Hem 7
10/10/23
City of Santa Clara
City Council
October 10, 2023
CITY OF Item # 7 : RTC- 23-1090
0.0 1485 Bellomy Street:
1852 Rezoning 1st & 2nd Story
THE MISSION CIT Single-Family Addition
Andrew Crabtree, Director
Community Development Department
1 City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Request
• Rezone: Panned Development to Planned Development to allow a house expansion over 500 square feet without providing two-covered parking spaces
(Current PD Zoning District, granted in 2016, does not allow an addition greater than 500 square feet without providing two- covered parking spaces)
• Architectural Review Approval: for first- and second-story addition • CEQA Action: Categorically exempt pursuant to CEQA Guidelines Section 15301(e)(2) (Class 1 - Existing Facilities)
2 2
POST MEETING MATERIAL
1 City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Project Site
• Lot Size: 3,833 Sq Ft
• Existing Use: 1-story, Single-
ma can Ver
Family Residence (618 Sq Ft) effers
• Lot created in 2016 (PD Zone) on
Streets Bellomy Street
Belleny St
3 City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
HRI Properties within 200'
1479 Bellomy Street (next door) efferson Streetona Bellomy Street Botany St
1456 Bellomy St (across the street)
City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Proposed Project
• Addition 20' 5' side Existing
Rear yard Yard 17'10" front
• 1st Floor: 615 Sq Ft Setback
setback yard Setback
• 2nd Floor: 1,008 Sq Ft IGIn
• House After Addition
1st Floor 2nd Floor
• 2,291 Sq Ft Addition Addition
> 4 Bedrooms
• 3½ Bath
• 1-Car Garage; 245 Sq Ft
(Same as existing)
5 5
City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Historical and Landmarks Commission Recommendations (12-1-22)
1. Provide sketch of the two neighboring residences in similar scale in elevation
2. Reduce the mass to be compatible with the adjacent HRI property
3. Change roof style to be compatible with the immediate neighborhood
4. Reduce the 25-foot stucco wall on the sides of proposed addition
5. Reduce addition to comply with the maximum 40% lot coverage
6. Explore basement addition instead of above ground addition 6 3
City of
Santa Clara
1485 Bellomy Street
Project Elevation with Adjacent HRI Property
'b.
1485 Bellomy St 1479 Bellomy St (HRI Property)
100102
FRONT ELEVATION PARCEL B FRONT ELEVATION PARCEL A 7
7 City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Reduced Height and Modified Roof Forms
Original Design Revised Design
(12-1-2022) (2-2-2023)
• 27.5' Height • 25' Height
• Stucco • Wood Siding
Cladding FRONT ELEVATION
Revised Design
(Current)
• 24.5' Height
8 8
4 City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Reduced Building Mass
Original Design 15' front
(12-1-2022) step-back
Revised Design
9' rear 13'10" front
(Current) step-back step-back
9 9
City of
Santa Clara
he control has Porcinin
1485 Bellomy Street
Reduced Lot Coverage
• 1st floor addition
from 754 Sq Ft Original Design
to 614 Sq Ft
• Lot coverage
reduced from
43.1% to 40%
Revised Design
10 10
5 City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Reduced Second Floor
55' 41
3219
PP39942
= a MASTER SATE - 0211 19222
-022--
VARIES SATE
Original Design Revised Second Floor
11 11
City of
Santa Clara
1485 Bellomy Street
Summary of Project Modifications in Response to HLC
Existing (sq. ft.) December 1, 2022 T Revised Floor Area Lot Size: 3,824 sq. ft. (sq. ft.) (sq. ft.)
First Floor 668 668+754 668+615
Second Floor 1,327 1,008
Garage 245 245
Gross Floor Area - 913 2,749 2,291
garage
Lot Coverage 913/3,824 = 23.8% 1,667/3,824 = 43.5% 1,528/ 3,824 = 40% Bedrooms/Baths 1/1 4/3.5 4/3.5
% second-floor to 79.6% 66%
first-floor ratio
Height 27.5 24'
Front Stepback 15' 13'10"
Rear Stepback ... 0'
0' ơ' 12
Side Stepback
12 6
City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Consistency with Single Family Zoning and Design Guidelines • Less than 25' maximum height allowed in R1 Districts. • 40% maximum lot coverage conforms to R1 Districts
• 2nd story windows meet minimum 5' windowsill height to address privacy impact • ≤ 66% 2nd floor to 1st floor ratio as encouraged in Guidelines • 2nd story addition steps back (13'10" front and 9' rear) exceed 5' as encouraged • Addition does not provide a stepback of the second-story side wall from the first- story wall due to narrow 24' width house, as recommend in the Guidelines • Hip roof and siding are comparable features as the adjacent HRI property at 1479 Bellomy Street
13 13
City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Consistency with Single Family Zoning and Design Guidelines • Amendment of PD would allow for the house expansion at 1485 Bellomy Street while maintaining existing one-car garage • 1st and 2nd story addition is consistent with Single-Family Design Guidelines except for the step back of the second-story side wall from the first-story wall due to narrow 24' width house • Proposed use and development is consistent with City's General Plan Very Low Density Residential land use designation
• Project is categorically exempt from CEQA per Section 15301 (e) (2) - Class 1 Existing Facilities
14 14
7 City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Historical and Landmarks Commission Recommendation (2-2-23) On February 2, 2023 the revised project was presented to the HLC who recommended denial (6-0-1 vote) of the project for the following reasons:
• Massing overshadows adjacent HRI property at 1479 Bellomy Street • Addition would have an adverse affect on historic fabric of the neighborhood • While other two-story residences exist nearby, the proposed design and massing would have a significant impact to the immediate setting • Complying with the existing PD Zoning restriction limiting additions to no more than 500 square feet serves to prevent overshadowing of the HRI property at 1479 Bellomy Street
15 15
City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Planning Commission Recommendation (2-2-23)
On August 23, 2023 the Planning Commission made a recommendation to approve the Rezoning to allow for the proposed addition (4-3 vote) • Six members of the public opposed the project due to proposed height, mass, and nonconformance to the existing Conditions of Approval of the current Planned Development
• Three public members spoke in favor of the project with support for housing needs stating that it would be reasonable in scale and typical for a Single- family Zoning District
16 16
8 City of
Santa Clara
The Centerof What's Possible
1485 Bellomy Street
Staff Recommendation
1) Determine that the Project is categorically exempt under Class 1 (Existing Facilities) of the CEQA Guidelines; and
2) Approve the Rezone to Planned Development to allow 615 square foot first-floor addition and 1,008 square foot second-floor addition residence at 1485 Bellomy Street, subject to conditions
3) Approve an Architectural Review of the proposed first- and second-story addition at 1485 Bellomy Street, subject to conditions of approval 17 17
City of Santa Clara
City Council
October 10, 2023
Item # 7 : RTC- 23-1090
1485 Bellomy Street:
1852 Rezoning 1st & 2nd Story
THE MISSION CIT Single-Family Addition
Andrew Crabtree, Director
Community Development Department
18 9
City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Existing Elevations
sona 905.4
-0:0.0g
005.4
19 19
City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Existing Floor Plan
PORCH LONG. AT.
PASTING BESIDENCE
20 20
10 City of
Santa Clara
The Center of What's Possible
1485 Bellomy Street
Roof Plans
Existing Proposed
21 21
11 10/10/23 Hem 7
Appliant
Presentation
1485 Bellomy Street
POST MEETING MATERIAL
Project Objectives
Rezone with the objective to build a larger single family home as our dream home for our growing family
• Since the home was rezoned in 2018, the laws have changed to promote inventory as single family housing demands has increased
Design, Mass, & Scale changes in response to Historical and Planning Department recommendations
Design Massing Scale
• Changed to roof from gable to • Downsized square footage to • Changed stucco exterior to
hip to reduce height from 2800 sq. ft. to 2291 sq. ft.
siding
• Moved 2nd story towards back • Reduced ceiling heights from 10 • Add other finishes to
(13'10" ft. from the front) ft. to 9 ft. & 8 ft. second floor compliment the old quad
• Created back second story • Decreased lot coverage is within • Changed the roof design
from gable to hip step-in 9'10" 40% (1,528/3,824 = 3995 or 40%) • Lowered roof height several • Reduced second floor to 1st floor times from original height of ratio to not more than 66% 28ft. To 24 ft including garage (1,008/1528 =
Max single family home height is 0.6596 66% )
25 ft. max height
1425 Bellomy St 9 :
Santa Clara, California
Google Street View
Jan 2020
507 Madison St
Santa Clara, California
Google Street View
Apr 2023 See more dates
Winchester
Mrket St
1491 Bellomy St • • •
Santa Clara, California
Google Street View
Jan 2020
1479 Bellomy St
Santa Clara, California
Google Street View
Jan 2020
Thank you - 1485 Bellomy Street
The lot boundary (red line) extends past the backyard fence line (orange dashed line). The rear portion of the lot is an additional 910SF with a mature lemon tree, small Valencia orange tree, persimmon tree, and Chinese pistache tree. Total lot size is 3833 SF LOT.
There is room to expand the current house and still have a large backyard. Zoned PUD and approved for a 3/2 single family home up to 1700SF. Potential to build a second story on back half of rome, similar to 1456 Bellomy across the street.
The Sellers live in 1479 Bellomy (next door) and are requesting mid term easement access to the back portion of the lot.
Buyer to verify all information
10/10/2023 Item #7
Who we are...
- We are the owners of the historic home next door and
the previous owners of the house that is being
proposed to be rezoned, demolished, and built.
We have lived in Santa Clara for 10 years and have
raised 4 kids here.
We are invested in Santa Clara!
- We have invested our time, money, and resources on PARADE Santa Clara schools, homes, and social health.
CHAMPIC IS
1 1485 Bellomy Street
Opposition to the proposed design for rezoning
Demolishing this... For this...
On a block of small, 1-story workers' cottages & tons of history, on a 3800 SF lot with known restrictions 2 POST MEETING MATERIAL
1 10/10/2023
Currently
- The project is currently zoned PD with a restriction that would allow it to add up to 499 sq ft and have a 3 bed 2 bath
Why the Restrictions on 1485 Bellomy?
Only 6 years ago the planning commission placed the PD restrictions on this home to:
- Preserve this as a more affordable home.
Preserve what's left of the soul of the street and the history of Santa Clara. - Limit the size of an expansion due to the small, non-conforming lot size (3800 sf) and small historic workers' cottages surrounding it. *Although this home is not designated historic, it still contributes to the overall history and feel of the small workers cottages on this street.* 3 Reasons for Opposition to the Rezone for the design
as Proposed
• The new plan does not meet any of the 4 basic requirements for a PD rezone
• This design is more like a giant townhome - maxing out lot lines and height on a block of small homes.
• It overshadows the historic home next to it and negatively affects the history of the street and the value of the homes around it. • This lot is too small to support such a large structure which is why the restrictions were put into place to support the rezone just 6 years ago.
4 2
10/10/2023
4 Santa Clara's Requirements for a PD Rezone
The Proposed Design Does Not Meet These Requirements
A. The existing zoning is inappropriate or inequitable
• The zoning restrictions were put into place just 6 years ago, making them relevant and appropriate.
• If they were inequitable, why did the applicant purchase the home, after being made aware of the restrictions put into place.
5 B. The proposed zone change will conserve property values, protect or improve the existing character and stability of the area in question • This street was originally "a group of tiny workers cottages" (as per our historic write up/DPR), and a home this large would negatively affect the history, look, and feel of the street.
• Although not listed on the registry, the look and age of many of the surrounding homes still preserve the history of this block and are mentioned in several home's DPRs
• It would overshadow the surrounding historic homes and would draw negative attention to itself within the neighborhood.
6 3
10/10/2023
Current Aeriel View Proposed Aerial View of lot coverage 549
1491 1491
1485 1479 1479
Current Elevation next to the Corner House
View driving down Bellomy
8 4
10/10/2023
113.
Proposed
000000
Back yard
Backyard "views" from next door
10 5
10/10/2023
Current Elevation next to the Historic House
-DISTAN VAL
CURRENT
11 Proposed Elevation next to the Historic House
BUCK FAM
PROPOSED Back yard a
12 6
10/10/2023
Proposed Elevation next to the Historic House
PROPOSED
Back yard
Backyard "views" from next door
13 Backyard Investment in our historic home next door that would be overshadowed by a giant wall from the proposed project... 1485 House would. 549 Jefferson Street pai
extend to about Kitchen Winday an
starts step
2014 Belony, too sep an here
After renovations
14 7
10/10/2023
Imagine an addition that extends 25 feet back by 24 feet tall beyond the back of the house
(steps down at 15'5").
1485 House would 549 Jefferson Street
Bellomy, extend to about Kitchen Window
starts step
in down here here
With the basement patio taking
the brunt of the 24' tall building,
it'll feel more like 30' from the
basement level.
Blocks all the sun in our backyard,
replacing it with a giant wall
15 549 Jefferson Street
Bellomy Kite ten window
Current view from our
living room windows of
1485 Bellomy
13'7'
Imagine a roof height increasing from
13'7" at the highest point to 24 feet
& an addition that extends 25 feet
beyond the back of the house proposed 24'
on this west facing sunny side.
We won't see anything but a giant wall.
It will block all sun.
16 8
10/10/2023
553
1 Red outline 528
indicates
The
applicant
property 2 549
carson
142
1455 1435
Lot
Beds Baths SE Size
7,087 17
1,644 1479
2 2 1 1,344 7,300 6
1491 15|
3 2 1 666 5,400
CURRENT 1 672 3,833 4
ZONED 2 1,172 3,833 Bellomy St
PROPOSED 4 3.5 2,291 3,833 г
5 4 3 1,780 4,357 <890 SF is a Basement
6 3 2 1,400 3,358
7 1 1 540 2,480
17 Surrounding Neighboring Homes
-All small, single story homes
Lot
Beds Baths SE Size -All homes are smaller than 1800 SF
1 3 2 1,644 7,087
-The largest homes have 7,000 SF lots
2 2 1 1,344 7,300
3 2 1 666 5,400 -No 2 story homes in the directly neighboring homes
CURRENT 1 1 672 3,833
ZONED 3 2 1,172 3,833 -Most comparable lot size (#6) has a 1400 SF home PROPOSED 4 3.5 2,291 3,833 -Comparable home size of 4 bedroom 3 bath has a 5 4 3 1,780 4,357 <-890 SF basement with less than a 900 SF footprint Basement
6 3 2 1,400 3,358
**Taking this block data into account, it
7 1 1 540 2,480 makes sense to have limited this size
property (3,833 SF) to a 500 SF addition up
to a 3 bedroom, 2 bathroom home**
18 9
10/10/2023
(1) 553 Jefferson Street
Built in 1930s
3 bedroom, 2 bathroom, 1644 SF on a 7087 SF lot
19 (2) 549 Jefferson Street
Built in 1930s
21948
2 bedroom, 1 bathroom, 1344 SF on a 7300 SF lot
20 10
10/10/2023
(3) 1491 Bellomy Street
Built in 1884 « Built in 1884!!
This is the
first house
you see
driving down
one way
Bellomy on the
corner. The
home would be
MONSTROUS
over this
home.
2 bedrooms, 1 bathroom, 666 SF on a 5400 SF Lot
21 (4) 1485 Bellomy Street
Built in early 1950s
*PROJECT PARCEL*
BB -
1 bedroom, 1 bathroom, 672 SF on a 3833 SF lot
22 11
10/10/2023
(5) 1479 Bellomy Street
Built in 1870s - Historical Registry
4 bedrooms, 3 bathrooms, 1787 SF on a 4357 SF Lot
23 (6) 1455 Bellomy Street
Built in 1900
2 bedroom, 1 bathroom + rear addition 1 bedroom 1 bathroom, 1400 SF on a 3358 SF Lot 24 12
10/10/2023
(7) 1435 Bellomy Street
Built in 1915
1 bedroom, 1 bathroom, 540 SF on a 2480 SF Lot
25 C. The proposed zone change is required by public necessity, public convenience, or the general welfare of the City
• The applicants may argue that this increases the housing supply, but it is not adding housing, it is only making one family's home more comfortable for them.
• By demolishing the current smaller affordable home, they are actually decreasing the general welfare of the City in making one less affordable home.
• By over building the lot size, this home will become more like a townhome and a detriment to the neighborhood and public.
This is a private request, not a public necessity, and
is a detriment to the surrounding homes.
26 13
10/10/2023
In response to this Requirement C. for the rezoning, the applicants claim this project "would facilitate the maintenance and preservation of the existing house on the Project Site
• They are literally demolishing the existing house, not maintaining it. • It was completely restored to the studs in 2014.
• When it was rezoned originally, this WAS necessary to allow for the maintenance of the existing homes on the property (Let's take a look on the next two slides)
• This is NOT a home that needs to be demolished and likely has minimal maintenance after such a restoration.
27 2014 2021
#=== ==
1485
28 14
10/10/2023
2014 2021
29 D. The proposed zone change would allow imaginative planning and design concepts to be utilized that would otherwise be restricted in other zoning districts
The applicant claims that this project "would allow for the maintenance of the existing house on a smaller parcel, and that would facilitate the expansion in a manner that complies with the policies and intent of the General Plan envisioned for this area." • The applicant is asking for minimal to no restrictions in their planning and to be able to do as they please with minimal regard to the history of the block or the surrounding historical workers' cottages.
It takes no imaginative planning or design to just push through a design and ask for whatever you want.
• The maintenance of the existing house is a moot point considering they are proposing to tear it down.
30 15
10/10/2023
IMAGINATIVE DESIGN?
• When the neighboring houses are being asked to make concessions based on a HUGE addition, is it necessary to have a "Great Room" that is ~ 26' × 24', 9' ceilings, with 25'+ long of counter top on one wall with no windows?
• If this is a desire of the home owners, I don't understand why they would choose to purchase this home on one of the smaller lots in Santa Clara surrounded by small homes and lots of history AND with restrictions that they knew about.
7-48 12-09 25.10%
s-10 13.102 -oti 154
совя a620s1.
9.7 tOME
2460 m
3000 DeT.
SANDRY 2468)
37-3
31 In conclusion...
• Does NOT meet any of the 4 requirements to be rezoned to PD • The project literally and figuratively overshadows the historic homes directly neighboring it.
• It is NOT in keeping with the feel of the small one story cottages on the block or the history of the street.
• The applicants were well aware of the restrictions when they bought the house. • The city already made a decision as to what size home would be best on this lot when we rezoned it just a few years ago - and that was not to exceed a 500 SF addition and 3 bedrooms.
32 16
10/10/2023
Oppose the PD Rezone
better you the aeria or or his ico the do no his sale and design that Look or our block for one fauly s gal hy significantly & negatively affecting the I hope that we can find a plan that works for everyone, but this plan is not the right one and absolutely does not meet the requirements for a PD Rezone. 33 17
10/10/2023
10/10/23 Itemy
Pubic Presertatin
Rob Mayer
COMPATIBILITY
WITH HISTORIC NEIGHBORHOOD
1 INTENT OF THE PD ZONING DISTRICT
18.54.010 Application.
The regulations set forth in this chapter shall apply to all PD zoning districts. (Zoning Ord. § 27-1).
18.54.020 Intent.
This district is intended to accommodate development that is compatible with the existing community and that:
(a) Integrates uses that are not permitted to be combined in other zone districts; or NO: THERE ARE NO COMBINED ZONING USES BEING PROPOSED
(b) Utilizes imaginative planning and design concepts that would be restricted in other zone districts; or
ARE RESTRCTEDIN OTHER ZONING DISTRICT DESIGN CONCEPTS ARE BEING USED THAT (c) Subdivides land or air space in a manner that results in units not having the required frontage on a dedicated public street; or
NO: THERE IS NO SUBDIVISION OF THE LAND PROPOSED AS PART OF THIS PROJECT (d) Creates a community ownership project. (See definition of "community ownership project" in SCCC 18.06.010.)
SO THIS DOES NOT QUALIFY AS A COMMUNITY OWNERSHIP PROJECS PROJECT 2 POST MEETING MATERIAL
1 10/10/2023
*
PROPOSED EXISTING NEIGHBOR
FRONT ELEVATION PARCEL B FRONT ELEVATION PARCEL A
15-10 14" - 1:0
OUTLINE OF PROPOSED -THE ALTERNATE
2-STORY STRUCTURE IS ROOF EAVE LINE
NOT COMPATIBLE WITH IS SUBORDINATE
EXISTING HISTORIC TO THE ORIGINAL
STRUCTURE HOUSE TO THE
RIGHT
ALTERNATE BUILDING FORM EXISTING NEIGHBOR
FRONT ELEVATION PARCEL A FRONT ELEVATION PARCEL A
2 10/10/2023
MAIN EAVE LINE
SUBORDINATE
TO THE 1-STORY
HOME NEXT DOOR
659 JEFFERSON STREET 655 JEFFERSON STREET
1-1/2 STORY HOME 1-STORY HOME
5 ANOTHER EXAMPLE OF 1-1/2 STORY RESIDENCE WITH 1-STORY EAVE HEIGHT ( Cooche Streets
726 MADISON STREET
1-1/2 STORY HOME