PC Res 3973RESOLUTION NO. 3973
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL DENYING AN APPEAL AND
UPHOLDING A DIRECTOR'S ACTION TO DENY AN
ADMINISTRATIVE SITE AND ARCHITECTURAL REVIEW
PERMIT (PLN2009-87) FOR THE CONSTRUCTION OF A 570
SQUARE FOOT FIRST FLOOR ADDITION, A NEW 35 SQUARE
FOOT COVERED PORCH AND A 365 SQUARE FOOT SECOND
STORY ADDITION TO AN EXISTING 1,759 SQUARE FOOT
SINGLE FAMILY RESIDENCE ON PROPERTY OWNED BY MR.
ANTOINE ANDARY LOCATED AT 1636 ADRIEN DRIVE IN AN R-
1-6 (SINGE FAMILY RESIDENTIAL) ZONING DISTRICT.
APPEAL OF MR. ANTOINE ANDARY. FILE NO.: PLN2009-87
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to File No. PLN2009-87:
Environmental Finding
1. The project qualifies as Statutorily Exempt under Section 15270(a) of the California
Environmental Quality Act (CEQA), pertaining to projects which a public agency
rejects or disapproves.
Evidentiary Findings
1. The density of the proposed project site is 5.8 units per gross acre, which is
consistent with the General Plan land use designation of Low Density Residential
(less than 6 units per gross acre).
2. The proposed project, as proposed, is consistent with the R-1-6 (Single-Family
Residential, 6,000 square foot minimum lot size) Zoning District and meets the
minimum setbacks, height restriction, building coverage, floor area ratio, and parking
requirements of the R-1-6 Zoning District as specified within the San Tomas Area
Neighborhood Plan.
3. The proposed two-story single-family residence consists of 2,694 square feet in area
with a new 35 square foot covered porch with a building coverage of 39% and floor
area ratio of .45 where a 40% building coverage and .45 floor area ratio are allowed.
4. The project, as proposed, is not consistent with the development standards and
design guidelines of the San Tomas Area Neighborhood Plan.
Planning Commission Resolution No. 3973
PLN2009-87 - 1636 Adrien Drive -Deny an Appeal & Uphold Director's Action
Page 2
5. The proposal does not incorporate features of a simple residential addition maintaining
massing and roof forms of the existing residence and the immediate neighborhood.
6. The proposal does not incorporate representative architectural features of homes in the
immediate neighborhood including simple rectangular shaped forms.
7. The Planning Commission requested that the applicant return to the City's Site and
Architectural Committee (SARC) to address the tall prominent front entrance, the
pitched roofline and the lack of horizontal features.
8. The applicant returned to SARC on February 23, 2010, where SARC found that only the
front entrance height reduction was consistent with the Planning Commission's direction
leaving the other two issues unresolved.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The proposed project is not allowed within the applicable zoning district with
Administrative Site and Architectural Review Permit approval, as the project does not
comply with provisions of the Zoning Code and the General Plan requiring
conformance with the San Tomas Area Neighborhood Plan.
2. The proposed project is inconsistent with the City of Campbell General Plan,
specifically the San Tomas Area Neighborhood Plan, which is an extension of the
General Plan's policies.
3. The proposed project is not consistent with applicable adopted design guidelines set
forth within the San Tomas Area Neighborhood Plan, specifically,
a. The proposed project does not maintain a consistent design of the original house or
homes in the area with a significant change in roof design and pitch and the lack of
horizontal articulation.
b. The proposed project does not maintain the existing roofline and/or pitch of the
existing house as it introduces a visually significant steep slope roof design that
highlights the increased height and scale of the home.
c. The perceived scale and mass of the proposed addition is not of a similar shape
and form as those of the original house or is it compatible with homes in the
surrounding area.
d. The proposed project introduces a different design and creating a larger home that
is not seen in the existing surrounding neighborhood.
4. The proposed project will not aid in the harmonious development of the immediate area
as it is not representative of the predominant ranch style design that is seen throughout
the surrounding neighborhood.
Planning Commission Resolution No. 3973
PLN2009-87 - 1636 Adrien Drive - Deny an Appeal & Uphold Director's Action
Page 3
5. The proposed project is not architecturally compatible with the surrounding
neighborhood through the use of ornate decorative features and steep roof pitch
uncommon to most homes in the surrounding neighborhood.
THEREFORE, BE IT RESOLVED that the Planning Commission denies an Appeal and
upholds a Director's action to deny an Administrative Site and Architectural Review Permit
(PLN2009-87) for the construction of a 570 square foot first floor addition, a new 35 square
foot covered porch and a 365 square foot second story addition to an existing 1,759 square
foot single-family residence on property owned by Mr. Antoine Andary located at 1636
Adrien Drive in an R-1-6 (Singe Family Residential) Zoning District.
PASSED AND ADOPTED this 9th day of March, 2010, by the following roll call vote:
AYES: Commissioners: Alster, Cristina, Ebner, Gibbons and Rocha
NOES: Commissioners: Reynolds and Roseberry
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
APPROVED ''
e Gibbons, Chair
ATTEST:
i ein chs, Secretary