DATE:
October 14, 2025
CATEGORY:
Public Hearing
DEPT.:
Community Development
TITLE: Exterior Alterations to Historic Structure
at 484 Loreto Street
RECOMMENDATION
Adopt a Resolution of the City Council of the City of Mountain View Approving a Historic Preservation Permit to Construct Exterior Modifications to the Rear Facade of an Existing One- Story, 1,821 Square Foot Historic Single-Family Residence with a Basement and Detached Garage on a 0.14-Acre Site Located at 484 Loreto Street (APN 158 -30-060) and Finding that the Project is Exempt from Review Under the California Environmental Quality Act, to be read in title only, further reading waived (Attachment 1 to the Council report).
BACKGROUND
Project Location : 484 Loreto Street (APN 158 -
30-060).
Project Site Size: Approximately 0.14 acre.
General Plan Designation : Low -Density
Residential.
Zoning Designation: R1 (Single-Family
Residential).
Surrounding Land Uses: One-story single-family
residential dwellings to the east and south and
multi-family residential dwellings to the west
and north.
Current Site Conditions: One-story historic residential building with a detached garage.
Applicant/Owner: Daniel Fonseca for Martin Bettge and Xinning Ho.
Figure 1: Location Map
Exterior Alterations to Historic Structure at 484 Loreto Street October 14, 2025
PROJECT OVERVIEW
The applicant, Daniel Fonseca, has filed an application on behalf of the property owners, Martin Bettge and Xinning Ho, to propose exterior alterations to the historic residence at 484 Loreto Street. The proposed project includes altering openings and constructing a wood deck at the north (rear) elevation as well as modifications to add new openings to the east end of the detached garage (see Attachment 2—Project Plans). The existing single -family residence was built in 1924 and holds historic architectural significance. It is currently listed on the Mountain View Register of Historic Resources.
In 2024, the City approved a Historic Preservation permit to allow the construction of a 556 square foot basement beneath the existing historic residence. Construction of the basement is currently underway with an anticipated completion date in early 2026.
The City retained Page & Turnbull, Inc. (Page & Turnbull), to conduct a Citywide Historic Resources Survey as part of ongoing work to update the Historic Preservation Ordinance and the Mountain View Register of Historic Resources, a list of historically significant properties in the City. This work included the preparation of a Historic Resource Assessment (HRA) for the subject property, dated January 2, 2025 (see Attachment 3 —Historic Resource Assessment). The HRA confirms that 484 Loreto Street appears e ligible for the National Register of Historic Places (NRHP) and California Register of Historic Resources (CRHR), under Criterion C/3/c, as a notable and first-in-the-development example of Mission Revival architecture built within the stylistically diverse Palmita Park subdivision during the 1920s.
In accordance with Section 36.54.85 (Requirement of Permit— Development Review Process) of the City Code, alterations to buildings listed on the Mountain View Register of Historic Resources require a Historic Preservation (HP) Permit. Additionally, for projects involving buildings that are eligible for listing on the NRHP or CRHR, Section 36.54.90 (National and California Register Properties) of the City Code further provides that the City Council is responsible for determining whether to grant the HP Permit. In such cases, the Council must find that the proposed alteration substantially complies with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.
ANALYSIS
General Plan
The site has a General Plan Land Use Designation of Low -Density Residential, which “allows for detached, single-family houses and similar uses compatible with a quiet living environment.”
Exterior Alterations to Historic Structure at 484 Loreto Street October 14, 2025
The proposed project is consistent with the General Plan designation, which allows for detached single-family homes and complies with the following General Plan policies:
• LUD 6.1—Neighborhood character. Ensure that new development in or near residential neighborhoods is compatible with neighborhood character.
The project maintains the existing single -family residential use, consistent with the low - density residential character of the surrounding neighborhood. The proposed exterior alterations, including the construction of a wood deck at the rear and new openings on the detached garage , have been designed to be compatible with the existing structure and nearby homes in terms of scale and materials. Proposed finishes, such as stucco cladding and wood detailing, are consistent with the Mission Revival style of the historic residence and reflect materials commonly found in the Palmita Park subdivision.
• LUD 11.1—Historical preservation. Support the preservation and restoration of structures and cultural resources listed in the Mountain View Register of Historic Resources, the California Register of Historic Resources, or the National Register of Historic Places.
The property is listed in the Mountain View Register of Historic Resources, and appears eligible for listing on the National and California Registers due to its significance in architecture in planned communities in the 1920s and 1930s, demonstrating the era’s dominant architectural trends. The proposed alterations are designed to be compatible with and clearly differentiated from the historic elements of the residence. The project maintains the proportion, massing, and key character- defining features of the historic resource in a manner con sistent with the Secretary of the Interior’s Standards for Rehabilitation. Alterations are limited to portions of the residence and the detached garage that are not publicly visible , preserving the int egrity of the resource’s significant architectural design features and historic context.
Zoning
The project site is located in the R1 (Single-Family Residential) Zoning District, which is intended for detached, single -family dwellings, dual- urban opportunity developments, and similar and related uses compatible with a quiet living environment. The R1 Zoning District is consistent with the Low-Density Residential Land Use Designation of the General Plan.
The project proposes to maintain the existing single -family residential use and the existing building’s footprint, setbacks, and massing on-site. The project scope only involves modifications to the rear fa cade of the existing house, the reconstruction of a stairway, and modifications to the openings of an existing detached garage to increase the useability of the garage space.
Exterior Alterations to Historic Structure at 484 Loreto Street October 14, 2025
Table 1: Project Compliance with R1 Development Standards
Standard Requirement Proposed
Height 28’ maximum 15’11” (no change)
Wall plate height 15’ maximum 10’2-1/2” (no change)
Floor area ratio 0.42 maximum 0.28 (no change)
Front setback 20’ minimum 24’5-1/2” (no change)
Interior side setback 5’ minimum 8’6” (no change)
Street side 15’ minimum 10’2” (no change)
Rear setback 20’ minimum 8’8-3/4” (no change)
Separation between primary and
accessory structure (detached
garage)
10’ minimum 11’ (no change)
Parking None One enclosed (no change)
Landscaping Minimum 50% of front yard 86% (no change)
The existing residence has nonconforming setback s to the street -side and rear property lines .
Typically, structures with nonconformities, such as a n inconsistency with a setback standard, would be required to comply with specific regulations to limit structural changes to the nonconforming portion of the structure as set forth under Section 36.06.70 (Nonconforming uses and nonconforming structures) of the City Code. However, the property’s historic status allows for exemptions from these regulations for nonconforming structures pursuant to Section 36.54.80 (Incentives and benefits) of the City Code.
Proposed Site Plan
No changes are proposed to the building footprint or overall site layout. The proposed project is limited to exterior alterations , including modifications to openings on the rear fa cade of the residence, construction of a wood deck at the north (rear) elevation, and the addition of new openings at the east end of the detached garage . The proposed wood deck will not alter on-site circulation and will maintain the existing separation distance to the detached garage.
Exterior Alterations to Historic Structure at 484 Loreto Street October 14, 2025
Figure 2: Site Plan
Architecture and Design
Building Design
The proposed design changes include: (1) removal of existing windows on the north (rear) facade of the main house and installation of new French doors; (2) construction of a wood deck at the northeast corner of the house with steps wrapping around the corner and a planter area on the west side; and (3) construction of new arched openings on the detached garage.
The proposed alterations to the rear fa cade are designed to complement the historic single - family residence. The new French doors reference the light patterns of the original windows while remaining sufficiently differentiated to be understood as a contemporary addition. The proposed deck would be constructed of wood planks, consistent with materials historically used for rear steps, while its contemporary design ensures it is clearly legible as a new feature.
Similarly, the proposed arched openings on the detached garage are inspired by one of the building’s character-defining features, which is the cutaway corners at the southwest corner of
LORETO STREET
Exterior Alterations to Historic Structure at 484 Loreto Street October 14, 2025
the residence. While larger and simpler in form, the new openings are compatible with the building’s historic design and clearly distinguishable from the original features.
Parking
Under the City of Mountain View Zoning Code, single -family residential (R1) properties are typically required to provide one covered and one uncovered parking space. However, properties located within one-half mile of a major public transit stop are exempt from this requirement. The property at 484 Loretto Street falls within this exemption area and is, therefore, not required to provide off-street parking. The existing detached garage on the property is currently used for parking and, with the proposed modification s, is intended to continue being used as a parking garage.
Compliance with Secretary of the Interior’s Standards
The existing historic single -family residence was originally built in 19 24 in the Mission Revival style and was the first residence to be constructed in Palmita Park , a subdivision in Mountain View, for Alfred Olson of the Minton Lumber Company. Olson was the first owner and occupant of the residence and an executive of the company. The residence retains a high level of integrity as only minor modifications have been made to the structure, including reroofing and window retrofit from original wood windows to double-pane windows with the original wood sashes.
Per Section 36.54.90 (National and California Register) of the City Code, the City Council must determine whether the proposed project is in substantial compliance with the U.S. Secretary of the Interior’s Standards (SOIS) for the Treatment of Historic Properties. Typically, one set of standards (Preservation, Rehabilitation, Restoration, and Reconstruction) is chosen for a project based on the scope. For the purposes of this project, the Standards for Rehabilitation, which “acknowledge the need to alter or add to a historic building to meet continuing or new uses while retaining the building’s historic character,” are the appropriate standards for the proposed project’s scope.
The applicant submitted an SOIS Compliance Analysis Memorandum prepared by Page & Turnbull, dated August 19, 2025 (see Attachment 4 —SOIS Compliance Analysis). The analysis concludes that the proposed project would not result in an adverse change to the historic resource and minimizes visual impacts to character- defining features or physical characteristics of the historic resource that convey its historical significance. The proposed project preserves the residence’s primary character-defining features, including the overall massing, stucco cladding, pedimented gables, dentils, and all street-facing fenestration. Alterations are limited to the north (rear) elevation and east end of the detached garage, which are not visible from the public right- of-way. These include the replacement of two rear windows and a door with French doors opening onto a modest wood deck and secondary garage modifications while leaving the Bush Street facade intact. The proposed project is compatible in scale and materials and sufficiently Exterior Alterations to Historic Structure at 484 Loreto Street October 14, 2025
differentiated from the original construction. As a result, the project will allow the historic home to continue to express the features, design, and context that make it significant for its Mission Revival architecture. For the reasons listed above, and with support from the SOIS Compliance Analysis Memorandum, staff recommends finding that the proposed project is in substantial compliance with the Secretary of the Interior’s Standards for the Treatment of Historic Resources.
ENVIRONMENTAL REVIEW
Staff recommends finding that this project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15331 (“Historic Resource Restoration/Rehabilitation”) , and that none of the exceptions in CEQA Guidelines Section 15300.2 apply. This exemption applies to projects consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. According to CEQA Guidelines Section 15126.4(b)(1), if a project is in compliance with all 10 Standards for Rehabilitat ion (Attachment 4—SOIS Compliance Analysis, pp. 1 4-19), the project’s impacts “shall generally be considered mitigated below a level of significance and thus is not significant.” The proposed facade modifications to the rear elevation and detached garage will complement the original characteristics of the existing building and allow the historic structure to continue to express the features and elements that make it historically significant. The project complies with the Standards for Rehabilitation and Section 36.54.90 (National and California Register properties) of the City Code. Therefore, as currently designed, the project would not result in project- specific impacts and does not have the potential to cause a substantial adverse change to the historical resource as defined by CEQA or the City Code.
FISCAL IMPACT
The City currently receives approximately $300 per year in property tax revenue from the project site for the General Operating Fund (GOF). Approval of the proposed project would not generate any additional property tax revenue for the City.
LEVINE ACT
California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to- play-limits-and-prohibitions.html.
Exterior Alterations to Historic Structure at 484 Loreto Street October 14, 2025
Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.
SUBJECT TO THE LEVINE ACT
☒ Other permit, license, or entitlement for use
CONCLUSION
The project is consistent with General Plan policies for neighborhood character and historic preservation and complies with R1 Zoning District standards (the project would not increase existing nonconformities) . It preserves the primary character- defining features of the historic residence while limiting alterations to the rear and garage elevations that are not visible from public right-of-way. The new deck and French doors are modest in scale, compatible in materials, and clearly differentiated from the historic structure, ensuring that the property’s character - defining features are preserved in accordance with the Secretary of the Interior’s Standards for Rehabilitation. Staff concludes the project will not result in a substantial adverse change to the historic resource and supports approval of the Historic Preservation Permit.
Staff recommends approval of the proposed project as it would promote a well -designed development that is compatible and harmonious with the surrounding uses, would protect character-defining features of a historic resource, and would not result in any significant environmental impacts.
ALTERNATIVES
1. Approve the project with modified conditions of approval.
2. Deny the project and adopt findings for denial.
Exterior Alterations to Historic Structure at 484 Loreto Street October 14, 2025
PUBLIC NOTICING
The City Council’s agenda is advertised on Channel 26, and the agenda and this report appear on the City’s website. All property owners and tenants within a 750’ radius were notified of this meeting, and public notice of the hearing was published in a newspaper of general circulation per City Code Section 36.56.20.
Prepared by:
Diana Pancholi
Principal Planner
Amber Blizinski
Assistant Community Development Director
Approved by:
Christian Murdock
Community Development Director
Kimbra McCarthy
City Manager
CDD/DP-10-14-25CR
<Legistar ID by DP>
Attachments: 1. Project Resolution
2. Project Plans
3. Historic Resource Assessment
4. SOIS Compliance Analysis