REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN23-00499) for the Demolition and Rebuild of the Exterior Walls of the Existing One-Story Single-Family Residence at 987 Cherry Lane
Report
File No.(s): PLN23-00499
Location: 987 Cherry Lane, a 6,426 square foot lot located to the northeast corner of Cherry Lane and Butcher Drive, APN: 290-22-097; property is zoned Single Family Residential (R1-6L).
Applicant: Bhuvaneshwari Rajaram
Owner: Bhuvaneshwari Rajaram
Request: Architectural Review for the demolition and rebuild of the exterior walls of the existing 1,160 square foot one-story residence and a 78 square foot front addition resulting in a 1,238 square-foot three-bedroom, two-bathroom one-story residence with a 431 square-foot attached two-car garage.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS OF CONSIDERATION
• The proposed project is in a residential tract consisting of one-story residences.
• The existing residence is a 1,160 square foot three-bedroom, two-bathroom one-story residence with a 431 square foot attached two-car garage.
• Per the Santa Clara Code 18.120.020(D)(7), the project requires Architectural Review approval through a Development Review Hearing.
o Per the Santa Clara Code 18.120.020(E), “demolition” is defined as the removal of more than fifty percent of the exterior walls of a building.
• The project proposes to remove more than fifty percent of the existing exterior walls of the existing residence to construct new walls and to add 78 square feet in the front resulting in a 1,238 square-foot three-bedroom, two-bathroom one-story residence with a 431 square foot attached two-car garage.
o The exterior side wall of the existing garage will be retained to maintain the existing nonconforming side setback of 4’-10”.
• The project is consistent with the Santa Clara Single-Family Design Guidelines (2014):
o Building height and bulk is appropriate relative to the neighborhood (3a(1)).
o Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood (3a(2)).
• The proposed project meets the required findings set forth in Santa Clara City Code 18.120.
• A neighborhood notice was distributed to properties within a 300-foot radius of the subject site for this project review.
• There are no active code enforcement cases for this property.
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 development provides the required two car covered parking spaces within the attached 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 for parking of 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 one-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 residence is consistent with the City’s Single-Family Design Guidelines (2014):
o The proposed residence is consistent with the scale and design found in the existing surrounding neighborhood which consists of primarily one-story residences.
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 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 and height to the adjacent properties.
• The proposed new residence complies with the R1-6L zoning districts 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 15303 (Class 3 - New Construction or Conversion of Small Structure), in that the activity consists of the permitting of the new construction of a one-story 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 May 2, 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 CEQA pursuant to Section 15303 (Class 3) (New Construction or Conversion of Small Structure) of the CEQA guidelines and Approve the Architectural Review for the demolition and rebuild of the exterior walls of the existing 1,160 square foot one-story residence and a 78 square foot front addition resulting in a 1,238 square-foot three-bedroom, two-bathroom one-story residence at 987 Cherry Lane, subject to the findings and conditions of approval.
Staff
Prepared by: Tiffany Vien, Associate Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Development Plans
2. Project Data and Compliance Table
3. Conditions of Approval