REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on the Architectural Review (PLN24-00478) for a 293 Square-Foot First Floor Addition and a 165 Square-Foot Second Floor Addition to a Previously Approved 975 Square-Foot Second Story Addition (PLN23-00476) to a Single-Family Residence Located at 684 Marshall Court
Report
File No.: PLN24-00478
Location: 684 Marshall Court, a 5,301 square-foot lot located on the southwest corner of Marshall Court and Toledo Avenue; APN: 294-22-038; the property is zoned Single-Family Residential (R1-6L).
Applicant: Santosh Shah
Owner(s): Santosh Shah
Request: Architectural Review for a 293 square-foot first floor addition and a 165 square-foot second floor addition to a previously approved 975 square foot second-floor addition to an existing 1,166 square-foot three-bedroom, two-bathroom, one-story residence resulting in a 2,599 square-foot 4-bedroom, 4.5-bathroom two-story residence with an existing 372 square-foot attached two-car garage to remain.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The property is within a single-family neighborhood with primarily single-story residences. See Vicinity Map in Attachment 1.
• The existing residence is a 1,166 square-foot three-bedroom, two-bathroom, one-story residence.
• The project (File No. PLN23-00476) for a 975 square-foot second floor addition to the existing one-story residence, resulting in a 2,141 square-foot two-story residence with four-bedrooms and 3.5-bathrooms received approval at the November 1, 2023 Development Review Hearing.
• The applicant requests a revision to the previously approved project to add 293 square feet to the first floor and 165 square feet to the second floor resulting in a 2,599 square-foot four-bedroom, 4.5-bathroom two-story residence.
• Per the Santa Clara City Code 18.120(D)(1)(d), the request requires Architectural Review approval through a Development Review Hearing.
• The proposed addition to the residence will consist of composition shingle roofing and stucco siding to match the existing residence.
• Consistent with the City’s Single-Family Residential Design Guidelines, the second story addition provides the minimum step backs with a front step back of 5.5 feet, a rear step back of 13 feet, and a side step back of three feet from the first story wall
• 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 development provides the required two car covered parking spaces within the existing garage.
• The required parking spaces are not located in the required front yard or side yard landscaped areas.
• The development provides the minimum required driveway length of twenty feet between the parking and any street right-of-way line.
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 resulting in four-bedrooms and four and a half bathrooms would not create traffic congestion or hazards.
• The project includes a condition to maintain the garage clear and unobstructed for parking of two vehicles.
• Public streets are adequate in size and design to serve the proposed single-family residence, and the use will not create an 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 development is a two-story residence that is consistent with the scale and design and like that of the surrounding neighborhood which consists of a mix of one- and two-story residences.
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:
• On balance, the project is consistent with the City’s Single-Family and Duplex Residential Design Guidelines (2014).
• The residence will consist of stucco siding and composition shingle roofing to match the existing residence.
• The proposed project is compatible in scale and character of the residential structures present in the neighborhood.
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 use consists of construction of new, small structures where only minor modifications are made in the exterior of the structure
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 October 3, 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 exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15303 (Class 3 -- New Construction or Conversion of Small Structures), and Approve the Architectural Review for a 293 square-foot first floor addition and a 165 square-foot second floor addition to a previously approved 975 square foot second-floor addition to an existing 1,166 square-foot three-bedroom, two-bathroom one-story residence resulting in a 2,599 square-foot 4-bedroom, 4.5-bathroom two-story residence, subject to findings and conditions of approval.
Staff
Prepared by: Tiffany Vien, 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
4. Conditions of Approval
5. Development Plan