REPORT TO COUNCIL
SUBJECT
Title
Public Hearing: Action on Architectural Review for a Single-Family Residential Addition at 1485 Bellomy Street.
Report
COUNCIL PILLAR
Promote and Enhance Economic, Housing and Transportation Development
BACKGROUND
On October 10, 2023, the City Council reviewed and continued (6-0-1) the public hearing on the request to rezone the property located at 1485 Bellomy Street from Planned Development (PD) to a modified PD. The proposed rezoning would have allowed a 615 square foot first-floor addition and 1,008 square foot second-floor addition to an existing single-family residence on the subject property. At the City Council meeting, three community members spoke in support of the project and seven spoke in opposition with concerns regarding the proposed size of the residence relative to the lot size, interface with an adjacent historic property, and lack of a step back of the proposed second floor addition. The City Council referred the project to Planning staff to work with the applicant on a redesign to address these issues and then to subsequently return to City Council for consideration.
DISCUSSION
The applicant submitted a redesign of the project that modifies the proposal to provide: 1) a two-car tandem garage instead of a one car garage; 2) a reduction of one half bathroom; 3) incorporation of a lower roof pitch; 4) a reduction of the overall height to 22’-1”; and 5) a step back of one foot on each side of the second story. The revised project would result in a 2,542 square foot residence with four bedrooms, three bathrooms, and a two-car tandem garage. The previous design would have resulted in a 2,536 square foot residence with four bedrooms, three and a half bathrooms and only one garage space.
Conformance to Planning Development Zoning
The existing PD zoning for the Project Site is conditioned to require two covered parking spaces in the event of any addition greater than 500 square feet or that results in more than three bedrooms. The project meets the description in terms of square footage and number of rooms, and as proposed on October 10, 2023 only provided a one-car garage, which required a rezoning to a new PD that would not have those parking standards to implement the project. After the hearing, the applicant initially revised the project to provide a garage with two tandem spaces but not of the adequate length to meet City standards, and thus a rezoning was still proposed. The applicants have recently desired to revise the proposal to provide two tandem parking spaces that meet City standards. A condition has been added to the Conditions of Approval for the plans to be revised so that an interior length of the tandem garage be provided at a minimum of 40 feet, which is in the Zoning Code design standards for a two-car tandem garage. With this proposed redesign, the single family addition, does not require a PD rezoning based upon the current PD zoning that allows expansion of the residence with the addition of a second parking space.
Architectural Review
Typically, the proposed second-story addition would be reviewed through a Development Review Hearing for Architectural Review process (Santa Clara City Code 18.76.020(c)(1)(D)), but an architectural review approval can instead be referred to the City Council (Santa Clara City Code, 18.76.020(j). In this case, the architectural review action was incorporated with City Council consideration of the proposed PD zoning at their October 10, 2023 meeting so that the project could be considered cohesively at a single public hearing. While a rezoning action is no longer required, the project’s Architectural Review decision is being provided for the City Council’s consideration to provide consistency with the review process as at the October 10, 2023 City Council meeting, Council directed the applicant to work on the redesign to address public comments.
Public comment on the project at the previous City Council meeting included comments recommending a lower eave and steeper roof design so that the second floor could be accommodated within the roof form, resulting in a lower roof profile and thereby providing more airspace and light between the house and neighboring property. As proposed in the applicant’s resubmittal, the redesigned second-story addition achieves mass reduction in the roof area by reducing height and adding second story step backs. The overall height was reduced to 22 feet, which is less than the maximum 25 feet height allowed for this property in the Zoning Code. The revised design has a one foot step back on both side elevations. Staff agrees with the applicant that further side yard step backs would significantly reduce the livable second-floor area of the residence due to the narrow width of the existing lot and structure. The residence has an existing narrow width of about 22 feet.
The second-story is also designed with substantial front and rear step backs from the first floor wall, with a 11 foot 10-inch step back from the first floor garage and front wall of the residence, and a seven foot seven inch step back from the first floor rear wall of the residence. These step backs are not generally required in the Code and exceed the amount of step backs at the front and rear of the residence as recommended by the City’s Single-Family Design Guidelines. These step backs would significantly reduce the visual impact of the second floor to promote neighborhood compatibility. The Single-Family Design Guidelines suggest three- to five- foot step backs for all sides of the second-story addition.
Conclusion
Staff supported the prior version of the project as it generally conformed with applicable City policies set forth in the Zoning Code and Design Guidelines. The proposed redesign incorporates additional measures to address neighborhood concerns and so is an improvement over the prior project design. For these reasons staff continues to recommend approval of the project.
ENVIRONMENTAL REVIEW
The actions being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(e)(2) (Class 1 -- Existing Facilities), in that the activities consist of a rezone and the addition to an existing structure that (1) will not result in an increase of more than 10,000 square feet, (2) the project is in an area where all public services and facilities are available, and (3) the area in which the project is located is not environmentally sensitive. Here, the project is adding 1,629 square feet to an existing single-family residence in an established residential neighborhood.
FISCAL IMPACT
There is no fiscal impact to the City for processing the requested application other than administrative time and expense typically covered by processing fees paid by the applicant.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
Public contact was made by posting the Council 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 at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. 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. Furthermore, public outreach for the project is consistent with City Council Resolution No. 17-8456, regarding public outreach policy.
On December 22, 2023, the notice of public hearing for this item was posted in three conspicuous places within 300 feet of the project site and was mailed to property owners within 300 feet of the project site boundaries in the Old Quad District. The Planning Division did not receive public comment during the preparation of this staff report.
ALTERNATIVES
1. Deny the Architectural Review of the proposed first- and second-story addition at 1485 Bellomy Street.
2. Provide alternative design direction and recommend approval of a first-and second-story addition at 1485 Bellomy Street.
RECOMMENDATION
Recommendation
1. Determine the project to be categorically exempt from CEQA under Class 1(e)(2) (Existing Facilities).
2. Adopt a resolution to approve an Architectural Review of the proposed first- and second-story addition at 1485 Bellomy Street, subject to conditions of approval.
Staff
Reviewed by: Reena Brilliot, Acting Director of Community Development
Approved by: Jovan D. Grogan, City Manager
ATTACHMENTS
1. City Council Staff Report of October 10, 2023
2. Resolution - Architectural Review
3. Conditions of Approval
4. Development Plans