REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00165) for a 1,056 Square-Foot Second Floor Addition and a 376 Square-Foot First Floor Addition Resulting in a 2,887 Square-Foot Residence with Six-Bedrooms Located at 3027 San Juan Avenue.
Report
File No.: PLN24-00165
Location: 3027 San Juan Avenue, a 5,990 square-foot lot located on the north side of San Juan Avenue, approximately 150 feet west of Monroe Street; APN: 220-20-003; zoned Single-Family Residential (R1-6L)
Applicant: Aman Dulay
Owner(s): Zarin and Mohammad Bashayir Said
Request: Architectural Review for a 1,056 square-foot second floor addition and a 376 square-foot first floor addition resulting in a 2,887 square-foot six-bedroom, two-story 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. See Vicinity Map in Attachment 1.
• The site includes an existing 1,095 square-foot one-story residence with three bedrooms, two bathrooms, a 64 square-foot porch, 218 square-foot pergola, and a 360 square-foot two-car covered garage.
• Per the Santa Clara City Code 18.120.020.D.1.d, the request requires Architectural Review approval through Development Review Hearing.
• The project proposes a 1,056 square-foot second-floor addition and a 376 square-foot first-floor addition to an existing 1,095 square-foot residence resulting in a 2,527 square-foot two-story six-bedroom and four-bathroom residence. The existing 218 square-foot pergola and 360 square-foot two-car covered garage to remain. The project also includes a 115 square-foot patio addition.
• The east elevation of the house faces the rear elevations of the neighboring Monroe Street properties.
• The project is consistent with the Santa Clara Single-Family Design Guidelines (2014):
o The second floor is proposed to be 58% of the first floor, which is consistent with the guideline that second floor areas should not exceed approximately 66% of the first-floor area.
o The proposed second floor meets the step back guidelines in that second-floor areas are setback at least five feet from the front wall of the first floor, and three to five feet from the corner and interior side walls of the first floor. The second-floor staircase on the left interior side does not provide a step-back.
o The project proposes a balcony that is three feet in depth, consistent with the recommended design guideline of maximum depth of four feet.
o The architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
• The proposed project meets the required finding 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 RECOMMENDATION
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 provides the required two covered parking spaces at the front of the residence with the two-car garage.
• The required parking spaces are not located in the required front yard or side yard landscaped areas.
• The proposed project provides areas surfaced with all-weather materials of parking vehicles.
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 residence would not create traffic congestion or hazards.
• Public streets are adequate in size and design to serve the proposed two-story residence, and the use will not create a substantive increase in traffic.
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 Architectural features of the proposed design area true to the architectural form and appropriate for the neighborhood.
o The proposed project is consistent with the scale and design found in the existing surrounding neighborhoods.
3) 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.
4) 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 project 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 expansion and addition comply with the R1-6L zoning district’s development standards.
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 15301(e)(1) (Class 1 -- Existing Facilities), in that the project is a small addition to the existing single-family residence.
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 July 5, 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 categorically exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15301(e)(1) (Class 1 - “Existing Facilities”), and Approve the Architectural Review for a 1,056 square-foot second floor addition and a 376 square-foot first floor addition resulting in a 2,887 square-foot, six-bedroom, two-story residence, located at 3027 San Juan Avenue, subject to the findings and conditions of approval.
Staff
Reviewed by: Meha Patel, Assistant 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