REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on an Architectural Review (PLN25-00295) for a 621 Square Foot First Floor Addition and a 397 Square Foot Second Floor Addition to an Existing Two-Story 2,081 Square Foot Single-Family Residence with a 500 Square Foot Attached Garage on a 7,351 Square Foot Lot at 2892 Mesquite Drive. CEQA Status: Exempt from CEQA per Section 15332.
Report
File No.: PLN25-00295
Location: 2892 Mesquite Drive
Applicant: Fiona Wang
Owner(s): Ling Zhou
Request: Architectural Review for a 621 square foot first floor addition and a 397 square foot second floor addition to an existing two-story 2,081 square foot single-family residence with a 500 square foot attached garage on a 7,351 square foot lot.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The proposed project is in a residential tract that consists of single-story and two-story residences built in the ranch style architectural style popular in the 1960s as shown in the Vicinity Map on Attachment 1.
• The site consists of a two-story raised ranch style four-bedroom, two-bathroom residence built in 1955.
• There are no significant historical features in the existing residence other than the structure’s age therefore not eligible to be designated a Historical Resource under Santa Clara City Code (“SCCC”) 18.130.030.
• Per SCCC 18.120.020(D)(1), the request to expand an existing second story element requires Architectural Review approval through a Development Review Hearing.
• The result of the project will be a 3,164 square foot five-bedroom, five-bathroom two-story residence with a 500 square foot attached garage.
• The applicant proposes to change the architectural design of the existing residence from a raised ranch style to a contemporary eclectic architectural style with gable roofs and minimalistic massing.
• The proposed construction will consist of new stone coated metal tile roofing, masonry stucco, and stone veneer wainscoting.
• The project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (“Residential Guidelines”) (2014):
o Building height and bulk is appropriate relative to the neighborhood.
o The architectural features of the proposal are appropriate for the neighborhood
o The roof materials, building materials, and finishes work in conjunction with one another and are consistent with the architectural style of the building.
• The entry feature’s height as proposed is higher than the rest of the first floor roof line. Staff recommends that the height of the entry feature be reduced to match the rest of the first floor or be below it. This recommendation will be added as a Condition of Approval.
• The design went through multiple revision to ensure compliance with the SCCC and the Residential Guidelines. The roof form was simplified through the removal of a gable element by the front bay window, wainscoting was added on the front elevation, and the entry feature’s size & height was reduced.
• 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 RECOMMEDATION
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 is consistent with SCCC 18.38.060D as the garage still maintains the code compliant two parking spaces of at least 8.5 feet wide by 18 feet deep and
• The proposed parking spaces are not located in the required front yard or side yard landscape areas as they are in the existing garage.
• The vehicle parking is in an all-weather material surfaced area.
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 construction would not create any traffic congestion or hazards.
• The public streets are adequate in size to accommodate a single-family residence of this size.
• The proposed design matches nearby residence in scale and would not impair the desirability of the neighborhood.
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:
• Building height and bulk is appropriate relative to the neighborhood.
• Roof materials, building materials, and finishes work in conjunction with one another and consistent with the architectural style of the building.
• Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
• A tree will remain in the front yard to provide shade, soften the building, improve the streetscape, and comply with the City’s Climate Action Plan.
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:
• With adherence to condition P3 of the Conditions of Approval, the proposed construction is consistent with the City’s Single-Family & Duplex Residential 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 construction complies with the R1-6L Zoning Districts development standards.
• The proposed construction complies with the intent of the Santa Clara General Plan and all its policies.
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 15332 (Class 32 - Infill Development Projects), in that the project site is less than five acres, served by utilities, and complies with the General Plan.
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 November 6, 2025, to 67 owners/tenants. 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 15332 (Class 32 -- Infill Development Projects), and Approve the Architectural Review for the construction of a 621 square foot first floor addition and a 397 square foot second floor addition to an existing two-story 2,081 square foot single-family residence with a 500 square foot attached garage on a 7,351 square foot lot at 2892 Mesquite Drive, subject to findings and conditions of approval.
Staff
Prepared by: Alex Tellez, Assistant Planner, Community Development Department
Reviewed by: Nimisha Agrawal, Senior 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