REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Significant Property Alteration / Architectural Review (PLN26-00040) to Allow the Partial Demolition of an Approximately 810 Square Foot Non-Historic Rear Addition to an Existing Two-Story Single-Family Residence Listed on the Historic Resource Inventory; Construction of an Approximately 1,058 Square Foot Two-Story Addition in Its Place; and Formal Conversion of a Previously Operated Bed and Breakfast Inn to a Single-Family Residence Located at 1390 Madison Street CEQA Status: Exempt from CEQA per Sections 15332 (In-Fill Development Projects) and 15331 (Historic Resource Restoration/Rehabilitation).
Report
File No.: PLN26-00040
Location: 1390 Madison Street
Applicant: John Scourkes (Scourkes Architecture)
Owner(s): Robert and Lanie Iannucci
Request: Significant Property Alteration / Architectural Review Permit to allow the partial demolition of an approximately 810 square feet non-historic rear addition to an existing two-story single-family residence listed on the Historic Resource Inventory, an approximately 1,058 square feet two story addition in its place, and formal conversion of a previously operated bed and breakfast inn to a single-family residence.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The project site is located at the southwest corner of the intersection of Lewis Street and Madison Street. The surrounding area is a mix of single-family residences (both single-story and two-story) and multi-family buildings. See Vicinity Map in Attachment 1.
• The project site currently contains a two-story single-family residence with a detached garage. An accessory dwelling unit (ADU) is located above the detached garage. The property is listed on the city’s Historic Resources Inventory (HRI) and is currently subject to a Mills Act Contract. The original residence exhibits Queen Anne architecture.
• The project site is in the R1-6L(HT) zoning district. The R1-6L(HT) zoning district was approved by the City Council on October 2, 1984, which allowed a bed and breakfast inn at the subject property. The property is currently and would remain a single-family residence.
• The project was heard by the Historical and Landmarks Commission (HLC) on August 6, 2026, in accordance with Santa Clara City Code 18.130.050, which requires any project determined to be considered a major alteration to an Historic Resources Inventory (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 was found that the project met the Secretary of the Interior Standards for rehabilitation and alterations.
o The HLC had questions related to the design of the project and the various considerations the property owners and architects discussed before submitting the application to the City. Additional questions from the HLC also related to the proposed siding and window trim detail and the clarification on the Secretary of the Interior’s Standards.
• Per the Santa Clara City Code 18.120.020(D)(1)(d), the request requires Architectural Review approval through a Development Review Hearing.
• The proposed project includes demolition of an approximately 810-square-foot rear portion of the structure that was constructed in 1972 and construction of an approximately 1,058-square-foot rear addition on the existing two-story single-family residence. The project also includes a new second-story deck and exterior stairs at the rear of the residence, relocation of one original window, removal of eight non-original windows to be replaced with new, more compatible windows, and removal of two non-original exterior doors from the original residence.
• The exterior of the addition is differentiated from the original façade by using a ½” reveal with a simple profile for the wood siding, whereas the original wood siding includes a 1 3/8” reveal with an angled profile. Furthermore, a vertical wood trim is proposed between the original structure and the addition, allowing for further differentiation. The proposed window trim surrounding the new windows is also differentiated from the original window trim by proposing a simpler profile. The roof for the proposed addition compliments the original roof but is subordinate as it is shorter than the original structure.
• Meg Clovis prepared a Secretary of the Interior’s Standards analysis of the proposed project (Attachment 5). The analysis finds the proposed project in compliance with the Secretary of the Interior’s Standards in that: 1) The proposed project requires minimal changes to the character-defining fenestration and no change to distinctive materials, spaces, and spatial relationships, 2) The proposed project will retain and preserve all character defining features associated with the Queen Anne architectural style, and 3) The proposed project is designed in such a way that it is subordinate to the design of the original Queen Anne residence in regard to the size, massing, and design. The new siding is differentiated from the original siding by omitting the reveal and the new windows will be wider than the original windows and the proposed trim around the new windows is complimentary to the original trim but differentiated and simplified.
• The project is subject to the City’s adopted Single-Family and Duplex Design Standards (2014). The proposed project complies with the Single-Family and Duplex Design Standards in that:
o The proposed exterior material is high quality and compatible with the neighborhood.
o The roof form and material are appropriate for the architectural style of the single-family residence.
o The proposed project is located and designed to reduce privacy impacts in that the addition is interior to the project site, is approximately 47-feet from the adjacent property to the south, and the addition is partially screened by the detached garage with an upper floor ADU.
• 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 92% of the first-floor area, exceeding the approximately 66% ratio noted by the design guidelines. However, taking into the consideration of the existing property, 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 an 105% ratio, 2) the proposed addition is located behind the existing two-story residence and is replacing a 1972 non-historic addition, 3) the property obtained a prior approval for reduced second story setbacks along Lewis Street and the project proposes to retain that exterior wall, 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 area a part of the proposed development, in that:
• The proposed project is an addition to an existing two-story single-family residence located in a single-family neighborhood and satisfies the requirements of the Zoning code as noted in Attachment 2. The project site contains a detached two-car garage, which satisfies 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 low-density residential area, and therefore, the proposed project is in alignment with the anticipated development intensity of the area. As such, the proposed project is not anticipated to generate significant traffic in exceedance of what is expected in the area. Lastly, as discussed above, the project satisfies the Secretary of the Interior’s Standards and the City’s adopted design guidelines, and is designed to limit any privacy impacts to adjacent properties.
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 low-density residential area and has been designed in manner that is consistent with the Secretary of the Interior’s 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 two-story single-family residence in a low-density residential area, which is allowed and expected in this zoning district and General Plan designation.
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 are compatible with the neighborhood. The proposed roof form and material are appropriate for the architectural style of the single-family residence. The proposed project is located and designed to reduce privacy impacts in that the addition is interior to the project site, is approximately 47-feet from the adjacent property to the south, and the addition is partially screened by the detached garage with an upper floor ADU. Regarding the second floor ratio, while the second floor area exceeds the first-floor area by 92%, 1) the existing single-family residence is a two-story building on the City’s Historic Resource Inventory, which has an 105% ratio, 2) the proposed addition is located behind the existing two-story residence and is replacing a 1972 non-historic addition, 3) the property obtained a prior approval for reduced second story setbacks along Lewis Street and the project proposes to retain that exterior wall, and 4) the proposal results in a reduction of the second story ratio.
Granting the reversion from a bed and breakfast inn to a single-family residence requires the following findings consistent with Classic City Code Section 18.58.050:
1) That the proposal is consistent with the City’s adopted General Plan;
• The proposed project is consistent with the General Plan in that it is a single-family residence in a single-family general plan designation.
2) That the granting of the permit will not be detrimental to: i) the safety, health, peace, comfort and general welfare of persons residing or working in the neighborhood; and ii) the property or improvements in the neighborhood;
• The proposed project is located in a residential area and will continue to be a single-family residence. As discussed above and detailed in Attachment 5, the proposed project is found to be consistent with the Secretary of the Interior’s Standards.
3) That the permit will not impair the integrity and character of the applicable zoning district or the historic integrity of the property and is in keeping with the purposes and intent of this title; and
• The proposed project is located in a residential area and will continue to be a single-family residence. As discussed above and detailed in Attachment 5, the proposed project is found to be consistent with the Secretary of the Interior’s Standards.
4) That the reversion from the uses allowed under the HT zoning district to residential uses conforms to the requirements of the R1-8L or R1-6L zoning districts or that the reversion from residential uses to the uses allowed in the HT zoning district conforms to the requirements of the HT zoning as approved by the City for the subject property.
• As noted in Attachment 2, the proposed project complies with the requirements of the R1-6L zoning district.
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 190 property owners and tenants within a 300-foot radius of the project site on July 23, 2026. As of the writing of this report, planning staff has not received public comments for 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 to allow the partial demolition of an approximately 810 square feet non-historic rear addition to an existing two-story single-family residence listed on the Historic Resource Inventory, an approximately 1,058 square feet two story addition in its place, and formal conversion of a previously operated bed and breakfast inn to a single-family residence.
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. Web Link - 08.06.26 HLC Staff Report