REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Architectural Review (PLN25-00567) for the Construction of Two New Single-Family Residences, including the Demolition of an Existing Single-Family Dwelling and Detached Garage to Construct a Two-Story 1,462 Square Foot Residence and a One-Story 778 Square Foot Residence Consisting of Two Bedrooms and Two Bathrooms Located at 575 Franklin Street Within 200 Feet of a Historic Resource Inventory Property. CEQA Status: Exempt From CEQA Per Section 15303 (Class 3 -- New Construction or Conversion of Small Structures).
Report
File No.: PLN25-00567
Location: 575 Franklin Street, 6,000 square foot lot, located on the north side of Franklin Street, about 200 feet from the corner of Sherman Street and Franklin Street, APN 230-08-029, R3- Medium Density Residential
Applicant: Ryan Heath, Inspired Homes
Owner(s): Santa Clara College President & Board of Trustees
Request: Architectural Review for demolition of an existing 894 square foot single family dwelling and 650 square foot detached garage to construct a two-story 1,462 square foot residence consisting of three bedrooms and two bathrooms and a one-story 778 square foot residence consisting of two bedrooms and two bathrooms.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The surrounding neighborhood consists of a mix of educational and residential uses, including several potentially eligible historic properties and one designated Historic Resource Inventory (HRI) property in the immediate vicinity of the project site. See Vicinity Map in Attachment 1.
• The project site currently contains one single-family residential structure and a rear detached garage accessory structure. The residence is a 1,065 square feet single-story structure and is identified as potentially historic.
• Per the Santa Clara City Code 18.120.020(D) the demolition and reconstruction requires Architectural Review approval through a Development Review Hearing.
• The project proposes the demolition of an existing 894 square foot single family dwelling and 650 square foot detached garage to construct a two-story 1,462 square foot residence consisting of three bedrooms and two bathrooms and a one-story 778 square foot residence consisting of two bedrooms and two bathrooms. The design includes white stucco, white horizontal siding, and composite shingle roof.
• Pursuant to Santa Clara City Code Section 18.130.070, the project was referred to the Historical and Landmarks Commission (HLC) due to its proximity to the Historic Resources Inventory (HRI) property at 500 El Camino Real, the former third site of Mission Santa Clara. The HLC reviewed the project on September 3, 2026, and recommended approval by a vote of 4-2-1.
• The property is identified as potentially historic in the City permit system database. Therefore, a Historic Resource Evaluation Report was prepared by Albion in June 2026 (Attachment 4) to assess whether the residence is eligible for listing on the City’s HRI. The report concluded that the residence does not meet the local listing or California listing eligibility.
• The proposal includes the construction of two single-family dwelling units, one larger 1,462 square-foot two-story residence oriented toward Franklin Street, and one smaller 778 square-foot single-story residence toward the back of the property. While the property is zoned R3, two-family dwellings are permitted when evaluating the property.
• The project is consistent with the City Single-Family and Duplex Residential Design Guidelines (2014), in that:
o The architectural features are true to the architectural style and appropriate for the neighborhood.
o The proposed materials, including stucco, composition shingle roof and wood siding are found throughout the neighborhood.
o Roof forms should avoid excessive roof ridgelines, heights, hips, and valleys. The project proposes simple gable roof form which is one of the two primary types of roof style on the block.
o A prominent front porch or entry should be provided. The project proposes a porch with similar gable roof form as the primary house.
• The proposed project does not meet second-floor setbacks in the front and side, and the 66% second to first floor area ratio from the Design Guidelines; however, it is consistent with the R3 zoning development standards.
• 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 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 proposal provides two uncovered parking spaces in the middle of the property between the two dwellings.
• The parking spaces are not located in the required front yard or side yard landscaped areas.
• The proposed project provides areas surfaced with all-weather materials for parking vehicles.
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 residence would not create traffic congestion or hazards.
• Public streets are adequate in size and design to serve the proposed one-story residence, and the use will not create a substantive increase in traffic.
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:
• Architectural features of the proposed design area are true to architectural form and appropriate for the neighborhood. Surrounding properties are one to two story homes with mixed architectural styles. The design includes white stucco, white horizontal siding, and composite shingle roof.
• The proposed project is consistent with the scale found in the existing surrounding neighborhoods.
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 project is subject to the California Building Code and City Code requirements, which serve to regulate new construction to protect public health, safety, and general welfare.
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 architectural features are true to the architectural style and appropriate for the neighborhood.
• The proposed materials, including stucco, composition shingle roof and wood siding are found throughout the neighborhood.
• Roof forms should avoid excessive roof ridgelines, heights, hips, and valleys. The project proposes simple gable roof form which is one of the two primary types of roof style on the block.
• A prominent front porch or entry should be provided. The project proposes a porch with similar gable roof form as the primary house.
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 Section 15303 (Class 3 -- New Construction or Conversion of
Small Structures), in that the proposed project proposes the demolition of a single-family home and
accessory structure to construct two new single-family residences.
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 57 property owners and tenants within a 300-foot radius of the project site on October 1, 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 Section 15303 (Class 3 -- New Construction or Conversion of Small Structures), and Approve the Architectural Review for a for demolition of an existing 894 square foot single family dwelling and 650 square foot detached garage to construct a two-story 1,462 square foot residence consisting of three bedrooms and two bathrooms and a one-story 778 square foot residence consisting of two bedrooms and two bathrooms, located at 575 Franklin Street, subject to the findings and conditions of approval.
Staff
Prepared by: Summer Foss Assistant 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. Site Plan