REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on An Architectural Review (PLN25-00061) for the Demolition of 50% or More of an Existing Residence to Construct a 2,192 Square Foot Four Bedroom, Three Bathroom, Single-Family Residence with an Attached Two-Car Garage on a 5,498 Square Foot Lot at 2475 Moraine Drive.
Report
File No.: PLN25-00061
Location: 2475 Moraine Drive, 5,498 square foot lot located north of Moraine Drive, approximately 877 feet west of Bowers Avenue.
APN: 216-19-010;
Zoned: Single-Family Residential (R1-6L)
Applicant: Frank L. Ho
Owner: Kim-An Truong
Request: Architectural Review for the demolition of 50% of an existing residence to construct a 2,192 square-foot four bedroom and three-bathroom single-family residence with an attached two-car garage.
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 single-family residences as shown in Attachment 1.
• The site includes an existing 1,066 square-feet one-story, three-bedroom, one-bathroom single-family residence built in 1954. There is an existing non-conforming attached garage that will become a code compliant two car garage.
• The existing single-family residence is a non-conforming structure as it does not have a required two car garage per the R1-6L Zoning District regulations. The property is required to provide a two-car garage because of the proposed addition is larger than 1,000 square-feet (Santa Clara City Code [SCCC) 18.92.040).
• There are no significant historical features in the existing residence other than the age of the existing structure therefore not eligible to be designated a Historical Resource under SCCC 18.130.040.
• The proposal includes demolition of more than 50% of the exterior walls. Per the SCCC 18.120.020(E)(1), a wall is deemed “demolished” when its structure is removed or moved to another location or elevation on site, when the wall is enclosed behind newly constructed space, or when the exterior siding of the wall is removed.
• Per the SCCC 18.120.020 (E) and 18.120.020(D)(7), the request to demolish 50% of the exterior walls requires Architectural Review approval through a Development Review Hearing.
• The result of the project will be a 2,192 square foot, single-story residence with four-bedrooms and three bathrooms with an attached two car garage.
• The applicant proposes a contemporary take on the eclectic residential architectural style with gable roofs and a bay window in the front facade.
• The proposed construction will consist of new composition roofing shingles, stucco, and wood siding in the proposed entry feature which is typical of this contemporary architectural design.
• The project is mostly consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o Building height and bulk is appropriate relative to the neighborhood.
o Architectural features of the proposed design are true to the architectural form and appropriate for 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.
• The front elevation’s design proposes a double gable roof between the entry feature and the pop-out window area. This is discouraged in the Design Guidelines. Staff recommends the gable roof over the pop-out window to be redesign as a hip roof.
• 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 18.38.060D as the proposed expansion includes a compliant two car garage measuring 20’ - 0.5” by 17’ - 2”.
• The proposed parking space 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 a single-family residence of this size.
• 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 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 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 Portions of the front façade will have wood siding to break the plain expanse.
o A tree will be planted in the front yard to provide shade, soften the building, improve the streetscape, and comply with the City’s Climate Action Plan.
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 R1-6L 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 15332 (Class 32 - Infill Development Projects), in that the project site is less than five acres, served by utilities, and complies with the General Plan.
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 5, 2025. 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 15332 (Class 32 -- Infill Development Projects), and Approve the Architectural Review for the demolition of 50% of an existing residence to construct a 2,192 square-foot four bedroom and three-bathroom single-family residence with an attached two car garage on a 5,498 square foot lot at 2475 Moraine Drive, subject to findings and conditions of approval.
Staff
Prepared by: Alex Tellez, Assistant Planner, Community Development Department
Reviewed by: Nimisha Agrawal, Senior 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