REPORT TO HISTORICAL AND LANDMARKS COMMISSION
SUBJECT
Title
Public Hearing: Recommendation 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 for a property on the Historic Resource Inventory Located at 1184 Washington Street. CEQA Status: Exempt from CEQA per Sections 15332 (In-Fill Development Projects) and 15331 (Historical Resource Restoration/Rehabilitation).
Report
File No.: PLN25-00524
Location: 1184 Washington Street, located approximately 75 feet from the southwest corner of Fremont Street and Washington Street
Applicant: Julie Salinas
Owner(s): Julie and Robert Salinas
Request: Significant Property Alteration 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 currently subject to a Mills Act Contract.
• 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 a historic resource, shall first receive a recommendation from the HLC to the Development Review Hearing for decision.
• 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.
• With the proposed addition, the second floor will be approximately 1,240 square feet, which equates to approximately 70% of the first-floor area. The Single-Family Residential Guidelines 2014), which the project is subject to, notes that the second-floor area should not exceed approximately 66% of the first-floor area. As the proposed second floor will exceed 66% of the first-floor area, staff recommends approval of the proposed project with a Condition of Approval that the proposed project is redesigned in a manner that the second-floor area does not exceed 66% of the first-floor area. One way to comply is to reduce the second floor by approximately 75 square feet, which is roughly 2.5% of the proposed resultant square footage of the residence. As mentioned, this space is for additional bathrooms and a laundry room.
• The proposed first and second floor additions are in the rear and are largely obscured behind the existing second-floor massing. The first-floor addition protrudes approximately two-feet from the original façade into the side yard; however, it conforms with the required 5-foot side setback and is located approximately 59-feet from the front property line.
• The second-floor addition steps back three-feet seven-inches (3’-7”) from the first-floor walls, which is less than the required five-foot setback, however, it is not visible from the street and does not detract from the integrity of the historic building. The reduced setback meets the findings for a Minor Modification listed under SCCC 18.124.050 (D) and can be considered administratively.
• The exterior of the first and second floor additions are differentiated from the original façade by utilizing a 1”x8” v-rustic wood siding, a simple corner wood trim, and a simplified wood trim around the windows. The existing exterior material is a beveled wood siding with four-inch exposures. The roof over the additions will match the existing roof material.
• A Secretary of the Interior’s Standards analysis of the proposed project was prepared by Brewster Historic Preservation (Attachment 5). The analysis finds the proposed project in compliance with the Secretary of the Interior’s Standard in that:
o The project retains and preserves the majority of the character-defining features.
o The project retains and reuses the existing wood double-hung windows.
o The project retains and reuses the existing wooden door with sidelights.
o The project utilizes exterior materials that are differentiated from the original.
o The proposed additions and exterior alterations primarily occur on the non-primary elevations.
• As conditioned, 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 distributed within a 300-foot radius of the subject site for this project review.
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 proposed addition is largely concealed by the existing two-story residence. The proposed addition is sufficiently differentiated from the original house by utilizing exterior materials and roof forms that do not copy the original house but are traditional in nature.
2) The project proposal shall not have a significant adverse effect on the integrity of the Historic Resource Inventory property, in that:
• The character defining features on the existing historic single-family residence are retained and the existing wood windows are preserved and reused.
• The addition is largely located behind the existing second-story massing and incorporates a low pitch roof, which is distinct from the original roof.
3) The alterations must be compatible with the existing structure or district, in that:
• The first-floor addition is primarily located behind the existing single-family residence and the second-floor addition is located behind the existing second-story massing and is not visible from the public street. The proposed roof forms and exterior materials of the addition are compatible with the existing structure in that it is sufficiently differentiated from the original house but still within the architectural language of the original structure.
4) The alterations must be consistent with the Secretary of the Interior’s Treatment Standards, in that:
• A Secretary of the Interior’s Standards analysis of the proposed project was prepared by Brewster Historic Preservation (Attachment 5). The analysis finds the proposed project in compliance with the Secretary of the Interior’s Standard in that:
o The project retains and preserves the majority of the character-defining features.
o The project retains and reuses the existing wood double-hung windows.
o The project retains and reuses the existing wooden door with sidelights.
o The project utilizes exterior materials that are differentiated from the original.
o The proposed additions and exterior alterations primarily occur on the non-primary elevations.
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 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 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 not received public comments for this application.
RECOMMENDATION
Recommendation
Recommend that the Historical and Landmarks Commission find the proposed project located at 1184 Washington 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 Significant Property Alteration / Architectural Review, subject to conditions and findings.
Staff
Prepared by: Tracy Tam, Associate 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. Project Data and Compliance Table
3. Conditions of Approval
4. Development Plans
5. SIS Analysis Memorandum