REPORT TO HISTORICAL AND LANDMARKS COMMISSION
SUBJECT
Title
PUBLIC HEARING: Consideration of a Significant Property Alteration Permit (PLN24-00062) for a 266 Square-Foot Addition to a Historic Resource Inventory Property at 1176 Lincoln Street
Report
BACKGROUND
The 6,260 square-foot subject property is located on the southwest corner of Fremont Street and Lincoln Street and includes a 786 square-foot two-bedroom, one and a half-bathroom one-story residence constructed in 1923 in the California Bungalow architectural style. The property has a 218 square foot detached one-car garage that appears to have been constructed concurrent with the house. The subject property was added as a historic resource to the City’s Historic Resource Inventory (HRI) and entered into a Mills Act Contract in 2020.
In accordance with Chapter 18.130.050 of the Santa Clara City Code, the project is before the Historical and Landmarks Commission (HLC) for a recommendation to the Director of Community Development for the proposed Major Significant Property Alteration (SPA) Permit to add habitable square footage to the rear of the existing two-bedroom, one and a half-bathroom main residence resulting in a three-bedroom, two-bathroom one-story single-family residence.
DISCUSSION
The applicant proposes a single-story addition to the rear of the historic main residence. The rear wall of the existing residence will be modified for the expanded functions that are associated with the addition. The proposed addition continues the box-shaped layout of the original house with walls and roof aligned to the existing. The proposed addition will provide a slight differentiation from the historic residence using siding of a different dimension, either five-inch or six-inch exposure as opposed to the existing four-inch exposure for the redwood siding. Composition roofing over the addition will also have a different shade of color to provide differentiation from the existing roof. The proposed window treatment matches that of the existing house.
As the historic property is under a Mills Act Contract, the owners have completed some of the work in accordance with their ten-year restoration plan. This work includes replacing the flooring inside the entire residence, improving electrical and plumbing service in multiple rooms, landscaping the front yard with drought tolerant plants, repairing the drainage spouts, and repairing several windows. The next tasks the owners plan to complete are fixing the dry rot, painting the exterior walls, and replacing the existing driveway.
Whenever additions are proposed to HRI properties required findings are necessary for approval of the SPA. Pursuant to SCCC Section 18.130.050(D), a decision to approve, approve with changes, and/or conditions, or deny the application for the SPA Permit shall be based upon the following findings:
1) The alterations shall be designed to the essential character, features, and defining elements that make the HRI property significant;
2) The project proposal shall not have a significant adverse effect on the integrity of the HRI property;
3) The alterations must be compatible with the existing structure or district; and
4) The alterations must be consistent with the Secretary of the Interior’s Treatment Standards.
Conclusion
The proposed addition to the HRI property meets the finding that the alterations are consistent with the Secretary of Interior’s Treatment Standards (Attachment 2). A Secretary of the Interior’s Standards Review was prepared by Marvin Bamburg of MBA Architects to analyze the proposed project. The report concludes, and staff concurs, that the proposed additions to the main residence adhere to the Secretary of the Interior's Standards for Rehabilitation in that the addition will not destroy historic materials, features, and spatial relationships that characterize the property. The proposed addition is to the rear of the property and does not change the existing front façade. The proposed alterations would be compatible with the historic materials, features, size, scale, proportion, and massing to the protect the integrity of the property and its environment.
ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301 - Existing Facilities, in that the project is limited to an addition to a historic single-family residence.
PUBLIC CONTACT
Public contact was made by posting the Historical Development Review Hearing agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov <mailto:clerk@santaclaraca.gov> or at the public information desk at any City of Santa Clara public library.
A public hearing notice was mailed to property owners within a 300-foot radius of the project site on April 18, 2024. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Staff recommends that the Historical and Landmarks Commission recommend approval of the Significant Property Alteration (SPA) Permit to the Director of Community Development for the proposed addition to the historic resource, subject to conditions of approval.
Staff
Prepared by: Tiffany Vien, Associate Planner
Reviewed by: Sheldon Ah Sing, Development Review Officer
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Development Plans
2. Secretary of the Interior’s Standards Review
3. Ten-Year Restoration Plan
4. Historic Survey
5. Conditions of Approval