REPORT TO HISTORICAL AND LANDMARKS COMMISSION
SUBJECT
Title
Recommendation on the Major Significant Property Alteration Permit (PLN26-00281) for the Proposed Addition of a Right-Side Dormer on the Second Story, Two New Double Hung Windows, and Extension of the Rear Roof to the Existing Ridgeline of the Existing Two-Story Residence Listed on the Historic Resource Inventory, Located at 580 Lincoln Street. CEQA Status: Exempt From CEQA Per Sections 15332 - Infill and 15331 - Historical Resource Restoration/Rehabilitation
Report
File No.: PLN26-00281
Location: 580 Lincoln Street, a 7,500 square foot lot located southwest of the intersection of Main Street and Lincoln Street on the west side of Lincoln Street; APN: 269-34-037; zoned Medium Density Residential (R3)
Applicant: David Kesting
Owner(s): Leigh Ganschow
Request: Major Significant Property Alteration Permit for the proposed addition of a right-side dormer on the second story, two new double hung windows, and extension of the rear roof to the existing ridgeline of the existing two-story residence listed on the Historic Resource Inventory.
Report
POINTS FOR CONSIDERATION
• The proposed project is in a residential tract consisting of two-story residences, multi-family residences, and other Historic Resource Inventory (HRI) properties. See Vicinity Map in Attachment 1.
• The property is listed on the City’s HRI and was constructed in 1890. The site includes an existing two-family residence with a 793 square-foot detached Accessory Dwelling Unit (ADU) attached to the existing 600 square-foot detached garage.
• The project is before the Historical and Landmarks Commission (HLC) 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.
• The proposed project involves adding a dormer roof on the right side of the second story, addition of two new wood double hung windows, and extending the rear roof of the second story to meet the existing ridgeline.
• A DPR 523A form was prepared by Forget Me Not History (Attachment 3). The analysis finds the property maintains its character-defining features through the two-story massing, steeply pitched gable roof, wood cladding, and exterior detailing. The previous one-story addition at the south façade is compatible with the original portion of the building, and the previous rear alterations are minor and obscured from view from the primary façade.
• An analysis of the proposed project’s consistency with the Secretary of the Interior’s Standards (SOIS) was prepared by Forget Me Not History (Attachment 4). The analysis finds the project was designed to comply with the SOIS in that:
o The project does not introduce conjectural features or architectural elements that would create a false sense of historical development.
o The cedar shingle fish scale siding is a character-defining feature of the historic building. The existing cedar shingle fish scale siding is an eight-inch size and the proposed shingle fish scale siding on the new dormer is a ten-inch size, preserving the property's historic character.
o The proposed rear roof extension to the existing ridgeline, which includes one new double-hung window, would be constructed with matching materials and paint colors and would be located on a non-original portion of the residence, thereby minimizing impacts to original historic fabric. The proposed project meets the required findings set forth in Santa Clara City Code 18.130.
• There are no active City code enforcement cases for this property.
• A neighborhood notice was sent for this hearing on August 20, 2026
FINDINGS SUPPORTING STAFF’S RECOMMEDATION
Granting the Significant Property Alteration approval requires the following findings consistent with City Code Section 18.130.050(D):
1) The alterations shall be designed to the essential character, features, and defining elements that make the Historic Resource Inventory property significant, in that:
• The project preserves the building's character-defining cedar shingle fish scale siding by using a ten-inch size in the proposed dormer.
• The scope of work is limited to the addition of a right-side dormer on the second story, the installation of one new double-hung window within the dormer, the extension of the rear roof to the existing ridgeline, and the installation of one new double-hung window associated with the rear roof extension.
2) The project proposal shall not have a significant adverse effect on the integrity of the Historic Resource Inventory property, in that:
• The proposed addition of a right-side dormer on the second story, including one new double-hung window, would be compatible with the existing residence in scale, placement, and materials, and would not remove or obscure the building’s primary character-defining features.
• The proposed extension of the rear roof including one new double-hung window, to the existing ridgeline, including one new double-hung window, would use matching materials and paint colors and would occur on a portion of the residence that is not original to the structure, thereby minimizing impacts to original historic fabric.
3) The alterations must be compatible with the existing structure or district, in that:
• The new dormer will incorporate ten-inch cedar shingle fish scale which is differentiated from the existing historic eight-inch cedar shingle fish scale. The addition will be painted to match.
• The extension of the rear roof to the existing ridgeline of the existing two-story residence will use the same materials and will be painted to match. This portion of the residence is not original to the structure and was added at a later date; therefore, the proposed work would not alter original historic fabric.
• The two new wood double hung windows will match the existing windows in color and material.
• The project maintains the building's vernacular closed gable cottage architectural character by preserving the building’s character-defining features.
4) The alterations must be consistent with the Secretary of the Interior’s Treatment Standards, in that:
• The project includes a historic resources analysis prepared by Forget Me Not History (Attachment 4 and Attachment 5), which concludes that the proposed work is consistent with the Secretary of the Interior's Standards.
• The project preserves the property’s historic character, requires minimal removal of existing building fabric, and retains the building’s character-defining features. The wall dormer could be removed in the future, and the roof slope could be reconstructed to match the existing roof configuration. Additionally, the rear alterations could be removed without significantly damaging or altering the building.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 2.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Exemption Sections 15332 - Infill and 15331 - Historical Resource Restoration/Rehabilitation, in that the project involves an addition and renovations of a historic single-family residence.
PUBLIC CONTACT
Public contact was made by posting the Historical and Landmarks Commission 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 141 property owners within a 300-foot radius of the project site on August 20, 2026. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Recommend that the Historical and Landmarks Commission find that the proposed project located at 580 Lincoln Street will not destroy or have a significant adverse effect on the integrity of the Historic Resource Inventory property and that the proposed construction is compatible with the resource and recommend approval of the Major Significant Property Alteration Permit to the Community Development Department Director.
Staff
Prepared by: Summer Foss Assistant Planner, Community Development Department
Reviewed by: Rebecca Bustos, Principal Planner, Community Development Department Approved by: Lesley Xavier, Planning Manager, Community Development Department
ATTACHMENTS
1. Vicinity Map
2. Conditions of Approval
3. Development Plans
4. DPR 523A
5. SOIS Analysis Memo