REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Consistency Determinations to the adopted Initial Study and Mitigated Negative Declaration and Action (PLN23-00577) to Allow Demolition of a single-family residence and Development of Eight Semi-Attached Single-Family Residences and Associated On- and Off-Site Improvements Located at 2303 Gianera Street.
Report
File No.: PLN23-00577 / PLN24-00262
Location: 2303 Gianera Street, a 16,893 square-foot lot located on the north side of Gianera Street, on the intersection of Cheeney Street and Gianera Street; APN: 104-06-037
Applicant: VCI Companies
Owner(s): Gianera Estate LLC
Request: Action on the demolition of an existing single-family residence and the construction of eight semi-attached two-story homes
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 mostly two-story planned development residences. See Vicinity Map in Attachment 1.
• The site includes a single-family home and a detached garage, with both structures proposed to be demolished.
• Per the Santa Clara City Code 18.120(D) 2 - ‘Residential parcel or subdivision maps and any associated development plans’ the request requires Architectural Review approval through a Development Review Hearing.
• The request includes the demolition of an existing single-family residence, the construction of eight semi-attached two-story homes.
• Design standards for Planned Developments, listed in Classic Code Section 18.54.050, (project was submitted and deemed complete prior to the adoption of the updated code) state that proposed plans must be designed to form a harmonious, integrated project of sufficient unity and architectural quality of the surrounding neighborhood.
• Proposed building architecture would be reflective of a modern interpretation of cottage farmhouse design
• The design incorporates a mixture of materials that includes asphalt shingle roofing, horizontal Hardie board siding and stone veneer applied to the exterior elevations for texture and visual interest.
• The proposed residences fronting Gianera Street include prominent front porches with exposed rafters, porches of a similar style are proposed on the internal facing residences.
• 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 1,000-foot radius of the subject site for this project review.
• The project has previously been heard at regularly a scheduled Planning Commission meeting on June 11, 2025. The Planning Commission voted to recommend approval of the project to the City Council. The project was heard at a regularly scheduled City Council meeting on July 15, 2025, City Council approved the project, the request requires Architectural Review approval through a Development Review Hearing.
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:
• Each unit will have a two-car garage which will provides the Code required two covered parking spaces for each residence. Per Santa Clara City Code, each garage should maintain an unobstructed 12’x36’ space for parking. As conditioned, the project would require that each garage be used for parking vehicles and not only for storage.
• The proposed project provides areas surfaced with all-weather materials of parking vehicles, including two guest parking spaces.
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 would create eight residences to the property, which should not create substantive traffic congestion or hazards.
• Public streets, including Cheeney Street and Gianera Street, are adequate in size and design to serve the proposed residences, 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 surrounding character of the neighborhood by including such architectural elements as gabled roofs, dormers, and a mixture of materials that includes asphalt shingle roofing, horizontal Hardie board siding and stone veneer applied to the exterior elevations.
o The architectural features of the proposed design are 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.
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 project is consistent with the surrounding character of the neighborhood by including such architectural elements as gabled roofs, dormers, and a mixture of materials that includes asphalt shingle roofing, horizontal Hardie board siding and stone veneer applied to the exterior elevations.
• The architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
• The proposed project is consistent with the scale and design found in the existing surrounding neighborhoods.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 3.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) was prepared for the project in accordance with the California Environmental Quality Act (CEQA) and circulated for public review between November 8, 2024, and December 2, 2024 (20 days), see Attachment 1.
A detailed discussion of the potential impacts and mitigation measures applied to the project are specified in the MND and would be implemented through project conditions of approval and the Mitigation Monitoring and Reporting Program (MMRP) for the proposed project. In summary, the MMRP requires that the project mitigate possible air quality impacts, biological impacts, cultural resource impacts, geological impacts, and noise impacts by following certain Conditions of Approval. These Conditions of Approval require the reduction of construction emissions using Tier 3 and 4 equipment, scheduling work to avoid bird nesting season and conducting bird surveys, making qualified archaeologists available during construction, meeting all current engineering and seismic safety design standards, and preparing a construction noise control plan.
The City Council adopted the MND and MMRP on July 15, 2025. The proposed project is consistent with the adopted MND and MMRP.
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.
Consistent with the City’s adopted Public Outreach Policy for Planning applications, a public hearing notice was mailed to property owners within a 1,000-foot radius of the project site on August 7, 2025.
Community Meetings
Consistent with the City’s adopted Public Outreach Policy for Planning applications, a hybrid public outreach meeting was conducted by the Property Owner/Applicant on March 24, 2025, to engage the neighborhood community in the planning process. Notices of the meetings were mailed by the Property Owner/Applicant to about 500 properties within 1,000 feet of the project site boundaries and posted on the City’s website. Approximately 10 members of the public attended. This meeting provided the community an opportunity to review and comment on the proposal. The public provided input on the following areas and the applicant’s revision to the proposal is as follows:
1. Traffic and Parking: The applicant understands the issues brought forth by the public with regards to limited on-street parking in the area due to the proximity of Levi’s Stadium. The applicant has met their off-street parking requirements and are including two guest parking spaces on site as well, which exceeds the requirements of the City Code.
2. Dwellings: The applicant understands the issues brought forth by the public with regards to the dwelling size and number. The dwelling size is equivalent to the dwellings immediately to the west, the 18-Unit Townhouse development approved in 1990, as well as the 14-unit Townhouse Development four parcels to the east approved in 1989.
3. Landscaping: The applicant understands the issues brought forth by the public with regards to landscaping. The applicant has not met the City Code’s required replanting regulations, however, the applicant opted to pay an in-lieu fee for all trees that are required but not able to fit on the parcel in its current iteration.
RECOMMENDATION
Recommendation
Find the project to be consistent with the adopted Mitigated Negative Declaration and approve the Architectural Review for the demolition of existing structures and construction of eight semi-attached single-family residences and associated on- and off-site improvements located at 2303 Gianera Street, subject to the findings and conditions of approval.
Staff
Prepared by: Daniel Sobczak, Associate 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
5. Web Links - Environmental Website, Project Webpage and City Council Meeting Documents