REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action of the Significant Property Alteration / Architectural Review (PLN25-00116) for a 465 Square Foot First Floor Addition Resulting in a 1,559 Square-Foot Single-Story Residence on the Historic Resource Inventory Located at 834 Main Street
Report
File No.: PLN25-00116
Location: 834 Main Street, a 5,694 square-foot lot located on the west side of Main Street approximately 116 feet north of Lexington Street; APN: 269-28-062; zoned Single-Family Residential (R1-6L)
Applicant: German A. Villarraga
Owner(s): Rebecca and Andrew Fung
Request: Significant Property Alteration and Architectural Review for a 465 square-foot addition resulting in a 1,559 square-foot single-story residence on the City's Historic Resource Inventory (HRI).
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 one-story residences, multi-family residence, public park, and 11 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 1932. The site includes an existing single-family residence with a 231 square-foot ADU that was converted from a detached one-car garage. The residence is currently subject to a Mills Act Contract.
* Per the Santa Clara City Code 18.120.020.D.6, the request requires Architectural Review approval through a Development Review Hearing.
* The proposed project involves interior and exterior alterations and new construction to provide additional living area and functional use of the home. The proposed project is for the construction of a 465 square-foot extension, which will include a new bedroom, a full-sized bathroom, and a walk-in closet.
* The project is consistent with the City's residential design guidelines in that:
o The addition is to the rear right side of the property. The addition is designed to minimize its impact on the neighborhood and uses exterior finish materials to differentiate between the existing residence.
o The new roof tiles will naturally differ from the existing roof tiles at the front due the wear.
o The proposed stucco will feature a subtle color wash variation to distinguish it from the original structure.
* The project went before the Historic and Landmarks Commission (HLC) on September 4th, 2025, in accordance with Historic Preservation Ordinance (Santa Clara City Code 18.130.050), which requires any project determined to be considered a major alteration to an HRI property, shall first receive a recommendation from the HLC. The HLC voted 5-0-2 to recommend approval of the project in that the project met the Secretary of the Interior Standards for rehabilitation and alterations and recommended the applicant provide a material palette for the existing and proposed stucco materials to clearly show the distinction between the original residence and the addition. The staff report from the HLC meeting is available in Attachment 6.
* An analysis of the proposed project's consistency with the Secretary of the Interior's Standards (SOIS) was prepared by Page & Turnball (Attachment 5). The analysis finds that the project was designed to comply with the Secretary of Interior's Standards in that the old and new volumes are differentiated while preserving the character-defining features of the Spanish Eclectic/Revival architecture style.
* 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 Significant Property Alteration approval requires the following findings consistent with City Code Section 18.130.050(D):
1) The alterations shall be designed to the essential character, features, and defining elements that make the Historic Resource Inventory property significant, in that:
* The addition is proposed at a lower height than the existing ridge and the roof and exterior finish material are compatible, but distinct from the original structure.
* The addition includes the low-pitched roof and stucco finish material which is compatible with the Spanish Eclectic/Revival architecture style.
2) The project proposal shall not have a significant adverse effect on the integrity of the Historic Resource Inventory property, in that:
* The proposal includes removal of three original windows which will be salvaged to be reused in the original home in the future.
* The addition does not impact the exterior chimney, a character-defining feature.
* The massing and height are visually subordinate to the historic house.
3) The alterations must be compatible with the existing structure or district, in that:
* The addition continues the low-pitched, cross-gable roof form and the stucco asymmetrical fa?ade with little decorative detail to maintain the historic residence's Spanish Eclectic/Revival architecture.
4) The alterations must be consistent with the Secretary of the Interior's Treatment Standards, in that:
* The project plans include an analysis of the proposed project against the Secretary of the Interior's Standards (Attachment 5).
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 existing one-car garage was converted to an ADU in 2021. Per City Code, replacement and additional parking is not required for ADU conversions. Additionally, residences with legal nonconforming parking are allowed 1,000 square foot expansion of floor 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 expansion of the main residence would not create substantive traffic congestion or hazards.
* Public streets, including Main Street, are adequate in size and design to serve the proposed residences, 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.
* 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 Design Guidelines (2014):
o The project would create a house design that is compatible in scale with the housing types that are typical in the neighborhood.
* The proposed expansion and addition comply 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) per CEQA Guidelines Exemption Sections 15332 - Infill and 15331 - Historical Resource Restoration/Rehabilitation, in that the project involves an addition and renovations of 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 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 21, 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 Sections 15332 - Infill and 15331 - Historical Resource Restoration / Rehabilitation, and Approve the Significant Property Alteration / Architectural Review for a 456 square-foot addition resulting in a 1,559 square-foot single-story residence on the Historic Resource Inventory Located at 834 Main Street, subject to the 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. Conditions of Approval
4. Development Plans
5. SOIS Analysis Memo
6. Web Link - 09.04.25 HLC Staff Report