REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on a Proposed First- and Second-Floor Addition to an Existing Single-Story Residence at 2820 Toledo Avenue.
Report
File No.(s): PLN24-00027
Location: 2820 Toledo Avenue, a 6,015 square foot lot located on the southwest corner of Toledo Avenue, approximately 150 feet northeast of Fairlane Avenue; APN: 293-26-036; zoned Single-Family Residential (R1-6L)
Applicant: Spenser Vieira
Owner: Wojciech and Rebecca Truty
Request: Architectural Review for a 1,135 square-foot second story addition, 426 square-foot first story addition, 143 square-foot porch, and a 205 square foot covered patio addition resulting in a 3,465 square-foot 4-bedroom, 3.5-bath two-story residence including a 413 square-foot two-car garage.
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 one-story residences.
• The existing residence is a 1,686 square foot three-bedroom, two-bathroom one-story residence with an existing 406 square foot attached two-car garage.
• Per the Santa Clara code 18.120.020.D.1.d, the project requires Architectural Review approval through a Development Review Hearing.
• The project proposes a first-floor addition of 426 square feet to the front and rear of the existing residence, a 143 square-foot porch addition, and a 205 square-foot patio addition, a 413 square-foot garage, and a 1,135 square-foot second-floor addition, resulting in a 3,465 square-foot four-bedroom, three and a half-bathroom two-story residence.
• The project is consistent with the Santa Clara Single-Family Design Guidelines (2014):
o The second floor is proposed to be 57% 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 five feet from the front wall of the first floor, and three to five feet from the side and rear walls 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 side 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 facilitates 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 R1-6L zoning districts development standards.
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
On February 29, 2024, a notice of public hearing was mailed to property owners within 300 feet of the project side. 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) formal pursuant to CEQA Guidelines Section 15301(e)(1) (Class 1 - Existing Facilities),and Approve the Architectural Review for a 1,135 square-foot second story addition, 426 square-foot first story addition, 143 square-foot porch, and a 205 square foot covered patio addition resulting in a 3,465 square-foot four-bedroom, 3.5-bath two-story residence including a 413 square-foot two-car at 2820 Toledo Avenue, subject to the findings and conditions of approval.
Staff
Prepared by: Meha Patel, Assistant Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Development Plans
2. Project Data and Compliance Table
3. Conditions of Approval