REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on an Architectural Review (PLN25-00274) for a 209 Square Foot First Floor Expansion and a 513 Square Foot Second Floor Expansion to an Existing Two-Story Residence Resulting in a 2,336 Square Foot Residence Located at 1640 Market Street within 200 Feet of a Historical Resource Inventory Property. CEQA Status: Exempt from CEQA per Section 15301 (Class 1 - Existing Facilities).
Report
File No.: PLN 25-00274
Location: 1640 Market Street, a 7,500-square-foot lot, located on the southern side of Market Street mid-block between Isabelle Street and Lincoln Street:
Applicant: Jun Ruan
Owner(s): Denis Crasta
Request: Architectural Review for a 209 square foot first floor expansion and a 513 square foot second-story expansion to an existing two-story residence.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The site is surrounded by one- and two-story single-family residences, with several Historic Resource Inventory (“HRI”) properties within the vicinity. See the Vicinity Map in Attachment 1.
• The site consists of a 1,969-square-foot, two-story, three-bedroom, two-bathroom English Cottage Revival-style residence built in the 1930s.
• There are no significant historical features in the existing residence other than the structure’s age; therefore, it has been determined not eligible to be listed in the HRI.
• Per the Santa Clara City Code 18.120.D.7, the request for an addition to an existing second-story residence requires Architectural Review approval through a Development Review Hearing (“DRH”).
• The proposal will be a 2,336-square-foot two-story single-family residence with a detached garage.
• The proposal was referred to the Historical Landmarks Commission (“HLC”) on September 3, 2026, in accordance with Santa Clara City Code (“SCCC”) 18.130.070, as the project is within 200 feet of 1680 Market Street and 580 Lincoln Street, HRI properties.
• The HLC reviewed the project for neighborhood compatibility and recommended approval in a 6 to1 vote, as they found that the project will not adversely impact the integrity of the HRI-listed properties within 200 feet of the subject property.
• The proposed addition will match the existing legal non-conforming first- and second-story side setbacks of three feet seven inches. Per SCCC 18.92.040(A)(2), existing nonconforming side setbacks of at least three feet are allowed to be extended to the rear of the dwelling for one-story expansions. The applicant has requested a variance for the second-floor setback; however, there is no interior side setback requirement for the second story in the R-3 Zoning District.
• The proposed second-story addition will be incorporated into the roof form, so it will not be visible from the street.
• The proposed construction materials (stucco paint & roof shingles) are like the existing materials found in the residence, which allows the addition to blend in with the existing architecture.
• The project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (“Residential Guidelines”)(2014):
o The design maintains the existing tall gable form and allows for the retention of two-story wall heights in select locations, which is consistent with the existing architectural character of the residence.
o The second story would not appear bulky from the street, as the existing front will not be altered.
o All changes to the property are to the rear of the residence, which will retain the original style and character of the neighborhood.
• The proposed project meets the required findings outlined 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 is consistent with SCCC 18.38.060.D as the existing garage meets the minimum two-car parking space dimensions of 17 feet wide by 18 feet deep.
• The parking spaces are not located in the required front or side yard as they are in the existing garage.
• The parking spaces are in an all-weather material surfaced area.
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 construction would not create any traffic congestion or hazards.
• The public streets are adequate in size to accommodate a single-family residence of this size.
• The proposed design matches nearby residences in scale and would not impair the desirability of the neighborhood.
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:
• The building height and bulk are appropriate relative to the neighborhood.
• Roof materials, building materials, and finishes work in conjunction with one another and are consistent with the proposed architectural style of the building.
• Architectural features of the proposed design are true to the architectural form and are appropriate for the neighborhood.
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 property is subject to the California Building Code and City Code requirements. Which serves 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 construction is consistent with the Residential Guidelines:
o The project will maintain a design that is compatible with the scale and character of the neighborhood as it will have similar massing as the adjacent properties.
• The proposed construction complies with the R-3 Zoning District development standards.
• The proposed construction, on balance, complies with the intent of the Santa Clara General Plan and all its policies.
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 15301 (Class 1 - Existing Facilities), in that the project is a small addition to the existing 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 56 property owners and tenants within a 300-foot radius of the project site on October 4, 2026. As of the writing of this report, planning staff has not received any public comments for this application.
RECOMMENDATION
Recommendation
Determine the project to be exempt from the California Environmental Quality Act (“CEQA”) formal pursuant to CEQA Guidelines Section 15301 (Class 1 - Exiting Facilities), and Approve the Architectural Review for a 209 square foot first floor expansion and a 513 square foot second-story expansion to an existing two-story residence resulting in a 2,336 square foot residence, subject to the conditions of approval.
Staff
Prepared by: Alex Tellez, Associate Planner, Community Development Department
Reviewed by: Nimisha Agrawal, Senior 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