REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on an Architectural Review (PLN26-00258) to Demolish an Existing One-Story Residence and Construct a New 2,917 Square Foot Two-Story Three-Bedroom, Four-Bathroom Single-Family Residence with a 420 Square Foot Attached Garage and a 315 Square Foot Attached Accessory Dwelling Unit on a 5,000 Square Foot Lot at 3074 McKinley Drive. CEQA Status: Exempt from CEQA per Section 15303.
Report
File No.: PLN26-00258
Location: 3074 McKinley Drive
Applicant: Ravikiran Thirumalai
Owner(s): Ravikiran Thirumalai
Request: Architectural Review to demolish an existing one-story residence and construct a new 2,917 square foot two-story three-bedroom, four-bathroom single family residence with a 420 Square Foot attached garage and a 315 square foot attached accessory dwelling unit.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The proposed project was previously entitled under PLN23-00406, but the approval expired on November 8, 2025, during the building permit review, thus requiring a new entitlement.
• The project site is in a predominately single-story residential tract that abuts a commercial property to the south as shown in the Vicinity Map on Attachment 1.
• The project site is currently developed with a three-bedroom, two-bathroom 1,643 square foot one-story patio style residence built approximately in 1954.
• There are no significant historical features in the existing residence other than the structure’s age, therefore is not eligible to be designated as a Historical Resource under Santa Clara City Code (“SCCC”) 18.130.030.
• Per the Santa Clara City Code 18.120.D.7, the demolition of an existing structure requires approval through a Development Review Hearing (“DRH”).
• The proposal will result in a 2,917 square foot two-story three-bedroom, four-bathroom single-family residence with an attached two-car garage and an attached accessory dwelling unit.
• The proposed 315 square foot attached accessory dwelling unit meets all the objective standards under SCCC 18.60.020.E.3 and will be approved ministerially under SCCC 18.60.020.A.
• The applicant proposes to maintain the patio style architectural design found throughout the residential tract by proposing a low pitch shed roof of 1:12 and simple vertical wood siding in the new residence.
• The proposed construction materials include new wood siding, metal roofing, and smooth white stucco.
• Since the expired entitlement (PLN23-00406) was approved on November 8, 2023, the City adopted a comprehensive zoning code update that introduced second story setback requirements for the R1-6L zoning district. This structure as proposed does not meet the current second-story setback requirements and would require a Minor Modification that can be approved administratively. There is an active building permit (BLD24-03043) in review, the lot is smaller in size (5,000 square feet) than a minimum lot size (6,000 square feet), and the lot width (50 feet) is less than the minimum lot width (60 feet) in the R1-6L zoning district, therefore the project meets the required findings for a Minor Modification.
• The Minor Modification allows up to a 25% reduction in the required setback as long it meets the findings under SCCC 18.124.050.D. The proposal provides 8-foot second story side setbacks instead of the required 10-foot. The Minor Modification will be for a 20% reduction of the requirement which is within the allow allowance under the Minor Modification process
• The project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (“Residential Guidelines”) (2014):
o The building height and bulk are appropriate relative to the neighborhood as it has a low pitch shed roof and large front second-story step back which creates a mass break between the garage and the second-story third bedroom.
o The proposed architectural features of the structure are appropriate of the neighborhood as they are derived from architectural features found in patio style residences.
o The roof materials, building materials, and finishes work in conjunction with one another, and are consistent with the architectural style of the building as they are typical materials used in a patio home style residence.
• The proposed project meets the required findings set forth in Santa Clara City Code 18.120.
• There are no active City code enforcement cases for this property.
• A neighborhood notice was distributed within a 300-foot radius of the subject site for this project review.
FINDINGS SUPPORTING STAFF’S RECOMMEDATION
Granting the Architectural Review approval requires the following findings consistent with City Code Section 18.120.020(F):
1) That any off-street parking area, screening strips, and other facilities and improvements necessary to secure the purpose and intent of this title and the general plan of the City area a part of the proposed development, in that:
• The proposal is consistent with SCCC 18.38.060.D as the garage meets the 20’ by 20’ minimum interior dimensions.
• The existing parking spaces are not located in the required front yard or side yard landscape area as they are in the existing garage.
• The parking spaces are in an all-weather material surfaced area.
2) That the design and location of the proposed development and its relation to neighboring developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood, will not unreasonably interfere with the use and enjoyment of neighboring developments, and will not create traffic congestion or hazard, in that:
• The proposed construction would not create any traffic congestion or hazards
• The public streets are adequate in size to accommodate a single-family residence of this size.
• The proposed design matches nearby residence in scale and would not impair the desirability of the neighborhood.
3) That the design and location of the proposed development is such that it is in keeping with the character of the neighborhood and is such as not to be detrimental to the harmonious development contemplated by this title and the general plan of the City, in that:
• The building height and bulk are appropriate relative to the neighborhood.
• Roof materials, building materials, and finishes work in conjunction with one another and are consistent with the proposed architectural style of the building.
• Architectural features of the proposed design are true to the architectural form and are appropriate for the neighborhood.
4) That the granting of such approval will not, under the circumstances of the particular case, materially affect adversely the health, comfort or general welfare of persons residing or working in the neighborhood of said development, and will not be materially detrimental to the public welfare or injuries to property or improvements in said neighborhood, in that:
• The project is subject to the California Building Code & City Code requirements. Which serves to regulate new construction to protect public health, safety, and general welfare.
5) That the proposed development, as set forth in the plans and drawings, are consistent with the set of more detailed policies and criteria for architectural review as approved and updated from time to time by the City Council, which set shall be maintained in the planning division office. The policies and criteria so approved shall be fully effective and operative to the same extent as if written into and made a part of this title, in that:
• The proposed construction is consistent with the Residential Guidelines:
o The project would create a house design that is compatible in scale and character with the housing types that are typical in the neighborhood as the proposed design will have similar massing to the adjacent properties.
• The proposed construction mostly complies with the R1-6L Zoning District development standards and will require a minor modification for the second story setbacks.
• The proposed construction complies with the intent of the Santa Clara General Plan and all its policies.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 3.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15303 (Class 3 -- New Construction or Conversion of Small Structures), in that the proposed use consists of construction of new, small structures where only minor modifications are made in the exterior of the structure.
PUBLIC CONTACT
Public contact was made by posting the Development Review Hearing agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov <mailto:clerk@santaclaraca.gov> or at the public information desk at any City of Santa Clara public library.
A public hearing notice was mailed to 77 property owners/tenants within a 300-foot radius of the project site on June 25, 2026. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Based on the project’s consistency with the Zoning Code, the Santa Clara City Code and the City’s Single-Family & Duplex Residential Design Guidelines, staff recommends that the Development Review Officer approve the project as follows:
1. Determine the project to be exempt from the California Environmental Quality Act (“CEQA”) formal pursuant to CEQA Guidelines Section 15303 (Class 3 - New Construction or Conversion of Small Structures) and
2. Approve the Architectural Review to demolish an existing one-story residence and construct a new 2,917 square foot two-story three-bedroom, four-bathroom single family residence with a 420 Square Foot attached garage and a 315 square foot attached accessory dwelling unit at 3074 McKinley Drive, subject to the conditions of approval.
Staff
Prepared by: Alex Tellez, Associate Planner, Community Development Department
Reviewed by: Nimisha Agrawal, Senior Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Vicinity Map
2. Project Data and Compliance Table
3. Conditions of Approval
4. Development Plans