REPORT TO PLANNING COMMISSION
SUBJECT
Title
Public Hearing: Action on Appeal (PLN25-00561) of Development Review Officer’s Approval at 2892 Mesquite Drive for an Architectural Review (PLN25-00295) for a 621 Square Foot First Floor Addition and a 397 Square Foot Second Floor Addition to an Existing Two-Story 2,081 Square Foot Single-Family Residence with a 500 Square Foot Attached Garage on a 7,351 Square Foot Lot. CEQA Status: Exempt from CEQA per Section 15332.
Report
REPORT IN BRIEF
Applicant of the Appeal: Sorin Spanoche
Property Owner: Ling Zhou
General Plan: Very Low Density Residential
Zoning: Single-Family Residential (R1-6L)
Site Area: 0.13
Existing Site Conditions: The site consists of a two-story raised ranch style four-bedroom, two-bathroom residence built in 1955
Surrounding Land Uses:
• North: Two-Story Raised Ranch Style Residence (R1-6L), across from Mesquite Avenue
• East: Single-Story Ranch Style Residence (R1-6L)
• South: Single-Story Tract Home (R1-6L)
• West: Single-Story Ranch Style Residence (R1-6L)
BACKGROUND
The Development Review Officer on December 10, 2025, approved the property owner’s request to add 621 square feet to the first floor and 397 square feet to the second floor of the existing two-story residence, subject to conditions of approval at 2892 Mesquite Drive. On December 17, 2025, the appellant, Sorin Spanoche filled a timely appeal of the December 10, 2025, Development Review Officer’s decision to the Planning Commission in accordance with the Santa Clara City Code (“SCCC”) 18.120.020K. The appellant is the neighbor of 2892 Mesquite Drive, a property located between Mesquite and Madrone Avenue in a predominately single-family residential neighborhood.
On July 23, 2025, the owner, Ling Zhou, submitted an application requesting an Architectural Review approval for the proposed 1,018 square foot first and second floor addition to their existing two-story 2,081 square foot single-family residence as required by SCCC 18.120.020.D, Architectural Review Process - Public Hearing Required. At a publicly noticed meeting - Development Review Hearing (“DRH”) on November 19, 2025, the Development Review Officer (DRO) reviewed the request. This review was continued to the December 10, 2025, publicly noticed DRH due to technical difficulties with the hybrid capabilities of the broadcast of the meeting and to allow for community feedback to be received. At the December 10, 2025, DRH the DRO discussed if the 401 square foot first-floor addition on the front of the residence would break the prevailing development pattern of the subdivision and create sight line impacts to the neighboring properties. Five members of the public spoke against the proposal. The DRO approved the proposed addition with an added condition of approval as stated below:
“The proposed guest bedroom shall adhere to the prevailing development pattern in the subdivision by reducing the footprint of the proposed guest room by providing a greater front and side setback. The setbacks shall preserve the existing sight line of the adjacent property.”
The appellant contests that the request is inconsistent with Santa Clara’s Single-Family & Duplex Residential Design Guidelines as the proposed interior side & front setbacks were not “adjusted to complement adjacent development or to accommodate special needs of the development as determined through the architectural review process”.
DISCUSSION
At the December 10, 2025, DRH staff supported the owner’s request after making the required Architectural Review findings under SCCC 18.120.020.F as stated below:
1. “That any off-street parking areas, screening strips, and other facilities and improvements necessary to secure the purpose and intent of [the] Zoning Code and the General Plan are a part of the proposed development, in that:”
o The proposal is consistent with SCCC 18.38.060.D as the garage still maintains the code compliant two parking spaces of at least 8.5 feet wide by 18 feet deep.
o The proposed parking spaces are not located in the required front yard or side yard landscape areas as they are in the existing garage.
o The vehicle parking is in an all-weather material surfaced area.
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:”
o The proposed construction would not create any traffic congestion or hazards.
o The public streets are adequate in size to accommodate a single-family residence of this size.
o 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 [the] Zoning Code and the General Plan, in that:”
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 Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
o A tree will remain in the front yard to provide shade, soften the building, improve the streetscape, and comply with the City’s Climate Action 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:”
o 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 specified 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 Council, which set shall be maintained in the Department. 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 [the] Zoning Code, in that:”
o With adherence to condition P3 of the Conditions of Approval, the proposed construction is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
§ As conditioned, 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.
o The proposed construction complies with the R1-6L Zoning District’s development standards.
o The proposed construction complies with the intent of the Santa Clara General Plan and all its policies.
The DRO heard the public comments from the five members of the public who live in the vicinity of the site, all who had concerns about the massing of the proposed project (first and second floor additions). To address the public concerns, the DRO added an additional condition of approval for the proposal to provide a greater front and side setback to adhere to the prevailing development pattern of the subdivision. The owner accepted the additional condition of approval and agreed to modify the plans. The staff reports from the November 19, 2025 and December 10, 2025 DRH are available as Attachment 2.
The appellant states in their appeal that finding five of SCCC 18.120.020.F cannot be made and requests the Planning Commission to overturn the DRO’s decision as the proposal is not compatible with the prevailing pattern found in the neighborhood. Staff can make the fifth finding as the addition is minor in nature as its less than 50% of the floor area and protects the neighboring sight lines to the street.
Pursuant to SCCC 18.144.030.E, the Planning Commission hears DRH appeals as de novo. During the appeal hearing, the issues that may be raised and considered by the Planning Commission are not limited to those raised by the appellant, and may include any aspect of the proposed project, whether or not originally considered as part of the decision being appealed. The Planning Commission may affirm, affirm in part, vacate, modify or reverse the decision that is the subject of the appeal, based upon findings of fact about the particular case. The findings shall identify the reasons for the action on the appeal, and verify compliance or noncompliance of the subject of the appeal with the zoning code. The Commission may adopt additional conditions of approval, which may address issues or concerns other than the subject of the appeal. If there is new or different evidence presented on the appeal, the Commission may refer the matter back to the DRO for further consideration.
If any party is dissatisfied with the Commission’s decision, it is appealable to the City Council, as the Council serves as the final review authority for all Planning Commission decisions on Architectural Review of single-family residences under SCCC 18.144.020.B. In this matter, staff continues to recommend approval of the Architectural Review as conditioned as it is consistent with the General Plan and the SCCC and therefore staff recommends the Planning Commission affirm the decision of the DRO.
Considerations
Consistency with General Plan
• 5.5.2-P2 - Implement design review guidelines for setback, heights, materials, massing, articulation and other standards to support Transition Policies and promote neighborhood compatibility.
o The request conforms with the City of Santa Clara Single-Family & Duplex Residential Design Guidelines Chapter 2b - Sensitive Design Solutions as the second story addition does not exceed approximately 66% of the first-floor area and the side walls of the second story addition are set back at least 3 feet from the side walls of the first floor. The City of Santa Clara Single-Family & Duplex Residential Design Guidelines is the implementation of General Plan Policy 5.5.2.
• 5.5.2-P3 - Implement site design solutions, such as landscaping and increased building setbacks, to provide a buffer between non‐residential and residential uses.
o The request conforms with the City of Santa Clara Single-Family & Duplex Residential Design Guidelines Chapter 4a - Site Planning as the first story addition on the front is setback more than required, preserving the prevailing development pattern in the neighborhood.
Consistency with Zoning Code
The request conforms with all of the development standards under the Zoning Code. See Project Data and Compliance Table in Attachment 4
Community Meeting
This request is a Small Development Proposal under the Santa Clara Public Outreach Policy for Planning Applications therefore a community meeting was not required to be held.
Proposed Planning Commission Actions
The project is presented to the Planning Commission for consideration and action. The following specific actions are required:
1. CEQA: Determine the project to be exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15301 (Class 1 - Existing Facilities)
2. Architectural Review: Adopt the resolution approving the Architectural Review Permit to allow the construction of a 621 square foot first floor addition and a 397 square foot second floor addition to an existing two-story 2,081 square foot single-family residence with a 500 square foot attached garage. The Architectural Review Permit is a quasi-judicial decision with a list of required findings under SCCC 18.120.020.F. The required findings with the supporting facts were discussed in the Discussion section of this report.
The Architectural Review includes the conditions of approval in the form drafted by staff (Attachment 5).
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1 - Existing Facilities), in that the project consists of the addition to an existing structure that will not result in an increase of more than 50% of the floor area before the addition, or 2500 square feet.
FISCAL IMPACT
There is no fiscal impact to the City for processing the requested application other than administrative
time and expense typically covered by processing fees paid by the applicant.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
Public contact was made by posting the Planning Commission 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 at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. 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.
On January 29, 2026, the notice of public hearing for this item was mailed to 67 property owners and tenants within 300 feet of the project site. At the time of this staff report, no comments have been received by the Planning Division in support or opposition to the project.
RECOMMENDATION
Recommendation
The project is consistent with the General Plan, Zoning Code and Design Guidelines and therefore staff recommends the Planning Commission deny the appeal application and:
1. Determine the project to be exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15301 (Class 1 - Existing Facilities); and
2. Affirm the decision of the Development Review Officer to approve the Architectural Review for the construction of a 621 square foot first floor addition and a 397 square foot second floor addition to an existing two-story 2,081 square foot single-family residence with a 500 square foot attached garage on a 7,351 square foot lot at 2892 Mesquite Drive, subject to findings and conditions of approval.
Staff
Prepared by Alex Tellez, Assistant Planner, Community Development Department:
Reviewed by Alexander Abbe, Assistant City Attorney:
Approved by Afshan Hamid, Director of Community Development:
ATTACHMENTS
1. Vicinity Map
2. DRH Staff Reports (12/10 & 11/19)
3. Project Data Compliance Table
4. Conditions of Approval
5. Reso. to Approve Architectural Review
6. Development Plans
7. Appeal Applicant’s Statement