REPORT TO PLANNING COMMISSION
SUBJECT
Title
Public Hearing: Action on an Appeal (PLN24-00356) of the Architectural Review Approval of a 498 Square Feet Single-Story Addition Located at 1485 Bellomy Street
Report
REPORT IN BRIEF
Project: Architectural Review to construct a 498 square feet single-story addition, interior remodel, and a new roof on a 674 square feet single-family residence.
Applicant/Owner: Giovanni and Priscilla Bui
Appellant: Shea and Julie Salinas
General Plan: Very Low Density Residential
Zoning: Single-Family Residential (R1-6L)
Site Area: 3,824 square feet
Existing Site Conditions: One-story 674 square foot single-family residence with one bedroom, one bathroom, and an attached one-car garage
Surrounding Land Uses: Single-Family residential
Issues: Consistency with City’s Design Guidelines
Staff Recommendation: Adopt the resolution to overrule the appeal and uphold the July 5th Architectural Review approval and a Class 1 CEQA Categorical Exemption to allow construction of a 498 square-foot single-story addition, interior remodel, and a new roof at 1485 Bellomy Street, subject to findings and conditions of approval.
BACKGROUND
On February 17, 2022, the property owners, Giovanni and Priscilla Bui proposed a second-story addition to an existing 674 square foot one-story residence with an attached one-car garage. This project proposal required an amendment of the existing Planned Development (PD) zoning, and as such, the project went through a process that included a review from the Historical and Landmarks Commission (HLC), Planning Commission, and City Council. At the City Council hearing, Council provided direction for changes to the project to respond to the feedback received. The changes provided for resulted in there no longer being a need to rezone and no further Council action was required. Prior staff reports and associated documents are listed in Attachment 6 for reference.
On July 5, 2024, the project received an administrative Architectural Review approval for a scaled down proposal that includes a 498 square foot one-story addition in the rear, interior remodel, new exterior finish, and a new roof.
In accordance with Santa Clara Code 18.120.020.K, an appeal may be filed within seven days of an Architectural Review decision to the Planning Commission for single-family residential projects. On July 12, 2024, Julie Salinas filed an appeal of the Architectural Review approval within the requisite seven-day appeal period.
DISCUSSION
The proposed project has changed significantly in the last two years in response to recommendations from the HLC, Planning Commission, and City Council, as well as to incorporate feedback from the community and Planning staff. This project started as a two-story, 27-foot-tall, four-bedroom, 3-1/2 bath residence with and a one-car garage that required a rezoning and has evolved into a smaller project that includes a 498 square foot one-story addition that is 19 feet-2 inches tall to allow a single family house with three-bedrooms and 2-1/2 bathrooms with a one-car garage, which no longer requires a rezoning.
The City Council heard the project twice; the first hearing took place on October 10, 2023, as the project as proposed at that time included a rezoning. At the October 10, 2023 meeting, the City Council continued the item for another date in order for the project to be changed to better address feedback from the community. At the January 9, 2024, City Council meeting, the project was revised to no longer necessitate a rezoning; however, a second-story addition was still proposed. The City Council directed changes for the project to respond to feedback received at the Council meeting, and to have Planning staff facilitate a meeting with the applicant and neighbors. As a result of the process, the applicant incorporated many of the recommendations and feedback summarized below. An elevation comparison of the original design (the design that went to Council on January 9th) and the final architectural review approval is included as Attachment 5.
Modifications made to the proposal prior to the City Council meeting on January 9, 2024
• Reduced 25-foot stucco wall on the sides of the proposed addition
• Provided front elevation to show the two neighboring residences
• Reduced ground floor addition to be within 40% lot coverage
• Changed roof to hip-style roof
• Reduced first and second-floor square footage to be more compatible with adjacent HRI property
• Provided horizontal siding to match front elevation with adjacent HRI property
• Increased front stepback to reduce front mass appearance from Bellomy Street
• Increased rear stepback to reduce second-floor view of the rear yard of adjacent properties
• Reduced overall height from 27’ to 24’. Further reduced height again to 22’-1” after City Council review on October 2023
• Provided lower-pitched roof
• Considered one-foot setback on the two sides
• Considered a tandem garage
Modifications incorporated after City Council Meeting and May 22, 2024 staff and neighbor meeting/ Final plans
• Removed the second floor entirely
• Reduced addition to 498 square feet
• Maintain a one-car garage
• Reduced number of bedrooms/bathrooms from 4bd/3-1/2ba to 3bd/2ba
• Further reduced height down to 19’-2”
• Reduced ceiling height from 14’ to 10’
• Lower windows to meet egress and improve alignment of the windows
• Increase the garage door to match the height of the front door
• Widen the porch post to 6”x4” to create a balance appearance from the front elevation
July 5th Architectural Review Approval
In accordance with the Architectural Review process, SCCC Chapter 18.120.020.C, the proposal for the 498 square foot single-story rear addition was subjected to an administrative architectural review by staff without a public hearing. Staff evaluated the proposal against the required findings for Architectural Review in the City Code. Based on that evaluation, this project is consistent with the Architectural Review findings contained in SCCC Chapter 18.120.020.F.
Appeal by Neighbor
On July 12, 2024, Julie Salinas filed an appeal of the Architectural Review approval within the requisite seven-day appeal period. The appeal claims the proposed project still results in a lack of architectural compatibility with the neighborhood, particularly with the project’s use of multiple roof lines and mix of roof styles, change of siding, and steep roof pitch. The appeal letter is provided as Attachment 1 to this staff report.
Zoning Ordinance Consistency
The subject property has a zoning designation of PD - Planned Development. However, additions or modifications to the property’s residence would require consistency with the R1-6L - Single-Family Residential zoning requirements. This designation is intended to stabilize and protect the residential characteristics of the district and to promote and encourage a suitable single-family residential environment through the establishment of permitted uses and development standards for new construction. The continued use of the property as a single-family residence is a permitted use and the proposed addition to the home is in conformance with the R1-6L development standards for building setbacks, height, lot coverage, and parking requirements.
Single-Family and Duplex Residential Design Guidelines
Although strict conformance to the Design Guidelines is not required, the project was reviewed for consistency. The Guidelines are intended to encourage the orderly and harmonious appearance of structures and properties; provide fair and equitable treatment to all applicants; maintain property values; and allow flexibility in design and material while meeting the objectives of the City’s General Plan for neighborhood compatibility. The proposed project is consistent with the Design Guidelines for cottage style homes as it incorporates a similar roof form as the immediately adjacent neighbors, and the proposed front façade retains a prominent entrance with a porch feature similar to other neighboring homes.
Conclusion
The design and location of the proposed single-story addition is in keeping with the character of the neighborhood and is not detrimental to the harmonious development contemplated by the Zoning Ordinance and the General Plan. The visual appearance of the exterior finish and new roof form is in keeping with material and style as neighboring homes on the immediate street. The project is consistent with the Design Guidelines and findings were made per SCCC Section 18.120.020.F to support the Architectural Review approval.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301(e)(2) (Class 1- Existing Facilities) of the CEQA Guidelines as the activity consists of the addition of less than 10,000 square feet of floor area to an existing structure in an area that is not environmentally sensitive and for which all necessary public services are available.
FISCAL IMPACT
There is no impact to the City for processing the requested application other than administrative staff time and expense typically covered by application fees paid by the applicant.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
On August 8, 2024, a notice of public hearing of this item was mailed to property owners within 300 feet of the project site. Staff did not receive additional comments during the preparation of this staff report.
RECOMMENDATION
Recommendation
1. Determine the project to be Categorically Exempt per CEQA Guidelines section 15301 (e)(2) (Class 1 - Existing Facilities); and
2. Adopt a resolution overruling the appeal and upholding the July 5, 2024, Architectural Review approval to allow the construction of 498 square feet single-story addition, interior remodel, and a new roof on a 674 square feet single-family residence at 1485 Bellomy Street, subject to findings and conditions of approval.
Staff
Prepared by: Steve Le, Senior Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Appeal Letter
2. Resolution to Overrule the Appeal and Uphold the Development Hearing Architectural Approval
3. Conditions of Architectural Approval
4. Vicinity Map
5. Design Elevation Change
6. Prior Staff Reports
7. Project Data & Compliance
8. Development Plans