REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00519) for the Construction of an 809 Square-Foot First Floor Addition and a 942 Square-Foot Second Floor Addition, Resulting in a 3,381Square-Foot Three Bedroom and Three and a Half Bathroom Two-Story Single-Family Residence on a 7,558 Square-Foot Lot at 1962 Graham Lane.
Report
File No.: PLN24-00519
Location: 1962 Graham Lane, a 7,558 square foot lot located on the west side of Graham Lane, approximately 180 feet south of Cabrillo Avenue.
APN: 224-12-124
Zoned: Single-Family Residential (R1-6L)
Applicant: Fernando Gutierrez
Owner: Waqas Haque
Request: Architectural Review for the construction of an 809 square-foot first floor addition and a 942 square-foot second floor addition to an existing 1,794 square-foot single story residence, resulting in a 3,381square-foot three bedroom, three and a half bathroom two story residence.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2
POINTS FOR CONSIDERATION
• The 7,558 square-foot lot (“project site”) is developed with a residence built in 1952. See the attached vicinity map (Attachment 1) for a visual context of the project site.
• The project site is surrounded by one-story single-family residences and the San Tomas Expressway. The single-family residences are all part of the same subdivision development and an early example of post-war tract home architecture as they were built with efficiency in mind. The homes have low-pitched roofs and few visible architectural features
• The existing structure is not a potential historical structure as it doesn’t meet the Historical Resource designation criteria under Santa Clara City Code 18.130.040(A).
• The applicant proposes a new second story addition and therefore, under Santa Clara City Code 18.120.020(D)(1), requires an Architectural Review approval through a Development Review Hearing.
• The applicant intends to convert 200 square feet of existing livable space into a Junior Accessory Dwelling Unit. This will be approved ministerially as allowed by Santa Clara City Code 18.60.020.
• The applicant intends to blend the second story with the existing post-war tract home by setting back the new construction to the rear of the existing structure and preserving as much of the existing low-pitched roof as possible. The design is utilitarian in form and material with limited mass breaks in the rear to reduce the bulk. The development plans are attached for reference (Attachment 4).
• The project is consistent with the Santa Clara Single-Family & Duplex Residential Design Guidelines (2014):
o The request will be built in the rear of the existing structures with the second-floor walls having substantial offsets from the first-floor walls therefore reducing the mass and bulk of the structure.
o The roof and building materials work in conjunction with each other and maintain the existing architectural style of the building.
o A prominent entry feature is being proposed that will be proportional to the existing facade.
• The proposed design will have some variety of materials as accent materials are being proposed to reduce the blandness of the structure.
• The following design changes were made since the initial submittal:
o The second-floor element was shrunk to abide by the second floor side setback requirement in the Zoning Code.
o New windows are proposed in the front and rear elevation to reduce the number of blank walls.
o The floor plan of the second floor was altered to have the stairs to the rear of the structure
o The lot coverage was reduced from 45% to 40%.
• The request meets the required findings set forth in Santa Clara City Code Section 18.120.020(F) (Architectural Review).
• There are no active City Code Enforcement cases for this property.
• A neighborhood notice was distributed within a 300-foot radius of the project site.
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 request is consistent with Santa Clara City Code Section 18.38.030(D) as the proposal includes an attached two-car garage.
• The request has sufficient off-street parking for the residential building type.
• The request maintains areas surfaced with all-weather materials for vehicle parking.
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 request would not generate any traffic congestion or hazard.
• The public streets are of adequate size to accommodate a single-family residence of its size.
• The request’s design stays consistent with the scale of nearby residences 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 request is consistent with the Santa Clara Single-Family & Duplex Residential Design Guidelines (2014) as the bulk and mass blends well with the rest of the neighborhood.
• The request meets all required development standards for the zoning district.
• The request is design to protect the privacy of the neighbors.
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).
• The request complies with the R1-6L zoning districts development standards.
• The request complies with the intent of the Santa Clara General Plan.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guideline Section 15301 (Class I - Existing Facilities), in that the request is an addition to an existing structure that won’t result an increase of more than 2,500 square feet.
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
On March 27th, 2025, a notice was mailed to property owners within 300 feet of the project site to informed them of the public hearing. At the time of preparing this report, the Planning Division only received one public comment on this request.
RECOMMENDATION
Recommendation
Determine the project to be exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15301 (Class I - Existing Facilities), and Approve the Architectural Review for the construction of a 809 square-foot first floor addition and a 942 square-foot second floor addition to an existing 1,794 square-foot single story residence, resulting in a 3,381 square-foot three bedroom, three and a half bathroom two story residence at 1962 Graham Lane, subject to findings and conditions of approval.
Staff
Prepared by: Alex Tellez, Assistant Planner, Community Development Department
Reviewed by: Nimisha Agrawal, Senior 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