REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00206) for the Proposed 142 Square Foot Single Story Addition and an 856 Square Foot Second Story Addition to an Existing 2,522 Single-Story Duplex at 1097 White Drive.
Report
File No.: PLN24-00206
Location: 1097 White Drive, a 7,330 square foot lot located at the south east intersection of Benton Street and White Drive; APN: 290-14-120; zoned Low-Density Residential Zone (R2)
Applicant: Ron Heikes
Owner: Richelle, Jeremy, Blanca, & Justin Belligan
Request: Architectural Review for the proposed 142 square foot single-story addition and an 856 square foot second story addition to an existing 2,522 square foot single-story duplex with two-bedroom and one-bathroom per unit resulting in a 3,520 square-foot two-story duplex, with three-bedroom, two-bathroom per unit and retaining the existing 307 square foot, two-car garage for both units.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The proposed project is in a residential tract consisting of both one and two- story duplexes.
• The site includes an existing 2,522 square-feet one-story duplex with each unit consisting of two-bedrooms, one bathroom with a one car attached garage. There is also a cabana and detached accessory building located on the property.
• The duplex is an existing non-conforming structure as each unit only has a one car garage instead of the required two.
• Santa Clara Municipal Code Section 18.92.040A(1) allows for a maximum expansion of 1,000 square feet for an existing non-conforming duplex without requiring a two-car garage for each unit.
• Per the Santa Clara City Code 18.120.020(D)(1), the request requires Architectural Review approval through a Development Review Hearing due to the construction of a second story element on an existing one-story duplex.
• To accommodate the additions, the accessory building will be demolished and the cabana relocated.
• The proposed construction will consist of new asphalt roofing shingles, and stucco to match the character of the neighborhood.
• The project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o The second-floor area doesn’t exceed 66% of the first-floor area thus maintaining the neighborhood pattern.
o Building height and bulk is appropriate relative to the neighborhood.
• The proposed project meets the required findings set forth in Santa Clara City Code Section 18.120.020(F).
• 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
Grant 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 Municipal Code Section 18.92.040A(1) as the proposed expansion is within the allowed floor area for the expansion of a non-conforming duplex.
• The require parking spaces are not located in the required front yard or side yard landscape areas.
• The proposal provides 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 duplexes.
• The proposed design matches nearby residence 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 proposed project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o The second-floor area doesn’t exceed 66% of the first-floor area thus maintaining the neighborhood pattern.
o The walls of the second-floor addition are set back seventeen feet from the front first-floor walls, exceeding the recommendation to minimize the mass bulk of the structure and the bulky appearance of the front facade.
o Building height and bulk is appropriate relative to the neighborhood.
o Roof materials, building materials, and finishes work in conjunction with one another and consistent with the architectural style of the building.
o The new roof form is derived from those found in the existing residences in the neighborhood and increase the compatibility to the existing residence in the neighborhood.
o Roof materials, building materials, and finishes work in conjunction with one another and are consistent with the architectural style of the building.
o Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
o The proposed addition is consistent with the scale and design. found in the existing surrounding neighborhood.
o Architectural features are used to reduce large expanse of blank walls which further harmonizes the development with the existing neighborhood.
o Trees and plants are being planted in the rear yard to provide shade, soften the building, and improve the streetscape.
o Landscape is being used to adequately screen the outdoor open space and the line of sight to the neighbor’s private yard.
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 would 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 R2 zoning districts development standards.
• The proposed construction complies with the intent of the Santa Clara General Plan and all its policies.
Conditions of Approval
Conditions of approval are proposed for the project and are contained in Attachment 1.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(e)(1) (Class 1 -- Existing Facilities), in that the project is a small addition to the existing duplex.
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 property owners within a 300-foot radius of the project site on June 13, 2024. 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 15303 (e)(1) (Class 1 - Existing Facilities), and Approve the Architectural Review for the proposed 142 square foot single-story addition and an 856 square foot second story addition to an existing 2,522 square foot single-story duplex with two-bedroom and one-bathroom per unit resulting in a 3,520 square-foot two-story duplex, with three-bedroom, two-bathroom per unit and retaining the existing 307 square foot two-car garage for the duplex, subject to findings and conditions of approval.
Staff
Prepared by: Alex Tellez, Assistant Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Conditions of Approval
2. Project Data and Compliance Table
3. Development Plans
4. Vicinity Map