REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on an Architectural Review (PLN26-00273) for the Demolition of an Existing Single-Family Residence and the Construction of a 3,317 Square Foot Five-Bedroom, Five-Bathroom Two-Story Single-Family Residence with an Attached 459 Square Foot Garage on a 6,863 Square Foot Lot Located at 2288 Manhattan Place. CEQA Status: Exempt from CEQA per Section 15332 (In-Fill Development Projects).
Report
File No.: PLN26-00273
Location: 2288 Manhattan Place
Applicant: Kyle Chan
Owner(s): Yi Sun Wang & Alice Cao
Request: Architectural Review for the demolition of an existing single-family residence and the construction of a 3,317 square foot five-bedroom, five-bathroom two-story single-family residence with an attached 459 square foot garage.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The proposed project is in a predominantly single-family residential tract built in the tract-style architectural style as shown in the Vicinity Map in Attachment 1.
• The site consists of a 2,109 square foot single-story, three-bedroom, two-bathroom tract-style residence built in 1958.
• There are no significant historical features in the existing residence other than the structure’s age; therefore, it is not eligible to be designated a Historical Resource under Santa Clara City Code (“SCCC”) 18.130.030.
• Per the Santa Clara City Code 18.120(D).7, the request to demolish an existing single-story residence requires Architectural Review approval through a Development Review Hearing (“DRH”).
• The proposal will be a 3,776 square foot two-story single-family residence with an attached garage.
• The applicant proposes more than the required second-story front and side setbacks to break the mass and add articulation to the proposed second-story element. The design of the residence shifts from tract-style to modern style, with a steep-pitched roof and an emphasized entry feature.
• The proposed construction materials include light gray asphalt roof shingles on the second story, storm gray standing seam metal roof for the front, gray stucco paint, and Hardie siding.
• The project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (“Residential Guidelines”) (2014):
o The building height and bulk are appropriate relative to the neighborhood as the structure has a larger than required front and side setbacks, which creates a mass break between the entry foyer and the second-story fourth bedroom.
o The proposed architectural features of the structure are appropriate for the neighborhood as they are derived from architectural features found in other modern vernacular style residences in the neighborhood.
o The materials and finishes work in conjunction with one another and are consistent with the architectural style of the building, as they are typical materials used in a modern style residence, including siding and a combination of standing seam metal roofing and composition asphalt roofing.
• The design went through one round of revisions to ensure compliance with the SCCC and the Residential Guidelines. The proposed front windows in the second story were moved to align with the proposed windows of the first floor, the entry feature’s roof form was simplified by reducing the number of gables, and accent materials were added to the front elevation.
• The proposed project meets the required findings outlined 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 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 proposal is consistent with SCCC 18.38.060.D as the garage meets the minimum interior dimensions of 20 feet by 20 feet and the minimum two-car parking space dimensions of 17 feet wide by 18 feet deep.
• The parking spaces are not located in the required front or side yard landscape area as they are in the proposed garage.
• The parking spaces are 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:
• The proposed construction would not create any traffic congestion or hazards.
• The public streets are adequate in size to accommodate a single-family residence of this size.
• The proposed design matches nearby residences 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 this title and the general plan of the City, in that:
• The building height and bulk are appropriate relative to the neighborhood.
• Roof materials, building materials, and finishes work in conjunction with one another and are consistent with the proposed architectural style of the building.
• Architectural features of the proposed design are true to the architectural form and are appropriate for 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 project is subject to the California Building Code & City Code requirements. Which serves 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 Residential Guidelines:
o The project will 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.
• The proposed construction complies with the R1-6L Zoning District development standards.
• The proposed construction complies with the intent of the Santa Clara General and all its policies.
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 Act (“CEQA”) pursuant to CEQA Guidelines Section 15332 (Class 32 - In-fill Development Projects), in that the project site is less than five acres, served by utilities, and complies with the General Plan.
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.
An early project notification was mailed to 85 property owners / tenants within 300-foot radius of the project site on July 16, 2026. Staff didn’t receive any public comment.
A public hearing notice was mailed to property owners and tenants within a 300-foot radius of the project site on August 2, 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 exempt from the California Environmental Quality Act (“CEQA”) formal pursuant to CEQA Guidelines Section 15332 (Class 32 - In-fill Development Projects), and Approve the Architectural Review for the demolition of an existing single-family residence and the construction of a 3,317 square foot five-bedroom, five-bathroom two-story single-family residence with an attached 459 square foot garage, subject to the conditions of approval.
Staff
Prepared by: Alex Tellez, 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