REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN23-00554) for 1,960 Square-Foot Second-Story Addition and 929 Square-Foot First-Floor Addition Resulting in a 5,091 Square-Foot Seven-Bedroom, Two-Story Residence Located at 1776 Bowers Avenue.
Report
File No.: PLN23-00554
Location: 1776 Bowers Avenue, an 8,300 square-foot lot located on the west side of Bowers Avenue, approximately 188 feet south of Warburton Avenue; APN: 220-31-060;
Zoned: Single-Family Residential (R1-6L)
Applicant: Gilbert Fernandez
Owner: Naeem Zaheer
Request: Architectural Review for a 1,960 square-foot second-story addition and a 929 square-foot first-floor addition resulting in a 5,091 square-foot seven-bedroom, two-story residence.
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 residences. See Vicinity Map in Attachment 1.
• The site includes an existing 1,745 square-foot residence with three bedrooms and two bathrooms, a 457 square-foot attached garage, and a detached 144 square-foot storage shed in the rear.
• Per the Santa Clara City Code 18.120.020.D1 (a), (b), (c), & (d), the request requires Architectural Review approval through Development Review Hearing.
• The project proposes a 1,960 square-foot second-story addition and a 929 square-foot first-floor addition to an existing 1,745 square-foot residence resulting in a 5,091 square-foot residence with seven bedrooms and five full and two half bathrooms. There will be two bedrooms with access to the exterior.
o The project also proposes a detached 932 square-foot detached Accessory Dwelling Unit (ADU) in the rear yard, which is not subject to discretionary Architectural Review.
• The project proposes to extend the architectural design of the existing house to the second floor by continuing the use of vertical siding along the front elevation and stucco for the remaining elevations. A front entryway oriented towards the street replaces the existing entry that opens onto the front porch from the side. All roofs are now hip style replacing two gable roofs.
• The project is consistent with the Santa Clara Single-Family Design Guidelines (2014):
o The second floor is proposed to be at 63% of the first floor, which is consistent with the guideline that second floor areas should not exceed approximately 66% of the first-floor area.
o The proposed second floor meets the step back guidelines in that the second-floor areas are set back at least five feet from the front wall of the three to five feet from the side and rear walls of the first floor.
o The project proposes a second-story balcony in the rear that meets the maximum 4-foot depth design guideline for second-story outdoor areas.
o The architectural style and design of the proposed addition are true to the architectural form of the existing residence and for the neighborhood.
• The proposed project meets the required finding set forth in Santa Clara City Code Chapter 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 RECOMMENDATION
Granting the Architectural Review approval requires the following findings consistent with the 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 provides the required two covered parking spaces at the front of the residence with the two-car garage.
• The required parking spaces are not located in the required front yard or side yard landscaped areas.
• The proposed project provides areas surfaced with all-weather materials of parking vehicles.
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 residence would not create traffic congestion or hazards.
• Public streets are adequate in size and design to serve the proposed two-story residence, and the use will not create a substantive increase in traffic.
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 Design Guidelines (2014):
o Architectural features of the proposed design area are true to the architectural form and appropriate for the neighborhood.
o The proposed project is consistent with the scale and design found in the existing surrounding neighborhoods.
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 project is consistent with the City’s Single-Family 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 expansion and addition comply with the R1-6L zoning district’s development standards.
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 Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(e)(1) (Class 1 - Existing Facilities), in that the proposed project is a small addition to the 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.
A public hearing notice was mailed to property owners within a 300-foot radius of the project site on October 31, 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 categorically 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 a 1,960 square-foot second-story addition and a 929 square-foot first-floor addition resulting in a 5,091 square-foot seven-bedroom, two-story residence located at 1776 Bowers Avenue, subject to the findings and conditions of approval.
Staff
Prepared by: Meha Patel, Assistant 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