REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Architectural Review (PLN25-00512) for the addition of 533 square feet to the existing one-story 1,487 Square-Foot One-Story Single-Family Home Resulting in a 2,020 Square Foot One-Story Residence located at 2179 Monterey Avenue. CEQA Status: Exempt from CEQA per Section 15301(e)(1) (Class 1 -- Existing Facilities).
Report
File No.: PLN25-00512
Location: 2179 Monterey Avenue: southeast from the intersection of Calabazas Boulevard and Santa Maria Avenue, on the west side of Monterey Avenue: R1-6L Single Family Residential: APN 220-23-094
Applicant: Ramin Zohoor
Owner(s): Vladimir Katardjiev
Request: Architectural Review for converting 400 square feet of existing living area back to garage space and for the addition of 533 square feet to the existing 1,487-square-foot one-story residence, resulting in a 2,020-square-foot one-story residence.
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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 is currently developed with a 1,487 square-foot, one-story single-family residence constructed in 1955.
• Per the Santa Clara City Code 18.120(D)(7), the request requires Architectural Review approval through a Development Review Hearing due to the demolition of fifty percent of the existing residence.
• The project proposes converting 400 square feet of existing living area of former garage space back to a garage and for the addition of 533 square feet to the existing 1,487-square-foot one-story residence. The design of the proposed addition includes brick wainscotting, stucco cladding, a shingle roof, and new garage door oriented towards the street.
• To comply with the City’s Single-Family and Duplex Residential Design Guidelines (2014) a condition was added for the addition of a front entry feature located above the front door without the use of posts or columns. The approved front entry feature shall be installed and maintained as shown on the revised plans.
• The proposed project complies with the City’s Single-Family and Duplex Residential Design Guidelines (2014). Specifically, the project is consistent with the guidelines, in that:
o The front of the house is oriented toward the primary street frontage with an emphasis on the front porch or entry element toward the street by architectural design and landscaping treatment.
o Brick wainscotting is proposed at the base.
o The first-story front wall is set 20 feet 8 inches behind the front property line.
• 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 proposal provides the required two covered parking spaces at the front of the residence with a 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 for 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:
• Architectural features of the proposed design area are true to the architectural form and appropriate for the neighborhood. Surrounding properties are one to two story homes with mixed architectural. The design of the proposed addition includes brick wainscotting, stucco cladding, a shingle roof, and new garage door oriented towards the street.
• The proposed project is consistent with the scale found in the existing surrounding neighborhoods.
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 front of the house is oriented toward the primary street frontage with an emphasis on the front porch or entry element toward the street by architectural design and landscaping treatment.
• Brick wainscotting is proposed at the base.
• The first-story front wall is set 20 feet 8 inches behind the front property line
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 98 property owners within a 300-foot radius of the project site on April 30, 2026, here. 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 an Architectural Review for converting 400 square feet of existing converted garage space back to a garage and for the addition of 533 square feet to the existing 1,487 square foot one story residence, resulting in a 2,020 square foot one story residence, located at 2179 Monterey Avenue, subject to the findings and conditions of approval.
Staff
Prepared by: Summer Foss, 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