REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Architectural Review (PLN24-00521) for Demolition of the Existing 1,198 Square Foot One-Story Residence and the Construction of a New 3,817 Square Foot Two-Story Residence at 4435 Fillmore Street Located Within 200 Feet of Two Historic Resource Inventory Properties. CEQA Status: Exempt from CEQA per Section 15332 - In-Fill Development Projects.
Report
File No.: PLN24-00521
Location: 4435 Fillmore Street, a 6,250 square-foot property located on the eastern side of Fillmore Street, approximately 200 feet north of the intersection of Fillmore Street and 2nd Street; APN: 104-10-055; the property is zoned Single-Family Residential (R1-6L).
Applicant: Daniel Warren, Warren Design
Owner(s): GM & Fouzia Solaiman
Request: Architectural Review for demolition of the existing 1,198 square-foot residence and the construction of a 3,327 square-foot five-bedroom and four-bathroom two-story residence.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
Background
• The project site, zoned Single-Family Residential (R1-6L), is surrounded by one-story and two-story colonial revival, cottage, ranch, and vernacular style single-family residences.
• The project site is a 6,250 square-foot lot currently occupied by a 1,198 square-foot single story residence with an attached one car garage. The residence was built in 1961.
• Per the Santa Clara City Code (SCCC) 18.120.020.D.7, the request requires Architectural Review approval through a Development Review Hearing for the demolition of the existing structure and construction of a two-story structure.
• The project was heard before the Historical and Landmarks Commission (HLC) in accordance with the Historic Preservation Ordinance (Santa Clara City Code 18.130.070), which requires all projects within 200 feet of a Historic Resources Inventory (HRI) property requiring an Architectural Review through a Development Review Hearing to be first referred to the HLC.
o HLC purview is to review the project for neighborhood compatibility and consistency with the City’s Design Guidelines and make a recommendation.
• The proposed project demolishes the existing single-story residence andt construct a new two-story, five-bedroom and four-bathroom residence. Components of the project include:
o An attached 490 square-foot accessory dwelling unit (ADU) on the first floor. The proposed ADU is not in the scope of the discretionary Architectural Review. In accordance with SCCC Section 18.60.020, ADUs proposed on the first story can be reviewed ministerially through a Building permit application.
o A Mediterranean architectural style with white stucco, Spanish style roofing, and dark bronze decorative shutters, window and door frames, and gutters. The design also has architectural elements in keeping with the style such as a square bay window on the front elevation, windows on the garage door, and decorative columns for the front entry porch.
Historical & Landmarks Evaluation and Recommendation
• The subject property at 4435 Fillmore Street is within 200 feet of 4406 Fillmore Street and 4433 Cheeney Street, which are both listed on the HRI.
o 4406 Fillmore Street is a Colonial Revival Cottage (J.M. Williamson House) built in 1925. It is a rectangular plan house with clapboard siding and narrow corner moldings with two rounded porch columns, hipped roof, and bay window.
o 4433 Cheeney Street is a Colonial Revival built in 1905. This residence has a rectangular floor plan with an L-shaped recessed porch, narrow overlap siding, front-facing gable, and a square bay window with modified hip roof.
• The subject property at 4435 Fillmore Street is not located on the same side of the street as 4406 Fillmore Street and is situated on a different block from 4433 Cheeney Street (See Attachment 1-Vicinity Map). Given that the historic resources are not situated on the same street frontage in a way that would affect the predominant frontage pattern, no impacts on the resources are anticipated.
• At the May 7, 2026, meeting, the HLC recommended reducing the second-story mass to minimize potential impacts to the nearby historic resource at 4406 Fillmore Street. The HLC continued the item to the June 4, 2026, HLC meeting.
• In response to HLC’s recommendation, the applicant revised the plans (Attachment 5) reducing the mass of the second story by increasing the upper-story step-back an additional 2.5 feet from the first-floor elevation. The proposed first floor provides a 25-foot setback from the front property line, where 20 feet is required. With the additional second-story step-back, the upper-story façade will be setback 27 feet from the property line, exceeding the 25-foot requirement.
o The revised design responds to the recommendations of the HLC and is more consistent with the City’s Single-Family Residential Design Guidelines. As proposed, the project would not result in a significant adverse visual impact on the integrity of the HRI-listed property at 4406 Fillmore Street.
o Staff and the applicant presented the revised development plans at the June 4, 2026, HLC meeting. The HLC discussed the revised plans, the visual impact on the HRI property, and the existing neighborhood characteristics. In one motion, the HLC recommended the Development Review Officer to approve the Architectural Review (4-2-1-0, Commissioners Inciarte and Romano opposed, Commissioner Vargas-Smith abstaining).
Architectural Review Summary
• The proposed project complies with the City’s Single-Family and Duplex Residential Design Guidelines (2014), in that:
o The second floor is less than 66% of the first floor.
o The second floor is stepped back from the first floor on all sides by five feet or more resulting in an appropriate mass and bulk for a single-family residence.
o The architectural features of the proposed design are true to the proposed architectural form and style in that the materials include stucco with darker wood decorative shutters and garage door with windows, and brown Spanish tile roofing.
o The proposed hipped roof and front-facing gable are roof forms found in the neighborhood.
• 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 within the 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 proposed two-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 are true to the architectural form and appropriate for the neighborhood.
• The proposed project is consistent with the scale and design 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 project 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 project is consistent with the City’s Single-Family and Duplex Residential Design Guidelines in that the project incorporates design guidelines to reduce the second-story mass and architectural features of the proposed design are true to the proposed architectural form and style.
• The proposed addition complies with the R1-6L zoning district’s development standards.
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 15332 (Class 32 - In-Fill Development Projects), in that the request is on a project site less than five acres, served by all required, and meets all zoning standards.
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 63 property owners and tenants within a 300-foot radius of the project site on April 23, 2026, in conjunction with the May 7, 2026, HLC meeting. 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) pursuant to CEQA Guidelines Section 15332 - Infill; and Approve the Architectural Review for a demolition of the existing 1,198 square-foot residence and the construction of a 3,327 square-foot five-bedroom and four-bathroom two-story residence located at 4435 Fillmore Street, subject to findings and conditions of approval.
Staff
Prepared by: Meha Patel, 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. Weblinks - HLC Staff Reports
4. Conditions of Approval
5. Development Plans