REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Significant Property Alteration / Architectural Review (PLN25-00524) for an Approximately 481 Square Foot First Floor Addition and an Approximately 233 Square Foot Second Floor Addition to an Existing Two-Story Single-Family Residence Resulting in a 3,006 Square Foot Single-Family Residence on the Historic Resource Inventory Located at 1184 Washington Street.
Report
File No.: PLN25-00524
Location: 1184 Washington Street
Applicant: Julie Salinas
Owner(s): Robert and Julie Swinson Salinas
Request: Significant Property Alteration and Architectural Review for an approximately 481 square foot first floor addition and an approximately 233 square foot second floor addition to an existing two-story single-family residence resulting in a 3,006 square foot single-family residence on the Historic Resource Inventory.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The project site is in a primarily residential area, with one-story and two-story residences (including properties on the Historic Resources Inventory and Mills Act Contract properties) and commercial uses along Benton Street. See Vicinity Map in Attachment 1.
• The project site contains an existing two-story single-family residence with a detached accessory dwelling unit (ADU). The property is listed on the city’s Historic Resources Inventory (HRI) and was constructed in 1861. The single-family residence is predominantly Gothic Revival, though there is a notable Greek Revival element (front entrance) as well. The single-family residence is currently subject to a Mills Act Contract.
• The proposed project involves an approximately 481 square foot first floor side/rear addition and an approximately 233 square foot second floor side/rear addition. The first-floor addition is to accommodate an additional bedroom, full bathroom, closets, and laundry area. The second floor addition is to accommodate two bathrooms and a laundry area. The proposal also includes internal reconfiguration to the rear portions of the first and second floors, with minimum to no alterations to the external walls.
• Additionally, the request includes a Minor Modification pursuant to Santa Clara City Code Section 18.124.020(B)(1)(d) that can be approved administratively. The Minor Modification is to allow a second-story interior side setback of 8’-7” where 10’-0” is required. The purpose of this setback is to offset the second story and reduce the effects of massing on neighboring properties. The second story addition is not visible from the street and does not detract from the integrity of the historic building.
• The project was heard by the Historic and Landmarks Commission (HLC) on March 5, 2026, in accordance with Historic Preservation Ordinance (Santa Clara City Code 18.130.050), which requires any project determined to be considered a major alteration to an HRI property, shall first receive a recommendation from the HLC.
o The HLC voted 7-0-0 to recommend approval of the project in that the project met the Secretary of the Interior Standards for rehabilitation and alterations.
o HLC was not supportive of the Condition of Approval (COA# P2) requiring the project to be redesigned to ensure the second-floor area does not exceed 66% of the first-floor area. The motion and vote were reflective of removing Condition of Approval # P2. The staff report from the HLC meeting is available in Attachment 6.
• A Secretary of the Interior’s Standards analysis of the proposed project was prepared by Brewster Historic Preservation. The analysis finds that the proposed project was designed to comply with the Secretary of the Interior’s Standards in that the project retains and preserves the majority of the character-defining features, retains and reuses the existing wood double-hung windows and existing wooden door with sidelights, utilizes exterior materials that are differentiated from the original, and the proposed additions and exterior alterations primarily occur on the non-primary elevations.
• Per the Santa Clara City Code Section 18.120(D)(1)(a) and 18.120(D)(1)(d), the request requires Architectural Review approval through a Development Review Hearing.
• The project is subject to the City’s adopted Single-Family and Duplex Design Guidelines (2014). The proposed project complies with the Single-Family and Duplex Residential Design Guidelines in that:
o The sill of the new windows along the side property line are raised by 5’-0” above the finished floor to reduce privacy concerns.
o A shallow roof pitch is utilized for the addition which reduces massing and the roof design does not lead to excessive roof ridgelines, hips, and valleys.
o The second-story addition is stepped back from the first floor wall allowing a roof segment to be maintained between the first and second floor.
o The proposed exterior material is high quality and is compatible with the neighborhood.
• On balance, the proposed project complies with the Single-Family and Duplex Residential Design Guidelines for the second story ratio in that:
o The proposed second-floor area is approximately 70% of the first-floor area, exceeding the approximately 66% ratio noted by the design guidelines. However, taking into consideration the HLC’s recommendation, on balance the project is in compliance with the Single-Family and Duplex Design Guidelines for the following reasons: (1) The existing single-family residence is a two-story building on the City’s Historic Resource Inventory, which has a 78% ratio; (2) The proposed addition is located behind and largely concealed by the existing two-story historic resource single-family residence; (3) The proposed second story addition is stepped back from the first floor wall, utilizes a single-sloped low pitch roof, and is not perceptible from the primary façade (front façade facing Washington Street); and (4) the proposal results in a reduction of the second story ratio.
• The proposed project meets the required findings set forth in Santa Clara City Code 18.120.
• There are no active City code enforcement cases for this property.
• A neighborhood notice was distributed within a 300-foot radius of the subject site for this project review.
FINDINGS SUPPORTING STAFF’S RECOMMEDATION
Granting the Architectural Review approval requires the following findings consistent with City Code Section 18.120.020(F):
1) That any off-street parking area, screening strips, and other facilities and improvements necessary to secure the purpose and intent of this title and the general plan of the City are a part of the proposed development, in that:
• The project site contains a one-car detached garage, which satisfies the city’s parking requirement as the City had approved a detached accessory dwelling unit in a prior permit. When detached garages are demolished or converted to an accessory dwelling unit, those off-street parking spaces are not required to be replaced. Therefore, the proposed project complies with the city’s parking requirement.
2) That the design and location of the proposed development and its relation to neighboring developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood, will not unreasonably interfere with the use and enjoyment of neighboring developments, and will not create traffic congestion or hazard, in that:
• The proposed project is an addition to an existing two-story single-family residence located in a primarily low-density residential area. The proposed project is in alignment with the anticipated development intensity of the area and as such, the proposed project is not anticipated to generate significant traffic in exceedance of what is expected in the area.
3) That the design and location of the proposed development is such that it is in keeping with the character of the neighborhood and is such as not to be detrimental to the harmonious development contemplated by this title and the general plan of the City, in that:
• The proposed project is an addition to an existing two-story single-family residence located in a primarily low-density residential area and has been designed in a manner that is consistent with Secretary of the Interior Standards for rehabilitation and alterations and the City’s adopted design guidelines.
4) That the granting of such approval will not, under the circumstances of the particular case, materially affect adversely the health, comfort or general welfare of persons residing or working in the neighborhood of said development, and will not be materially detrimental to the public welfare or injuries to property or improvements in said neighborhood, in that:
• The proposed project is an addition to an existing historic two-story single-family residence located in a primarily residential area. The project is designed in a manner that is consistent with Secretary of the Interior Standards for rehabilitation and alterations and contains high sill windows on the second-floor addition to reduce privacy concerns.
5) That the proposed development, as set forth in the plans and drawings, are consistent with the set of more detailed policies and criteria for architectural review as approved and updated from time to time by the City Council, which set shall be maintained in the planning division office. The policies and criteria so approved shall be fully effective and operative to the same extent as if written into and made a part of this title, in that:
• The proposed project is found to be in compliance with the City’s adopted Single-Family and Duplex Design Standards (2014). The proposed addition is utilizing high quality exterior materials that is compatible with the neighborhood along with high sill windows on the second floor to reduce privacy concerns. Furthermore, the proposed project is utilizing a shallow roof pitch to differentiate it from the existing historic building and to reduce massing. The project is also providing a step back from the first floor, allowing a roof segment to be maintained between the first and second floor and the proposed addition is located behind and largely concealed by the existing historic two-story single-family residence. Regarding the second floor ratio, while the second-floor area exceeds the first-floor area by 70%, (1) The existing single-family residence is a two-story building on the City’s Historic Resource Inventory, which has a 78% ratio; (2) The proposed addition is located behind and largely concealed by the existing two-story historic resource single-family residence; (3)The proposed second story addition is stepped back from the first floor wall, utilizes a single-sloped low pitch roof, and is not perceptible from the primary façade (front façade facing Washington Street); and (4) the proposal results in a reduction of the second story ratio.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 3.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Exemption Sections 15332 (In-Fill Development Projects) and 15331 (Historical Resource Restoration/Rehabilitation), in that the project involves an addition and renovation of a historic single-family residence in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.
PUBLIC CONTACT
Public contact was made by posting the Development Review Hearing agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov <mailto:clerk@santaclaraca.gov> or at the public information desk at any City of Santa Clara public library.
A public hearing notice was mailed to 71 property owners within a 300-foot radius of the project site on February 19, 2026. As of the writing of this report, planning staff has received one public comment in support of this application.
RECOMMENDATION
Recommendation
Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Sections 15332 - Infill and 15331 - Historical Resource Restoration / Rehabilitation, and Approve the Significant Property Alteration / Architectural Review for an approximately 481 square foot first floor addition and an approximately 233 square foot second floor addition to an existing two-story single-family residence resulting in a 3,006 square foot single-family residence on the Historic Resource Inventory located at 1184 Washington Street, subject to the findings and conditions of approval.
Staff
Prepared by: Tracy Tam, Associate Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Vicinity Map
2. Project Data and Compliance Table
3. Conditions of Approval
4. Development Plans
5. Public Comment
6. Web Link - 03.04.26 HLC Staff Report