REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on an Architectural Review (File No. PLN22-00505) for the Development of 22 Detached Single-Family Residences and Associated On- and Off-Site Improvements Located at 1957 Pruneridge Avenue
Report
File No: PLN22-00505
Location: 1957 Pruneridge Avenue, a 2.47-acre parcel located on the north side of Pruneridge Avenue between Crestview Drive and Winchester Boulevard; APN: 303-03-025
Owner/Applicant: SCS Development Company
Request: Development of 22 detached single-family residences and associated on- and off-site improvements
Project Data
The Planned Development Summary is provided as Attachment 1.
Points for Consideration
Summary
• The project site is a 2.47-acre parcel bounded by Pruneridge Avenue and a mix of neighborhood commercial uses and detached single family residences to the south; neighborhood commercial uses to the east and west; and detached single family residences to the north.
• The site consists of the vacant St. Mark’s Episcopal Church; a single-story parish hall and administration building connected to a two-story classroom building; and a small, landscaped courtyard and surface parking.
• The project site has a General Plan Land Use Designation of Very Low Density Residential that allows up to 10 dwelling units per acre and as a part of a concurrent process was rezoned to Planned Development (PD) for the development of 22 detached single-family residences and four common lots as a utility corridor, vehicle access, landscape open space and bioretention areas (City Council action of March 19, 2024 upon recommendation from the Planning Commission on February 21, 2024). The project also received approval for a vesting tentative map to subdivide the existing parcel at the same time.
• The project includes the demolition of all existing structures, surface parking areas, site improvements and landscaping. A total of 50 existing on-site trees will be removed with redevelopment of the site.
• The project is a small lot residential development consisting of 22 for-sale residential lots at a density of 8.9 units per acre and four common lots for use as a utility corridor, vehicle access, landscape open space and bioretention areas. The residential lots range in size from 3,523 square feet (sf) to 4,356 sf.
• Proposed are three types of floor plans that range in size from 1,750 sf to 2,925 sf, inclusive of the garage. Plans 1A and B are four-bedroom and 3.5-bath units with an attached three-car garage. Plan 2A and B are five-bedroom and four-bath units with an attached three-car garage. Plan 3 is a four-bedroom and three-bath unit with detached two-car garage.
• Units are arranged in rows with one row of detached units fronting Pruneridge Avenue (the south side of the property) and a second row of detached units behind the driveway aisle / private street with their front porch entries facing the north side of the property. The driveway aisle separates the two rows and provides vehicle access to the garages and parking pads located at the rear of the units.
• Architectural Review is required pursuant to Santa Clara City Code 18.76.020(c)(5) (prior Code at the date the Project was deemed complete).
• As a condition of the rezone approval, a Home Owners Association will be established and Covenants, Conditions and Restrictions recorded to manage and maintain on- and off-site improvements (including buildings utilities, landscaping and fencing) in good condition for the life of the project.
• A public hearing notice was mailed to property owners within a 1,000-foot radius of the project boundaries of the April 17, 2024 Development Review Hearing date.
Building Design
• The proposed building architecture is a modern interpretation of cottage farmhouse design. This design incorporates a mixture of materials that include stucco, board and batten (horizontal and vertical) siding and stone veneer applied to the exterior elevations for texture and visual interest.
• The use of divided light windows and alternating use of architectural materials provide a rhythmic cohesion and symmetry in the design.
• Offsets in the building elevations, recessed windows, and varied roof forms (e.g. shed and gable) provide breaks in mass and scale of the buildings and roof structures.
• The roof over each unit is clad with asphalt shingles. To provide a mix of materials and textures, a metal seam roof is integrated into the design atop the porches of the units with an extended covered front porch.
• Peak building height of the units is 31 feet.
Open Space and Landscaping
• Each unit has an outdoor patio and private fenced in yard. Building coverage of the lots range from 37 to 53 percent with the remaining allocated to patio and yard area.
• The project includes a landscape plan for the site that incorporates a mixture of plant species and trees for planting within common areas and yards of the residences and a five-foot wide landscape park strip, behind the curb, fronting the project site.
• Site design of the project includes bioretention areas for post construction stormwater runoff and compliance with stormwater regulations.
• The project includes the planting of approximately 79, 24- to 36- inch box trees and would feature drought tolerant, low water use landscaping in the common areas and yards of the residential units and park strip. An additional 21 replacement trees would be provided off-site.
Site Circulation and Parking
• Two existing curb-cuts and sidewalk along the project frontage are to be removed and replaced with a single curb-cut along Pruneridge Avenue for ingress and egress, at the southeast corner of the site, for vehicle access. The single driveway would serve the residences aligned along the drive aisle and provide a hammerhead near its terminus for use by emergency vehicles for backing out.
• A separated sidewalk along the street frontage, that includes a landscape park strip next to the curb and sidewalk behind, is conditioned as part of the project.
• The project includes a landscaped paseo that connects the units at the rear of the site to the future separated sidewalk fronting the project site and neighboring land uses.
• As the project site is located within a half-mile of a major transit stop, the City cannot require the provision of any parking spaces under Assembly Bill 2097 (2022). Nevertheless, nineteen of the units will include three-car garages, while three units will include two-car garages, for a total of 63 covered spaces.
• The project site is within one-half mile of Santa Clara Valley Transportation Authority bus service that links to local and regional bus and rail service.
• While there are no designated visitor parking spaces provided in the site design, driveways in front of the garages allow for additional uncovered, side-by-side vehicle parking on-site.
• There are currently no parking restrictions along Pruneridge Avenue fronting the project site.
• A right turn-in and right turn-out sign is to be posted at the driveway entrance to the site to restrict left turn movement from the site.
Findings Supporting Staff’s Recommendation
Granting the Architectural Review approval requires the following findings consistent with City Code Section 18.76.020 (d):
Findings
1. That any off-street parking area, screening strips and other facilitates 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;
• Projects located within proximity to transit are exempt from any local parking requirements per State law. The project site is located within one-half mile of an existing Santa Clara Valley Transportation Authority bus service that provides connections to local and regional light and heavy rail travel connections and destinations and nonetheless provides on-site parking for resident and guest use.
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 project provides on-site and off-site infrastructure mitigations and improvements that will benefit the project site and neighboring properties.
• The project includes pedestrian improvements with development of the site to improve pedestrian connections to neighboring land uses.
• A right turn-in and right turn-out sign is to be posted at the driveway entrance to the site to restrict left turn movement from the site.
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 project is compatible in scale and intensity of development with existing land uses in the surrounding neighborhood.
• The project is the construction of 22 for-sale detached single family residences at 8.9 dwelling units per acre consistent with the Very Low-Density Residential Land Use Designation for the site.
• The project incorporates offsets along the building planes and a mixture of exterior materials and architectural features to create visual breaks and interest in the design for compatibility with the surrounding neighborhood. Residences along Pruneridge Avenue are designed to integrate into the surrounding neighborhood with the front doors, windows and outdoor patios oriented towards the public domain, Pruneridge Avenue. Pedestrian paths connect the residences facing Pruneridge Avenue to the public sidewalk fronting the site and neighboring properties.
• Each residence is designed with either an attached or detached garage for covered parking and a parking pad in front of the garage for resident and/or guest parking to accommodate at a minimum two uncovered parking spaces.
• The project includes landscaped building setbacks to transition two-story residential development on the site from adjacent commercial properties and abutting one- and two-story detached single-family homes.
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 includes private on- and off-site improvements, that include private street, utilities, and landscaping to serve the development.
• 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.
• An approved Mitigation Monitoring and Reporting Program accompanies the project and shall be implemented throughout project development to reduce any potential impacts to less than significant.
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, in that;
• The project is consistent with the City’s General Land Use and Transition Policies as iterated in the Planning Commission staff report of February 21, 2024 and the City Council agenda report (24-238) of March 19, 2024 (<https://tinyurl.com/3xfazhxv>)
ENVIRONMENTAL REVIEW
An Environmental Impact Report was prepared for the project by the environmental consultant firm David J. Powers & Associates, in accordance with the California Environmental Quality Act (CEQA). The Draft Environmental Impact Report (DEIR) and Notice of Availability were posted on the City’s website at Environmental Review/CEQA | City of Santa Clara (santaclaraca.gov) <https://www.santaclaraca.gov/our-city/departments-a-f/community-development/planning-division/environmental-review-ceqa> and available for public review for 45-days between November 17, 2023 and January 2, 2024, in accordance with CEQA requirements. No public or agency comments on the DEIR were submitted during the 45-day review period.
The DEIR examined potential environmental impacts associated with project development and identified significant impacts for biological, cultural resources, and geology and soils topics. Mitigation measures were identified for implementation that would reduce most of the significant project development impacts to less than significant levels. However, significant unavoidable project level and cumulative cultural resources impacts were identified to remain with demolition of the church, which is identified as being eligible for listing as a historically significant local structure, to redevelop the site. All other resource areas would experience a less than significant impact with project development.
On March 19, 2024, the City Council certified the EIR, adopted the CEQA Findings and Statement of Overriding Considerations, and approved the Mitigation Monitoring and Reporting Program (Attachment 4) for the Project at a public noticed meeting following public testimony and review of all submitted evidence.
PUBLIC CONTACT
On April 4, 2024, a notice of public hearing of this item was mailed to property owners within 1,000 feet of the project site. At the time of this staff report, The Planning Division has not received comments in support or opposition to the project.
RECOMMENDATION
Recommendation
Determine the project to be consistent with the project’s certified Final EIR and Approve Architectural Review for the development of 22 detached single-family residences and associated on- and off-site improvements located at 1957 Pruneridge Avenue based on the findings and conditions of approval.
Staff
Reviewed by: Debby Fernandez, Associate Planner, Community Development
Approved by: Lesley Xavier, Planning Manager, Community Development
ATTACHMENTS
1. Planned Development Summary
2. Conditions of Approval (Architectural Review)
3. Rezone Conditions of Approval (Reference)
4. Project Mitigation, Monitoring and Reporting Program
5. Development Plans