REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on a Proposed First-Floor Addition and Second-Floor Addition to an Existing Single-Story Residence at 2325 Cimarron Drive
Report
File No.(s): PLN23-00422
Location: 2325 Cimarron Drive, a 7,405 square foot lot located to the east of the intersection of Roosevelt Circle and Cimarron Drive, APN: 224-37-008; property is zoned Single Family Residential (R1-6L).
Applicant: Amin Qazi
Owner: Amin Qazi
Request: Architectural Review for a 680 square-foot first floor addition and a 748 square-foot second floor addition to an existing 1,298 square-foot four-bedroom, two-bathroom one-story residence, resulting in a 2,224 square-foot four-bedroom, three-bathroom two-story residence with a new 420 square-foot attached two-car garage.
Project Data
Refer to Attachment 2 for the Project Data Table and Compliance.
Points for Consideration
• The proposed project is in a residential tract consisting of one-story and two-story residences.
• The existing residence is a 1,298 square foot four-bedroom, two-bathroom one-story residence with a 475 square foot attached two-car garage.
• Per the Santa Clara Code 18.76.020(c)(1)(D), the project requires Architectural Review approval through a Development Review Hearing.
• The project proposes a first-floor addition of 680 square feet to the front of existing residence, and a 748 square-foot second-floor addition, resulting in a 2,224 square-foot four-bedroom, three-bathroom two-story residence with a new 420 square foot attached two-car garage.
• The project received a Minor Modification Permit for a small portion of the new 20 feet by 20 feet two-car attached garage to encroach into the required 20 foot front yard setback by 1’-2”, providing a reduced front setback back of 18’-10”.
• The proposed project includes a 502 square foot two-bedroom, one-bathroom attached Accessory Dwelling Unit (ADU) that is subject to ministerial approval only.
• The project is consistent with the Santa Clara Single-Family Design Guidelines (2014) being compatible in scale and design:
o The second floor is proposed to be about 32% of the first floor, which is consistent with the guideline that second floor areas should not exceed approximately 66% of the first-floor area.
o The proposed second floor meets the step back guidelines in that second-floor areas should be set back at least five feet from the front wall of the first floor, and three to five feet from the side and rear walls of the first floor.
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 84 square foot front balcony is oriented to the front of the residence with a depth of 6’-6” and will lined with a row of planters.
• Findings can be made in support of the project consistent with Santa Clara City Code 18.76.
• A neighborhood notice was distributed to properties within a 300-foot radius of the subject site for this project review.
• There are no active code enforcement cases for this property.
Findings Supporting Staff’s Recommendation
Granting the Architectural Review approval requires, the following findings consistent with Zoning Code Section 18.76.020 (d):
1) That any off-street parking area, screening strips and other facilitates 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 development provides the required two car covered parking spaces within the new attached 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 of 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:
• The proposed addition is consistent with the City’s Single-Family Design Guidelines (2014):
o The proposed first-floor and second-floor additions are consistent with the scale and design found in the existing surrounding neighborhood which consists of primarily one- and two-story residences.
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 project 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 and height to the adjacent properties.
• The proposed expansion and addition comply with the R1-6L zoning districts development standards.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 (Class 3 -- New Construction or Conversion of Small Structure), in that the activity consists of the permitting of a proposed use that will expand an existing structure and add a small addition in to the front of the residence.
PUBLIC CONTACT
On January 25, 2024, a notice of public hearing of this item was posted within 300 feet of the project site and mailed to property owners within 300 feet of the project site. Planning Staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Determine the project to be exempt from CEQA pursuant to Section 15303 (Class 3) (New Construction or Conversion of Small Structure) of the CEQA guidelines and Approve the Architectural Review for a 680 square foot first-floor addition and a 748 square foot second-floor addition, resulting in a 2,224 square foot two-story four-bedroom, three-bathroom residence at 2325 Cimarron Drive, subject to the findings and conditions of approval.
Staff
Prepared by: Tiffany Vien, Associate Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Development Plan
2. Project Data and Compliance Table
3. Conditions of Approval