REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Architectural Review (PLN26-00008) for the Demolition of an Existing One-Story Residence and the Construction of a New 2,050 Square-Foot One-Story Residence Located at 717 Flannery Street. CEQA Status: Exempt from CEQA per Section 15303 (Class 3 - New Construction).
Report
File No.: PLN26-00008
Location: 717 Flannery, a 5,384 square foot lot, located about 200 feet from the corner of Stevenson Street and Flannery Street, APN: 293-17-045, Zoned R1-6L (Single-Family Residential)
Applicant: Moe Jalili
Owner(s): Guizhen Zhang
Request: Architectural Review for the demolition of an existing one-story residence and the construction of a new three bedroom two and only half bathroom 2,070 square-foot one-story residence
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The surrounding neighborhood mostly features original one-story single-family residences. See Vicinity Map in Attachment 1.
• The existing parcel contains the original 1950s one-story single-family residence of approximately 1,108 square-feet.
• Per the Santa Clara City Code 18.120(D)(1) ‘New or Expanded Single Family Homes’, and SCCC 18.120(D)(7) ‘Demolition of an existing structure, other than a non-habitable accessory structure’, the request requires Architectural Review approval through a Development Review Hearing.
• The project proposes to demolish the existing one-story residence and construct a new 2,050 square-foot residence with three bedrooms and two and a half bathrooms, with an attached Accessory Dwelling Unit (ADU) at the rear of the structure. Consistent with the City Code, the ADU can be considered ministerially through the building permit process.
• The proposed design is an updated single-family structure using composition shingle roofing, stucco with wood siding wainscotting at the base of the building along the front and wrapping partially around the side elevations. An entry includes double-doors and shallow porch in front of the entry.
• The project is consistent with the City’s Single Family and Duplex Residential Design Guidelines (2014), including:
o The architectural features of the proposed design should be true to the architectural form and appropriate for the neighborhood. The neighborhood mostly features single story updated mid-century or single-story newer residences.
o Architectural features should be adequate and appropriate for the size of the building and should not be overstated. The design of the structure is simple and symmetrical.
o The use of high-quality construction materials for long-term durability. The applicant will clad the residence in soft white colored stucco with a wood siding accent wrapped around the base of the home and surrounding the front door.
o Building Materials and finishes should harmonize and blend in those found in the neighborhood. Stucco, composition shingle roofing and wood siding are found throughout the neighborhood.
o Roof forms should avoid excessive roof ridgelines, heights, hips, and valleys. The project proposes single story hip roof forms which are found throughout the neighborhood.
o A prominent front porch or entry should be provided. The project proposes a porch bound by two columns on either side.
• 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 subject project proposes a two-car garage and front landscaping that are in keeping with the intent of this title and the general plan of the City.
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 project is a one-story residence, like the surrounding residences; proposes high-quality construction materials; and meets the design guidelines, which will not impair the desirability of the neighborhood nor unreasonably interfere with the use and enjoyment of neighboring developments.
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 project proposes the redevelopment of a parcel by removing the current aging original residence with a newer residence that meets all zoning code and design guidelines. The resulting project will not be detrimental to the harmonious development contemplated by this title and the General 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:
• This project is subject to all California Building Codes and City of Santa Clara Codes and Regulations which requires the project to not materially affect adversely the health, comfort, or general welfare of persons residing or working in the neighborhood, nor the general public.
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 project meets all zoning code and all Single Family and Duplex Design Guidelines including:
• The architectural features of the proposed design should be true to the architectural form and appropriate for the neighborhood.
• Architectural features should be adequate and appropriate for the size of the building and should not be overstated.
• The use of high-quality construction materials for long-term durability
• Building Materials and finishes should harmonize and blend in those found in the neighborhood.
• Roof forms should avoid excessive roof ridgelines, heights, hips, and valleys.
• A prominent fort porch or entry should be provided.
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), in that the project involves a new single-family 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 75 property owners and tenants within a 300-foot radius of the project site on April 30, 2026. 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 15303 (Class 3 - “New Construction”), and Approve the Architectural Review for the demolition of an existing one-story residence and the construction of a new three bedroom two and a half bathroom 2,050 square-foot one-story residence
Staff
Prepared by: Daniel Sobczak, Associate Planner, Community Development Department
Approved by: Sheldon 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