REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Architectural Review (PLN25-00387) to allow the demolition of an existing single-family residence and the construction of a new approximately 3,314 square foot two-story single-family residence located at 2645 Rebeiro Avenue. CEQA Status: Exempt from CEQA per Section 15303.
Report
File No.: PLN25-00387
Location: 2645 Rebeiro Avenue
Applicant: Edick Lazari
Owner(s): Ramtin Jahani
Request: Architectural Review for the demolition of an existing single-family residence and the construction of a new approximately 3,314 square foot two-story single-family residence.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The proposed project is located in a single-family neighborhood with a combination of single-story and two-story single-family residences. See Vicinity Map in Attachment 1.
• The project site currently contains a single-story single-family residence with three bedrooms, and two bathrooms.
• Per the Santa Clara City Code 18.120(D)(1) and 18.120(D)(7), the request to demolish an existing structure and to build a new two-story residence requires Architectural Review approval through a Development Review Hearing.
• The proposed project is a new approximately 3,314 square foot two-story single-family residence containing four bedrooms and three bathrooms.
• The project complies with the City’s adopted Single-Family and Duplex Residential Design Guidelines (2014). Specifically, the project complies with the design guidelines in that:
o The second floor is stepped back from the first floor on all sides by five feet or more, resulting in an appropriate mass and bulk for a single-family residence;
o The second floor is less than 66% of the first floor area;
o The proposed roof forms are traditional roof forms (hipped and gable) that are found in the neighborhood; and
o The proposed exterior materials are a combination of stucco and wood siding, which are materials found in the neighborhood.
• 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 proposed attached two-car garage complies with the city’s minimum requirement in the number of parking spaces and satisfies the minimum dimension of 20-feet by 20-feet.
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 project will not impair the desirability of investment or occupation in the neighborhood, unreasonably interfere with the use and enjoyment of neighboring developments or create traffic congestion or hazards.
• The proposed project is a single-family residence located in a single-family zoning district. The architectural details of the project are consistent with those found in the neighborhood.
• The demolition and construction of a new single-family residence is not anticipated to create traffic congestion or hazards.
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:
• As described in the preceding section, the proposed project complies with the City’s adopted Single-Family and Duplex Residential Design Guidelines in that the project contains architectural details and exterior materials that are found in the neighborhood, traditional roof forms, and provides massing and articulation that is appropriate for the surrounding context.
• The proposed second story addition provides five foot or more step backs from the first-floor walls on all sides and is designed to not impact the privacy of the neighbors.
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 private construction activities 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 adopted Single-Family and Duplex Residential Design Guidelines (2014):
o The proposed project contains architectural details, exterior materials, traditional roof forms that are complementary to the surrounding area.
o The massing of the proposed project is appropriate for the surrounding context, in that the second floor is stepped back from the first floor.
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(a) (Class 3 - New Construction or Conversion of Small Structures), in that the proposed project involves the demolition and construction of one (1) single-family residence in a residential zone.
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.
An early project notification was sent to 81 property owners/tenants within a 300-foot radius of the project site on November 14, 2025. The purpose of this notification is to allow for feedback on the project proposal soon after the project is initially submitted. A public hearing notice was mailed to property owners within a 300-foot radius of the project site on December 23, 2025. As of the writing of this report, planning staff has received one public comment for this application as a result of the early notification, which is provided as Attachment 5.
RECOMMENDATION
Recommendation
Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303(a) (Class 3 - New Construction or Conversion of Small Structures), and Approve the Architectural Review to allow the demolition of an existing single-family residence and the construction of a new approximately 3,314 square foot two-story single-family residence, located at 2645 Rebeiro Avenue, subject to the findings and conditions of approval.
Staff
Prepared by: Tracy Tam, 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
5. Public Comment