REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action of an Architectural Review (PLN25-00295) for a 621 Square Foot First Floor Addition and a 397 Square Foot Second Floor Addition to an Existing Two-Story 2,081 Square Foot Single-Family Residence with a 500 Square Foot Attached Garage on a 7,351 Square Foot Lot at 2892 Mesquite Drive. CEQA Status: Exempt from CEQA per Section 15332. Continued from the November 19, 2025, Development Review Hearing.
Report
File No.: PLN25-00295
Location: 2892 Mesquite Drive
Applicant: Fiona Wang
Owner(s): Ling Zhou
Request: Architectural Review for a 621 square foot first floor addition and a 397 square foot second floor addition to an existing two-story 2,081 square foot single-family residence with a 500 square foot attached garage on a 7,351 square foot lot.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 3.
POINTS FOR CONSIDERATION
• This item was heard at the November 19, 2025, Development Review Hearing (DRH) but due to technical difficulties with Zoom it was continued to allow for community feedback to be received.
• The November 19, 2025 DRH staff report is available as Attachment 2.
• Based on community feedback submitted prior to the November 19, 2025 DRH, the front first story addition breaks the prevailing development pattern of the subdivision and creates shadow and view impacts to the neighboring properties.
• Based on this feedback, the applicant is open to adding privacy screening to their kitchen window, hedges to the front and side yard, and a code compliant front fence.
• The changes mentioned above will help refine the proposal and get the project closer to being consistent with the City’s Single-Family & Duplex Residential Design Guidelines. Staff offers the following comments and recommendations to further enhance the project design to meet the required Architectural Review findings:
o The proposed design should minimize, to the extent possible, shading of the adjacent home and front yard. The proposal has, scale, shadow, view, and light impacts. The development proposal shall adhere to the prevailing development pattern in the subdivision by providing a greater front setback on the proposed guest bedroom. The proposed guest bedroom shall have a reduced footprint to preserve the streetscape along the front and sight lines of the adjacent property.
This recommendation has been added to the Conditions of Approval and will be found in Attachment 4.
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 18.38.060D as the garage still maintains the code compliant two parking spaces of at least 8.5 feet wide by 18 feet deep and
• The proposed parking spaces are not located in the required front yard or side yard landscape areas as they are in the existing garage.
• The vehicle parking is 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:
• Building height and bulk is appropriate relative to the neighborhood.
• Roof materials, building materials, and finishes work in conjunction with one another and consistent with the architectural style of the building.
• Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
• A tree will remain in the front yard to provide shade, soften the building, improve the streetscape, and comply with the City’s Climate Action Plan.
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:
• With adherence to condition P3 of the Conditions of Approval, the proposed construction is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o As conditioned, 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.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 4.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (Class 32 - Infill Development Projects), in that the project site is less than five acres, served by utilities, and complies with the General Plan.
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 November 26, 2025, to 67 owners/tenants. 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 15332 (Class 32 -- Infill Development Projects), and Approve the Architectural Review for the construction of a 621 square foot first floor addition and a 397 square foot second floor addition to an existing two-story 2,081 square foot single-family residence with a 500 square foot attached garage on a 7,351 square foot lot at 2892 Mesquite Drive, 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. Vicinity Map
2. November 19, 2025 DRH Staff Report
3. Project Data and Compliance Table
4. Conditions of Approval
5. Development Plans