REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN25-00008) of the Proposed Demolition of an Existing Single-Family Residence and the Construction of a 2,591 square-foot Five Bedroom, Five and One half-Bathroom Two-Story Residence with an Attached Two Car Garage at 1279 Las Palmas Drive.
Report
File No.: PLN25-00008
Location: 1279 Las Palmas Drive, a 6,000 square-foot lot located on the eastern side of Las Palmas Drive mid-block between El Camino Real and Benton Street;
APN: 290-07-024;
Zoned: Single-Family Residential (R1-6L)
Applicant: Hung Nguyen
Owner: Hung Nguyen
Request: Architectural Review of the demolition of an existing single-family residence and the construction of a 2,591 square foot five bedroom and Five and one half bathroom two-story residence with an attached two car garage at 1279 Las Palmas.
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 single-family residence, a detached storage shed in the rear; both would be removed in order to construct the new two-story single-family residence.
• Per the Santa Clara City Code 18.120.020.(D)(1)(d) and (7) the request to demolish and construct a new two-story residence requires Architectural Review approval through a Development Review Hearing.
• The project proposes a 2,591 square foot five bedroom and five and one half-bathroom two-story residence, with a 459 square foot two-car garage. The first floor (including proposed garage and JADU) would be approximately 2,362 square feet and the second floor would be approximately 1,177 square feet.
• The project proposes to construct a two-story single-family residence with a gable roof design, a two-car garage at the front, and an attached Junior Accessory Dwelling Unit (JADU) at the rear of the residence. The second story is stepped back from the first by five feet at the front of the residence and about five feet on either side of the residence. As proposed, the project meets all Zoning Code requirements.
• The project is consistent with the Santa Clara Single-Family Design Guidelines (2014):
o The second floor is proposed to be at 50% 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 the second-floor areas are set back at least five feet from the front wall and about five feet from the side walls of the first floor.
o The architectural style and design of the proposed addition are compatible with the architectural form of the existing residence and for the neighborhood. Most of the residences in the neighborhood are single story and are a mix of post-war style homes with gabled or hipped roofs. The proposed structure has stucco siding, material transitions on gable ends, stone veneer wrapped porch column, and asphalt shingle roofing.
• The proposed project meets the required finding set forth in Santa Clara City Code Chapter 18.120.
• The project also proposes an attached junior accessory dwelling unit (JADU) of 489 square feet, which is subject to ministerial approval and is not reviewed at a public hearing.
• 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 the 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:
• 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 are compatible to the architectural form and appropriate for the neighborhood.
o The proposed project’s architectural style, finish materials, and general design are compatible with the existing 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 project is consistent with the City’s Single-Family Design Guidelines (2014):
o The project would create a house design that is compatible in character with the housing types that are typical in the neighborhood as the proposed design will have similar aesthetics to the adjacent properties.
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 15303 (Class 3 - New Construction or Conversion of Small Structures), in that the proposed project is for the removal of a single-family residence and the construction of a new single-family residence which meets Class 3 exemption requirements.
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 February 27, 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 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 demolition of an existing single-family residence and the construction of a 2,591 square-foot five bedrooms, five and one half-bathroom residence with an attached two car garage and JADU at 1279 Las Palmas, subject to the findings and conditions of approval.
Staff
Prepared 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