REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00028) for the Demolition of 924 Square Feet of Existing Livable Space to construct 1,826 Square Feet of Livable Space in an Existing Single-Story Residence at 2683 Sonoma Place
Report
File No.: PLN24-00028
Location: 2683 Sonoma Place, a 5,663 square foot lot located on the north side of Sonoma Place, approximately 215 feet south of Benton Street.
APN: 290-28-016; zoned Single-Family Residential (R1-6L)
Applicant: Devendra Deshwal
Owner: Mirmal Sandhu
Request: Architectural Review for the demolition of 924 square feet of an existing 1,326 square foot residence to construct 1,826 square feet of new livable space resulting in a 2,228 square-foot, four-bedroom, three-bathroom one-story single-family residence.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The proposed project is in a residential tract consisting of both one - and two- story residences.
• The site includes an existing 1,326 square-foot one-story residence with three bedrooms, one bathroom, attached two car 402 square-foot garage, and a 62 square-foot shed.
• Per the Santa Clara City Code 18.120.020(D)(7), the request requires Architectural Review approval through a Development Review Hearing, because the project proposes a demolition of the residence except for the garage.
• The new 1,826 square-feet livable area will have a 402 square-foot garage for a total building area of 2,228 square foot.
• As proposed, the project will have four bedrooms and three bathrooms.
• The proposed construction will consist of new asphalt roofing shingles, and stucco siding to match the character of the neighborhood.
• The project is consistent with the City’s Single-Family Residential Design Guidelines (2014):
o Building height and bulk is appropriate relative to the neighborhood (3a(1)).
o Roof materials, building materials, and finishes work in conjunction with one another and consistent with the architectural style of the building (3a(3)).
o Stone brick and other wainscoting is provided at the base of the home from the front façade to the sides (3c(4)).
o A prominent front porch matches the architectural style of the residence (4e).
• 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
Grant the Architectural Review approval requires, the following findings consistent with Zoning 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 provides the required two covered parking spaces at the front of the residence through a two car garage.
• The require parking spaces are not located in the required front yard or side yard landscape areas.
• The proposal provides areas surfaced with all-weather materials for vehicle parking.
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 of adequate size to accommodate a single-story residence.
• The proposed design matches nearby residence in scale and won’t 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 proposed project is consistent with the City’s Single-Family Design Guidelines (2014):
o Roof materials, building materials, and finishes work in conjunction with one another and are consistent with the architectural style of the building.
o Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
o The proposed addition is consistent with the scale and design found in the existing surrounding neighborhood.
o Architectural features are used to reduce large expanse of blank walls which further harmonizes the development with the existing 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 and City Code requirements, which serve 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 City’s Single-Family Design Guidelines (2014):
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 complies with the R1-6L zoning districts development standards.
• The proposed construction complies with the intent of the Santa Clara General Plan and all its policies.
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 property owners within a 300-foot radius of the project site on April 4th, 2024. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
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 Approve the Architectural Review for the demolition of 924 square feet of an existing 1,326 square foot residence to construct 1,826 square feet of new livable space resulting in a 2,228 square-foot, four bedroom, three bathroom one-story single family residence at 2683 Sonoma Place, subject to findings and conditions of approval.
Staff
Prepared by: Alex Tellez, Assistant Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Conditions of Approval
2. Project Data and Compliance Table
3. Conditions of Approval Development Plans