REPORT TO HISTORICAL AND LANDMARKS COMMISSION
SUBJECT
Title
Consideration of an Environmental Impact Report for the Demolition of a Potentially Significant Structure to Construct a Residential Development with 22 Detached Single-Family Dwellings at 1957 Pruneridge Avenue
Report
BACKGROUND
On September 6, 2022, SCS Development Company filed an application for a Planned Development (PD) Rezoning to construct a single-family residential development consisting of 22 detached two-story homes, a private street, and associated on- and-off site improvements at 1957 Pruneridge Avenue. The proposal requires a rezone of the 2.47-acre property from Public, Quasi-Public, Public Park or Recreation (B) to PD Planned Development and a Vesting Tentative Tract Map to subdivide the property into individual for-sale lots and a common lot for use as a utility corridor and vehicle access. Redevelopment of the property as proposed includes the demolition of all existing structures and site improvements. The proposal is consistent with the Very Low Density Residential General Plan designation assigned to the property which allows residential development up to 10 dwelling units per acre (du/ac). The proposal provides nine du/ac.
The existing site was developed for assembly uses (religious worship and education) and is consistent with the current zoning of the property. The site contains the St. Mark’s Episcopal Church complex, including a single-story parish hall and administration building connected to a two-story classroom building constructed between1955-1958 and a church building constructed in 1964. The buildings are concentrated in the center of the site and are surrounded by a surface parking lot to the north, west, and east and a landscaped setback fronting Pruneridge Avenue to the south. The property borders commercial development to the east and west and single-family residential tracts to the north. Across Pruneridge Avenue to the south are a mix of commercial development and single-family residences.
The parish hall / administration / classroom building was constructed in phases and has undergone alterations over time. It is a wood framed U-shaped structure with stucco finish and mix of mid-century modern and Spanish colonial architectural styles. The parish hall has a pitched red tile roof with broad eaves and gable roof. Stacked glass panel windows are arranged in a vertical patten on the south and east elevations. Varied window styles are located horizontally on the north elevation. The administration building links the parish hall and classroom. It has a shingled pitched roof with broad eaves and knee braces. The windows are arranged horizontally along the west and east elevation and includes a row of colored glass windows on the west elevation. The two-story classroom section has a flat roof and exterior staircase with metal railing that provides access to the second-floor balcony. Windows are symmetrically arranged along the first and second floor elevations.
The church building is rectangular and is considered unique for its structural system and architectural style. It consists of eight concrete arch frames with side wings that extend outside the building to support the roof eaves. Inside, the arches span across the interior of the building. Side walls between the concrete arches are designed with vertical panes of glass separated by wood mullions and glazed with rectangular pieces of colored glass in abstract patterns. A pictorial colored glass window is mounted above two wood-hinged doors on the west building elevation / front entrance to the church. Paired vertical panels of colored glass are present at the east end of the building on the north and south sides of the building and a small Blenko-style colored glass panel is present on the rear wall on the church facing east. The building architecture is a blending of mid-century modern, brutalist and Spanish colonial with a pitched red tile roof and stucco cladding on the exterior elevations.
In accordance with Section 18.106.060 of the Historic Preservation Ordinance, the proposed demolition permit application and EIR are being referred to the HLC for a recommendation on whether to grant, modify, or disapprove the demolition permit application. The HLC recommendation will be forwarded to the City Council.
DISCUSSION
The existing buildings are greater than 50 years in age and were evaluated for potential historical and architectural significance in accordance with the California Environmental Quality Act (CEQA). A Department of Recreation Form 523 (“DPR”) was prepared by Bonnie and Marvin Bamburg of Urban Programmers to record and evaluate the building complex, landscape features, and historic context in March 2023. A peer review of the analysis was conducted by Patricia Kallan of Archeological/Historical Consultants in May 2023. These two documents are combined and provided as Attachment 2 and incorporated for analysis in the preparation and publication of the Draft Environmental Impact Report (DEIR) for the project.
The criteria for evaluation are those of the National Register of Historic Places, the California Register of Historical Resources (CRHR) and the City of Santa Clara‘s Historical Preservation Element for local significance. The analysis concluded that the buildings are not eligible for listing on the National Register of the Historic Places as they are not associated with an event or entity significant in the history of Santa Clara, the State, or the Nation; and that the National Register may not consider the history of religious facilities to avoid any appearance by government as to the validity of any religious belief, except in circumstances of very significant architecture. Applying the CRHR criteria, the analysis concluded that the buildings are not eligible for listing as a significant resource as they are not associated with people or events of significance in history; that the site has been disturbed/redeveloped such that it is not likely to yield information important to the prehistory or history of the local area, California or the Nation; and that the existing buildings are a mix of architectural styles that do not represent a specific architectural style or period of construction.
Based on the City’s local criteria, Saint Mark’s complex of religious buildings does not meet the criteria for significance under the Santa Clara Criteria. However, Saint Mark’s Episcopal Church, as an individual building, is eligible for designation as a qualified historic resource due to its unique structural system and mix of materials in construction.
Based on the project’s consistency with the General Plan and the development of needed for-sale housing units, staff recommends that the HLC recommend approval to the City Council to certify the EIR for the proposed demolition and development of the 22-unit residential project.
ENVIRONMENTAL REVIEW
An Environmental Impact Report was prepared for the project by the environmental consultant firm David J. Powers & Associates, in accordance with the California Environmental Quality Act (CEQA). The Draft Environmental Impact Report (DEIR) and Notice of Availability were posted on the City’s website and circulated for a 45-day review on November 17, 2023 and ending on January 2, 2024, in accordance with CEQA requirements.
The DEIR examined potential environmental impacts associated with project development and identified significant impacts on biological, cultural resources, and geology and soils. Mitigation measures were identified for implementation that would reduce most of the significant project development impacts to less than significant levels. Although mitigation measures will be implemented regarding the demolition of the eligible resource, the mitigation will not reduce the impact to less than significant. Therefore, significant unavoidable project level and cumulative cultural resources impacts were identified to remain with demolition of the church building. All other resource areas would experience a less than significant impact with project development.
When considering a project, CEQA requires decision-makers to balance economic, legal, social, and technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. To approve a project that has a significant unavoidable environmental impact, decision-makers must make findings, supported by substantial evidence, that the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable environmental effects. In accordance with CEQA Guidelines 15124(b), the applicant has identified project objectives for evaluation of the proposed project and the City has considered a range of alternatives in the DEIR for consideration in the findings or statement of overriding considerations. Statements of overriding considerations may include the need to develop additional housing at a time when housing is in great need.
PUBLIC CONTACT
The notice of public meeting for this item was posted at three locations within 300 feet of the project site and mailed to property owners within 1,000 feet of the project site boundaries. Consistent with AB 52, formal notification of the proposed project and consultation request was provided to the Native American Tribes listed by the Native Heritage Commission with association to the area. The City did not receive a response from the Tribal representatives requesting consultation. At the time of preparation of this report, the Planning Division has not received any public or agency comments.
RECOMMENDATION
Recommendation
Staff recommends that the Historical and Landmarks Commission recommend that the City Council certify the Environmental Impact Report for the proposed demolition and new residential development with 22 detached single-family dwellings at 1957 Pruneridge Avenue.
Staff
Prepared by Debby Fernandez, Associate Planner
Reviewed by: Rebecca Bustos, Principal Planner
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Link to Draft Environmental Impact Report
2. DPR Evaluation
3. Development Plans
4. FBA Structural Observation Summary 3-17-23
5. Ohlone College Donation