City Council and Authorities Concurrent
January 9, 2024

City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
23-1090 Agenda Date: 10/10/2023

REPORT TO COUNCIL

SUBJECT
Public Hearing: Action on a Rezone to Planned Development and Architectural Review for a First- and Second-Story Addition to a Single-Family Residence at 1485 Bellomy Street

COUNCIL PILLAR
Promote and Enhance Economic, Housing and Transportation Development

BACKGROUND
The property owner at 1485 Bellomy is requesting a Planned Development (PD) zoning to allow a 615 square foot first-floor addition and 1,008 square foot second-floor addition to their home. These additions would result in a 2,291 square foot single-family residence with four bedrooms and three and a half bathrooms with the existing one-car garage to remain.

A PD rezone is a legislative action that allows for projects to deviate from the underlying zoning. The development plan and its standards become the zoning for the site unless modified through an amendment.

The subject site is currently zoned Planned Development. The existing PD zoning was granted in 2016 to allow the subdivision of a larger property into the two current lots at 1479 Bellomy Street and 1485 Bellomy Street, both of which are substandard lots. This existing Planned Development also limited any addition to the subject lot, 1485 Bellomy Street, to not exceed 500 square feet, nor result in a dwelling with more than three bedrooms total unless two covered parking spaces are provided and the addition otherwise complies with the development standards of the R1-6L Zoning District.

The proposal includes the retention of the one covered parking space currently on the site but would not add a second parking space. Thus, the current PD Zoning District does not allow the proposed addition, which is greater than 500 square feet. As such, the applicant has proposed to rezone the lot to a new PD zoning district to allow for a larger house with four bedrooms while providing one covered parking space.

The property is not listed as a historic resource on the City’s Historic Resources Inventory (HRI), but it is within 200 feet of two listed historic resources at 1479 Bellomy Street and 1456 Bellomy Street.

As indicated in the City’s Historic Preservation Ordinance, architectural review applications for properties within 200 feet of sites listed on the Historic Resources Inventory are referred to the Historical and Landmarks Commission (HLC) for their review of the project for neighborhood compatibility and consistency with the City’s Design Guidelines. The HLC reviewed the proposed project at two publicly noticed meetings. On December 1, 2022, the HLC heard the proposed project and made several recommendations. The applicant revised the project to address the recommendations made. On February 2, 2023, the HLC reviewed the revised project and recommended denial (6-0-1) of the project. More information on the HLC process is described in the Planning Commission staff report (Attachment 1).

City of Santa Clara Printed on 10/5/2023Page 1 of 4
powered by Legistar™
23-1090 Agenda Date: 10/10/2023
The project was presented before the Planning Commission at a publicly noticed meeting on August 23, 2023. The Planning Commission staff report (Attachment 1) provides an analysis of the project’s conformance with the General Plan, Zoning, and Single-family Design Guidelines. The Planning Commission recommended approval of the project (4-3).

DISCUSSION
At the August 23, 2023 Planning Commission meeting, staff presented an overview of the proposal, site conditions, consistency with the General Plan and Zoning requirements, proposed architecture, and conformance with the requirements of the California Environmental Quality Act (CEQA). The applicant then made a presentation highlighting the timeline for development, project improvements and additions, and architectural compatibility with surrounding neighbors.

Nine members of the public provided comments in person and online via Zoom. Six members spoke against the project with opposition to the height, mass, and nonconformance to the existing Conditions of Approval of the current Planned Development. Three 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.

Following public comments, the Planning Commission discussed the project and entitlements under their purview. The Planning Commission then concluded deliberations and adopted (4-3 vote) resolutions to recommend approval of the rezone from PD to PD to allow the proposed first- and second-story addition as shown on the development plans.

Planning Development Zoning
The current PD zoning district requires two covered parking spaces to allow for an addition over 500 square feet with greater than three bedrooms. The proposal retains one covered parking space but does not propose a second covered parking space. It is common now to see house expansions that do not provide additional parking given that recent State laws stipulate that no additional parking can be required for Accessory Dwelling Units. The applicant is proposing to rezone to a new Planned Development to allow for an expansion while retaining one parking space.

Architectural Review
Typically, the proposed second-story addition would be reviewed through a Development Review Hearing for Architectural Review, but any architectural approval can be instead referred to the City Council. In this case the architectural review action has been incorporated with City Council consideration of the proposed PD zoning.

The massing of the proposed second-story addition meets the intent of the Single-Family Design Guidelines to reduce massing and bulky appearance of two-story additions. First, the overall height is slightly less (24 feet) than what is normally allowed for single-family residences (25 feet). Second, the second-story is designed with substantial step backs from the first floor wall, with a 10’ to 13’-10” step back from the first floor garage and front wall of the residence, and a 9’-7” step back from the first floor rear wall of the residence. The proposed second-story would be set 13’-10” behind the front façade of the HRI property to the east. These step backs are not generally required in the Code, exceed the step backs at the front and rear of the residence recommended by the City’s Single- Family Design Guidelines, and significantly reduce the visual impact of the second floor to promote neighborhood compatibility. The Single-Family Design Guidelines suggests three- to five- foot step City of Santa Clara Printed on 10/5/2023Page 2 of 4
powered by Legistar™
23-1090 Agenda Date: 10/10/2023
backs for all sides of the second-story addition. The proposed second-story provides a larger front and rear step back, but does not have a step back on either of the two sides, as the narrow width of the existing lot and structure make such step backs overly restrictive on the livability of the residence.

The residence has an existing narrow width of 24 feet, and while stepping in the second-story sides by three to five feet would further reduce the massing, it would also reduce the width of the second story to only 14-18 feet.

ENVIRONMENTAL REVIEW
The actions being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(e)(2) (Class 1 -- Existing Facilities), in that the activities consist of a rezone and the addition to an existing structure that (1) will not result in an increase of more than 10,000 square feet, (2) the project is in an area where all public services and facilities are available, and (3) the area in which the project is located is not environmentally sensitive. Here, the project is adding 1,623 square feet to an existing single-family residence in an established residential neighborhood.

FISCAL IMPACT
There is no fiscal impact to the City for processing the requested application other than administrative time and expense typically covered by processing fees paid by the applicant.

COORDINATION
This report has been coordinated with the City Attorney’s Office.

PUBLIC CONTACT
Public contact was made by posting the Council 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 at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email [email protected] <mailto:[email protected]> or at the public information desk at any City of Santa Clara public library. Furthermore, public outreach for the project is consistent with City Council Resolution No. 17-8456, regarding public outreach policy.

On September 29, 2023, the notice of public hearing for this item was posted in three conspicuous places within 300 feet of the project site and was mailed to property owners within 300 feet of the project site boundaries in the Old Quad District. The Planning Division did not receive public comment during the preparation of this staff report.

ALTERNATIVES

1. Deny the Rezone from PD - Planned Development to PD to allow a 615 square foot first-floor addition and 1,008 square foot second-floor addition at 1485 Bellomy Street.

2. Deny the Architectural Review of the proposed first- and second-story addition at 1485 Bellomy Street.

RECOMMENDATION

1. Determine the project to be categorically exempt from CEQA under Class 1(e)(2) (Existing Facilities).

2. Adopt a resolution to approve a Rezone from PD - Planned Development to PD to allow a 615 square foot first-floor addition and 1,008 square foot second-floor addition at 1485 Bellomy City of Santa Clara Printed on 10/5/2023Page 3 of 4
powered by Legistar™
23-1090 Agenda Date: 10/10/2023
Street, subject to conditions of approval.

3. Adopt a resolution to approve an Architectural Review of the proposed first- and second-story addition at 1485 Bellomy Street, subject to conditions of approval.

Reviewed by: Andrew Crabtree, Director of Community Development Approved by: Jōvan D. Grogan, City Manager

ATTACHMENTS

1. Planning Commission Staff Report of August 23, 2023

2. Resolution Approval of the Rezoning from PD Zoning District to PD Zoning District

3. Resolution - Architectural Review

4. Conditions of Approval

5. Development Plans
City of Santa Clara Printed on 10/5/2023Page 4 of 4
powered by Legistar™
City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
23-678 Agenda Date: 8/23/2023

REPORT TO PLANNING COMMISSION

SUBJECT
Consideration of a Rezone to Planned Development for a First- and Second-story Addition at 1485 Bellomy Street
Applicant/Owner: Giovanni and Priscilla Bui
General Plan: Very Low Density Residential
Zoning: PD - Planned Development
Site Area: 3,833 square foot lot
Existing Site Conditions:

The subject property is a 3,833 square feet in size and developed with a one-story 668 square-foot, one-bedroom and one-bathroom residence with an attached one-car garage.

Surrounding Land Uses:

The site is bounded by single-family residences to the north, east, and west, and a two-story apartment complex and single-family residences to the south across Bellomy Street.

Issues:

Consistency with Zoning Ordinance and Single-Family Design Guidelines Staff Recommendation:

That Planning Commission approve resolutions recommending City Council approve the Rezone to Planned Development to allow for a first and second-story addition to an existing single-family residence located at 1485 Bellomy Street, subject to conditions.

BACKGROUND
The applicant is requesting a Planned Development (PD) Rezoning to amend the existing Planned Development zoning designation to add more than 500 square feet and more than three bedrooms, which is not permitted under the current PD Zoning.

The property is not listed as a historic resource on the City’sHistoric Resources Inventory (HRI). The property is located in the City’s Old Quad neighborhood within 200 feet of two listed historic resources at 1479 Bellomy Street and 1456 Bellomy Street. The Historical and Landmarks Commission (HLC) reviewed the proposed project at a publicly noticed meeting on February 2, 2023, and recommended denial of the project for the following reasons:

1. The proposed massing overshadows the adjacent HRI property at 1479 Bellomy Street.

2. The proposed addition would have an adverse effect to the historic fabric of the neighborhood

3. While other two-story residences exist nearby, the proposed design and massing would have City of Santa Clara Printed on 8/18/2023Page 1 of 4
powered by Legistar™
23-678 Agenda Date: 8/23/2023
a significant impact to the immediate setting.

4. 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.

DISCUSSION
The property owner at 1485 Bellomy is proposing a 615 square foot first-floor addition and 1,008 square foot second-floor addition that would result in a 2,291 square foot single-family residence with four bedrooms and three and a half bathrooms with the existing one-car garage to remain. The subject site was previously zoned as Planned Development to allow for the subdivision of a larger property into the two current lots, 1479 Bellomy Street and 1485 Bellomy Street. This Planned Development limited any addition to the subject lot, 1485 Bellomy Street, to not exceed 500 square feet nor result in a dwelling with more than three bedrooms total unless two covered parking spaces are provided; and, provided the addition complies with the development standards of the R1-6L Zoning District.

Historical and Landmarks Commission:

As indicated in the City’s Historic Preservation Ordinance, architectural review applications for properties within 200 feet of sites listed on the Historic Resources Inventory are referred to the Historical and Landmarks Commission (HLC) for their review of the project for neighborhood compatibility and consistency with the City’s Design Guidelines. As the proposed PD zoning will develop standards for which the subsequent architectural review will be based on the subject site, which is located within 200 feet of two listed historic resources at 1479 Bellomy Street and 1456 Bellomy Street, the project was referred to the HLC for their consideration and recommendation. The HLC heard the proposed project on December 1, 2022 and made the following recommendations:
· Reduce the 25-foot stucco wall on the sides of the proposed addition · Correct project data calculations and plan dimensions · Provide roof plans
· Provide sketch of the two-neighboring residences in similar scale in elevation · Explore basement addition instead of above ground addition · Meet maximum 40% lot coverage
· Change roof style to be compatible with the immediate neighborhood · Reduce the mass to be compatible with the adjacent HRI property The applicant revised the project design to address the recommendations made by the Historical and Landmarks Commission. The project was then heard a second time by the HLC at their February 2, 2023 meeting. While the revised design improved consistency with the Single-Family Residential Design Guidelines to reduce the mass and bulk of the second-story addition, the HLC made a recommendation of denial as previously noted in this report.

Since the February HLC meeting, the property owner provided one additional change to lower the height of the second-story to 24 feet, whereas 25 feet is the maximum allowed for a single-family residence. The project is now referred to the Planning Commission for recommendation of the PD - Rezone to City Council. If approved by the City Council, the proposed project will be referred to the Development Review Hearing for review of the second-story addition.

City of Santa Clara Printed on 8/18/2023Page 2 of 4
powered by Legistar™
23-678 Agenda Date: 8/23/2023
Zoning:

The proposed PD - Planned Development zoning for the property is desired in that the PD district is intended to accommodate development that is consistent with the City’s General Plan land use designation of Very Low Density Residential, compatible with the existing community, and that utilizes imaginative planning and design concepts that would be restricted in other zone districts. The proposed PD zoning provides flexibility and variation in development standards from the R1-6L Single-Family Zoning District standards, by allowing for reduced front and side yard building setbacks, reduced lot width and area, increased lot coverage, and reduced parking, as the lot size is small and substandard from single family residential lot in conventional zoning districts. The PD rezone would also remove the existing condition that does not allow an addition that would exceed 500 square feet nor result in a dwelling with more than three bedrooms total unless two covered parking spaces are provided. The PD zoning would retain the existing 220 square foot one-car garage serving the existing dwelling. For reference, a single-family home that contains a one-car garage, rather than the two as required under the current Zoning Ordinance, are permitted to have an addition of up to 500 square feet or an addition that results in no more than three bedrooms, without providing a second covered parking space.

The subject lot was created as substandard with the approval of the PD Zoning on the site. The lot width is 35.25 feet, where 60 feet is the standard, with existing side yard setbacks of 5’11”and 5’2”, where five feet is the standard. As such, the existing house has a narrow width of 24 feet, which for reference is only slightly larger than a typical interior dimension of a 20’by 20’two-car garage. The proposed first and second story addition to the existing residence is consistent with the R1-6L Single- Family standards for setbacks, height and lot coverage even though the lot size of approximately 3,824 square feet is substandard to the code required minimum of 6,000 square feet.

The massing of the proposed second-story addition meets the intent of the Single-Family Design Guidelines to reduce massing and bulky appearance of two-story additions.

First, the overall height has been reduced to 24 feet instead of the 25 feet maximum allowed for single-family residences. Secondly, the second-story is designed with substantial setbacks from the first floor wall, by providing a 10’-13’10”stepback from the first floor garage and front wall of the residence, and a 9’7”stepback from the first floor rear wall of the residence. The proposed second- story would be set 13’10”behind the front façade of the HRI property to the east. The Single-Family Design Guidelines suggests three to five feet step backs for all sides of the second-story addition.

The proposed second-story provides a larger front and rear stepback, but does not have a stepback on either of the two sides. The residence has an existing narrow width of 24 feet, and while stepping in the second-story sides by three to five feet would further reduce the massing, it would also reduce the width of the second story to 14-18 feet and reduce its useability.

Conclusion:

Approval of this project would provide an opportunity to retain high quality residential units and allow individual ownership. The proposal will help alter a property in a manner that is consistent with the General Plan Very Low Density Residential designation. The proposal includes different sized units and properties that will continue to contribute to the diversity of the City’s housing supply, contributing to a range of choices in housing tenure, type, size, location and affordability in the City. The project would not impact the integrity of nearby listed historic properties, in that the proposed two-story residence will be consistent with the objective standards in the R1-6L, Single-Family Zoning District.

City of Santa Clara Printed on 8/18/2023Page 3 of 4
powered by Legistar™
23-678 Agenda Date: 8/23/2023

ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301(e)(2) - Class 1 Existing Facilities, in that the activity consists of the addition to an existing structure that (1) will not result in an increase of more than 10,000 square feet, (2) the project is in an area where all public services and facilities are available, and (3) the area in which the project is located is not environmentally sensitive. Here, the project is adding 1,623 square feet to an existing single-family residence in an established residential neighborhood.

PUBLIC CONTACT
On March 30, 2023, notice of the June 14, 2023 hearing for this item was posted in three conspicuous locations within 300 feet of the project site and mailed to property owners within 300 feet of the project site. On June 14, 2023, the Planning Commission opened the public hearing and then continued the hearing to August 23, 2023 and additional noticing was not required.

RECOMMENDATION
Staff recommends that the Planning Commission:

1. Determine that the Project is categorically exempt under Class 1 (Existing Facilities) of the CEQA Guidelines;

2. Approve a resolution recommending that the City Council approve the Rezone to Planned Development to allow the first and second-story addition for the existing single-family residence at 1485 Bellomy Street, subject to conditions.

Prepared by: Steve Le, Senior Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager

ATTACHMENTS

1. Excerpt of February 2, 2023 Historical and Landmarks Commission Meeting Minutes

2. Staff report of February 2, 2023 Historical and Landmarks Commission

3. Resolution Recommending City Council Approval of the Rezoning from PD to PD

4. Conditions of Approval

5. Development Plans
City of Santa Clara Printed on 8/18/2023Page 4 of 4
powered by Legistar™
City of Santa Clara
Meeting Minutes
Historical & Landmarks Commission
Draft
6:00 PM Virtual Meeting02/02/2023
Pursuant to California Government Code section 54953(e) and City of Santa Clara Resolution 22-9178, the Historical and Landmarks Commission meeting will be held by teleconference only.

No physical location will be available for this meeting; however, the City of Santa Clara continues to provide methods for the public to participate remotely:
• Via Zoom:
o https://santaclaraca.zoom.us/j/97233262035 or
o Phone: 1 (669) 900-6833
Webinar ID: 972 3326 2035
Public Comments prior to meeting may be submitted via email to [email protected] no later than noon on the day of the meeting. Clearly indicate the project address, meeting body, and meeting date in the email.

PUBLIC PARTICIPATION IN ZOOM WEBINAR:

Please follow the guidelines below when participating in a Zoom Webinar:
- The meeting will be recorded so you must choose 'continue' to accept and stay in the meeting. - If there is an option to change the phone number to your name when you enter the meeting, please do so as your name will be visible online and will be used to notify you that it is your turn to speak.
- Mute all other audio before speaking. Using multiple devices can cause an audio feedback. - Use the raise your hand feature in Zoom when you would like to speak on an item and lower when finished speaking. Press *9 to raise your hand if you are calling in by phone only. - Identify yourself by name before speaking on an item. - Unmute when called on to speak and mute when done speaking. If there is background noise coming from a participant, they will be muted by the host. Press *6 if you are participating by phone to unmute.
- If you no longer wish to stay in the meeting once your item has been heard, you may leave the meeting.

CALL TO ORDER AND ROLL CALL
Chair Leung called the meeting to order at 6:06 p.m.

Commissioner Michael Celso , Commissioner Amy Kirby, Chair Patricia Leung, Commissioner Kathleen Romano, Commissioner Ed Stocks, and Vice Chair Ana Vargas-Smith
Present 6 -
Commissioner Megan SwartzwelderAbsent 1 -

02/02/2023Historical & Landmarks Commission Meeting Minutes

CONTINUANCES/EXCEPTIONS
A motion was made by Commissioner Romano, seconded by
Commissioner Stocks, to continue Items 1.A and 1.B.

Aye: Commissioner Celso, Commissioner Kirby, Chair Leung, Commissioner Romano, Commissioner Stocks, and Vice Chair Vargas-Smith
6 -

Absent: Commissioner Swartzwelder1 -

1.A 23-80 Continuance of the 906-950 Monroe Street Mixed-use project Recommendation: Staff recommends the Historical and Landmarks Commission continue the proposed project to March 2, 2023.

1.B 23-79 Continuance Hearing of a proposed new attached Accessory Dwelling Unit (ADU) at 1860 Market Street that is located within 200 feet of a Historic Resource.

Recommendation: Recommend that the Historical and Landmarks Commission continue the proposed project to March 2, 2023.

CONSENT CALENDAR
A motion was made by Commissioner Stocks, seconded by
Commissioner Celso, to approve the Consent Calendar.

Aye: Commissioner Celso, Commissioner Kirby, Chair Leung, Commissioner Romano, Commissioner Stocks, and Vice Chair Vargas-Smith
6 -

Absent: Commissioner Swartzwelder1 -

2.A 22-1600 Historical and Landmarks Commission Minutes of December 1, 2022 Recommendation: Approve the Historical and Landmarks Commission Minutes of December 1, 2022.

PUBLIC PRESENTATIONS
None

GENERAL BUSINESS

02/02/2023Historical & Landmarks Commission Meeting Minutes

3. 23-77 Continuance Hearing for a Significant Property Alteration Permit for a Second-Story Addition at 1540 Homestead Road
Recommendation: Staff recommends the Historical and Landmarks Commission forward a recommendation of approval for issuance of a Significant Property Alteration (SPA) Permit to the Planning Commission for the proposed addition, subject to the procedures outlined in the Preservation Treatment Plan attached to the Development Plans.

A motion was made by Commissioner Vargas-Smith, seconded by Commissioner Kirby, to recommend approval to the Planning Commission.

Aye: Commissioner Celso, Commissioner Kirby, Chair Leung, Commissioner Romano, and Vice Chair Vargas-Smith
5 -

Absent: Commissioner Swartzwelder1 -
Recused: Commissioner Stocks1 -

4. 23-78 Continuance Hearing for a First and Second Story Addition at 1485 Bellomy Street that is located within 200 feet of a Historic Resource Recommendation: Staff recommends that the Historical and Landmarks Commission find that the project as proposed would not significantly impact the integrity of the nearby resources, and therefore recommend approval of the design to the Development Review Hearing Officer.

Public speakers:

Jonathon Evans
Adam Thompson
Shea Salinas
Rob Mayer
A motion was made by Commissioner Stocks, seconded by
Commissioner Celso, to recommend denial to the Planning Commission for the following reasons:

1. The proposed massing overshadows the adjacent HRI property at 1479 Bellomy Street.

2. The proposed addition would have an adverse effect to the historic fabric of the neighborhood.

3. While other two-story residences exist nearby, the proposed design and massing would have a significant impact to the immediate setting.

4. Complying with the existing PD Zoning restriction limiting additions to no more than 499sf serves to prevent overshadowing of the HRI property at 1479 Bellomy Street.

02/02/2023Historical & Landmarks Commission Meeting Minutes

Aye: Commissioner Celso, Commissioner Kirby, Chair Leung, Commissioner Romano, Commissioner Stocks, and Vice Chair Vargas-Smith
6 -

Absent: Commissioner Swartzwelder1 -
Commissioner Celso left the meeting at 9 p.m.

5. 23-61 Consideration of a Significant Property Alteration Permit and Variance for a first and second story alteration to the historic main house and the removal of a nonconforming garage and construction of a new nonconforming garage at 1516 Homestead Road
Recommendation: Staff recommends the HLC recommend approval of the Significant Property Alteration (SPA) Permit to the Planning Commission for the proposed alterations to the main historic resource, subject to the procedures outlined in the Preservation Treatment Plan attached to the Development Plans.

Staff recommends the HLC recommends redesign of the proposed garage to the Planning Commission prior to approving the Variance to reduce the height of the garage to 16 feet, increase the rear setback to 5 feet, reduce the rear yard coverage to 40%, and modify the materials to be more consistent with the main house.

Public speakers:

Jonathon Evans
Adam Thompson
A motion was made by Commissioner Romano, seconded by
Commissioner Vargas-Smith to recommend approval of the
Significant Property Alteration Permit and Variance to the Planning Commission.

Aye: Commissioner Kirby, Chair Leung, Commissioner Romano, and Vice Chair Vargas-Smith
4 -

Absent: Commissioner Celso, and Commissioner Swartzwelder2 - Recused: Commissioner Stocks1 -

STAFF REPORT

02/02/2023Historical & Landmarks Commission Meeting Minutes

2. Berryessa Adobe Maintenance

3. 712 Jefferson Street
Staff Liaison Rebecca Bustos indicated there were no updates.

COMMISSIONERS REPORT

1. Subcommittee Reporting - 20 minutes

2. Board and Committee Assignments - 15 minutes
Board/Committee Lead/Alternate Santa Clara Arts and Historic Consortium Leung / Romano Historic Preservation Society of Santa Clara Vargas-Smith / Leung Old Quad Residents Association Leung / Romano Development Review Hearing Romano / Vargas-Smith BART/ High Speed Rail/ VTA BRT Committee Vargas-Smith/Swartzwelder Zoning Ordinance Update Romano / Swartzwelder El Camino Real Specific Plan Community Advisory Committee Leung Downtown Precise Plan Vargas

3. Announcements and Other Items - 10 minutes

4. Commissioner Travel and Training Requests - 10 minutes

ADJOURNMENT
A motion was made by Commissioner Vargas-Smith, seconded by Commissioner Romano, to adjourn the meeting.

The meeting adjourned at 10:09 p.m.

The next regularly scheduled meeting is on March 2, 2023.

Aye: Commissioner Kirby, Chair Leung, Commissioner Romano, Commissioner Stocks, and Vice Chair Vargas-Smith
5 -

Absent: Commissioner Celso, and Commissioner Swartzwelder2 -

MEETING DISCLOSURES

02/02/2023Historical & Landmarks Commission Meeting Minutes The time limit within which to commence any lawsuit or legal challenge to any quasi-adjudicative decision made by the City is governed by Section 1094.6 of the Code of Civil Procedure, unless a shorter limitation period is specified by any other provision. Under Section 1094.6, any lawsuit or legal challenge to any quasi-adjudicative decision made by the City must be filed no later than the 90th day following the date on which such decision becomes final. Any lawsuit or legal challenge, which is not filed within that 90-day period, will be barred. If a person wishes to challenge the nature of the above section in court, they may be limited to raising only those issues they or someone else raised at the meeting described in this notice, or in written correspondence delivered to the City of Santa Clara, at or prior to the meeting. In addition, judicial challenge may be limited or barred where the interested party has not sought and exhausted all available administrative remedies.

If a member of the public submits a speaker card for any agenda items, their name will appear in the Minutes. If no speaker card is submitted, the Minutes will reflect "Public Speaker."
In accordance with the requirements of Title II of the Americans with Disabilities Act of 1990 ("ADA"), the City of Santa Clara will not discriminate against qualified individuals with disabilities on the basis of disability in its services, programs, or activities, and will ensure that all existing facilities will be made accessible to the maximum extent feasible. The City of Santa Clara will generally, upon request, provide appropriate aids and services leading to effective communication for qualified persons with disabilities including those with speech, hearing, or vision impairments so they can participate equally in the City’s programs, services, and activities. The City of Santa Clara will make all reasonable modifications to policies and programs to ensure that people with disabilities have an equal opportunity to enjoy all of its programs, services, and activities.

Agendas and other written materials distributed during a public meeting that are public record will be made available by the City in an appropriate alternative format.

Contact the City Clerk’s Office at 1 408-615-2220 with your request for an alternative format copy of the agenda or other written materials.

Individuals who require an auxiliary aid or service for effective communication, or any other disability-related modification of policies or procedures, or other accommodation, in order to participate in a program, service, or activity of the City of Santa Clara, should contact the City’s ADA Coordinator at 408-615-3000 as soon as possible but no later than 48 hours before the scheduled event.

Resolution/ 1485 Bellomy Street Page 1 of 4
Rev. 11-30-11; Typed: 6-1-23
RESOLUTION NO. ##-####

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF SANTA CLARA , CALIFORNIA RECOMMENDING A
REZONING FROM PD – PLANNED DEV ELOPMENT TO PD -

PLANNED DEVELOPMENT OF THE PROPERTY LOCATED AT
1485 BELLOMY STREET, SANTA CLARA, CALIFORNIA

PLN22-00088 (Rezoning)

BE IT RESOLVED BY THE PLANNING COMMISSION OF SANTA CLARA AS FOLLOWS:

WHEREAS, on February 17 , 20 22, Giovanni and Priscilla Bui (“Applicant”) applied for a Rezoning from PD-Planned Development to PD-Planned Development for an 3,833 square foot parcel, located on the north side of Bellomy Street, approximately 50 feet east of Jefferson Street (“Project Site”);
WHEREAS, the Project Site is currently zoned as PD-Planned Development; WHEREAS, in order to implement the proposed developme nt, the Project Site requires a Rezoning to Planned Development to amend the existing Planned Development to add more than 500 square feet and more than three bedrooms, which is not permitted under the current PD Zoning.

WHEREAS, the property owner proposes a 615 square foot first-floor addition and 1,008 square foot second-floor addition that would result in a 2,291 square foot single -family residence with four bedrooms and three and a half bathrooms with the existing one -car garage to remain. (“Project”) as shown on the Development Plans, attached by reference herein as Exhibit “Development Plans”;
WHEREAS, the proposed project is categorically exempt f rom the California Environmental Quality Act (CEQA) per Section 15301(e)(2) – Class 1 Existing Facil ities, in that the activity consists of the addition to an existing structure that (1) will not result in an increase of more than 10,000 square feet , (2) the project is in an area wh ere all public services and facilities are available, and (3) the area in which the project is located is not environmentally sensitive; Resolution/ 1485 Bellomy Street Page 2 of 4
Rev. 11-30-11; Typed: 6-1-23
WHEREAS, the Project was reviewed and recommended for denial by the Historical and Landmarks Commission at th e regular Historical and Landmarks Commission m eeting on February 2, 2023;
WHEREAS, Santa Clara City Code (SCCC) Section 18.112.040 provides for the revi ew and recommendation of the City’s Planning Commission of all rezoning requests before action is to be taken by the City Council;
WHEREAS, on March 30, 2023, notice of the June 14, 2023 Planning Commission meeting on this item was posted in three conspicuous locations within 300 feet of the project site and mailed to property owners within 300 feet of the project site.

WHEREAS, on June 14, 2023, the Planning Commission opened the public hearing, and the voted to continue the hearing to August 23, 2023; and
WHEREAS, on August 23, 2023, the Planning Commission reconvened public hearing to consider the rezoning application, at which time all interested persons were given an opportunity to give testimony and provide evidence, both in support of an d in opposition to the proposed Project.

NOW THEREFORE, BE IT FURTHER RESOLVED BY THE PLANNING COMMSSION OF THE SANTA CLARA AS FOLLOWS:

1. That the Planning Commission hereby finds that the above Reci tals are true and correct and by this reference makes them a part hereof.

2. That the Planning Commission hereby recommends that the City Council rezone the Project Site, as shown on Exhibit “Development Plans” and conditioned in Exhibit “Conditions of Approval”, incorporated herein by this reference, from PD-Planned Development to amend the existing Planned Development to add more than 500 square feet and more than three bedrooms, which is not permitted under the current PD Zoning.

3. Pursuant to SCCC Sect ion 18.112.010, the Planning Commission de termines that t he following findings exist in support of the rezoning:

Resolution/ 1485 Bellomy Street Page 3 of 4
Rev. 11-30-11; Typed: 6-1-23
A. The existing zoning is inappropriate or inequitable, in that the exis ting zoning for the project site would limit the creation of housing development to under 500 square f eet and maximum three bedroom.

B. The proposed zone change will conserve property values, protect or improve the existing character and stability of the area in question , and will promote the orderly and beneficial development of such area in that the proposed project would increase property values with addition over 500 square feet while maintaining a similar architectural features and two- story height similar to other single-family residences within the immediate neighborhood.

C. The proposed zone change is required by public necessity, p ublic convenience, or the general welfare of the City in that the pr oposed zone change would f acilitate the maintenance and preservation of the existing house on the Project Site in proximity to transit facilities along Lincoln Street and Monroe Street.

D. The proposed zo ne change would allow imaginative planning and des ign concepts to be utilize d that would otherwise be restricted in other zoning districts , in that the proposed zone c hange would allow for the maintenance of the existing house on a smaller parcel, and th at would facilitate the expansion in a manner that c omplies with the policies and intent of the General Plan envisioned for this area.

//

//

//

//

Resolution/ 1485 Bellomy Street Page 4 of 4
Rev. 11-30-11; Typed: 6-1-23

4. Effective date. This resolution shall become effective immediately.

I HEREBY CERTIFY THE FOREGOING TO BE A TRUE COPY OF A RESOLUTION PASSED

AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF SANTA CLARA, CALIFORNIA, AT A REGULAR MEETING THEREOF HELD ON THE 23rd DAY OF AUGUST, 2023, BY THE FOLLOWING VOTE:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAINED: COMMISSIONERS:

ATTEST:

ANDREW CRABTREE

COMMUNITY DEVELOPMENT DIRECTOR

CITY OF SANTA CLARA

Attachments Incorporated by Reference:

1. Conditions of Approval

2. Development Plans

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

CONDITIONS OF PD REZONE APPROVAL

In addition to complying with all applicable codes, regulations, ordinances and resolutions, the following conditions of approval are recommended:

GENERAL
G1. If relocation of an existing public facility becomes necessary du e to a conflict with the developer's new improvements, then the cost of said relocation shall be borne by the developer.

G2. Comply with all applicable codes, regulations, ordinances and resolutions.

ATTORNEY’S OFFICE
A1. The Developer agrees to defend and i ndemnify and hold City, its officers, agents, employees, officials and representatives free and harmless from and against any and all claims, losses, damages, attorneys' fees, injuries, costs, and liabilities arising from any suit for damages or for equitable or injunctive relief which is filed by a third party against the City by reason of its approval of developer's project.

COMMUNITY DEVELOPMENT
P1. It shall be the developer's responsibility through his engineer to provide written certification that the dra inage design for the subject property will prevent flood water intrusion in the event of a storm of 100 -year return period. The developer's engineer shall verify that the site will be protected from off -site water intrusion by designing the on-site grading and storm water collection system using the 100 -year hydraulic grade line elevation provided by the City's Engineering Department or the Federal Flood Insurance Rate Map, whichever is more restrictive. Said certification shall be submitted to the City Building Inspection Division prior to issuance of building permits.

P2. The project site is located in Seismic Hazard Zone as identified by the State Geologist for potential hazards associated with liquefaction, pursuant to the Seismic Hazard Mapping Act (Div.2 Ch7.8 PRC), and the developer shall prepare and submit a geotechnical hazards investigation report acceptable to the City of Santa Clara Building Official prior to issuance of permits.

P3. Submit plans for final staff-level architectural review to the Planning Division. The plans shall demonstrate the proposed changes to the house at 1479 Bellomy Street will comply with the preservation treatment plan for this structure, prior to issuance of building permits. Said plans to include, but not be limited to: fin al stormwater pollution prevention details (including disconnecting downspouts), site plans, floor plans, elevations, and landscape plans.

P4. In the event historic/prehistoric artifacts or human remains are discovered during ground disturbing activities, the following measures will be implemented: In compliance with State law (Section 7050.5 of the Health and Safety Code and Section 5097.94 of the Public Resources Code), in the event human remains are encountered during grading and construction, all work within 25 feet of the find will stop and the Santa Clara County Coroner’s office will be notified. If the remains are determined to be Native American, the Coroner will notify the Native American Heritage Commission to identify the “Most Likely Descendant” (MLD). The City, in consultation with the MLD, would then prepare a plan for treatment, study and reinternment of the remains.

P5. In compliance with State law (Section 7050.5 of the Health and Safety Code and Section 5097.94 of the Public Resources Code), in the event that historical artifacts are found, all work within 50 feet of the find will stop and a qualified archaeologist will examine the find. All significant artifacts and samples recovered during construction would be cataloged and curated by a qualified archaeologist and placed in an appropriate curation

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

facility. The archaeologist must then submit a plan for evaluation of the resource to the City of Santa Clara Planning Division for approval. If the evaluation of the resource concludes that the found resource is eligible for the California Register of Historic Resources, a mitigation plan must be submitted to the City of Santa Clara Planning Division for approval. The mitigation plan must be completed before earthmoving or construction activities can recommence within the designated resource area.

P6. The following measures are included in the project to reduce the potential for nuisances related to construction:
a. Construction activities shall be limited to the hours between 7:00 AM and 6:00 PM, Monday through Friday, and between the hours of 9:00 AM to 6:00 PM on Saturday. No construction activities shall occur on Sundays or holidays. b. Equip all internal combustion engine -driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. c. Locate stationary noise generating equipment as far as possible form adjacent residential properties.
d. Acoustically shield stationary equipment located near existing residential properties.
e. Utilize “quiet” air compressor s and other stationary noise sources where technology exists.
f. The contractor shall prepare a construction plan identifying the schedule for major noise -generating construction activities. The construction plan shall identify a procedure for coordinating w ith adjacent residential land uses so that construction activities can be scheduled to minimize noise disturbance.

P7. Provide automatic garage door openers for each garage.

P8. The parking space in each garage shall be maintained open and accessible for use as parking stalls.

P9. The interior and exterior of property shall be maintained free of all life safety hazards and violations at all times.

P10. The exterior of the structure shall be maintaine d in good condition, to the satisfaction of the Director of Community Development, including but not limited to the following:
a. Chipped or peeling paint shall be repainted.
b. Broken windows shall be repaired.
c. Landscaping shall be maintained in live condition. Dead plants are to be removed.

Plants shall be well kept, with grass, shrubs, hedges and other landscaping to be cut or trimmed to the satisfaction of the Community Development Director. d. All areas visible from off-site shall be maintained in a clean and tidy manner. e. No exterior storage may be kept in areas visible from the public right of way.

P11. No chain link fencing is allowed, unless it is screened from view from off site by wood, masonry, or other fencing, to the satisfaction of the Director of Commu nity Development.

P12. A future addition to the house at 1485 Bellomy Stree t may be permitted , subject to Architectural Review Approval by the Director of Community Development or by the Development Review Hearing, and, provided the addition complies with the development standards of the R1-6L Zoning District.

P13. No portion of th e homes shall b e sectioned off such that a resident does not have full access to all common areas of the residence.

P14. Any changes to the number of exterior entrances to the residential structures shall require Planning approval.

BUILDING DIVISION

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

BD1. The construction permit application drawings submitted to the Santa Clara Building Division shall include a copy of the latest Federal Emergency Management Agency (FEMA) Flood Zone Map: https://msc.fema.gov/portal/home. The project drawings shall indicate how the project complies with the Santa Clara Flood Damage Prevention Code. a. FEMA Flood Zone map designations and requirements are based on the map in effect at date of Building Permit issuance.

BD2. The construction permit application drawings submitted to the Santa Clara Building Division shall include Santa Clara Valley Urban Runoff Pollution Prevention Program Low Impact Development (LID) practices http://www.scvurppp-w2k.com/nd_wp.shtml. All projects that disturb more than one acre, or projects that are part of a larger development that in total disturbs more than one acre, shall comply with the Santa Clara Valley Urban Runoff Pollution Prevention Program Best Management Practices (BMP): http://www.scvurppp-w2k.com/construction_bmp.shtml, and shall provide a Storm Water Pollution Prevention Plan (SWPPP) by a certified Qualified SWPPP Developer (QSD). All site drainage and grading permit applications submitted to the Santa Clara Building Division shall include a city of Santa Clara "C3" data form, available on this web page:https://www.santaclaraca.gov/our-city/departments-g-z/public- works/environmental-programs/stormwater-pollution-prevention and will be routed to a contract consultant for review.

BD3. No California construction code review is being done at this time. The construction permit application drawings submitted to the Santa Clara Building Division shall include an overall California Building Code analysis, including; proposed use and occupancy of all spaces (19' CBC Ch. 3), all building heights and areas (19' CBC Ch. 5), all proposed types of construction (19' CBC Ch. 6), all proposed fire and smoke protection features, including all types of all fire rated penetrations proposed (19' CBC Ch. 7), all proposed interior finishes fire resistance (19' CBC Ch. 8), all fire protection systems proposed (19' CBC Ch. 9), and all means of egress proposed (19' CBC Ch. 10). -Noncombustible exterior wall, floor, and roof finishes are strongly encouraged.  During construction retaining a single company to install all fire rated penetrations is highly recommended.
 The grade level lobbies shall be min.1 hour rated all sides and above.  All stair shafts shall be min. 1 hour rated.
 All elevator shafts shall be min. 1 hour rated.
 All trash chute shafts shall be min. 1 hour rated.
 Recommendation: provide a minimum of two trash chutes; one for recyclables, one for trash, each trash chute to be routed down to a grade level trash collection room.
 Any trash rooms shall be min. 1 hour rated all sides and above.

BD4. The overall project construction permit application shall include the geotechnical, architectural, structural, energy, electrical, mechanical, and plumbing drawings and calculations. Prior to the issuance of the overall project construction permit, a conditions of approval review meeting must be held in city hall, which meeting must be attended by the on-site field superintendent(s). The meeting will not be held without the attendance of the on-site field superintendent(s). The on-site grading permit shall be a separate permit application to the Building Division.

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

BD5. See Title 15 of the Santa Clara City Code for any amendments to the California Building Codes.

BD6. This project is subject to the provisions of the City of Santa Clara 2022 Reach Code, effective January 2022 See Ordinance No. 2034 and/or Title 15 of the Santa Clara City Code.
a. Chp. 15.36 – Energy Code for “all electric” provisions for new construction. b. Chp. 15.38 – Green Building Code for additional Electric Vehicle Charging requirements for new construction.

ENGINEERING
E1. Obtain site clearance through Public Works Department prior to issuance of Building Permit. Site clearance will require payment of applicable development fees. Other requirements may be identified for compliance during the site clearance process.

Contact Public Works Department at (408) 615-3000 for further information.

E2. All work within the public right-of-way and/or public easement, which is to be performed by the Developer/Owner, the general contractor, and all subcontractors shall be submitted within a Single Encroachment Permit to be reviewed and issued by the City Public Works Department. Issuance of the Encroachment Permit and payment of all appropriate fees shall be completed prior to commencement of work, and all work under the permit shall be completed prior to issuance of occupancy permit.

E3. Submit public improvement/encroachment permit plans prepared in accordance with City Public Works Department procedures which provide for the installation of public improvements directly to the Public Works Department. Plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to approval and recordation of final map and/or issuance of building permits.

E4. Bellomy Street was slurry sealed during the 2020 pavement program. Per the City pavement moratorium (Ordinance No. 1998), no pavement cuts are permitted until after 12/31/2023. Refer to https://www.santaclaraca.gov/our-city/departments-g-z/public- works/maintenance-operations/street-maintenance/pavement-preservation-ordinance for more information.

E5. Traffic improvements must comply with the City of Santa Clara Standard Specifications for Public Works Construction
E6. Landscape improvements within 10 feet of a driveway must be less than 3 feet or greater than 10 feet per City Standard Detail TR-9.

E7. All on-site structures must be clear of Driveway Clearance Areas per City Standard Detail TR-9.

E8. If a new driveway is installed, design and construction of the driveway shall be in accordance with City Standard Detail ST-5.

STREET DIVISION
Landscape
L1. Applicant must apply for a City Street Tree by calling Department of Public Works – Street Department at 408-615-3080. Applicant may choose from Approved Street Tree List, final determination provided by City staff based on site restrictions.

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

L2. No cutting of any part of public or private trees, including roots, shall be done without securing prior approval of the City Arborist. Tree trimming/removal shall be done in accordance to the City of Santa Clara Tree Preservation/City Arborist specifications and with direct supervision of a certified arborist (Certification of International Society of Arboriculture).

Solid Waste
SW1. This property falls within the City’s exclusive franchise hauling area. The applicant is required to use the City’s exclusive franchise hauler and rate structure for any hired debris boxes. Prior to the issuance of a Public Works clearance, the project applicant shall complete and sign the Construction and Demolition (C&D) / Waste Management Rules and Regulations Form.

Stormwater
ST1. The applicant shall incorporate Best Management Practices (BMPs) into construction plans and incorporate post-construction water runoff measures into project plans. Include the SCVURPPP Countywide Construction BMPs Plan Sheet with the plans.

ST2. All outdoor equipment and materials storage areas shall be covered and/or bermed, or otherwise designed to limit the potential for stormwater runoff. No storage of construction material, or landscape material in street.

ST3. The use of architectural copper is discouraged. If such material is used, all wastewater generated by the installation, cleaning, treating, or washing of the surface of copper architectural features, including copper roofs, shall not be discharged to the City’s storm drain system.

WATER
W1. Water Service: If the project is required to instal l an onsite fire suppression system (e.g. sprinkler system) for the existing residence, the ap plicant shall replace the existing service and meter with a 1” service and meter.

W2. Encroachment Permit: Prior to issuance of Building Permits, the applicant shall submit an encroachment permit application and design plans for construction of water utilities that comply with the latest edition of the Water & Sewer Utilities Water Service and Use Rules and Regulations, Water System Notes, and Water Standard Details an d Specifications. In addition, prior to the City's issuance of Occupancy, the applicant shall construct all public water utilities per the approved plans. The Water & Sewer Utilities will inspect all public water utility installations and all other impro vements encroaching public water utilities.

W3. Utility Design Plans: Utility Design Plans shall indicate the pipe material and the size of existing water, recycled water and sewer main(s). The plans shall show the nearest existing fire hydrant and the two n earest existing water main line gate valves near the project area. The plans shall show meter and backflow configurations to scale and per City of Santa Clara Water & Sewer Utilities Standard Details. Note that all new water meters and backflow prevention devices shall be located behind the sidewalk in a landscape area. Fire hydrants should be loca ted two feet behind monolithic sidewalk if sidewalk is present; two feet behind face of curb if no sidewalk is present, per City Std Detail 18. The plans shall pr ovide the profile section details for utilities crossing water, sewer, or recycled water mains to ensure a 12” minimum vertical clearance is maintained.

W4. Utility Separations: Applicant shall adhere to and provide a note indicating that all horizontal and vertical clearances comply with State and local regulations. The applicant

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

shall maintain a min imum 12” of vertical clearance at water service crossing with other utilities, and all required minimum horizontal clearances from water services: 10' from sanitary sewer utilities, 10’ from recycled water utilities, 8' from storm drain utilities, 5' from fire and other water utilities, 3' from abandoned water services, 5' from gas and electric utilities, and 5’ from the edge of the propose or existing driveway. Fo r sanitary sewer, water, and recycled water utilities, the applicant shall maintain a minimum horizontal clearance of 10' from existing and proposed trees. If applicant installs tree root barriers, clearance from tree reduces to 5' (clearance must be from the edge of tree root barrier to edge of water facilities). No structures (fencing, foundation, biofiltration swales, etc.) allowed over sanitary sewer, potable water and/or recycled water utilities and easements.

W5. City Standard Meters and Backflows: All p roposed meters and backflows for all water services shall meet the current City of Santa Clara Water & Sewer Utilities Standard Details. Plans shall show meter and backflow configurations to scale.

W6. Easements: Prior to City’s issuance of Building or Gradi ng Permits, the applicant shall provide a dedicated water utility easement around the backflow prevention device onsite.

The water utility easement for the water services and all other public water appurtenances shall be a minimum 15 feet wide and be adjac ent to the public right -of- way without overlapping any public utility easement. Additionally, the applicant shall submit plans defining existing easements so Water Division can verify if there are any conflicts with proposed easements and water utilities.

W7. Underground Fire Permit: Prior to issuance of Building Permits, applicant shall submit an underground fire permit unless otherwise waived by the Fire Department. If fire flow information is needed, applicant shall coordinate with Water and Sewer Utilitie s Department, for fire flow information at (408)615-2000. A dedicated fire service line, with an approved backflow prevention device, shall be used for on -site fire hydrants. Fire service lines required for commercial and industrial use shall be sized appr opriately per fire flow demand and code requirements.

W8. Record Drawings: Upon completion of con struction and prior to the City’s issuance of a Certificate of Occupancy, the applicant shall provide "as -built" drawings of the public water utility infrastructure prepared by a registered civil engineer to the satisfaction of the Director of Water & Sewer Utilities Department.

W9.

POLICE
PD1. Address numbers shall be c learly visible from the street and shall be a minimum of six (4) inches in height and a color contrasting with the background material. Numbers shall be illuminated during hours of darkness. Where multiple units/buildings occupy the same property, all unit/building addresses shall be clearly visible. If that is not possible, a sign listing all addresses shall be posted at the main entrance or front of the property.

FIRE
F1. Fire sprinklers are required t o be installed within the new and existing portions of the residence.

PARKS & RECREATION
PR1. Project subject to Dwelling Unit Tax (DUT) of $15.00

I:\PLANNING\2022\Project Files Active\PLN22-00088 1485 Bellomy Street (PD Rezone)\PC\Conditions of PD Rezone Approval - Final.doc JB<VJi:

GENERAL NOTES
TY"f'E OF CONSTRUCTIO N : HOM E* ATTACHED GARAGE
WOOD FRAMED WALLS . WOOD FRAMED FLOORS. GROUP
R.3 OCCUP A NCY PER CALIFORN IA BUILDNG CODES.

BUILDER S HALL COORDINATE A LL THE WORK OF A LL
TRADES.

B UIL DER SHALL R.EVIEW DRAWINGS IN THEIR ENT IRETY
BEFOR.E STARTI N G WOR.K . THE BUILDER. SHALL ACC EPT
FULL RESPONSIB ILITY' FOR ANY ERR.ORS OR OMISS IONS

NOT REPORTED IMMEDIA T ELY IN WRITING TO THE
ARCHITECT. BAC KCHARGES WILL NOT BE ACCEPTED.

B UIL DER 15 RESPONSIBLE FOR A DEQU ATE BRACI N G OF

STRUCTURAL OR NON-STRUCTURAL MEMBERS DURI N G
CONSTRUCTIO N .

ALL WINDOWS AND DOORS SHALL B E CAULKED AND
WEAT HER STRIPPED. WINDOW UNITS SHALL DISP LAY

LABELS S HOWING COMPLIANCE W ITH CALIFORNIA TIT LE
24 ENERGY EFFICIENCY SECTIO N .

NOTE:

ALL CODES APPLICABLE TO THE WORK PROPOSED (E .G.
20 I 9 CBC, CRC, CEC, CMC, CPC, CALIFORNIA

BUILD ING ENENERGY EFFIC IENCY STAN DARDS ,
CALIFOR N IA GREEN BUILDING STANDARDS CODE.

OCCUPANCY CLASSIFICAT IONS
OCCUPANCY GROUPS : R.3/U
CONSTRUCTIO N TYPE : TYPE V-B

HERS VERIFICATIONS REQUIRED
BUILD IN G-LEVEL VERIFICATION:
- HIGH QUALITY INSULATION INSTA LLAT ION (OIi)
- IAQ MECHA N ICAL VENTILATION
COOLING SYSTEM VERIFICA TIONS:
-M I N IMUM AIRFLOW
-VER.IFIE D EER
- VERIFIED SEER
- VERIFIED R.EFRIDGERANT CHARGE
-FAN EFF ICACY WATTS/CFM
HVAC DISTR IBUTION SYSTEM VERIFICATIONS:
-DUCT SEALING
DOMESTIC HOT WATER SYSTEM V ERIFICATIONS:
- N ONE

SETBACKS
S ILLS, EAVES. BELT COARSES. CORN ICES , CAN OPIES, A N D

OTHER S IMILAR ARCH ITECTURAL FEAT U RES MAY NOT
PROJECT , HORIZONTALLY MORE THAN TWO (2) FEET INTO
ANY SETBACK AR.EA. (SJMC 20.30.400)
GR.ADE

FI N ISH GRADE AROUND THE STRUCTURE SHAL L SLOPE
AWAY FROM THE FOUND ATION A M I NIMUM OF 5% FOR
A MINIMUM DISTANCE OF IO FEET (CBC I 504.4)

IMPERVIOUS WITHIN IO FEET OF THE BUILDING FOUNDATION
SHAL L BE SLO PED A M INI M UM OF 2% AWAY FROM THE
BU ILD ING (CBC I 5204.4 )

PROJECT INFORMATION
~
G IOVANNI 4- PRISCILLA BUI
ADDRESS : I 485 BELLOMY STREET
SANTA CLARA, CA 95050
SCOPE OF WORK:

I. BUILD NEW ADDITION AT FRON T ♦ REAR OF (E) LOT

2. BUILD N EW 2ND STORY ADDITION AT (E)STRUCTURE

3. UPGRADE ELECTR ICAL , PLU M BLING ♦ MEC H ANICAL

4. IN STALL N EW ROOF COMPOSITION SHINGLES
PLAN DESIGNER: JOEL P. JAQUE Z

J P DESIGNS
GS JACKL IN Cl RCLE
MILPITAS, CA 95035, 408-204 - G I I 2
STRUCTURAi ENG I NEER: JODY T . TAI. P.E.

J P DESIGNS
30998 H UNTWOOD AVENUE STE I 08
HA'r'WARD , CA 9454 4 , 5 IO 477 - 8833

ALTERNAT IVE ENERGY SYST EMS
3235 N. VERDUGO RD.

GLENDALE . CA 91 208 , 818-957-7733

APPLICABLE CODES

PROJECT DATA
I.PARCEL NO.: 2G9350G7

2. YEAR BUILT: I 9GO

3. LOT S IZE : 35.25 X I 08.50 = 3824.G25 SF

4. ZON I NG : PD - PLANNED DEVELOPMENT

5. TYPE OF CON STRUCT ION : VB
G. LOT COVERAGE :
(E} GARAGE , 245 SF
(E} RESIDENCE : GGB SF
PROPOSED ADDITION J ST FLR , G J 5 SF
T OT AL LOT COVERAGE : I , 5 28 SF
F .A.R. , I , 528/3,824 = 0.3995 OR 40%

7. LIVING SPACE :
(E) RESIDENCE : GG8 SF
PROPOSED ADDI TIO N J ST FLOOR : G I 5 SF
TOTA L LIVI N G I ST FLOOR: I , 283 SF
PROPOSED 2ND F LOOR , J ,008 SF
T OTAL LIVI N G SPACE 2ND F LOOR : I ,008 SF
PROPOSED TOTA L LIVING : 2 , 29 I SF
F.A.R. : J ,005/ I ,525 = 0.6596 OR GG%
VENTILATION CALCS .

ROOF (ATTIC)
,---------------------- PROVIDE I 50. IN. OF VENT ILAT ION PER I 50 THIS PROJ ECT SHALL COMPLY WITH THE FOLLOWI N G CODES:
20 I 9 CALIFORN IA BUILDING CODE
20 I 9 CALIFORN IA MECHANICA L CODE
2 0 I 9 CALIFORN IA TITLE 24 EN ERGY CODE
20 I 9 CALIFORN IA P LU MBING CODE AND (CBC )
20 I 9 CALIFORN IA ELECTRICAL CODE
20 I 9 C A LIFO RNIA FIRE CODE
20 I 9 CALIFORN IA BUILDING ENERGY EFFICIENCY STANDARDS

SHEET INDEX
A I COVER PAGE ,t. SITE PLAN
A2 EXISTI N G FLOOR PLAN
A3 PROPOSED FLOOR PLAN
A4 ELEVAT IONS

AS (E)ELEVATIONS

AG ELEVAT IONS
A 7 PROPOSED ROOF PLAN
MEP MECHAN ICAL, ELECTRICAL 4- PLUM BING PLAN
SI CROSS SECTION . FOUNDAT ION ,t. ROOF FRAMI NG PLAN
52 CONCRETE 4' WOOD DETAILS
53 CONCRETE ,t. WOOD DETAILS 4- STRUCTURAL NOTES
Tl TITLE 2 4
T2 RESIDE NT IAL MANDATORY MEASURES
T3 20 I 9 CALGR.EEN RES IDENTIAL MANDATORY MEASURES
SQ. I N . OF ATTIC SPACE. PROVIDE THAT 50%

OF REQUIRED VENTILATORS IN THE UPPER

PORTION OF THE ATTIC, (HIGH VENTING) A T
3'- 0'' ABOVE EAVE VENT WITH THE BALANCE
BEI NG PROVIDED BY EAVE VENTS. (LOW

V ENTING)
ROOF VENTS SHALL BE:

TAPER.ED LOW- PROFILE COMPOS ITION VENTS
BY O'HAGIN OREO 72 SQ. IN. FREE VENT
AR.EA.

NOTE: PROV IDE A VAPOR RETARDER
HAVING A ONE PERM. MAX

TRANSMISSION RATE ON TH E WARM SIDE

OF THE ATT IC INSULATION AT ALL ATTICS
WITH I// 50 VEN TILAT ION RATE.

VICINITY MAP ( NTS)
\\
9Tapl:ands
• i.
9 Nilson P·es.chool Buc1ser M djle Schoo l;'>
f:,
if
-~ ..
!
s:an:aaaraB
MiMiol'I Cemeteey Y
-z
'bi
:,,:••r \ _.1'="" .,,,,~ ql ~('J'-
Crepes Bi3tro f
Timh,=.rlp.1f A1.Fr1mPnfc;q
T
I
I
I
I
'-
~
I
N
I
5'-1 /"
l'ROl'!'.RTY UN!'.

35.25 24'-2" 5'-2"
T
I
I
I
I
I
I
i I
:'~~~iT~6~D
J I
: I
i I
i I
: I
: I
~b
~~
~I
I
I
I
I
I 485 BELLOMY STREET

SITE PLAN
1/8"=1' - 0''
z
<(
...I
ll.
w
t: en
c/S
w
C)
<(
ll.

Cl:'.
w
> 0
()
"01
DESIGN
Milpilaa . Ca&fomia
Jpdoel;IM,50gmaLcom

REVISIONS
DATE
SHEET:

A1
1-

EXISTING RESIDENCE
710 SQ. FT.

FORCH
5l
lJllllli,___
O'-C?CLG. tfT.

EXISTING FLOOR PLAN

KITCHEN
8'-0" CLG. HT.
,--- , ~ ,----
1/4' - 1'- 0'
Rnldentlal · Deslgnen · Planners
z
~ ...J
D..
0::
0 0 ...J
IL
C!)
z
i= (/)
x w
Ml pilas, Calfornia
[email protected]
I-w w 0:: w
I- (.)
Cl.) z <(
>- w () :ii: C ~
o ci> d
..J w ;'!:
..J 0:: ~ w (/)
m::,
an m
co
""1:1'
'I""

REVISIONS
~
SHEET:

A2
TVvO EXISTING 2X4

EXTERIOR GARAGE

WALLS TO REMAIN ALL

OTHER EXTERIOR
WALLS SHAU. 13E NEW
2Xb WALLS

EXISTING RESIDENCE
710SQ. FT.
12'- 1½'
b2 _;IL.

EGRESS

BEDROOM I
9 '-0' CLG. HT.

EXISTING REAR WALL LINE --- ] PROPOSED ADDITION ~
24 Gfl PKT

PROPOSED I ST FLOOR PLAN
4b_2 SL.

BEDROOM 2
t:l-0" CLG. HT.

BEDROOM 3
5'-0" CLG. HT.

PROPOSED 2ND FLOOR PLAN
QS __ SL.
25 '- I{½'

GREAT ROOM
9 '-0" CLG. HT.

ISLAND 5'-0'X I 0-0'
lrnJ
Q5 __ SL.

KITCHEN
9'-0' CLG. HT.

I
I
I
I
I
I _____________ J

MASTER SUITE
8 '-0' CLG. HT.
0 PROJECT DATA
I. PARCEL NO. , 2G9350G7

2. YEAR BUILT , I 5GO

3. LOT SIZE , 35.25 X I 08.50 - 3 ,824 SF

4. ZONING , PD - PLANNED DEVELOPMENT

5. 1YPE OF CONSTRUCTION , VB
G. LOT COVERAGE ,
(E) GARAGE , 245 SF
(E) RESIDENCE , GG8 SF
PROPOSED ADDITION I ST FLR , GI 5 SF
TOTAL LIVING SPACE I ST FLR. , I ,528 SF
F.A.R. , I ,528/3,82 4 - 0.3555 OR 4 0%

7. LIVING SPACE ,
(E) RESIDENCE , GG8 SF
PROPOSED ADDITION I ST FLOOR , GI 5 SF
TOTAL LIVING I ST FLOOR, I ,283 SF
PROPOSED 2ND FLOOR , I ,008 SF
TOTAL LIVING SPACE 2ND FLOOR, 1,008 SF
PROPOSED TOTAL LIVING , 2 ,251 SF
F.A.R. , 1,00811,528 - O.G55G OR GG%

PROPOSED ADDITION
b l5 5Q. FT.

Restdentlal • Designers • PIMnen
z
<{
....I
Q.
0:::
0 0 ....I
IL
0 w en 0 Q.
0 0::: Q.

Ml pitas,Cslfomia
[email protected]
I-w w 0:: w I- 0
Cl.) z <(
>- w u
:E 9 i 0 Cl.) d
..JW;!:
..J 0:: ~ w 1/)
m::::>
an m
co
""1:1'
'I""

REVISIONS
~
SHEET:

A3
NEWVIN'Tl. D6L.

PANE WINDO'w'S WI
6LACK FRAMES
TYP.

F16ER CEMENT
SIDING EXT. TYP.
f .f.

FRONT ELEVATION
NEW COMPOSrTION
R00f5H INGL£5TYP. ------,,,__

REAR ELEVATION
CLG. T.

I --- --------- - --------- - --------- - -------- - ----r---- - -----

RIGHT ELEVATION

LEFT ELEVATION
lf4' • 1'- 0' 1/4' • 1'· 0'
Rnldentlal · Deslgnen · Planners
rn z
0 ~ > w
...J
w
Ml pilas, Calfornia
[email protected]
I-w w 0:: w
I- (.)
Cl.) z <(
>- w () :ii: C ~
o ci> d
..J w ;'!:
..J 0:: ~ w (/)
m::,
an m
co
""1:1'
'I""

REVISIONS
~
SHEET:

A4
EXISTING VIN'Yt;
WINDO'w'5 TYP.

EXISTING STUCCO
EXTERIOR. fl NISH TYP.
m
EXISTINGFL.OdR ___ ---~--

VENTSTYP - -
----.-----~_;_·_;_--__

LEFT ELEVATION
EXISTING COMPOSmO N
ROOF SHINGL.ES TYP.

EXISTING STUCCO
EXTERIOR FINISH TYP.

RIGHT ELEVATION
6 '-0"PL. 4'-
114' - 1'- Cf
6'-0" PL. 4'-

EXISTING COMPOSITION
R.OOF SHINGLES TYP.

EXISTING VINYL
WINDONS TYP.

EXISTING STUCCO
EXTERIOR. FINISH TYP.
m

REAR ELEVATION

EXISTING COMPOSITION
R.OOF SHINGLES TYP.

EXISTING STUCCO
EXTERIOR. FINISH TYP.

EXISTING ALUMINUM
GARAGE DOOR.

D D □□

FRONT ELEVATION

EXISTING SOLID
CORE EXT.

WOOD DOOR
6 '-0"Pl. 4'-

EXISTING VINYL
WINDOV.-S TYP.
8 '-0" PL. <r-

EXISTING VINYL
WINDONS TYP.

Rnldentlal , Deslgnen . Planners
en z
0 ~
...J
w
(!)
z
~ x w
Mlpila s, Calfomia
[email protected]
1-w w 0:: w I- (.)
Cl) z
>- ~ ~
:I! - ~ 0 Cl)()
...J w ;'!:
...J 0:: ~ w-1/) m ::,
It) m co
~
T"
~ ~
SHEET:

AS
1a-, 1~ •

FRONT ELEVATION PARCEL B FRONT ELEVATION PARCEL A
1/4" - l '-0'
Restdentlal • Designers • PIMnen
en z
0 ~
....I
w
Ml pitas, Cslfomia
[email protected]

REVISIONS
~
SHEET:

A6
EXISTING 2X8 HIP T'r'f
EXISTING 2XG EXTERJO
FASCIA T'r'flCAL
R
EXISTING 2XG RAFTERS
@ 2 '-0' O.C. T'r'f.
'"' " II
F::" II
F ~
/
/
/
/ DIS
/
/
J /
/
F ✓
Lf II

EXISTING ROOF PLAN

PROPOSED ROOF PLAN
~
=;J
=u C ==c
~ /'
/
~
/'
/'
~
I
/ I
"' " /
~ ~ F
II f¾:
1/4' - 1'·0'
2ND FLOOR ROOF
1 ST FLOOR ROOF
Rnldentlal · Design..-. · Planners
z
~ ...J
D..

LL
0 0 er:
0 w en 0
D..
0 er:

D..

Mlpilas , Calfornia
[email protected]
I-w w 0:: w
I- (.)
Cl.) z <(
>- w () :ii: C ~
o ci> d
..J w ;'!:
..J 0:: ~ w (/)
m::, m an co
""1:1'
'I""

REVISIONS
~
SHEET:

A7
Resolution/ 1485 Bellomy Street - Rezone Page 1 of 4
Rev. Rev: 11/22/17
RESOLUTION NO. __________

A RESOLUTION OF THE CITY OF SANTA CLARA ,
CALIFORNIA APPROVING A REZONING FROM PD –

PLANNED DEV ELOPMENT TO PD - PLANNED
DEVELOPMENT OF THE PROPERTY LOCATED AT 1485

BELLOMY STREET, SANTA CLARA, CALIFORNIA

PLN22-00088 (Rezoning)

BE IT RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:

WHEREAS, on February 17 , 20 22, Giovanni and Priscilla Bui (“Applicant”) applied for a Rezoning from PD-Planned Development to PD-Planned Development for an 3,833 square foot parcel, located on the nor th side of Bellomy Street, approximately 50 feet east of Jefferson Street (“Project Site”);
WHEREAS, the Project Site is currently zoned as PD-Planned Development; WHEREAS, in order to implement the proposed developme nt, the Project Site requires a Rezoning t o Planned Development to amend the existing Planned Development to add more than 500 square feet and more than three bedrooms, which is not permitted under the current PD Zoning;
WHEREAS, the property owner proposes a 615 square foot first-floor addition and 1,008 square foot second-floor addition that would result in a 2,291 square foot single -family residence with four bedrooms and three and a half bathrooms with the existing one -car garage to remain (“Project”) as shown on the Developme nt Plans, a ttached by reference herein as Exhibit “Development Plans”;
WHEREAS, the actions being considered are categorically exempt f rom the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(e)(2) (Class 1 - - Existing Facilities), in that the activity consists of t he addition to an existing structure that (1) will not result in an increase of more than 10,000 square feet, (2) the project is in an area where all public services and facilities are available, and (3) the a rea in which the project is located is Resolution/ 1485 Bellomy Street - Rezone Page 2 of 4
Rev. Rev: 11/22/17
not envi ronmentally sensitive . Here, the project is adding 1,623 square feet to an existin g single-family residence in an established residential neighborhood; WHEREAS, the Project was reviewed and recommended for denial by the His torical and Landmarks Commission at th e regular Historical and Landmarks Commission m eeting on February 2, 2023;
WHEREAS, the Project was reviewed and recommended for approval of th e Rezone by the Planning Commission on August 23, 2023;
WHEREAS, on September 29, 2023, a notice of the public hearing on this item was po sted in three conspicuous locations within 300 feet of the project site and mailed to property owners within 300 feet of the project site; and
WHEREAS, on October 10, 2023 , the City C ouncil he ld a duly noticed public hearing to consider the Rezoning and Architectural Approval, at which time all interested persons were given an opportunity t o provide testimony and present e vidence, both in support of and in opposition to the proposed rezoning.

NOW THEREFORE, BE IT FURTHER RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:

1. That the City Council hereby finds that the above Recitals are true and correct and by this reference makes them a part hereof.

2. That the City Council hereby rezones the Proje ct Site, as shown on Exhibit “Development Plans” and conditioned in Exhibit “Conditions of Approval”, incorporated herein by this reference, from PD-Planned Development to an amended Planned Development zoning designation, to ad d a 615 square foot first-floor addition and 1,008 square foot second -floor addition that would result in a 2,291 square foot single -family residence with four bedrooms and three and a half bathrooms with the existing one-car garage to remain.

3. Pursuant to SCCC Sect ion 18.112.010, the City Council determines that t he following findings exist in support of the rezoning:

Resolution/ 1485 Bellomy Street - Rezone Page 3 of 4
Rev. Rev: 11/22/17
A. The existing zoning is inappropriate or inequitable, in that the existing zoning for the project site would limit the creation of housing development to under 500 square f eet and maximum of three bedrooms.

B. The proposed zone change will conserve property values, protect or improve the existing character and stability of the area in question , and will p romote the o rderly and beneficial development of such area in that the proposed project would increase property values with an addition of over 500 square feet while maintaining similar architectural features and a two-story height, similar to other single-family residences within the immediate neighborhood.

C. The proposed zone change is required by public necessity, p ublic convenience, or the general welfare of the City in that the pr oposed zone change would f acilitate the maintenance and preservation of the existing house on the Project Site in proximity to tr ansit facilities along Lincoln Street and Monroe Street.

D. The proposed zo ne change would allow imaginative planning and des ign concepts to be utilize d that would o therwise be restricted in other zoni ng districts, in that the proposed zone c hange would facilitate the expansion in a manner that c omplies with the policies and intent of the Single-family Zoning District and the General Plan envisioned for this area.
///

///

///

///

///
Resolution/ 1485 Bellomy Street - Rezone Page 4 of 4
Rev. Rev: 11/22/17

4. Effective date. This resolution shall become effective immediately.

I HEREBY CERTIFY THE FOREGOING TO BE A TRUE COPY OF A RESOLUTION PASSED

AND ADOPTED BY THE CITY COUNCIL AT A REGULAR MEETING THEREOF HELD ON THE 10th DAY OF OCTOBER, 2023 BY THE FOLLOWING VOTE:

AYES: COUNCILORS:

NOES: COUNCILORS:

ABSENT: COUNCILORS:

ABSTAINED: COUNCILORS:

ATTEST:

NORA PIMENTAL, MMC

ASSISTANT CITY CLERK

Attachments Incorporated by Reference:

1. Conditions of Approval – Rezone and Architectural Review

2. Development Plans

Resolution/ 1485 Bellomy Street – Architectural Review Page 1 of 4 Rev. Rev: 11/22/17
RESOLUTION NO. __________

A RESOLUTION OF THE CITY OF SANTA CLARA, CALIFORNIA

APPROVING THE ARCHITECTURAL REVIEW OF THE

PROPOSED FIRST- AND SECOND-STORY ADDITION
LOCATED AT 1485 BELLOMY STREET , SANTA CLARA,

CALIFORNIA

PLN22-00088 (Architectural Review)

BE IT RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:

WHEREAS, on February 17, 2022, Giovanni and Priscilla Bui (“Applicant”) applied for a Rezoning from PD-Planned Development to PD -Planned Development for an 3,833 square foot parcel, located on the nort h side of Bellomy Street, approximately 50 feet east of Jefferson Street (“Project Site”);
WHEREAS, the Project Site is currently zoned as PD-Planned Development; WHEREAS, in order to implement the proposed development, the Project Site requires a Rezoning to Planned Development to amend the existing Planned Development to add more than 500 square feet and more than three bedrooms, which is not permitted under the current PD Zoning;
WHEREAS, the property owner proposes a 615 square foot first-floor addition and 1,008 square foot second-floor addition that would result in a 2,291 square foot single -family residence with four bedrooms and three and a half bathrooms with the existing one -car garage to remain (“Project”) as shown on the Development Plans, att ached by reference herein as Exhibit “Development Plans”;
WHEREAS, the action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(e)(2) (Class 1 - - Existing Facilities), in that the activity consists of the addition to an existing structure that (1) will not result in an increase of more than 10,000 square feet , (2) the project is in an area where all public services and facilities are available, and (3) the area in which th e project is located is not Resolution/ 1485 Bellomy Street – Architectural Review Page 2 of 4 Rev. Rev: 11/22/17
environmentally sensitive. Here, the project is adding 1,623 square feet to an existing single - family residence in an established residential neighborhood; WHEREAS, the Project was reviewed and recommended for denial by the His torical and Landmarks Commission at the regular Historical and Landmarks Commission meeting on February 2, 2023;
WHEREAS, the Project was reviewed and recommended for approval of the Rezone by the Planning Commission on August 23, 2023;
WHEREAS, on September 29, 2023, a notice of the public hearing on this item was posted in three conspicuous locations within 300 feet of the project site and mailed to property owners within 300 feet of the project site; and
WHEREAS, on October 10, 2023, the City Council held a duly noticed public hearing to consider the Rezoning and Architectural Approval, at which time all interested persons were given an opportunity to provide testimony and present evidence, both in support of and in opposition to the proposed rezoning.

NOW THEREFORE, BE IT FURTHER RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:

1. That the City Council hereby finds that the above Recitals are true and correct and by this reference makes them a part hereof.

2. The City Council makes the following findings regarding the proposed architectural design of the Project:

A. That any off -street parking areas, screening strips and other facilities and improvements necessary to secure the purpose and intent of Chapter 18.76 of the City Code and the General Plan of the City are a part of the proposed development, in that the Project provides the required one covered parking space for the residence and provides area surfaced with all-weather materials for parking of vehicles.

Resolution/ 1485 Bellomy Street – Architectural Review Page 3 of 4 Rev. Rev: 11/22/17
B. 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 proposed project would not intensify the use of the property that would cause increased traffic congestion or hazard as the property would continue to be utilized as a single -family residence and pro vide one covered parking spaces onsite;
C. 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 Chapter 18.76 and the General Plan of the City, in that the Project design is in keeping with the character of the existing block and the larger Old Quad neighborhood in that the Project will have a two-story scale and massing similar to the surrounding single-family homes; D. 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 the Project and will not be materially detrimental to the public welfare or injurious to property or improvements in such 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.

E. That the proposed development, as set forth in the plans and drawings, is consistent with the City’s Community Design Guidelines, in that the addition is compatible in material and roof form as the adjacent historical house at 1479 Bellomy Street ; and the second-story addition is designed with no egress windows on the east and west side to prevent privacy impact to adjacent neighbors.

Resolution/ 1485 Bellomy Street – Architectural Review Page 4 of 4 Rev. Rev: 11/22/17

3. That based upon the development plans and architectural review of the Project, the City Council hereby provides architectural approval of the Project.

4. Effective date. This resolution shall become effective immediately.

I HEREBY CERTIFY THE FOREGOING TO BE A TRUE COPY OF A RESOLUTION PASSED

AND ADOPTED BY THE CITY COUNCIL AT A REGULAR MEETING THEREOF HELD ON THE 10th DAY OF OCTOBER, 2023 BY THE FOLLOWING VOTE:

AYES: COUNCILORS:

NOES: COUNCILORS:

ABSENT: COUNCILORS:

ABSTAINED: COUNCILORS:

ATTEST:

NORA PIMINTEL, MMC

ASSISTANT CITY CLERK

Attachments incorporated by reference:

1. Conditions of Approval

2. Development Plans

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

CONDITIONS OF PD REZONE APPROVAL

In addition to complying with all applicable codes, regulations, ordinances and resolutions, the following conditions of approval are recommended:

GENERAL
G1. If relocation of an existing public facility becomes necessary du e to a conflict with the developer's new improvements, then the cost of said relocation shall be borne by the developer.

G2. Comply with all applicable codes, regulations, ordinances and resolutions.

ATTORNEY’S OFFICE
A1. The Developer agrees to defend and i ndemnify and hold City, its officers, agents, employees, officials and representatives free and harmless from and against any and all claims, losses, damages, attorneys' fees, injuries, costs, and liabilities arising from any suit for damages or for equitable or injunctive relief which is filed by a third party against the City by reason of its approval of developer's project.

COMMUNITY DEVELOPMENT
P1. It shall be the developer's responsibility through his engineer to provide written certification that the dra inage design for the subject property will prevent flood water intrusion in the event of a storm of 100 -year return period. The developer's engineer shall verify that the site will be protected from off -site water intrusion by designing the on-site grading and storm water collection system using the 100 -year hydraulic grade line elevation provided by the City's Engineering Department or the Federal Flood Insurance Rate Map, whichever is more restrictive. Said certification shall be submitted to the City Building Inspection Division prior to issuance of building permits.

P2. The project site is located in Seismic Hazard Zone as identified by the State Geologist for potential hazards associated with liquefaction, pursuant to the Seismic Hazard Mapping Act (Div.2 Ch7.8 PRC), and the developer shall prepare and submit a geotechnical hazards investigation report acceptable to the City of Santa Clara Building Official prior to issuance of permits.

P3. Submit plans for final staff-level architectural review to the Planning Division. The plans shall demonstrate the proposed changes to the house at 1479 Bellomy Street will comply with the preservation treatment plan for this structure, prior to issuance of building permits. Said plans to include, but not be limited to: fin al stormwater pollution prevention details (including disconnecting downspouts), site plans, floor plans, elevations, and landscape plans.

P4. In the event historic/prehistoric artifacts or human remains are discovered during ground disturbing activities, the following measures will be implemented: In compliance with State law (Section 7050.5 of the Health and Safety Code and Section 5097.94 of the Public Resources Code), in the event human remains are encountered during grading and construction, all work within 25 feet of the find will stop and the Santa Clara County Coroner’s office will be notified. If the remains are determined to be Native American, the Coroner will notify the Native American Heritage Commission to identify the “Most Likely Descendant” (MLD). The City, in consultation with the MLD, would then prepare a plan for treatment, study and reinternment of the remains.

P5. In compliance with State law (Section 7050.5 of the Health and Safety Code and Section 5097.94 of the Public Resources Code), in the event that historical artifacts are found, all work within 50 feet of the find will stop and a qualified archaeologist will examine the find. All significant artifacts and samples recovered during construction would be cataloged and curated by a qualified archaeologist and placed in an appropriate curation

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

facility. The archaeologist must then submit a plan for evaluation of the resource to the City of Santa Clara Planning Division for approval. If the evaluation of the resource concludes that the found resource is eligible for the California Register of Historic Resources, a mitigation plan must be submitted to the City of Santa Clara Planning Division for approval. The mitigation plan must be completed before earthmoving or construction activities can recommence within the designated resource area.

P6. The following measures are included in the project to reduce the potential for nuisances related to construction:
a. Construction activities shall be limited to the hours between 7:00 AM and 6:00 PM, Monday through Friday, and between the hours of 9:00 AM to 6:00 PM on Saturday. No construction activities shall occur on Sundays or holidays. b. Equip all internal combustion engine -driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. c. Locate stationary noise generating equipment as far as possible form adjacent residential properties.
d. Acoustically shield stationary equipment located near existing residential properties.
e. Utilize “quiet” air compressor s and other stationary noise sources where technology exists.
f. The contractor shall prepare a construction plan identifying the schedule for major noise -generating construction activities. The construction plan shall identify a procedure for coordinating w ith adjacent residential land uses so that construction activities can be scheduled to minimize noise disturbance.

P7. Provide automatic garage door openers for each garage.

P8. The parking space in each garage shall be maintained open and accessible for use as parking stalls.

P9. The interior and exterior of property shall be maintained free of all life safety hazards and violations at all times.

P10. The exterior of the structure shall be maintaine d in good condition, to the satisfaction of the Director of Community Development, including but not limited to the following:
a. Chipped or peeling paint shall be repainted.
b. Broken windows shall be repaired.
c. Landscaping shall be maintained in live condition. Dead plants are to be removed.

Plants shall be well kept, with grass, shrubs, hedges and other landscaping to be cut or trimmed to the satisfaction of the Community Development Director. d. All areas visible from off-site shall be maintained in a clean and tidy manner. e. No exterior storage may be kept in areas visible from the public right of way.

P11. No chain link fencing is allowed, unless it is screened from view from off site by wood, masonry, or other fencing, to the satisfaction of the Director of Commu nity Development.

P12. A future addition to the house at 1485 Bellomy Stree t may be permitted , subject to Architectural Review Approval by the Director of Community Development or by the Development Review Hearing, and, provided the addition complies with the development standards of the R1-6L Zoning District.

P13. No portion of th e homes shall b e sectioned off such that a resident does not have full access to all common areas of the residence.

P14. Any changes to the number of exterior entrances to the residential structures shall require Planning approval.

BUILDING DIVISION

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

BD1. The construction permit application drawings submitted to the Santa Clara Building Division shall include a copy of the latest Federal Emergency Management Agency (FEMA) Flood Zone Map: https://msc.fema.gov/portal/home. The project drawings shall indicate how the project complies with the Santa Clara Flood Damage Prevention Code. a. FEMA Flood Zone map designations and requirements are based on the map in effect at date of Building Permit issuance.

BD2. The construction permit application drawings submitted to the Santa Clara Building Division shall include Santa Clara Valley Urban Runoff Pollution Prevention Program Low Impact Development (LID) practices http://www.scvurppp-w2k.com/nd_wp.shtml. All projects that disturb more than one acre, or projects that are part of a larger development that in total disturbs more than one acre, shall comply with the Santa Clara Valley Urban Runoff Pollution Prevention Program Best Management Practices (BMP):
http://www.scvurppp-w2k.com/construction_bmp.shtml, and shall provide a Storm Water Pollution Prevention Plan (SWPPP) by a certified Qualified SWPPP Developer (QSD).

All site drainage and grading permit applications submitted to the Santa Clara Building Division shall include a city of Santa Clara "C3" data form, available on this web page:https://www.santaclaraca.gov/our-city/departments-g-z/public- works/environmental-programs/stormwater-pollution-prevention and will be routed to a contract consultant for review.

BD3. No California construction code review is being done at this time. The construction permit application drawings submitted to the Santa Clara Building Division shall include an overall California Building Code analysis, including; proposed use and occupancy of all spaces (19' CBC Ch. 3), all building heights and areas (19' CBC Ch. 5), all proposed types of construction (19' CBC Ch. 6), all proposed fire and smoke protection features, including all types of all fire rated penetrations proposed (19' CBC Ch. 7), all proposed interior finishes fire resistance (19' CBC Ch. 8), all fire protection systems proposed (19' CBC Ch. 9), and all means of egress proposed (19' CBC Ch. 10). -Noncombustible exterior wall, floor, and roof finishes are strongly encouraged.  During construction retaining a single company to install all fire rated penetrations is highly recommended.
 The grade level lobbies shall be min.1 hour rated all sides and above.  All stair shafts shall be min. 1 hour rated.
 All elevator shafts shall be min. 1 hour rated.
 All trash chute shafts shall be min. 1 hour rated.
 Recommendation: provide a minimum of two trash chutes; one for recyclables, one for trash, each trash chute to be routed down to a grade level trash collection room.
 Any trash rooms shall be min. 1 hour rated all sides and above.

BD4. The overall project construction permit application shall include the geotechnical, architectural, structural, energy, electrical, mechanical, and plumbing drawings and calculations. Prior to the issuance of the overall project construction permit, a conditions of approval review meeting must be held in city hall, which meeting must be attended by the on-site field superintendent(s). The meeting will not be held without the attendance of the on-site field superintendent(s). The on-site grading permit shall be a separate permit application to the Building Division.

BD5. See Title 15 of the Santa Clara City Code for any amendments to the California Building Codes.

BD6. This project is subject to the provisions of the City of Santa Clara 2022 Reach Code, effective January 2022 See Ordinance No. 2034 and/or Title 15 of the Santa Clara City Code.
a. Chp. 15.36 – Energy Code for “all electric” provisions for new construction.

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

b. Chp. 15.38 – Green Building Code for additional Electric Vehicle Charging requirements for new construction.

ENGINEERING
E1. Obtain site clearance through Public Works Department prior to issuance of Building Permit. Site clearance will require payment of applicable development fees. Other requirements may be identified for compliance during the site clearance process.

Contact Public Works Department at (408) 615-3000 for further information.

E2. All work within the public right-of-way and/or public easement, which is to be performed by the Developer/Owner, the general contractor, and all subcontractors shall be submitted within a Single Encroachment Permit to be reviewed and issued by the City Public Works Department. Issuance of the Encroachment Permit and payment of all appropriate fees shall be completed prior to commencement of work, and all work under the permit shall be completed prior to issuance of occupancy permit.

E3. Submit public improvement/encroachment permit plans prepared in accordance with City Public Works Department procedures which provide for the installation of public improvements directly to the Public Works Department. Plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to approval and recordation of final map and/or issuance of building permits.

E4. Bellomy Street was slurry sealed during the 2020 pavement program. Per the City pavement moratorium (Ordinance No. 1998), no pavement cuts are permitted until after 12/31/2023. Refer to https://www.santaclaraca.gov/our-city/departments-g-z/public- works/maintenance-operations/street-maintenance/pavement-preservation-ordinance for more information.

E5. Traffic improvements must comply with the City of Santa Clara Standard Specifications for Public Works Construction
E6. Landscape improvements within 10 feet of a driveway must be less than 3 feet or greater than 10 feet per City Standard Detail TR-9.

E7. All on-site structures must be clear of Driveway Clearance Areas per City Standard Detail TR-9.

E8. If a new driveway is installed, design and construction of the driveway shall be in accordance with City Standard Detail ST-5.

STREET DIVISION
Landscape
L1. Applicant must apply for a City Street Tree by calling Department of Public Works – Street Department at 408-615-3080. Applicant may choose from Approved Street Tree List, final determination provided by City staff based on site restrictions.

L2. No cutting of any part of public or private trees, including roots, shall be done without securing prior approval of the City Arborist. Tree trimming/removal shall be done in accordance to the City of Santa Clara Tree Preservation/City Arborist specifications and with direct supervision of a certified arborist (Certification of International Society of Arboriculture).

Solid Waste
SW1. This property falls within the City’s exclusive franchise hauling area. The applicant is required to use the City’s exclusive franchise hauler and rate structure for

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

any hired debris boxes. Prior to the issuance of a Public Works clearance, the project applicant shall complete and sign the Construction and Demolition (C&D) / Waste Management Rules and Regulations Form.

Stormwater
ST1. The applicant shall incorporate Best Management Practices (BMPs) into construction plans and incorporate post-construction water runoff measures into project plans. Include the SCVURPPP Countywide Construction BMPs Plan Sheet with the plans.

ST2. All outdoor equipment and materials storage areas shall be covered and/or bermed, or otherwise designed to limit the potential for stormwater runoff. No storage of construction material, or landscape material in street.

ST3. The use of architectural copper is discouraged. If such material is used, all wastewater generated by the installation, cleaning, treating, or washing of the surface of copper architectural features, including copper roofs, shall not be discharged to the City’s storm drain system.

WATER
W1. Water Service: If the project is required to instal l an onsite fire suppression system (e.g. sprinkler system) for the existing residence, the ap plicant shall replace the existing service and meter with a 1” service and meter.

W2. Encroachment Permit: Prior to issuance of Building Permits, the applicant shall submit an encroachment permit application and design plans for construction of water utilities that comply with the latest edition of the Water & Sewer Utilities Water Service and Use Rules and Regulations, Water System Notes, and Water Standard Details an d Specifications. In addition, prior to the City's issuance of Occupancy, the applicant shall construct all public water utilities per the approved plans. The Water & Sewer Utilities will inspect all public water utility installations and all other impro vements encroaching public water utilities.

W3. Utility Design Plans: Utility Design Plans shall indicate the pipe material and the size of existing water, recycled water and sewer main(s). The plans shall show the nearest existing fire hydrant and the two n earest existing water main line gate valves near the project area. The plans shall show meter and backflow configurations to scale and per City of Santa Clara Water & Sewer Utilities Standard Details. Note that all new water meters and backflow prevention devices shall be located behind the sidewalk in a landscape area. Fire hydrants should be loca ted two feet behind monolithic sidewalk if sidewalk is present; two feet behind face of curb if no sidewalk is present, per City Std Detail 18. The plans shall pr ovide the profile section details for utilities crossing water, sewer, or recycled water mains to ensure a 12” minimum vertical clearance is maintained.

W4. Utility Separations: Applicant shall adhere to and provide a note indicating that all horizontal and vertical clearances comply with State and local regulations. The applicant shall maintain a min imum 12” of vertical clearance at water service crossing with other utilities, and all required minimum horizontal clearances from water services: 10' from sanitary sewer utilities, 10’ from recycled water utilities, 8' from storm drain utilities, 5' from fire and other water utilities, 3' from abandoned water services, 5' from gas and electric utilities, and 5’ from the edge of the propose or existing driveway. Fo r sanitary sewer, water, and recycled water utilities, the applicant shall maintain a minimum horizontal clearance of 10' from existing and proposed trees. If applicant installs tree root barriers, clearance from tree reduces to 5' (clearance must be from the edge of tree root barrier to edge of water facilities). No structures (fencing, foundation, biofiltration swales,

1485 Bellomy Street PLN22-00088
Conditions of PD Rezone Approval

etc.) allowed over sanitary sewer, potable water and/or recycled water utilities and easements.

W5. City Standard Meters and Backflows: All p roposed meters and backflows for all water services shall meet the current City of Santa Clara Water & Sewer Utilities Standard Details. Plans shall show meter and backflow configurations to scale.

W6. Easements: Prior to City’s issuance of Building or Gradi ng Permits, the applicant shall provide a dedicated water utility easement around the backflow prevention device onsite.

The water utility easement for the water services and all other public water appurtenances shall be a minimum 15 feet wide and be adjac ent to the public right -of- way without overlapping any public utility easement. Additionally, the applicant shall submit plans defining existing easements so Water Division can verify if there are any conflicts with proposed easements and water utilities.

W7. Underground Fire Permit: Prior to issuance of Building Permits, applicant shall submit an underground fire permit unless otherwise waived by the Fire Department. If fire flow information is needed, applicant shall coordinate with Water and Sewer Utilitie s Department, for fire flow information at (408)615-2000. A dedicated fire service line, with an approved backflow prevention device, shall be used for on -site fire hydrants. Fire service lines required for commercial and industrial use shall be sized appr opriately per fire flow demand and code requirements.

W8. Record Drawings: Upon completion of con struction and prior to the City’s issuance of a Certificate of Occupancy, the applicant shall provide "as -built" drawings of the public water utility infrastructure prepared by a registered civil engineer to the satisfaction of the Director of Water & Sewer Utilities Department.

W9.

POLICE
PD1. Address numbers shall be c learly visible from the street and shall be a minimum of six (4) inches in height and a color contrasting with the background material. Numbers shall be illuminated during hours of darkness. Where multiple units/buildings occupy the same property, all unit/building addresses shall be clearly visible. If that is not possible, a sign listing all addresses shall be posted at the main entrance or front of the property.

FIRE
F1. Fire sprinklers are required t o be installed within the new and existing portions of the residence.

PARKS & RECREATION
PR1. Project subject to Dwelling Unit Tax (DUT) of $15.00

I:\PLANNING\2022\Project Files Active\PLN22-00088 1485 Bellomy Street (PD Rezone)\PC\Conditions of PD Rezone Approval - Final.doc JB<VJi:

GENERAL NOTES
TY"f'E OF CONSTRUCTIO N : HOM E* ATTACHED GARAGE
WOOD FRAMED WALLS . WOOD FRAMED FLOORS. GROUP
R.3 OCCUP A NCY PER CALIFORN IA BUILDNG CODES.

BUILDER S HALL COORDINATE A LL THE WORK OF A LL
TRADES.

B UIL DER SHALL R.EVIEW DRAWINGS IN THEIR ENT IRETY
BEFOR.E STARTI N G WOR.K . THE BUILDER. SHALL ACC EPT
FULL RESPONSIB ILITY' FOR ANY ERR.ORS OR OMISS IONS

NOT REPORTED IMMEDIA T ELY IN WRITING TO THE
ARCHITECT. BAC KCHARGES WILL NOT BE ACCEPTED.

B UIL DER 15 RESPONSIBLE FOR A DEQU ATE BRACI N G OF

STRUCTURAL OR NON-STRUCTURAL MEMBERS DURI N G
CONSTRUCTIO N .

ALL WINDOWS AND DOORS SHALL B E CAULKED AND
WEAT HER STRIPPED. WINDOW UNITS SHALL DISP LAY

LABELS S HOWING COMPLIANCE W ITH CALIFORNIA TIT LE
24 ENERGY EFFICIENCY SECTIO N .

NOTE:

ALL CODES APPLICABLE TO THE WORK PROPOSED (E .G.
20 I 9 CBC, CRC, CEC, CMC, CPC, CALIFORNIA

BUILD ING ENENERGY EFFIC IENCY STAN DARDS ,
CALIFOR N IA GREEN BUILDING STANDARDS CODE.

OCCUPANCY CLASSIFICAT IONS
OCCUPANCY GROUPS : R.3/U
CONSTRUCTIO N TYPE : TYPE V-B

HERS VERIFICATIONS REQUIRED
BUILD IN G-LEVEL VERIFICATION:
- HIGH QUALITY INSULATION INSTA LLAT ION (OIi)
- IAQ MECHA N ICAL VENTILATION
COOLING SYSTEM VERIFICA TIONS:
-M I N IMUM AIRFLOW
-VER.IFIE D EER
- VERIFIED SEER
- VERIFIED R.EFRIDGERANT CHARGE
-FAN EFF ICACY WATTS/CFM
HVAC DISTR IBUTION SYSTEM VERIFICATIONS:
-DUCT SEALING
DOMESTIC HOT WATER SYSTEM V ERIFICATIONS:
- N ONE

SETBACKS
S ILLS, EAVES. BELT COARSES. CORN ICES , CAN OPIES, A N D

OTHER S IMILAR ARCH ITECTURAL FEAT U RES MAY NOT
PROJECT , HORIZONTALLY MORE THAN TWO (2) FEET INTO
ANY SETBACK AR.EA. (SJMC 20.30.400)
GR.ADE

FI N ISH GRADE AROUND THE STRUCTURE SHAL L SLOPE
AWAY FROM THE FOUND ATION A M I NIMUM OF 5% FOR
A MINIMUM DISTANCE OF IO FEET (CBC I 504.4)

IMPERVIOUS WITHIN IO FEET OF THE BUILDING FOUNDATION
SHAL L BE SLO PED A M INI M UM OF 2% AWAY FROM THE
BU ILD ING (CBC I 5204.4 )

PROJECT INFORMATION
~
G IOVANNI 4- PRISCILLA BUI
ADDRESS : I 485 BELLOMY STREET
SANTA CLARA, CA 95050
SCOPE OF WORK:

I. BUILD NEW ADDITION AT FRON T ♦ REAR OF (E) LOT

2. BUILD N EW 2ND STORY ADDITION AT (E)STRUCTURE

3. UPGRADE ELECTR ICAL , PLU M BLING ♦ MEC H ANICAL

4. IN STALL N EW ROOF COMPOSITION SHINGLES
PLAN DESIGNER: JOEL P. JAQUE Z

J P DESIGNS
GS JACKL IN Cl RCLE
MILPITAS, CA 95035, 408-204 - G I I 2
STRUCTURAi ENG I NEER: JODY T . TAI. P.E.

J P DESIGNS
30998 H UNTWOOD AVENUE STE I 08
HA'r'WARD , CA 9454 4 , 5 IO 477 - 8833

ALTERNAT IVE ENERGY SYST EMS
3235 N. VERDUGO RD.

GLENDALE . CA 91 208 , 818-957-7733

APPLICABLE CODES

PROJECT DATA
I.PARCEL NO.: 2G9350G7

2. YEAR BUILT: I 9GO

3. LOT S IZE : 35.25 X I 08.50 = 3824.G25 SF

4. ZON I NG : PD - PLANNED DEVELOPMENT

5. TYPE OF CON STRUCT ION : VB
G. LOT COVERAGE :
(E} GARAGE , 245 SF
(E} RESIDENCE : GGB SF
PROPOSED ADDITION J ST FLR , G J 5 SF
T OT AL LOT COVERAGE : I , 5 28 SF
F .A.R. , I , 528/3,824 = 0.3995 OR 40%

7. LIVING SPACE :
(E) RESIDENCE : GG8 SF
PROPOSED ADDI TIO N J ST FLOOR : G I 5 SF
TOTA L LIVI N G I ST FLOOR: I , 283 SF
PROPOSED 2ND F LOOR , J ,008 SF
T OTAL LIVI N G SPACE 2ND F LOOR : I ,008 SF
PROPOSED TOTA L LIVING : 2 , 29 I SF
F.A.R. : J ,005/ I ,525 = 0.6596 OR GG%
VENTILATION CALCS .

ROOF (ATTIC)
,---------------------- PROVIDE I 50. IN. OF VENT ILAT ION PER I 50 THIS PROJ ECT SHALL COMPLY WITH THE FOLLOWI N G CODES:
20 I 9 CALIFORN IA BUILDING CODE
20 I 9 CALIFORN IA MECHANICA L CODE
2 0 I 9 CALIFORN IA TITLE 24 EN ERGY CODE
20 I 9 CALIFORN IA P LU MBING CODE AND (CBC )
20 I 9 CALIFORN IA ELECTRICAL CODE
20 I 9 C A LIFO RNIA FIRE CODE
20 I 9 CALIFORN IA BUILDING ENERGY EFFICIENCY STANDARDS

SHEET INDEX
A I COVER PAGE ,t. SITE PLAN
A2 EXISTI N G FLOOR PLAN
A3 PROPOSED FLOOR PLAN
A4 ELEVAT IONS

AS (E)ELEVATIONS

AG ELEVAT IONS
A 7 PROPOSED ROOF PLAN
MEP MECHAN ICAL, ELECTRICAL 4- PLUM BING PLAN
SI CROSS SECTION . FOUNDAT ION ,t. ROOF FRAMI NG PLAN
52 CONCRETE 4' WOOD DETAILS
53 CONCRETE ,t. WOOD DETAILS 4- STRUCTURAL NOTES
Tl TITLE 2 4
T2 RESIDE NT IAL MANDATORY MEASURES
T3 20 I 9 CALGR.EEN RES IDENTIAL MANDATORY MEASURES
SQ. I N . OF ATTIC SPACE. PROVIDE THAT 50%

OF REQUIRED VENTILATORS IN THE UPPER

PORTION OF THE ATTIC, (HIGH VENTING) A T
3'- 0'' ABOVE EAVE VENT WITH THE BALANCE
BEI NG PROVIDED BY EAVE VENTS. (LOW

V ENTING)
ROOF VENTS SHALL BE:

TAPER.ED LOW- PROFILE COMPOS ITION VENTS
BY O'HAGIN OREO 72 SQ. IN. FREE VENT
AR.EA.

NOTE: PROV IDE A VAPOR RETARDER
HAVING A ONE PERM. MAX

TRANSMISSION RATE ON TH E WARM SIDE

OF THE ATT IC INSULATION AT ALL ATTICS
WITH I// 50 VEN TILAT ION RATE.

VICINITY MAP ( NTS)
\\
9Tapl:ands
• i.
9 Nilson P·es.chool Buc1ser M djle Schoo l;'>
f:,
if
-~ ..
!
s:an:aaaraB
MiMiol'I Cemeteey Y
-z
'bi
:,,:••r \ _.1'="" .,,,,~ ql ~('J'-
Crepes Bi3tro f
Timh,=.rlp.1f A1.Fr1mPnfc;q
T
I
I
I
I
'-
~
I
N
I
5'-1 /"
l'ROl'!'.RTY UN!'.

35.25 24'-2" 5'-2"
T
I
I
I
I
I
I
i I
:'~~~iT~6~D
J I
: I
i I
i I
: I
: I
~b
~~
~I
I
I
I
I
I 485 BELLOMY STREET

SITE PLAN
1/8"=1' - 0''
z
<(
...I
ll.
w
t: en
c/S
w
C)
<(
ll.

Cl:'.
w
> 0
()
"01
DESIGN
Milpilaa . Ca&fomia
Jpdoel;IM,50gmaLcom

REVISIONS
DATE
SHEET:

A1
1-

EXISTING RESIDENCE
710 SQ. FT.

FORCH
5l
lJllllli,___
O'-C?CLG. tfT.

EXISTING FLOOR PLAN

KITCHEN
8'-0" CLG. HT.
,--- , ~ ,----
1/4' - 1'- 0'
Rnldentlal · Deslgnen · Planners
z
~ ...J
D..
0::
0 0 ...J
IL
C!)
z
i= (/)
x w
Ml pilas, Calfornia
[email protected]
I-w w 0:: w
I- (.)
Cl.) z <(
>- w () :ii: C ~
o ci> d
..J w ;'!:
..J 0:: ~ w (/)
m::,
an m
co
""1:1'
'I""

REVISIONS
~
SHEET:

A2
TVvO EXISTING 2X4

EXTERIOR GARAGE

WALLS TO REMAIN ALL

OTHER EXTERIOR
WALLS SHAU. 13E NEW
2Xb WALLS

EXISTING RESIDENCE
710SQ. FT.
12'- 1½'
b2 _;IL.

EGRESS

BEDROOM I
9 '-0' CLG. HT.

EXISTING REAR WALL LINE --- ] PROPOSED ADDITION ~
24 Gfl PKT

PROPOSED I ST FLOOR PLAN
4b_2 SL.

BEDROOM 2
t:l-0" CLG. HT.

BEDROOM 3
5'-0" CLG. HT.

PROPOSED 2ND FLOOR PLAN
QS __ SL.
25 '- I{½'

GREAT ROOM
9 '-0" CLG. HT.

ISLAND 5'-0'X I 0-0'
lrnJ
Q5 __ SL.

KITCHEN
9'-0' CLG. HT.

I
I
I
I
I
I _____________ J

MASTER SUITE
8 '-0' CLG. HT.
0 PROJECT DATA
I. PARCEL NO. , 2G9350G7

2. YEAR BUILT , I 5GO

3. LOT SIZE , 35.25 X I 08.50 - 3 ,824 SF

4. ZONING , PD - PLANNED DEVELOPMENT

5. 1YPE OF CONSTRUCTION , VB
G. LOT COVERAGE ,
(E) GARAGE , 245 SF
(E) RESIDENCE , GG8 SF
PROPOSED ADDITION I ST FLR , GI 5 SF
TOTAL LIVING SPACE I ST FLR. , I ,528 SF
F.A.R. , I ,528/3,82 4 - 0.3555 OR 4 0%

7. LIVING SPACE ,
(E) RESIDENCE , GG8 SF
PROPOSED ADDITION I ST FLOOR , GI 5 SF
TOTAL LIVING I ST FLOOR, I ,283 SF
PROPOSED 2ND FLOOR , I ,008 SF
TOTAL LIVING SPACE 2ND FLOOR, 1,008 SF
PROPOSED TOTAL LIVING , 2 ,251 SF
F.A.R. , 1,00811,528 - O.G55G OR GG%

PROPOSED ADDITION
b l5 5Q. FT.

Restdentlal • Designers • PIMnen
z
<{
....I
Q.
0:::
0 0 ....I
IL
0 w en 0 Q.
0 0::: Q.

Ml pitas,Cslfomia
[email protected]
I-w w 0:: w I- 0
Cl.) z <(
>- w u
:E 9 i 0 Cl.) d
..JW;!:
..J 0:: ~ w 1/)
m::::>
an m
co
""1:1'
'I""

REVISIONS
~
SHEET:

A3
NEWVIN'Tl. D6L.

PANE WINDO'w'S WI
6LACK FRAMES
TYP.

F16ER CEMENT
SIDING EXT. TYP.
f .f.

FRONT ELEVATION
NEW COMPOSrTION
R00f5H INGL£5TYP. ------,,,__

REAR ELEVATION
CLG. T.

I --- --------- - --------- - --------- - -------- - ----r---- - -----

RIGHT ELEVATION

LEFT ELEVATION
lf4' • 1'- 0' 1/4' • 1'· 0'
Rnldentlal · Deslgnen · Planners
rn z
0 ~ > w
...J
w
Ml pilas, Calfornia
[email protected]
I-w w 0:: w
I- (.)
Cl.) z <(
>- w () :ii: C ~
o ci> d
..J w ;'!:
..J 0:: ~ w (/)
m::,
an m
co
""1:1'
'I""

REVISIONS
~
SHEET:

A4
EXISTING VIN'Yt;
WINDO'w'5 TYP.

EXISTING STUCCO
EXTERIOR. fl NISH TYP.
m
EXISTINGFL.OdR ___ ---~--

VENTSTYP - -
----.-----~_;_·_;_--__

LEFT ELEVATION
EXISTING COMPOSmO N
ROOF SHINGL.ES TYP.

EXISTING STUCCO
EXTERIOR FINISH TYP.

RIGHT ELEVATION
6 '-0"PL. 4'-
114' - 1'- Cf
6'-0" PL. 4'-

EXISTING COMPOSITION
R.OOF SHINGLES TYP.

EXISTING VINYL
WINDONS TYP.

EXISTING STUCCO
EXTERIOR. FINISH TYP.
m

REAR ELEVATION

EXISTING COMPOSITION
R.OOF SHINGLES TYP.

EXISTING STUCCO
EXTERIOR. FINISH TYP.

EXISTING ALUMINUM
GARAGE DOOR.

D D □□

FRONT ELEVATION

EXISTING SOLID
CORE EXT.

WOOD DOOR
6 '-0"Pl. 4'-

EXISTING VINYL
WINDOV.-S TYP.
8 '-0" PL. <r-

EXISTING VINYL
WINDONS TYP.

Rnldentlal , Deslgnen . Planners
en z
0 ~
...J
w
(!)
z
~ x w
Mlpila s, Calfomia
[email protected]
1-w w 0:: w I- (.)
Cl) z
>- ~ ~
:I! - ~ 0 Cl)()
...J w ;'!:
...J 0:: ~ w-1/) m ::,
It) m co
~
T"
~ ~
SHEET:

AS
1a-, 1~ •

FRONT ELEVATION PARCEL B FRONT ELEVATION PARCEL A
1/4" - l '-0'
Restdentlal • Designers • PIMnen
en z
0 ~
....I
w
Ml pitas, Cslfomia
[email protected]

REVISIONS
~
SHEET:

A6
EXISTING 2X8 HIP T'r'f
EXISTING 2XG EXTERJO
FASCIA T'r'flCAL
R
EXISTING 2XG RAFTERS
@ 2 '-0' O.C. T'r'f.
'"' " II
F::" II
F ~
/
/
/
/ DIS
/
/
J /
/
F ✓
Lf II

EXISTING ROOF PLAN

PROPOSED ROOF PLAN
~
=;J
=u C ==c
~ /'
/
~
/'
/'
~
I
/ I
"' " /
~ ~ F
II f¾:
1/4' - 1'·0'
2ND FLOOR ROOF
1 ST FLOOR ROOF
Rnldentlal · Design..-. · Planners
z
~ ...J
D..

LL
0 0 er:
0 w en 0
D..
0 er:

D..

Mlpilas , Calfornia
[email protected]
I-w w 0:: w
I- (.)
Cl.) z <(
>- w () :ii: C ~
o ci> d
..J w ;'!:
..J 0:: ~ w (/)
m::, m an co
""1:1'
'I""

REVISIONS
~
SHEET:

A7