REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00609) for the Construction of a 799 Square-Foot First Floor Addition to an Existing 1,274 Square Foot Four-Bedroom, Two-Bathroom Single-Family Residence to Create a 2,547 Square Foot Five Bedroom, Three and a Half Bathroom Single-Family Residence on a 7,463 Square-Foot Lot.
Report
File No.: PLN24-00609
Location: 2485 Alvarado Drive, a 7,463 square foot lot located on the north side of Alvarado Drive, approximately 745 feet west of San Tomas Expressway APN: 224-37-026
Zoned: Single-Family Residential (R1-6L)
Applicant: Francis Kun
Owner: Kawser Jamal & Tasrina Zaman
Request: An Architectural Review for the construction of a 799 square foot one story addition in an existing 1,274 square foot four-bedroom, two-bathroom single-family residence to create a 2,547 five bedroom, three and a half bathroom single-family residence.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The 7,463 square foot lot (“project site”) is developed with a residence built in 1968. See the attached vicinity map (Attachment 1) for location of the property.
• The project site is surrounded by one-story single-family tract structures designed in similarly with low gable roofs and a ‘Dutch inspired architectural feature’ in the front elevation.
• The existing residence is not a potential historical structure as it doesn’t meet all the Historical Resource designation criteria that is specified in Santa Clara Municipal Code 18.130.040(A).
• The proposal includes the construction of a new fifth bedroom. Per the Santa Clara City Code 18.120.020(D)(1), this request requires an Architectural Review approval through a Development Review Hearing.
• The proposal will be built in a modern tract development architectural design with minimal architectural features and stucco walls. The “previous Dutch inspired architectural feature” will be replaced with a bay window. The Development Plans are attached for reference (Attachment 4).
• The project is not consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o Architectural features of the proposed design are not appropriate in scale to the rest of the home.
o Roof materials, building materials, and finishes do not work in conjunction with one another and are not consistent with the proposed architectural style of the building.
• The proposed bay window conflicts with the basic minimalist architectural style of the home. Staff informed the applicant about this issue, but the applicant included the bay window in their final design.
• The proposed roof design is complex with excessive hips and multiple gables as the addition’s plate height is larger than the existing house’s plate height.
• Since the initial submittal of the project the following changes were made:
o The proposed bay window has shrunk in size.
• The proposed project meets most of the required findings for Architectural Review set forth in Santa Clara City Code Section 18.120.020(F) except for the City’s Single-Family & Duplex Residential Design Guidelines (2014).
• Staff recommends the applicant simplify the roof form and replace the bay window to match the other proposed windows on the house to reduce the structure’s complex architectural design and blend better with the neighborhood.
• 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
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 proposal is consistent with Santa Clara City Code Section 18.38.030(D) as the proposal includes an attached two-car garage.
• The proposal has sufficient off-street parking for the residential building type.
• The proposal 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 proposed construction would not create any traffic congestion or hazards.
• The public streets are of adequate size to accommodate a single-family residence of this size.
• The proposed 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 proposed project is not consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014) due to the proposed front addition’s architectural design being too bulky and out of character with the rest of the neighborhood.
• Conformance with Conditions of Approval P2, Roof Design, requiring the reduction in the number of gables, and P3, Bay Window, redesign or replace the bay window with a window in similar design as the other proposed windows the project could be found consistent with the City’s Single-Family & Duplex Residential Design Guidelines.
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):
o The project does have a house design that is compatible in scale but not in character with the housing types that are typical in the neighborhood.
o Conformance with Condition of Approval P2, Roof Design, the house design could be found compatible with the housing types that are typical in the neighborhood.
• The proposed construction complies with the R1-6L zoning districts development standards.
• The proposed construction 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 Guidelines Section 15301(e) (Class 1 - Existing Facilities), in that the proposed project will expand an existing single-family residence.
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 January 30, 2025, a notice of public hearing was mailed to property owners within 300 feet of the project site. At the time of preparation of this report, the Planning Division has not received any public comments.
RECOMMENDATION
Recommendation
Determine the project to be exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15301(e)(1) (Class 1 - Existing Facilities), and Approve the Architectural Review for the construction of a 799 square foot one story addition in an existing 1,274 square foot four-bedroom, two-bathroom single-family residence to create a 2,547 five bedroom, three and a half bathroom single family residence at 2485 Alvarado Drive incorporating the staff recommended changes to the roof design and front bay window, 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