REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Consistency Determination to the Initial Study and Mitigated Negative Declaration and Action on the Architectural Review (PLN2019-13847) for a Construction of Nine Two-story Townhouses located at 4249 Cheeney Street.
Report
File No.: PLN2019-13847
Location: 4249 Cheeney Street, a 0.52-acre site between Agnew Road and Ash Street, zoned R2; APN’s: 104-12-025, 104-12-026
Applicant: Saul Flores
Owner(s): Maruti Builders, LLC
Request: Architectural Review for the construction of nine two-story townhouses with two-car garages and associated on- and off-site improvements.
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 project proposes construction of nine two-story townhouses with attached two-car garages. The proposed buildings would reach a maximum height of 25 feet. The proposed buildings would include 15-foot setbacks from the rear property lines, minimum 20-foot setbacks from the front property lines, and five-foot side yard setbacks.
• To implement the project, the proposal needed a General Plan Amendment, Rezoning and a Tentative Subdivision Map (one lot subdivision for condominium purposes). Those requests required a recommendation from the Planning Commission and approval from the City Council.
o On June 11, 2025, the Planning Commission reviewed the project and discussed the need for additional housing in the area and across the City, affordable housing, setback, infrastructure impact, and proposed parking. The Planning Commission voted to recommend approval of the project to the City Council (7-0 vote). A link to the Commission Staff Report and associated documents are included in Attachment 3.
o On July 15, 2025, City Council reviewed considered the project and approved the General Plan Amendment, Rezoning, and Tentative Subdivision Map.
o Current R2 zone would allow the proposed project of 17 du/acre to fall within the density range of 8-19 du/acre.
o R2 is intended for single-family and two-family dwellings. The project as proposed is consistent with development standards applicable to the R2 zoning district.
• The nine townhouse units would be situated in two rows separated by an L-shaped driveway. Two pairs of attached townhouses (four units), divided by a five-foot pedestrian walkway, would have frontage on Cheeney Street. Five attached townhouse units would be located to the rear of the site. Each of the nine units would include a private yard.
• The proposed project would match the surrounding two-story hipped roof forms and include combination of wood siding and stucco to be in harmony with the neighborhood.
• Per the Santa Clara City Code 18.120(D) 2 and 3 - ‘Residential parcel or subdivision maps and any associated development plans’ and ‘New multi-family developments of any size’ - the request also requires Architectural Review approval through a Development Review Hearing.
o In accordance with Santa Clara City Code 18.130.070, since the project is located within 200 feet of two Historic Resource Inventory (HRI) properties, referral and recommendation on the Architectural Review request was necessary from the Historical and Landmarks Commission (HLC).
• On February 6, 2025, the project was presented to the HLC. The HLC reviewed the project for neighborhood compatibility and consistency with the City’s Design Guidelines and made a recommendation to approve the Architectural Review with a lighter color scheme to lessen the contrast along the elevations. A link to the HLC staff report and associated documents is included in Attachment 3.
• In response to the HLC recommendations, the applicant submitted a revised development plan with a lighter color scheme for all nine townhouses. The revised plan (Attachment 5) was also presented before the Planning Commission and City Council as part of the request for a General Plan Amendment and Rezoning.
o The proposed second-floor windows are oriented towards the front and rear.
o The project proposes a hip roofed style which reduces the overall bulk and appearance of the second story.
o The architectural style and design of the proposed addition are similar to the architectural form of the existing residence in the neighborhood.
• There are no active City code enforcement cases for this property.
• The proposed project meets the required findings set forth in SCCC 18.120.
FINDINGS SUPPORTING STAFF’S RECOMMENDATION
Granting the Architectural Review approval requires the following findings consistent with 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 with the attached two-car garage for each unit.
• 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 and private streets are adequate in size and design to serve the proposed nine two-story townhomes.
• 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:
• Architectural features of the proposed design area are true to the architectural form and appropriate for the neighborhood. Surrounding properties are one to two-story homes with mixed architectural styles.
• 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 surrounding character of the neighborhood by including such architectural elements as hip roofs and a mixture of materials that includes stucco, board and batten, and composition shingles roof applied to the exterior elevations.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 7.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) and Mitigation Monitoring or Reporting Program (MMRP) were prepared in accordance with the California Environmental Quality Act (CEQA) and circulated for public review for 30 days between December 13, 2024, and January 13, 2025. On July 15, 2025, City Council adopted the MND and MMRP (Attachment 3). The proposed project is consistent with the adopted MND.
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 500-foot radius of the project site on August 7, 2025. As of the writing of this report, planning staff has not received public comments for this application.
Consistent with the City’s Public Outreach Policy for Planning Applications, a public outreach meeting was conducted by the Property Owner/Applicant on October 24, 2024. Two members of the public attended the meeting and made comments related to parking, construction timeline, and cost of the units. The applicant discussed the parking arrangement and gave a general timeline for construction. The units would be sold at market value at the time of project completion.
RECOMMENDATION
Recommendation
Determine the project to be consistent with the adopted Mitigated Negative Declaration and approve the Architectural Review for the construction of nine two-story townhomes with two-car garages and associated on- and off-site improvements located at 4249 Cheeney Street, subject to the findings and conditions of approval.
Staff
Prepared by: Steve Le, 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. Weblinks
4. Conditions of Approval
5. Development Plan