REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00079) for a Proposed 1,289 Square Feet Second Story Addition and a 660 Square Feet Single Story Addition to an Existing Single-Story Residence at 2135 Laurel Drive.
Report
File No.: PLN24-00079
Location: 2135 Laurel Drive, a 5,618 square foot lot located on the north side of Laurel Drive, approximately 110 feet west of Alice Drive;
APN: 290-11-047; zoned Single-Family Residential (R1-6L)
Applicant: Byungki Kim
Owner: Sharon Nguyen
Request: Architectural Review for the construction of a 1,289 square foot second story addition and a 660 square foot single story addition to an existing 1,393 square foot single story single-family residence resulting in a 3,342 square-foot, three-bedroom, four-bathroom two-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 1,058 square-feet one-story residence with three-bedrooms, one bathroom, and a 335 square-feet two-car detached garage.
• Per the Santa Clara City Code 18.120.020(D)(1), the request requires Architectural Review approval through a Development Review Hearing due to the construction of a second story on an existing one-story residence.
• The project proposes the construction of a second story addition to the existing single-family residence to build a larger livable area of 2,942 square-feet.
• The new 2,942 square-feet livable area will have a 400 square-foot garage for a total building area of 3,342 square foot.
• As proposed, the project will have three-bedrooms and four-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 The second floor area doesn’t exceed 66% of the first floor area thus maintaining the neighborhood pattern (2a(1)).
o The walls of the second floor element are set back from the first floor wall to minimized the mass bulk of the structure (2a(2).
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 being added to the base of the home from the front façade to the sides (3c(4)).
o The proposed landscape is made of drought tolerant plans and appropriate in scale (4i(3)).
• 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.
o Trees and plants are used to provide shade, soften the building, and improve the streetscape.
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 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 April 4, 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 (e)(1) (Class 1 - Existing Facilities), and Approve the Architectural Review for the construction of a 1,289 square foot second story addition and a 653 square foot single story addition to an existing 1,393 square feet resulting in a 3,342 square-foot, three-bedroom, four-bathroom two-story single family residence, 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. Development Plans