REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00637) for the Construction of a 425 Square-Foot First Floor Addition and a 1,250 Square-Foot Second Floor Addition, Resulting in a 3,151 Square-Foot Four Bedroom and Three and a Half Bathroom Two-Story Single-Family Residence on a 5,508 Square-Foot Lot at 2121 Nobili Avenue.
Report
File No.: PLN24-00637
Location: 2121 Nobili Avenue, a 5,508 square foot lot located east of Nobili Avenue, approximately 2,112 feet south of Monroe Avenue.
APN: 220-13-008
Zoned: Single-Family Residential (R1-6L)
Applicant: Vidya Ravi
Owner: Ravi Ramaanujan
Request: Architectural Review for the construction of a 425 square-foot first floor addition and 1,250 square-foot second floor addition, resulting in a 3,1511 square-foot four bedroom and three-and-a-half-bathroom two-story single-family residence.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2
POINTS FOR CONSIDERATION
• The 5,508 square-foot lot (“project site”) is developed with a residence built in 1956. See the attached vicinity map (Attachment 1) for a visual context of the project site.
• The project site is surrounded predominately by one story single-family residences with the exception of the two-story residences at 3445 Bonita Avenue & 2131 Nobili Avenue. The single-family residences are all part of the same subdivision development and an 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 architecture of the site varies from the rest of the subdivision as the structure has wood siding, a gable roof, and a bay window. The only other property in this subdivision that shares these features is 2144 Nobili Avenue.
• 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 blend the second story with the existing residence by setting back the new construction to the center of the existing mass and preserving the garage’s gable roof. The design is utilitarian in form and material with limited mass breaks in the rear and side to reduce the bulk. The development plans are attached for reference (Attachment 4).
• The project is mostly consistent with the Santa Clara Single-Family & Duplex Residential Design Guidelines (2014):
o The request will be built in the center of the existing structure 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.
o A prominent entry feature is being proposed that will match the existing garage roof form.
o The proposed architectural design takes cues from the existing two-story residence at 3445 Bonita Avenue by proposing similar white siding.
• The front elevation could benefit from adjustments to the windows with the addition of high sill windows in the living room area, the addition of muntin to the stairwell window, and a small window in the walk-in closet.
• The proposed design will have accent materials proposed to increase visual interest of the structure.
• The following design changes were made since the initial submittal:
o The second-floor element was shrunken and now conforms to the second-floor side set back requirement of 10 feet and exceeds the front setback requirement of 25 feet in the Zoning Code.
o New windows are proposed on the front and side elevation to reduce the number of blank walls.
o The floor plan of the second floor was altered to have the stairs to the front of the structure
o The front window has been altered to be proportional to the front elevation.
• 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 keeps the 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 15332 (Class 32 - In-Fill Development Projects), in that the request is on a project site less than five acres and served by all required utilities & public services.
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 June 5, 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 did not receive any 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 15332 (Class 32 - In-Fill Development Projects), and Approve the Architectural for the construction of a 425 square-foot first floor addition and 1,250 square-foot second floor addition, resulting in a 3,361 square-foot four bedroom and three-and-a-half-bathroom two-story single-family residence at 2121 Nobili Avenue, 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