REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Architectural Review (PLN26-00227) of the Partial Demolition and 1,381 Square Foot Addition to an Existing One-Story Residence for a 2,425 Square-Foot One-Story Residence Located at 920 Blossom Drive. CEQA Status: Exempt from CEQA per Section 15303 (Class 3 - New Construction).
Report
File No.: PLN26-00227
Location: 920 Blossom Drive, a 6,206 square foot lot, located about 500 feet north from the corner of Blossom Drive and Homestead Road, APN: 290-34-048, Zoned R1-6L (Single-Family Residential)
Applicant: AMS Design - Azadeh Masrour
Owner(s): Naveed Pourjafar
Request: Architectural Review for an addition to an existing one-story residence resulting in a four-bedroom, four and a half bathroom 2,425 square-foot one-story residence
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The surrounding neighborhood mostly features original one-story single-family residences. See Vicinity Map in Attachment 1.
• The existing parcel contains the original one-story single-family residence of approximately 1,373 square feet and a 522 square foot detached structure.
• Per the Santa Clara City Code section 18.120.020.D.7, the request requires Architectural Review approval through a Development Review Hearing. The applicant proposes demolishing the existing structure per the Zoning Code by changing or moving more than 50% of the exterior walls of the building.
• The project proposes to demolish more than 50% of the exterior walls of the existing residence and add 1,342 square-feet for four bedrooms and four and a half bathrooms, a new porch, and 434 square-foot attached garage.
• The project also proposes converting the existing detached garage and accessory structure into a 373 square-foot detached Accessory Dwelling Unit (ADU) at the rear of the lot, which is consistent with the City Code, and will be considered ministerially through the building permit process.
• The proposed design is an updated single-family structure using composition shingle roofing, expanding the board and batten siding at the front of the house to cover the front addition, and expanding the stucco on the side and rear of the house. The entry includes two large columns on either side of the porch and a large wooden door at the entry that provides visual interest and a break in the front façade plane.
• The project is consistent with the City’s Single Family and Duplex Residential Design Guidelines (2014), including:
• The architectural features of the proposed design should be true to the architectural form and appropriate for the neighborhood. The neighborhood mostly features single story updated mid-century or single-story newer residences.
• Architectural features should be adequate and appropriate for the size of the building and should not be overstated. The design of the structure is simple and symmetrical.
• The use of high-quality construction materials for long-term durability. The applicant will clad the residence in soft white colored stucco with a wood siding accent wrapped around the front of the home.
• Building Materials and finishes should harmonize and blend in those found in the neighborhood. Stucco, composition shingle roofing and wood siding are found throughout the neighborhood.
• Roof forms should avoid excessive roof ridgelines, heights, hips, and valleys. The project proposes single story side gable roof forms which are found throughout the neighborhood.
• A prominent front porch or entry should be provided. The project proposes a porch bound by two columns on either side wrapped in contrasting stucco to the front board and batten wood.
• 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 provides the required two covered parking spaces at the front of the residence with a two-car garage.
• The required parking spaces are not located in the required front yard or side yard landscaped area.
• The proposed project provides areas surfaced with all-weather materials for parking spaces.
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 substantial increase in traffic.
• The project proposes high-quality construction materials and meets the design guidelines, which will not impair the desirability of the neighborhood nor unreasonably interfere with the use and enjoyment of neighboring developments.
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:
• Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood. Surrounding properties are one to two story homes with mixed architectural styles. The design includes light grey stucco siding, board and batten siding, and asphalt shingle roof.
• The proposed project is consistent with the scale 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:
• This project is subject to all California Building Codes and City of Santa Clara Codes and Regulations which requires the project to not materially affect adversely the health, comfort, or general welfare of persons residing or working in the neighborhood, nor the general public.
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 project meets all zoning code and all Single Family and Duplex Design Guidelines (2014) including:
o The architectural features of the proposed design should be true to the architectural form and appropriate for the neighborhood.
o Architectural features should be adequate and appropriate for the size of the building and should not be overstated.
o The use of high-quality construction materials for long-term durability
o Building Materials and finishes should harmonize and blend in those found in the neighborhood.
o Roof forms should avoid excessive roof ridgelines, heights, hips, and valleys.
o A prominent fort porch or entry should be provided.
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), in that the project involves a new single-family 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 79 property owners and tenants within a 300-foot radius of the project site.
RECOMMENDATION
Recommendation
Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15303 (Class 3 - “New Construction”), and Approve the Architectural Review for demolition and addition to an existing one-story residence for a 2,425 square-foot one-story residence located at 920 Blossom Drive, subject to findings and conditions of approval.
Staff
Prepared by: Meha Patel, 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 Plan