REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Architectural Review (PLN24-00372) for the Conversion of an Existing Attached Garage to a 785 Square Foot Two Story Accessory Dwelling Unit (ADU) and a 135 Square Foot Addition to the Primary Dwelling on a 6,098 Square Foot Lot at 577 Hubbard Avenue.
Report
File No.: PLN24-00372
Location: 577 Hubbard Avenue, a 6,098 square foot lot located on the east side of Hubbard Avenue, approximately 225 feet south of Pruneridge Avenue; APN: 316-12-069; Zoned Single-Family Residential (R1-6L)
Applicant: Kurt Huang
Owner: Ann Fu
Request: Architectural Review for the conversion of an existing attached garage to a two story 785 square foot Accessory Dwelling Unit ADU) and a 135 square foot addition to the primary dwelling.
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 predominately one-story single-family ranch style residences. See the vicinity map in Attachment 4.
• The site includes an existing 1,472 square-foot one-story, three-bedroom, two-bathroom single-family residence with 465 square feet attached storage room.
• The existing single-family residence has a non-conforming condition for parking as the two-car garage was converted into a storage room without permits sometime during the 60’s. There is a permitted attached carport approximately 440 square feet on site (File No. BLD1966-31695).
• The proposal requests the conversion of the unpermitted storage room into a two-story ADU. Per Santa Clara Municipal Code 18.60.020(B)(4)(a), illegal conditions unrelated to the construction of the ADU do not have to be corrected as a prerequisite to the construction of the ADU.
• The proposed project will result in a 1,607 square foot, single-story residence with three-bedrooms and two bathrooms and an attached two-story 785 square foot ADU with two bedrooms and one and half bathrooms. Per the Santa Clara Municipal Code 18.60.020 (B)(4)(a) and 18.120.020(D)(1)(d), a two story ADU cannot be approved ministerially and would require architectural review and approval at the Development Review Hearing.
• The proposal does not need to provide the required covered parking as Santa Clara Municipal Code 18.60.020(K) states that “no additional off-street parking is required for the converted accessory dwelling unit.
• To accommodate the addition and comply with the accessory structure ordinance, the existing approximately 75 square foot accessory structure is being relocated onsite.
• The applicant proposes a contemporary architectural style with gable roofs and minimalistic geometry.
• The proposed construction will consist of new asphalt roofing shingles, stucco, and will keep some of the wood siding to match the character of the neighborhood.
• The proposed project meets the required findings set forth in Santa Clara City Code Section 18.120.020(F).
• 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 Development Review Hearing.
FINDINGS
Granting 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 requests the conversion of the unpermitted storage room into an ADU. Per Santa Clara Municipal Code 18.60.020(B)(4)(a), illegal conditions unrelated to the construction of the ADU do not have to be corrected as a prerequisite to the construction of the ADU.
• The proposal won’t be required to provide the required covered parking as Santa Clara Municipal Code 18.60.020(K) states that “no additional off-street parking is required for the converted accessory dwelling unit.
• The existing permitted carport will provide weather protection for the vehicle parking area.
• The proposed parking space is not located in the required front yard or side yard landscape areas.
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-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:
• The proposed project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o Building height and bulk is appropriate relative to the neighborhood.
o Roof materials, building materials, and finishes work in conjunction with one another and consistent with the architectural style of the building.
o The new roof form is derived from those found in the existing residences in the neighborhood and increase the compatibility to the existing residence in the neighborhood.
o The proposed addition is consistent with the scale, design and architectural form 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 will remain in the rear yard to provide shade, provide buffering of the building, and improve the streetscape.
o Landscape is being used to adequately screen the outdoor open space and the line of sight to the neighbor’s private yard.
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 & Duplex Residential Design Guidelines (2014):
o The proposed project 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 1.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(e) (Class 1 - Existing Facilities), 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 October 3, 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 15301(e) (Class 1 - Existing Facilities), and Approve the conversion of an existing attached garage to a two story 785 square foot Accessory Dwelling Unit and a 135 square foot addition to the primary dwelling for the property located at 577 Hubbard Avenue, 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
4. Vicinity Map