REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00008) of a Proposed First-Floor and Second-Floor Addition, and Detached Garage at 745 Harrison Street
Report
File No.(s): PLN24-00008
Location: 745 Harrison Street, a 6,721 square foot lot located on the north side of Harrison Street, approximately 180 feet west of The Alameda; APN:269-06-060; zoned Thoroughfare-Commercial (CT)
Applicant: Santosh Addagulla
Owner: Santosh Addagulla
Request: Architectural Review for a 785 Square-Foot First Floor Addition, 704 Square-Foot Second Floor Addition, and a 451 Square-Foot Detached Garage resulting in a 3,333 square-foot two-story residence with seven-bedrooms, five-full bathrooms, and two-half bathrooms.
Project Data
The Project Data and Compliance Table is included as Attachment 2.
Points for Consideration
• The property is located within 200 feet of a historic resource.
• The property is not currently listed as a historic resource on the City’s Historic Resource Inventory (HRI); however, it is adjacent to two HRI properties located at 755 Harrison Street and 744 Lewis Street.
• The existing residence is a one-story 1,392 square foot, four-bedroom, and two and a half-bathroom house in the Queen Anne Cottage architectural style.
• Per the Santa Clara code 18.120.020.D.1d, the project requires Architectural Review approval through a Development Review Hearing.
• Per the Santa Clara code 18.130.070, development projects that require Architectural Review that are located within 200 feet of an HRI property, but that are not an HRI property, shall first be referred to the Historic and Landmarks Commission to review the project for neighborhood compatibility and consistency with the City’s adopted Design Guidelines and make a recommendation to the Development Review Officer.
o The project went to the Historic and Landmarks Commission on March 7, 2024. The agenda packet is available on the City’s website.
o One public comment was received at the March 7, 2024 Historical & Landmarks Commission hearing regarding concerns of parking overflow onto the street and the number of proposed bedrooms.
o The Historic and Landmarks Commission recommended approval to the Development Review Hearing with recommendations to remove the Queen Anne trim to the addition and differentiate the width of siding on the addition from the existing residence.
• The project proposes a first-floor addition of 785 square feet and a second-floor addition of 704 square feet to the rear of the existing residence and a 451 square-foot detached garage in the rear.
• The proposed project results in a two-story 3,333 square-foot floor area including seven bedrooms, five full bathrooms and two half bathrooms, and a detached garage.
• The applicant will be utilizing Assembly Bill (AB) 3194 (2019) to use the development standards of the R2 Zoning District, which is consistent with the Low Density Residential General Plan Land Use Designation.
o AB 3194 allows the applicant to use the development standards for a zoning district that is consistent with the general plan and prohibits a local agency to require rezoning if a proposed project is consistent with the general plan, but the existing zoning for the project site is inconsistent with the general plan.
o The subject property is currently zoned CT - Thoroughfare Commercial with the General Plan Land Use Designation of Low Density Residential.
o The Zoning Ordinance was adopted and effective in February 2024, however, portions of the code do not go into effect until an update of the zoning map occurs. Zoning Districts other than single-family will be effective at the same time as the adoption of the updated zoning map in Spring 2024.
o The subject property will be rezoned to R2 with the zoning map adoption in Spring 2024.
o In the meantime, the applicant will use AB 3194 to be consistent with the Low Density Residential General Plan and the updated Zoning Ordinance and Zoning Map when it is adopted.
• The project is consistent with the Santa Clara Single-Family Design Guidelines (2014):
o The second floor is proposed to be 33% of the first floor, which is consistent with the guideline that second-floor areas should not exceed approximately 66% of the first-floor area.
o The proposed second floor meets the step-back guidelines in that second-floor areas are set back at least three-feet from the front and left side wall of the first floor.
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 second floor windows facing the side property lines meet the guideline to raise the windowsill level to a minimum five feet above the finished floor.
• Findings can be made in support of the project consistent with Santa Clara City Code Chapter 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 Supporting Staff’s Recommendation
Granting 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 provides the required two covered parking spaces at the front of the residence with the 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 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 streets are adequate in size and design to serve the proposed two-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 project is consistent with the City’s Single-Family Design Guidelines (2014):
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.
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 addition 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 to the adjacent properties.
• The proposed expansion and addition comply with the R2 zoning district’s 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 15301 (Class 1 - Existing Facilities), in that the activity consists of the permitting of a proposed use that will expand an existing structure and add an addition to the first and second floor of the existing 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 April 4, 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 the California Environmental Quality Act (CEQA) pursuant to Section 15301(e)(1) (Class 1 - Existing Facilities), and Approve the Architectural Review for a 785 Square-Foot First Floor Addition, 704 Square-Foot Second Floor Addition, and a 451 Square-Foot Detached Garage resulting in a 3,333 square-foot two-story residence with 7-bedroom, 5-full and 2-half bathrooms.
Staff
Prepared by: Meha Patel, Assistant Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. AB 3194 Implementation Letter
2. Project Data and Compliance Table
3. Conditions of Approval
4. Development Plans