REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on an Architectural Review (PLN25-00227) for a 959 Square Foot Second Story Accessory Dwelling Unit Addition to an Existing One-Story Single-Family Residence on a 5,724 Square Foot Lot at 749 Clara Vista Avenue. CEQA Status: Exempt from CEQA per Section 15332.
Report
File No.: PLN25-00227
Location: 749 Clara Vista Avenue
Applicant: Bahman Aval
Owner(s): Homeyra Sami
Request: Architectural Review for the construction of a 959 square foot second floor addition to create a 959 square foot second story accessory dwelling unit.
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 primarily of single-story patio style residences as shown in the Vicinity Map on Attachment 1.
• The site currently consists of a 1,785 square-foot one-story, three-bedroom, two-bathroom single family residence built in 1954.
• There are no significant historical features in the existing residence other than the age of the structure therefore not eligible to be designated a Historical Resource under Santa Clara City Code (“SCCC”).
• The City of Santa Clara does not have a historic context statement for patio homes which would identify and evaluate patio homes’ cultural and historical significance in the development of Santa Clara.
• The result of the project will be a 959 square foot two-bedroom, two-bathroom Accessory Dwelling Unit on the second story of an existing 1,785 square foot single-story residence.
• Per SCCC 18.60.020(A)(2)(a) the proposed Accessory Dwelling Unit (“ADU”) cannot be approved ministerially as it does not match the height of the existing residence and requires Architectural Review approval at the Development Review Hearing (DRH).
• Per SCCC 18.60.020(E)(3) the proposed second story Attached ADU is required to have a 15-foot rear setback. The proposed Attached ADU has a 36-foot rear setback.
• The applicant proposes to match the first floor’s patio home architectural style by having a shed roof with eaves that extend out by two feet horizontally and including the stucco finish.
• The proposed construction will consist of new clay tile roof and malibu peach stucco with brown flat paint for the accent features.
• The project is consistent with the City’s Single-Family & Duplex Residential Design 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 are consistent with the architectural style of the building.
• The design went through multiple revisions to ensure compliance with the SCCC and the City’s design guidelines. The roof form was changed to shed with a larger overhang, the balcony’s size was reduced by 50%, and a mass break was added in the front elevation.
• The proposed project meets the required findings set forth in SCCC 18.120 for Architectural Review.
• 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.
• 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 inclusion of one dwelling unit to the property does not exceed any traffic or vehicle miles traveled threshold.
• The public streets are adequate 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:
• The proposed project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o Building height and bulk is appropriate relative to the neighborhood.
o Roof materials, building materials, and finishes work in conjunction with one another and 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 There is accent molding in part of the front elevation that matches the molding surrounding the garage
o A tree will be planted 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:
• 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 95 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 939 square foot second floor addition to create a 939 square foot second story Accessory Dwelling Unit in an existing one-story single-family residence on a 5,724 square foot lot at 749 Clara Vista Avenue, 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