REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review of (PLN24-00460) for a Demolition of the Existing Single-Family Residence and Construction of a New 2,274 Square-Foot Four-Bedroom, Three-and-half Bathroom Two-Story Residence with an Attached Two-Car Garage located at 520 Hilmar Street within 200 Feet of Historic Properties.
Report
File No.: PLN24-00460
Location: 520 Hilmar Street, a 4,050 square foot property located on the eastern side of Hilmar Street, approximately 120 feet south of the corner of Hilmar Street and The Alameda; APN: 230-17-044; the property is zoned Single-Family Residential (R1-6L).
Applicant: Thanh Nguyen
Owner(s): Thanh Nguyen
Request: Architectural Review for a demolition of the existing single-family residence and the construction of a 2,272 square-foot four-bedroom and three-and-half bathroom two-story residence, with a 362 square foot two-car garage.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The project proposal is for demolition of the existing 910 square foot single-family residence and the construction of a 2,272 square-foot four-bedroom and three-and-half bathroom two-story residence, with a 362 square foot two-car garage. The new residence is designed as contemporary two-story Mediterranean style with stucco cladding and Spanish tile hip-style roof.
• The proposed project is in a residential tract consisting of both one- and two-story residences. See Vicinity Map in Attachment 1.
• Hilmar Street consists of one-and two-story residence with mix of architectural types. The north end of the street are commercial properties with frontage along The Alameda.
• The structure on site is an abandoned single-family residence constructed in 1930 as a Spanish revival. The attached garage was likely a later addition since it was not typical to Spanish style in 1915-1940. The structure is currently in poor condition and the property contains overgrown vegetation.
• Per the Santa Clara City Code (SCCC) 18.120(D)1, the request to construct a new single-family home requires Architectural Review approval through a Development Review Hearing.
• The project went before the Historical and Landmarks Commission (HLC) on March 6, 2025 and April 3, 2025 in accordance with Historic Preservation Ordinance (Santa Clara City Code 18.130.070), which requires all projects within 200 feet of four Historic Resources Inventory (HRI) properties (530, 540, 550, and 560 Hilmar Street) requiring an Architectural Review through a Development Review Hearing to be first referred to the HLC. Attachment 4 is a weblink to the HLC staff report packet of April 3, 2025.
• The existing structure is of notable age; therefore, a State of California Department of Parks and Recreation DPR 523A form was prepared to evaluate the historical value and integrity of the structure. The report, prepared by Brunzell Historical, concludes that the subject property does not meet any criteria of historic significance on the federal, state or local levels.
• Per the Santa Clara City Code 18.120(D)(d), the request requires Architectural Review approval through a Development Review Hearing.
• Following March 6, 2025, and April 3, 2025, HLC hearings, HLC recommended denial of the project with the following considerations.
o Massing is larger than the adjacent residence and neighborhood residences along Hilmar Street.
o Ground floor front setback is closer to the street than the adjacent residence and neighboring residences along Hilmar Street.
o Second-story front setback is closer to the street than the adjacent residence and neighboring residences along Hilmar Street.
o Missing exterior detail material for Spanish style architecture.
• The applicant revised the plans in response to the HLC meeting and provided response to HLC considerations in Attachment 3. The applicant maintains the 27 feet and three inches front setback of the second floor, as well as the form and location of the proposed residence. Applicant provided setback distance show how the first floor and the second floor was set farther back then some of the immediately adjacent residences and the others in the neighborhood. Applicant also provided additional detail on exterior finish material compatible with the Spanish-style architectural features such as tile roof, arch windows, doors, and cornice. The response addressed HLC’s concerns and now the findings can be met.
• 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 front of the house is oriented toward the primary street frontage with an emphasis on the front porch or entry element toward the street by architectural design and landscaping treatment.
o A prominent front porch or entry is provided.
o Second-story side windows are either obscured or have a five-foot windowsill height.
o The architectural features of the proposed design including the stucco siding, small front porch, and hip-style roof are common to the material and form along Hilmar Street.
o The second-story front wall is set 27 feet and three inches behind the front property line.
o The second floor is proposed to be at 63% of the first floor, which is consistent with the guideline that second floor areas should not exceed 66% of the first-floor area.
• There are no active City code enforcement cases for this property.
• With the revisions, the proposed project meets the required findings set forth in SCCC 18.120.
FINDINGS SUPPORTING STAFF’S RECOMMENDATION
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 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 of 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 area are true to the architectural form and appropriate for the neighborhood. Surrounding properties are one to two story homes with mixed architectural styles including Tudor, Cottage, and Spanish. The applicant has proposed stucco siding, a hipped tile-roof, arch windows and entry.
• 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 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 project is consistent with the City’s Single-Family Design Guidelines (2014):
o The project would create a house design that is compatible in scale and character with the housing types that are typical in the neighborhood as the proposed design will have similar massing to the adjacent corner properties.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 5.
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 is for the construction of a new single-family residence on a vacant lot, which meets Class 3 exemption requirements.
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 June 26, 2025. 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 demolition of the existing single-family residence and the construction of a 2,272 square-foot four-bedroom and three-and-half bathroom two-story residence, with a 362 square foot two-car garage at 520 Hilmar Street, subject to conditions of approval.
Staff
Prepared by: Steve Le, 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. Response to HLC Comments
4. Weblink to HLC Staff Report of April 3, 2025
5. Conditions of Approval
6. Development Plan