REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on Architecture Review (PLN26-00207) for a 431 Square-Foot First-Floor Addition to Add Bedroom and a 338 Square-Foot Covered Deck Addition, Resulting in Five Bedrooms, Located at 517 Bancroft Street. CEQA Status: Exempt from CEQA per Section 15301(e)(1) (Class 1 -- Existing Facilities).
Report
File No.: PLN26-00207
Location: 517 Bancroft Street, approximately 8,493 square foot lot, approximately 180 feet south of Forbes Avenue; APN: 293-22-069, zoned R1-6L (Single-Family Residential)
Applicant: Cynthia Munoz of Stoecker and Northway Architects
Owner(s): Richard and Jerie Campi Trustee
Request: Architecture Review for a 431 square-foot first-floor addition to add a bedroom, resulting in five bedrooms, located at 517 Bancroft Street.
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 both one- and two-story residences. See Vicinity Map in Attachment 1.
• The site is currently development with a 1,219 square-foot two-story single-family ranch style residence, with a 468 square-foot garage, constructed in 1960.
• Per the Santa Clara City Code 18.120.D.1.a, the request requires Architectural Review approval through a Development Review Hearing due to the addition of a fifth bedroom.
• The project proposes a 431 square-foot first-floor addition and 338 square-foot covered deck to an existing 1,687 square-foot two-story residence. The addition to the rear continues the existing architecture style, and matches the stucco, color, and asphalt shingles to the existing residence.
• The proposed project complies with the City’s Single-Family and Duplex Residential Design Guidelines (2014). Specifically, the project is consistent with the guidelines, in that:
o The proposed addition is in the rear and matches the existing stucco, color, and asphalt shingles.
o The massing and scale are appropriate relative to the existing house and within the neighborhood.
• The proposed project meets the required findings set forth in Santa Clara City Code 18.120.
• 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 SUPPORTING STAFF’S RECOMMENDATION
Granting the Architectural Review’s 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 at the front of the residence with a 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 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 two-story residence, and the use will not create a substantial 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 design includes light grey stucco siding, asphalt shingle roof, wood garage door, and a small front entry porch.
• The proposed project is consistent with the scale 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 front of the house is oriented toward the primary street frontage with an emphasis on the front porch or entry element toward the street by architectural design and landscaping treatment.
• The massing and scale are appropriate relative to the homes within the neighborhood.
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 15301(e)(1) (Class 1 - Existing Facilities), in that the project is a small addition to the existing 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 or at the public information desk at any City of Santa Clara public library.
A public hearing notice was mailed to 57 tenants and property owners within a 300-foot radius of the project site on August 6, 2026. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15301(e)(1) (Class 1 - “Existing Facilities”), and Approve the Architectural Review for a for a 431 square foot single story addition and 338 square foot covered deck to an existing 1,687 square foot two-story residence resulting in a 2,875 square foot residence with five bedrooms, located at 517 Bancroft Street, subject to the findings and conditions of approval.
Staff
Prepared by: Meha Patel, Associate 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