construction on property owned by Mr.
Basheer Ahmed at 1692 Westmont Avenue, in a R-1-9 (Single
Family Residential) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission accept the withdrawal of an appeal of an Administrative
Decision by the Acting Community Development Director.
BACKGROUND
Project Location: The subject property is located on the south side of Westmont Avenue
between Harriet Avenue and Fawn Drive. The property borders single-family residences
on the north, south, east, and west. The project site is located in an R-1-9 (Single-family
residential) Zoning District (reference Attachment 3, Location Map).
Site and Architectural Review Permit Approval: The Planning Commission approved the
revised project plans depicting atwo-story residence and Site and Architectural Review
Permit on May 23, 2006.
Applicant Request: In March of 2008, the applicant requested an administrative
approval to modify the approved project plans for 1692 Westmont Avenue. The
requested modifications included: the installation of doors on the east and west
elevations (living room and garage) changing first floor windows on the south elevation
to garden windows; a correction to show the approved doorway on the second floor
accessing the approved deck from the master bedroom; minor modifications to the size
and location of both first and second story windows; and the construction of covered
porch with a gable roof. Staff approved each of the requested changes administratively
as allowed by the Zoning Code except for the covered porch request. Staff denied the
covered porch addition due to the awkwardness of the proposed design and the need
for a front elevation cricket. The applicant appealed the Administrative Decision to the
Planning Commission.
Staff Report -Planning Commission Meeting of April 22, 2008
PLN2008-23 - 1692 Westmont Avenue
Page 2
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of April 8, 2008. The Committee expressed their
support of the addition of a front porch element, but strongly suggested to the applicant
to work with staff and re-design the porch addition to eliminate staff's objections. The
Committee also requested that staff research failure rate of roof crickets and to include
staff's findings in the Planning Commission Staff Report.
Analysis: After the SARC meeting, the applicant and staff worked to resolve staff's
concerns regarding the front porch element as proposed by the applicant. On April 15,
2008, the applicant submitted revised plans showing a minor front porch element that
eliminated the need for a roof cricket and any changes to the second story hallway
window.
Staff also suspended the research on roof crickets requested by SARC as the applicant
re-designed the porch element to eliminate the cricket feature. Staff's research to the
date showed that the current construction techniques have significantly decreased the
failure rate of crickets from even a decade ago, although annual maintenance of
crickets to remove debris and monitor for leakage is still strongly encouraged.
Neighborhood Comment: On April 15, 2008, staff has received one letter in opposition
to any proposed changes to the approved project located at the subject site (reference
Attachment 1, Opposition Letter).
ACTION
The applicant has withdrawn his appeal of the Administrative Decision to deny the front
porch addition (reference Attachment 2, E-mail from Applicant).
ATTACHMENTS
1. Letter of Opposition from Neighboring Property
2. E-Mail from Applicant Withdrawing Appeal
3. Location Map
Prepared by:
Approved by: ` ~ N
Tim J. H~
ser, Assistant Planner
;Senior Planner