REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN23-00569) for a Remodel and Addition of an Existing Two-Story Family Residence Consisting of the Remodel of the First Floor Without Expansion and a 588 Square-Foot Second Floor Addition to be Used as an Accessory Dwelling Unit (ADU) at 2348 Manhattan Place.
Report
File No.: PLN23-00569
Location: 2348 Manhattan Place, a 6,050 square-foot lot located on the western side of Manhattan Place, about 150 feet from the on the corner of Manhattan Place and Kearney Avenue; APN: 216-18-067; zoned Single-Family Residential (R1-6L)
Applicant: Ramin Zohoor
Owner(s): Blake and Chun Schindler Trustee
Request: Architectural Review for a remodel and addition of an existing two-story family residence consisting of the remodel of the first floor without expansion and a 588 square-foot second floor addition to be used as an Accessory Dwelling Unit
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 site includes an existing two-story residence with a 1,571 square-foot first floor and 563 square-foot second floor, consisting of five bedrooms, four bathrooms, and a two-car garage.
• The applicant proposes a remodel that would maintain the 1,571 square foot first floor, altering it to allow for accessibility features (consistent with the Americans with Disabilities Act) as well as adding an additional 437 square-feet to the second story for a 1,000 square-foot second story ADU.
• Per the Santa Clara City Code 18.120.020.D.1.d., “A new second story or the expansion of an existing second story.”, the request requires Architectural Review approval through Development Review Hearing. Additionally, attached ADUs must match the existing height to qualify for ministerial review (Santa Clara City Code Chapter 18.60.020). The project proposes increasing the height of the building from 20’-11” to 23’-7” and therefore requires review through a Development Review Hearing.
• In addition to raising the height of the building, the interior access to the second floor will be removed and an exterior access stairway will be added to the rear of the building to a four-foot deep deck along the rear elevation of the second floor.
• The project is consistent with the Santa Clara Single-Family Design Guidelines (2014):
o The architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
o Minimize the size of the second-floor outdoor space to avoid use by a large group. Outdoor areas and decks encroaching into the rear yard which are elevated and accessible by second-story rooms should be limited to a maximum depth of four feet.
o The placement, orientation, and design of the balcony should pay special consideration towards privacy impacts on neighbors and the subject home’s own inhabitants. Measures for preserving privacy can include plantings on the balcony as well as obscure glazing.
o The area of the second floor should not exceed the common pattern of the neighborhood. For new second-stories in predominantly one-story neighborhoods, the second-floor area should not exceed approximately 66% of the first-floor area (including the garage area).
• The proposed project meets the required finding set forth in Santa Clara City Code 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 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 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 Architectural features of the proposed design area true to the architectural form and appropriate for the neighborhood.
o The proposed project is consistent with the scale and design found in the existing surrounding neighborhoods.
3) 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.
4) 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 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 R1-6L 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(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 <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 Aug 1, 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 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 remodel and addition of an existing two-story family residence consisting of the remodel of the first floor without expansion and 588 square-foot addition to the second floor to be used as an Accessory Dwelling Unit at 2348 Manhattan Place.
Staff
Reviewed by: Daniel Sobczak, 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