REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Architectural Review (PLN26-00029) to Allow for the Full Demolition of an Existing Single-Family Residence and the Construction of a New Approximately 2,675 Square Foot Single-Family Residence With an Attached Second-Story Accessory Dwelling Unit located at 754 Ridge Road. CEQA Status: Exempt from CEQA per Section 15303.
Report
File No.: PLN26-00029
Location: 754 Ridge Road
Applicant: Hillel Benizri (Level Up Remodeling)
Owner(s): Asit Ashwin Desai and Jasmina Shah
Request: Architectural Review to allow the full demolition of an existing single-family residence and the construction of a new approximately 2,675 square foot single-family residence with an attached second-story accessory dwelling unit (ADU).
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The project site is located along Ridge Road between Withrow Place and Howell Avenue and is in a single-family neighborhood. The project site is surrounded by single-family homes to the north, south, and east and an existing place of assembly (e.g. church) to the west. See Vicinity Map in Attachment 1.
• The project site currently contains a single-story single-family residence with an attached garage. Most structures within the block are single-story.
• Per the Santa Clara City Code (SCCC) 18.120.020(D)(1)(d), the request requires Architectural Review approval through a Development Review Hearing.
• The proposed project involves the demolition of an existing single-family residence and the construction of a new approximately 2,675 square foot two-story single-family residence. The second floor will be an attached accessory dwelling unit (ADU), which is allowed under State law and the City of Santa Clara Zoning ordinance.
• The proposed project is subject to the adopted Single-Family and Duplex Design Guidelines (2014). The project is found consistent with the design guidelines in that:
o The project includes setbacks between the first floor exterior wall and the second floor exterior wall,
o The second floor square footage is approximately 34% of the first floor square footage, which is less than the 66% noted in the design guidelines,
o The project includes materials found in the neighborhood, and
o The second story windows are high sill windows, reducing privacy impacts to adjacent neighbors.
• The project design went through a few revisions to comply with the SCCC and Design Guidelines. The roofline for the entryway element was simplified, a new base material was added, and the garage door was centered for symmetry.
• The proposed project meets the required findings set forth in Santa Clara City Code 18.120.
• There is one active City code enforcement case for this property. The code enforcement case notes work was done to the property without the benefit of a permit. The unpermitted work includes: kitchen remodel, two bathroom remodels, recessed lights, switches, and outlets, and a water heater replacement.
• 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 proposed project is a new single-family residence located in a single-family neighborhood and satisfies the requirements of the Zoning Code as noted in Attachment 2. As such, the proposed project satisfies the development standards, incorporates an attached two-car garage and complies with the design guidelines.
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 is a new single-family residence located in a single-family Zoning District and General Plan designation, which allows single-family residences.
• The proposed project is not anticipated to generate additional traffic, and is designed in such a manner to limit any privacy impacts to adjacent properties.
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 designed in such a manner to complement the neighborhood by incorporating similar materials, reducing the massing by incorporating building step backs, and proposing an architectural style that compliments the neighborhood.
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 proposed project is a new single-family residence located in a single-family Zoning District and General Plan Designation, which is allowed and expected in this zoning district and general plan designation.
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:
• As described above, the proposed project complies with the Single-Family and Duplex Design Guidelines in that the project:
o The project includes setbacks between the first floor exterior wall and the second floor exterior wall,
o The second floor square footage is approximately 34% of the first floor square footage, which is less than the 66% noted in the design guidelines,
o The project includes materials found in the neighborhood, and
o The second story windows are high sill windows, reducing privacy impacts to adjacent neighbors.
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 15303(a) (Class 3 - New Construction or Conversion of Small Structures), in that the proposed project involves the demolition of a non-historic single-family residence and the construction of a new single-family residence in a residential zone.
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 63 property owners and tenants within a 300-foot radius of the project site on June 25, 2026. 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) pursuant to CEQA Guidelines Section 15303(a) (Class 3 - New Construction or Conversion of Small Structures), and Approve the Architectural Review to allow the full demolition of an existing single-family residence and the construction of a new approximately 2,675 square foot two-story single-family residence, located at 754 Ridge Road, subject to the findings and conditions of approval.
Staff
Prepared by: Tracy Tam, 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