REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action On The Architectural Review (PLN24-00336) For The Demolition Of An Existing 1,032 Square Feet Single Family Residence For The Construction Of A New 3,069 Square Feet, Five Bedroom, Three Bathroom, Two-Story, Single-Family Residence On A 5,044 square foot lot at 1779 Ravizza Avenue.
Report
File No.: PLN24-00336
Location: 1779 Ravizza Avenue, a 5,044 square foot lot located on the east side of Ravizza Avenue, approximately 66 feet south of Warburton Avenue; APN: 216-03-049; Zoned Single-Family Residential (R1-6L)
Applicant: Bardia Khadiv
Owner: Mehrdad Zamani
Request: Architectural Review for the demolition of an existing 1,548 square foot single-family residence for the construction of a new 3,069 square foot, five-bedroom, three-bathroom, 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 in a residential tract consisting of predominately one-story & two-story single-family tract residences as shown in Attachment 4.
• The site includes an existing 1,032 square-foot, one-story, three-bedroom, one-bathroom, single-family residence with a one car garage that was constructed in 1953 as a part of a residential subdivision.
• The existing single-family residence was not a conforming structure as it had a one-car garage instead of the two-car garage required by the R1-6L Zoning district development standards.
• The proposal includes demolition and new construction which per the Santa Clara Municipal Code 18.120.020(D)(7) requires an Architectural Review approval through a Development Review Hearing.
• The applicant proposes a contemporary Mediterranean architectural style with minimalistic articulation in massing with hip and gabled roofs.
o The second story is stepped backed in all directions from the first-floor walls to reduce the bulk of the building.
o Second story windows are aligned, proportional, and matching existing windows.
o Roof elements, including roof pitch are proportional to the rest of the building and materials are compatible with the proposed architectural style.
o The proposed construction will consist white stucco and stone which is consistent with current design trends. Page A-04 of Attachment 3 has elevations of the proposed project with description of the materials.
• The project will result in a 2,588 square foot, two-story residence with five-bedrooms and three & half bathrooms with a 425 square foot attached garage.
• Landscaping such as Grecian Laurels, are proposed in the rear and side yard to provide screening.
• 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 Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
o Roof materials, building materials, and finishes work in conjunction with one another and are consistent with the architectural style of the building.
• The proposed project meets the required findings set forth in Santa Clara City Code Section 18.120.020(F).
• 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
Grant the Architectural Review approval requires, the following findings consistent with Zoning 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 proposes an attached two-car garage as required by the R-1 Development.
• The proposal maintains areas surfaced with all-weather materials for vehicle parking.
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 of adequate size to accommodate a single-family residence of this size.
• The proposed design stays consistent with the scale of nearby residences 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 The new roof form is derived from those found in the existing residences in the neighborhood and increase the compatibility to the existing residence in the neighborhood.
o The proposed addition is consistent with the scale and design found in the existing surrounding neighborhood.
o Architectural features are used to reduce large expanse of blank walls which further harmonizes the development with the existing neighborhood.
o The entry feature in the front façade of the first floor will break the plain expanse and give some articulation to the mass of the building.
o Trees and plants will be planted in the side & backyard to provide shade, soften the building, and improve the streetscape.
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 district 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 1.
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 of a Small Structure), 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 of a Small Structure), and Approve the Architectural Review for the demolition of an existing 1,548 square foot single family residence for the construction of a new 3,069 square foot five bedroom, three bathroom, two-story, single family residence on a 5,044 square foot lot at 1779 Ravizza Avenue, subject to findings and conditions of approval.
Staff
Prepared by: Alex Tellez, Assistant Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Conditions of Approval
2. Project Data and Compliance Table
3. Development Plans
4. Vicinity Map