REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Architectural Review and 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.
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: Architectural Review for the 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.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
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 2,342 square-foot two-family residence with a 793 square-foot Detached Accessory Dwelling Unit (ADU) that is attached to the 600 square-foot detached garage.
• Per the Santa Clara City Code 18.120(D) (6), the request requires Architectural Review approval through a Development Review Hearing due to the major alteration of a property on the City's Historic Resources Inventory (HRI).
• 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.
• The proposed project complies with the City’s Single-Family and Duplex Residential Design Guidelines (2014). Specifically, the project is consistent with the guidelines, in that:
o 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.
o 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.
• 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 proposal provides the required two covered parking spaces at the front of the residence with a two-car garage.
• The required 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 two-story multifamily 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 and the historic resource. Surrounding properties are one to two story homes with mixed architectural styles. The proposed right side dormer includes ten-inch cedar shingle fish scale siding to differentiate the addition from the historic eight-inch cedar shingle fish scale siding. The proposed extension of the rear roof uses siding consistent with the rest of the home.
• 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 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.
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) 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 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 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
Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Exemption Sections 15332 - Infill and 15331 (Historical Resource Restoration/Rehabilitation), and Approve the Architectural Review for the 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.
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. Development Plans