City Council and Authorities Concurrent
November 15, 2022

City of Santa Clara
Agenda Report
22-1040

REPORT TO HISTORICAL AND LANDMARKS COMMISSION

SUBJECT
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
Agenda Date: 10/6/2022
Consideration of Historic Preservation Agreement (Mills Act Contract), Significant Property Alteration (SPA) Permit, and a Variance request to convert an existing detached two-story structure into an Accessory Dwelling Unit (ADU) and garage at 1184 Washington Street

BACKGROUND
The subject property is listed as a historic resource on the City's Historic Resource Inventory (HRI).

The project is before the Historical and Landmarks Commission (HLC) for a recommendation to the Planning Commission for the Significant Property Alteration Permit, and for a recommendation to the City Council for approval of the Mills Act Contract, including the adoption of a 10-Year Rehabilitation and Maintenance Plan.

The project includes converting an existing detached two-story structure ("barn") with a two-car garage located to the rear of the property to an Accessory Dwelling Unit (ADU) over a one-car garage and storage on the first floor. The project also includes a Variance request for an increased building height of 22 feet and 6 inches for the detached accessory structure. The Variance request will be considered by the Planning Commission along with the Significant Property Alteration and Architectural Review.

DISCUSSION
The subject property contains a three-bedroom and two-bathroom, two-story house of a blend of Gothic Revival and Greek Revival styles of architecture built circa 1861. An updated historical survey (DPR form 523A) was prepared by William Kostura in September 2021.

Mills Act Contract
The property owners, Robert and Julie Salinas, are requesting approval of a Historic Preservation Agreement (Mills Act Contract) for the property including the adoption of a 10-Year Rehabilitation and Maintenance Plan associated with this historic preservation agreement.

The owner's proposed 10-Year Rehabilitation and Maintenance Plan is attached to this report. Some of the notable work that would be performed under this Plan include repairing banister railing, refinishing the exterior door, replacing broken window panels, replacement of the deteriorating house foundation and utility basement , repair and restoration of the existing historic wood window sashes, adding a master suite and enlarging the kitchen (adaptive reuse), and repainting the entire exterior of the residence.

Significant Property Alteration Permit and Variance
The proposal also includes the rehabilitation of the existing 1,804 square-foot two-story structure located to the rear of the property to create a 958 square foot second story ADU, retaining the one- City of Santa Clara Page 1 of 3 Printed on 9/30/2022
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22-1040 Agenda Date: 10/6/2022
car garage and storage on the first floor. There would be no new square footage added to the structure. The detached structure is located five feet from the rear and three feet from the south side property line. The applicant is seeking a variance for the proposed height of 22 feet and 6 inches for the detached second story ADU, exceeding the maximum allowed height of 16 feet. Variance requests require approval by the Planning Commission. The applicant's Variance justification letter is available as Attachment 7 and the proposed development plans are available as Attachment 8 to this report for reference.

Changes proposed to the existing barn structures are primarily exterior modifications and include the addition of windows, skylights, and doors. The DPR states that the barn was constructed after 1961 and is not a contributing feature to the historic significance of the property. The historic main house and its immediate setting will remain untouched and preserved. No changes to the main dwelling unit are proposed.

Variances are limited to those situations where the peculiar physical characteristics of a site make it difficult to develop under standard regulations. The staff has determined that there are specific physical or unique circumstances for the owners to comply with the City's zoning standards as they propose to rehabilitate the existing two-story detached structure. To maintain the existing footprint and the original use of the structure, the design proposes a two-bedroom, one-bathroom second story ADU. The first floor will be occupied by a one-car garage, a new half-bathroom, and storage. A variance for the increased height of 23 feet and 6 inches would be necessary to rehabilitate the existing two-story structure as an accessory dwelling unit.

The applicant commissioned a Secretary of the Interior's Standards (SIS) evaluation, prepared by Leslie A. G. Dill of Archives & Architecture LLC, dated July 11, 2022. The SIS evaluation concludes that the proposed project meets the Secretary of the Interior's Standards for the Treatment of Historic Properties - Rehabilitation Standards. The evaluation found that the proposed project preserves the historic integrity of the property and continues to convey an authentic mid-nineteenth-century building, with methods and materials of construction.

Conclusion
There is no effective change of use for this residential property. The proposed alterations are only proposed to the existing two-story structure and the integrity of the main house as a historic resource is preserved. In addition, staff finds that the work proposed under the 10-Year Restoration and Maintenance Plan adheres to the Secretary of the Interior's Standards for Rehabilitation and incorporated into the Preservation Treatment plan as necessary. Given the age, historic integrity, and the proposed 10-Year Restoration and Maintenance Plan, staff supports a Mills Act Preservation Agreement for the property. A copy of the draft contract is also attached to this report as Attachment

2. ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15303 - New Construction or Conversion of Small Structures, in that the project is limited to the rehabilitation of the existing detached two story structure to a second-story City of Santa Clara Page 2 of 3 Printed on 9/30/2022
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22-1040 Agenda Date: 10/6/2022
ADU, one-car garage and storage.

PUBLIC CONTACT
On September 22, 2022, a notice of public hearing of this item was posted in three conspicuous locations within 300 feet of the project site and mailed to property owners within 300 feet of the project site. No public comments have been received at the time of preparation of this report.

RECOMMENDATION
Staff recommends the Historical and Landmarks Commission find that the house will retain sufficient integrity as a significant example of an outstanding blend of Gothic Revival and Greek Revival styles of architecture and the impact of the proposed conversion of the existing detached structure to an Accessory Dwelling Unit is not significant, and recommend approval of the following:
1) That, based upon the analysis and findings of the historical evaluation, the Commission forward a recommendation to the City Council for approval of the Mills Act Contract application, including the adoption of a 10-Year Rehabilitation and Maintenance Plan associated with this historic preservation agreement; and,
2) That, based upon the analysis and findings of the historical evaluation, the Commission forward a recommendation of approval for issuance of a Significant Property Alteration (SPA) Permit and Variance to the Planning Commission, subject to the conditions of approval.

Prepared by: Nimisha Agrawal, Associate Planner
Approved by: Lesley Xavier, Planning Manager

ATTACHMENTS

1. Historical Survey (DPR 523A)

2. Draft Historic Preservation Agreement (Mills Act Contract)

3. Secretary of the Interior's Standards for Rehabilitation

4. 10-Year Restoration and Maintenance Plan

5. Secretary of the Interior's Standards Evaluation

6. Conditions of Approval

7. Variance Justification Letter

8. Legal Description

9. Development Plans
City of Santa Clara Page 3 of 3 Printed on 9/30/2022
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State of California - The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

PRIMARY RECORD
Primary#-~------- -----HRI # _____________ _
Trinomial _____________ _
NRHP Status Code _________ _
Other Listings---------------~ ---------­
Review Code____ Reviewer_________ Date- ----~
Page __j__ of _29_ *Resource Name or#: (Assigned by recorder) 1184 Washington Street P1.

P2.
*P3a.

Other Identifier:-------------------------------------
Location: D Not for Publication ■ Unrestricted *a: County _s~a-n~ta_C~la-r_a ___ _ and (P2c,P2e, and P2b or P2d. Attach Location Map as necessary.) *b. USGS 7.5' Quad ______ Date ___ T _; R __ ; __ ¼ of __ ¼ of Sec __ ; ___ B.M. c. Address 1184 Washington Street City ~S~a=n~ta~C=la-r_a _______ Zip ~8-5-0_50 ___ _ d. UTM : (Give more than one for large and/or linear resources) Zone mE/ ____ mN *e. Other Locational Data : (e.g., parcel# , directions to resource, elevation, etc., as appropriate) Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) Old Quad
This property falls within the Old Quad area of Santa Clara, which contains hundreds of houses dating from the 19th century through the 1930s, along with many newer buildings. It encompasses the area bordered by Scott Boulevard to the west, Newhall Street to the south and east, and the railroad tracks to the north and east.
(See Continuation Sheet, page 2.)
*P10. Survey Type: intensive
P11. Report Citation*: (Cite survey report and other sources, or enter "none" .) *P3b Resource Attributes: (List
attributes and codes) __ _
*P4. Resources Present:
■ Building D Structure □ Object
D Site D District D Element of
District □ Other (isolates, etc.)
P5b. Description of Photo:
(View, date)
View looking west
*PG. Date Constructed/Age and
Source: ■ Historic
D Prehistoric D Both
1850s or early 1860s
*P7. Owner and Address:

Julie and Shea Salinas
1184 Washington Street
Santa Clara CA 95050
*PB. Recorded by: (Name,
affiliation, and address)
William Kostura
Po Box 60211
Palo Alto CA 94306
*P9. Date Recorded:_
September 2021
*Attachments: D NONE D Location Map D Sketch Map ■ Continuation Sheet ■ Building, Structure and Object Record D Archaeological Record D District Record D Linear Feature Record D Milling Station Record D Rock Art Record D Artifact Record D Photograph Record D Other (List)
DPR 523A (1/95) DPR 523 A&B forms, Pages.pages *Required Information State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI/Trinomial

CONTINUATION SHEET
Page _2_ of ..29_ Resource Identifier: ---'-'11~8...._4_._W~a-s ...... hi'""ng.,..t,...on~S~t.,__,re=e~t ________ _ Recorded by William Kostura *Date September 2021 II Continuation □ Update Description (continued)
The area immediately surrounding the subject house is a mix of older and newer houses. Older houses include 1091 Fremont, which has been dated 1868; very fine Queen Anne houses, perhaps the best of this style in the city, at 1116 Washington and 981 Fremont (both 1892); a large Classical/Colonial Revival house at 1179 Washington (1905); and a large Craftsman bungalow at 1061 Fremont ( ca. 1918).

Three houses from about the 1930s can be found at 908, 925, and 936 Fremont. More modern houses include 1010, 1011-1025, and 1155 Fremont, and a pair of houses plus apartments at 1124 Washington.

The older houses are more numerous and more conspicuous than the newer ones, and as a result the immediate neighborhood has a historic feel to it.

The subject property
Grounds and outbuildings
The subject property consists of a house, a barn, a garage, and a pool house on a suburban lot measuring 66 feet in width by 152 '-6" in depth. The garage is a small, inexpensively-built wooden building that shows on a 1961 Sanborn map and thus most likely dates to the mid-20th century. The barn is a two­ story gabled building clad in board-and-batten siding; its sliding doors are filled diagonal boards. It does not show on the 1961 Sanborn map, and therefore must post-date that year, although it looks older.

The pool house resembles the barn in its materials - board and batten siding, and doors with diagonal boards. Given their similarities, it was probably built at about the same time as the barn. The landscaping is also recent. This consists of a picket fence on a low brick wall in front, brick pathways in the front and back yards, and a swimming pool in the back.

The house
The house is two stories in height, sits on a brick foundation, is wood-framed in constrnction, has a cross-gabled roof with boxed eaves, and is clad in beveled siding. In plan it is T-shaped, with a broad block in front that contains the living room and bedrooms; and a narrow stern centered in the rear containing the kitchen. The front block measures roughly forty feet in width by sixteen feet in depth, while the stern to the rear is approximately fifteen feet wide by 25 feet deep.

One of the angles between these two blocks, at rear-left as one faces the house (at the southwest corner), is mostly filled by a one-stmy addition that has a shed roof. A 1915 Sanborn map shows this addition with a dotted line, indicating a porch with open sides; but now the walls are filled with bevel siding, which must have been added at a later date.
(See Continuation Sheet, page 3.)
DPR 523L (1/95) DPR 523 A&B forms, Pages.pages *Required Information State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI/Trinomial

CONTINUATION SHEET
Page _3_ of~ Resource Identifier: ----i..c11...,..8'--'-4--"W_....a..,.s"-'h....,jn,.._gt..,o"-'-n...,,,S'""'tr_,_,_P.e,.,,t~-------- Recorded by William Kostura *Date September 2021 11 Continuation □ Update Description (continued)
The composition of the front block is symmetrical on all three of its sides. In the front wall, a squeezed gable in the center of the roofline is directly over a second st01y window and the main entrance. Four windows can be found in the first story, two to either side of the entrance. On the north and south sides of the front block the composition is again symmetrical, with two evenly-spaced windows in each story.

Brick chimneys rise from the ridgeline of the roof, each just a foot or two from the north and south sides.

This syrnmetly is broken up in the rear stern of the house. On the north side of the stern, one small window is in the second st01y, while the first st01y has (from left to right) an entrance and two windows, all evenly spaced. The rear wall of this stem has two evenly-spaced windows in the second st01y, and an entrance and a window in the first. As mentioned above, the south side of this rear stern is largely filled by the early addition. However, two small windows are visible in the second story, above this addition.

The style of the house is predominantly Gothic Revival, though there is a notable Greek Revival element as well. The Gothic elements include carved bargeboard in the squeezed front gable and a drip mold over the second story window, just below the gable. The steep pitch of the gables enhances the Gothic feeling.

The primaiy Greek Revival element is the front entrance. Here, a shallow, cornice with a curved soffit and a frieze are supported by pilasters with restrained Doric capitals and blocky bases. Incised stripes add detailing to the frieze and pilasters. Within this framing are a paneled door with a transom window, transom bar, and sidelights. The door has four panels, those at the top being taller, with arched heads.

Sidelights are narrow, with five lights each. Although the classical details of this entrance composition are restrained, they are a clear expression of the Greek Revival style. Hardware on this door include a ceramic knob, circular brass knob plate, and an ornamental iron ringer with ceramic handle. All of these elements appear to be original or ve1y early.

A simpler version of this enti·ance is found on the north side of the rear stern. Here, a paneled door with glazing is flanked by sidelights with four lights each. These are trimmed by flat boards within a thin surrounding molding.

With one important exception, nearly all of the windows in this house have six-over-six sash with what appear to be original rnuntins. The main exception is the second story window under the front gable. It is a paired casement with four lights per casement. Smaller windows in the upper st01y of the rear stem and in the addition on the south side also depart from the six-over-six pattern. (See Continuation Sheet, page 4.)
DPR 523L (1/95) DPR 523 A&B forms, Pages.pages *Required Information State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI/Trinomial

CONTINUATION SHEET
Page _A_ of ...2.9._ Resource Identifier: _1~1~8~4~W=2=s~b=i□.,._gt-o~□ -S_tr~ee-t ________ _ Recorded by William Kostura *Date September 2021 II Continuation □ Update Description (continued)
The corners of this house are lined or enclosed with extremely na1rnw panels ( or battens) that are incised with vertical lines. These incised lines relate to the incised pilasters and frieze in the main entrance.

A screen door in the west wall of the rear stem most likely dates to the early 20th century. It has wooden spindles and a metal pull and strap hinge.

To summarize, all elements of the exterior appear to be original, or very early, except for the one-story addition on the south side that fills the angle between the front block and rear stem, and the screen door in the rear. A few windows in the second story of the rear were not closely observed, and so their dates are unce1iain.

The interior has a number of imporiant early or original features. These include a staircase with a tapering newel post, turned balusters, and wooden railing; an ornamental metal gas light fixture with a glass globe (now electric); fireplaces with carved wooden mantels; a metal vent grille with an ornamental pattern; and a fir floor.

DPR 523L (1/95) DPR 523 A&B forms, Pages.pages *Required Information State of California - The Resources Agency Primary# ____________ _ DEPARTMENT OF PARKS AND RECREATION HRI # ____________ _

BUILDING, STRUCTURE, AND OBJECT RECORD
Page --5._ of ...2.9.._ *NRHP Status Code _______ _
*Resource Name or# (Assigned by recorder) 1184 Washington Street B1. Historic Name: _ __,C.,.a.,_lyLUjnu..i...,R.,.u.....,ss....,.e.wll .... b,.,.o,..us"'-'e.,__ _________________________ _ B2. Common Name:----------------------------------

63. Original Use: residence B4. Present Use: _ ___._r.,,._es ..... i""de.,_.n_.,_c..,.,e~------------- *85. Architectural Style: _ __,_G..,o"""tb.wic........,,R,.._ev,u.jv.,,_,a.,_I __________________________ _ *86. Construction History: (Construction date, alterations, and date of alterations) Built in the 1850s or early 1860s.
*87. Moved? II No □ Yes □ Unknown
*BB. Related Features:

Date: _____ Original Location: __________ _
none
B9a. Architect: unknown b. Builder: _p,...r_o_ba-b-ly,__C_a=IY~in~R~w-s-s~ei~I __________ _ *810. Significance: Theme ________ Area ~S~a-□-ta~C_la=ra ________________ _ Period of Significance _______ Property Type resjdence Applicable Criteria ___ _ (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) History
This section will cover the history of the Old Quad neighborhood of Santa Clara; the history of the subject house; and a list of Greek Revival and Gothic Revival houses in Santa Clara that puts the architectural history of this house in context.

Old Quad histmy
The Old Quad covers the quadrangle shown in an 1866 survey by J.J. Bowen. It encompasses the area bordered by Scott Boulevard to the west, Newhall Street to the south and east, and the railroad tracks to the north and east. The area includes Santa Clara University, which was once the site of Mission Santa Clara. Generally speaking, the Old Quad is the oldest part of Santa Clara. The overwhelming majority of its historic buildings are located here.
(See Continuation Sheet, paJZe 6.)
(Sketch map with north arrow required)
B11. Additional Resource Attributes: (List attributes and codes) *812. References:

See Continuation Sheet, pages 17-18.

B13. Remarks:
*814. Evaluator: __.W.,_,i"'"lli""a,.._m...,,K_.,.o,...s=tu...,_r .... a _________ _ Date of Evaluation: ...,,S.,.e,...p...,.te....,mw.b.,.e~r .... 2""02..._1,.._ ________ _ (This space reserved for official comments.)
DPR 523B (1/95) DPR 523 A&B forms, Pages.pages *Required Information State of California - The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Page _fi._ of __29_.

Recorded by William Kostura
Old Quad histo1y (continued)
Primary#
HRlfTrinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 II Continuation □ Update
Major factors in Santa Clara's growth and economy include:
1777. Founding of Mission Santa Clara de Asis by the Franciscan order of Spain. This mission was secularized by Mexico in 1833 but the mission chapel continued to function as a church afterward.

It was enlarged and rebuilt several times over the next century. 1851-present. After the takeover of California by the United States, Jesuits acquired the mission and established Santa Clara College in 1851. It became known as the University of Santa Clara in 1912 and as Santa Clara University in 1985. The older buildings on this campus date to the period 1911-1930 and were designed by architects Will D. Shea, John J. Donovan, and Henry A. Minton.

The chapel of 1928 was designed by Minton to replicate the old adobe mission building of ca. 1824. 1852. The City of Santa Clara incorporates.
1863. The railroad connecting San Francisco and San Jose reaches Santa Clara. The railroad depot still stands, now at 1005 Railroad Avenue.
1885-1990s. Agnew's State Hospital. The Victorian building of 1885 collapsed in the earthquake of 1906, with great loss of life. New buildings were built from 1908 through the 191 Os to designs by the State Architect George C. Sellon. After the campus was sold to Sun Microsystems in the late 1990s, only the best four of the Agnew's buildings were retained, and the rest were demolished. l 890s-1950s. Santa Clara Tannery. This long-lasting business occupied many wooden buildings at the no1theast corner of Lexington and Grant streets.
l 890s-l 960s. The Pacific Manufacturing Company was a huge business occupying many buildings in the block of Alviso, Bellomy, Grant, and Locust streets, plus warehouses and sprawling lumber yards in adjacent blocks. It made coffins, window sash, doors, blinds, cabinets, and windmills. l 910s-1960s. Fruit canning. There were several canneries in Santa Clara during these decades, and of these three were the largest and longest lasting: Rosenberg Brothers and Company; the Pratt-Low Preserving Company; and Libby, McNeill and Libby. Pratt-Law's complex included a huge one­ story cannery building plus 25 seasonal workers' cabins in 1915, and by 1950 it had expanded to include over 100 workers' cabins. By 1950 Rosenberg Brothers had absorbed Libby, McNeill and Libby, and by 1961 Rosenberg Brothers had been taken over by the Mayfair Packing Company.

Collectively, these canneries must have been the largest employers in the City of Santa Clara during most of the 20th centu1y.
(See Continuation Sheet, page 7.)
DPR 523L (1/95) DPR 523 A&B forms, Pages.pages *Required Information State of California - The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Pagel of...29_
Recorded by William Kostura
Old Quad histmy (continued)
Primary#
HRlfTrinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 11 Continuation □ Update
1960s-present. The semiconductor indust1y becomes imp01iant in Santa Clara. 1963. The city's old downtown is razed in order to receive funding from the federal government for urban renewal.

To the above list should be added Santa Clara's close proximity to the city of San Jose, where some Santa Clara residents worked.

The demolition of the city's old downtown was a major loss, and as far as is known none of the tannery, frnit canning, or Pacific Manufacturing buildings still stand. The built environment in Santa Clara is nevetiheless able to represent, or evoke, most of the other impotiant themes in Santa Clara's early history. An adobe house at 3260 The Alameda (now the Santa Clara Women's Club) is a ca. 1790s building that was paii of the Spanish-era mission complex. The Benyessa adobe at 373 Jefferson Street (late 1840s) represents the Mexican or ve1y early American period. Two properties evoke Santa Clara's early agricultural economy. The older is the James Lick flour mill complex, at 4101 Lick Mill Boulevard, at Mansion Park Drive. Its four buildings were built in 1857, the 1860s, and the 1880s and include a granary, a house, an office, and a hall. The Harris-Lass house at 1889 Market Street ( 1865) includes a farmhouse, a barn, a water tank, and farming implements. As mentioned above, four early twentieth centuty buildings survive at Agnew's State Hospital, and about eight buildings from 1911-1930 survive at Santa Clara University.

Most prolifically, the Old Quad area is filled with hundreds of 19th and early 20th century houses that retain good to high integrity. A few houses date to the 1850s, a moderate number date to each decade of the 1860s, 1870s, and 1880s, and ve1y many date to the 1890s-1930s. While it is beyond the scope of this report to describe these houses in any detail, it can be said that they range from modest, vernacular working-class houses to large houses built for the well-to-do. Houses in the latter group are often elaborately decorated, but smaller houses, especially those built before the 1920s, often possess fine details as well.

Because the subject house is a blend of Gothic and Greek revivals in style and dates from the 1850s or slightly later, a number of similar houses are illustrated below for purposes of historic context. (See Continuation Sheet, page 8.)
DPR 523L (1/95) DPR 523 A&B forms, Pages.pages *Required Information State of California - The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Page....8._ of_29..__
Recorded by William Kostura
Histmy of the subject house
Primary#
HRlfTrinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 ■ Continuation □ Update
Section 8.9 of the City of Santa Clara's General Plan is entitled "Historic Preservation and Resource Inventory." In this document, which is on the internet, the subject house is called the Russell-Robinson house and is dated 1861. Another page of the city's website, "Historic Properties," states that the front block was built in about 1860 and was added to an older house already standing. The first, or first known, owner was a carpenter named Calvin Russell, who purchased the property in 1856. After his death, his widow continued to live here through 1887, and she sold the house in 1891 to drnggist John G. Robinson and his wife Maiy. For this report, primaiy research was performed to support or question the above information.

It seems unlikely that the rear part of the house was built first and that the front part was added to it in 1860 or 1861. Because it was common to build a kitchen wing at the rear of a house, and because the bevel siding and six-over-six windows are the same in both the front and rear parts, it seems much more likely that the entire house was built at once. (This does not count the low addition that fills the angle at the southwest comer, which was added after 1891.) Another similarity between the front and rear parts is the use of similar sidelights in the front entrance and in the entrance on the north side of the rear stem; this also argues that the front and rear parts were built at the same time.

From the style of the house, a constrnction date of the 1850s or 1860s is all but certain. The Greek Revival style was most common in northern California during the 1850s, and Gothic Revival was common in the 1850s and 1860s. The latter was only rarely built during the 1870s. On balance, an 1850s constrnction date for this house is most likely. Please see a further discussion of the occurrence of these styles in Santa Clara below.

The first owner and builder was probably Calvin Russell. He was born in Pennsylvania in 1807 or 1808, and his wife Eliza was born in the same state in about 1816. They arrived in Santa Clara at an early date, some time during the 1850s. Charlene Duval, a Santa Clara County historian, states that he does not show up in the 1850 or 1852 tax assessment rolls for the county, but he is listed here in the 1852 state census. The next three U. S. censuses, of 1860, 1870, and 1880, all show the Russells living in the city of Santa Clara and owning real estate ($1,050 in 1860 and $5,000 in 1870). In all three censuses his occupation is listed as that of a carpenter. When Calvin Russell died in 1886, a brief newspaper notice stated his estate consisted of $3,800 worth ofreal estate.

None of these censuses list ad&·esses. Two sources, however, tie the Russells to the subject site. One is the city's website, which states that Russell purchased this property in 1856. Shortly after Calvin's death, a newspaper notice announced that any creditors of his should see the administratrix of his estate, (See Continuation Sheet, page 9.)
DPR 523L (1/95) DPR 523 A&B forms, Pages.pages *Required Information State of California - The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Page _JL of --29-
Recorded by William Kostura
Hist01y of the subject house (continued)
Primary#
HRI/Trinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 ■ Continuation D Update
Eliza A. Russell, at her residence at the southwest comer of Washington and Fremont streets ( site of the subject property). While more documentation would be desirable, the above sources strongly suggest that Calvin Russell built this house as his and Eliza's residence soon after 1856 and that they lived here until his death in 1886. He worked as a carpenter at least through 1880 and must have built many houses in Santa Clara, though none of these other houses are known of.

The next known owners were John G. and Maiy A. Robinson. They were each born in about 1854, he in Oregon and she in California. The city's website states that they bought the house in 1891. They were listed as living here in city directories beginning in 1896 and in censuses through 1940.

Mary Ann Robinson was born in 1852 on her family's ranch in Lawrence, Santa Clara County. Her parents were James Enright and Margaret (Duncan) Enright. A relative of her mother is said to have been Isadora Duncan, who was a native of San Francisco. Although Isadora Duncan lived in Europe and New York after becoming a dancer, according to the city's website she once performed at this house.

John G. Robinson was born in 1850 in Oregon Ten-itmy. In 1870 he was living in the town of Santa Clara and working as a druggist. In 1880, still single, he worked as a druggist in Colusa, which he continued to do for "many years," according to his obituary. At an unknown date he returned to Santa Clara, married Maty Emight, opened his pharmacy at 1072 Franklin Street, and (by 1896) purchased and moved into 1184 Washington Street. He retired some time between 1910 and 1920 and lived in this house until his death in 1931. His wife's widowed sister, Mrs. Louise Reidy, moved in with her, and they continued to live in this house until Maiy's death in 1941.

Gothic Revival and Greek Revival houses in northern California and Santa Clara Ancient Greek architecture was rediscovered by western European architects in the mid-18th century and influenced American architecture by the early 19th centu1y. In the United States, the War of 1812 aroused renewed antagonism against England, and by extension, against English models for architecture, leaving the way clear for new styles in this countly. One of the first American examples of the Greek Revival was the Bank of the United States, in Philadelphia (1818). Fmiher interest in this style was generated by American sympathy for Greece in their war of independence during 1821-1832. Published carpenter guides and pattern books by Asher Benjamin and Minard Lefever disseminated Greek Revival details nationwide. In her book A Field Guide to American Houses (2015), Virginia Savage McAlester estimates that, among domestic examples, the Greek Revival style was common in the United States from about 1830 into the early 1860s. It began in east coast cities, where it faded during the 1840s, but persisted in rural and midwestern areas where newer styles were slower to take hold. (See Continuation Sheet, page I 0.)
DPR 523L (1/95) DPR 523 A&B forms, Pages.pages *Required Information State of California - The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Page -1.Q_ of ---29.._
Recorded by William Koslll[a
Primary#
HRI/Trinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 ■ Continuation □ Update
Gothic Revival and Greek Revival houses in northern California and Santa Clara (continued) Greek Revival became so popular in the United States, and so ubiquitous in some places, that a reaction naturally arose against it and during the 1840s it was replaced by more picturesque styles, principally the Gothic Revival. This style had debuted in England in 1749 but did not make its first notable appearance in the United States until 1832, when the architect Alexander Jackson Davis designed a Gothic house in Baltimore. Davis' book Rural Residences ( 183 7) promoted the style, and his friend Andrew Jackson Downing spread the style further with two very popular books of his own, Cottage Residences (1842) and The Architecture of Country Houses ( 1850). The style remained popular for houses in the United States through about 1865, and then declined.

In San Francisco during the 1850s, it is not easy to point to a predominant domestic style. Most houses were inexpensive and were squeezed onto narrow lots and did not exhibit prominent style details. Many of these had front-gabled roofs with proportions roughly equivalent to those on Greek Revival houses, and some historians label these houses as Greek Revival for this reason. A small number had genuine Greek Revival details such as pediment returns in the gable, shallow-pitched pediments over the windows, or Doric capitols at the tops of porch posts, and these were more truly deserving of the style name.

Gothic Revival houses were perhaps not more common in San Francisco but were certainly more conspicuous. A few very dramatic examples were built on Rincon Hill in the 1850s, along with some lesser ones, and a few notable Gothic houses were built on Russian Hill. In every neighborhood many small houses could be found whose gables were decorated with band-sawn bargeboard, a signature of the "Carpenter Gothic" style.

Not many examples of either style remain in California. Weaverville, in Trinity County, has several ( or more) houses with shallow-pitched pediments over the windows, and these are properly styled Greek Revival. A small number of others are in Nevada City. Gothic Revival houses, again, are more conspicuous. These include the Frisbie house in Benicia ( ca. 1849); the Vallejo house, "Lacryma Montis," in Sonoma (ca. 1850); the Mary Aaron house in Marysville (1855); the Red Castle in Nevada City (1860); and the J. Mora Moss house, "Mosswood," in Oakland (1864). The Abner Phelps house in San Francisco ( ca. 1851) is a blend of the two styles. It has a full-width porch that is Greek Revival in feeling plus Gothic Revival bargeboard in the front and side gables. The oldest house in Alameda, the Webster house on Versailles Avenue (1854) is Gothic Revival in style. There are others of both styles, but they are rare.
(See Continuation Sheet, page 11.)
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Page...1L of.2B_
Recorded by William Kostura
Primary#
HRlfTrinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 ■ Continuation □ Update
Gothic Revival and Greek Revival houses in northern California and Santa Clara (continued) In Santa Clara at least nine houses exhibit features that are associated with one or both of these styles. A list follows, with constrnction dates taken mainly from the city's website:
* The Berryessa adobe at 373 Jefferson Street (1840s). This house has Greek Revival pediments over the windows and doorway, and Gothic bargeboard in the gable facing the street. * The subject house, 1184 Washington Street (1850s or early 1860s). As mentioned above, it has Gothic bargeboard in the front gable, a Gothic drip mold over the window beneath this gable, and a Greek Revival main entrance.
* 1158 Main Street ( estimated 1855-1889). This house has no style details. The proportions of the gabled roof and the full-width porch suggest the Greek Revival style, however. * 1206 Main Street ( 1865). This house is a blend of Greek Revival and Italianate styles. The pediment returns in the gable and the porch columns with simple Doric capitals are the Greek elements. * The Harris-Lass house, 1889 Market Street (1865). The square porch columns with molded caps and incised vertical strips are ever so slightly reminiscent of the Greek Revival style. * 1217 Santa Clara Street (dates variously given as 1867 and 1875). The pointed arch window and the squeezed gable are the Gothic elements. Triangular pediments over the windows could be considered either Greek or Italianate, while quoins at the corners are Italianate. The cross-bracing in the gable and the porch may indicate a later construction date.
* 1404 Lincoln Street (dates given as "1880" and "ca. 1880s"). This house looks much older than the given dates. It has a plain gabled roof and a wrap-around porch with molded capitals. There are no strong style details, but it is closer to Greek Revival than anything else. * 1490 Santa Clara Street ("ca. 1880s"). Again, this house looks older than the estimated date. The very steeply-pitched squeezed gable is a strong Gothic element, while the rounded pediment over the second story window is a hint of Greek Revival.
* 466 Madison Street (1885). The Gothic element is the steeply-pitched squeezed gable. A triangular pediment over the second story window, very shallow-pitched pediments over the first story windows, and a porch with square columns suggest the Greek Revival style. (See Continuation Sheet, page 12.)
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Page --12- of ...2.9_
Recorded by William Kostura
Primary#
HRlfTrinomial
Resource Identifier: -~11~6~4~W~;ci=s-b=i□,..,g""'to=□~S~t~ce-et ________ _ *Date September 2021 ■ Continuation □ Update
Gothic Revival and Greek Revival houses in northern California and Santa Clara (continued) As one can see, most of these houses were designed as blends of styles. Their mostly anonymous builders obviously felt free to incorporate elements that they were familiar with in order to produce a pleasing effect. For the most part, ornament was restrained and was applied as accents to a design where fine proportions and a harmonious composition were the most important considerations.

The subject house is remarkable in a number of ways. The barge board in the gable is the best in Santa Clara and compares favorably with that in most Gothic houses elsewhere in the state. The drip mold over the window was a once-common feature among Gothic Revival houses, but is now very rare. The Greek Revival entrance is also now exceedingly rare; this may be the best surviving example in the state. Also imp01iant are the house's six-over-six windows. While such windows were not representative of any paiiicular style, they were typical of the 1850s and early 1860s. It is now very rare to find so many windows of this type in a house that is this old.

Integrity
The seven factors of integrity are location, design, materials, workmanship, feeling, association, and setting. Regarding the subject house:

It has never been moved, so it retains integrity of location.

The one-st01y addition that fills most of the angle between the front block and the rear stem on the south side is the only alteration of note. The front of the house and the no1ih side appear to be unchanged.

Thus, the house retains integrity of design, materials, and workmanship. In paiiicular, the survival of so many six-over-six windows is very remarkable for a house of this age and they represent the workmanship of this period in a way that very few other houses do.

The Gothic Revival bargeboard and drip mold and the Greek Revival entrance are strong style features.

They, along with the beveled siding and the six-over-six windows are strongly representative of houses of the period. Thus, this house retains integrity of feeling.

Early occupants of this house would ce1iainly recognize it as the house they had lived in, and so it retains integrity of association.

The front and back yards of this house have been changed with new landscaping and out-buildings, and so this prope1iy's internal integrity of setting has been lost. However, several 19th century and early 20th centu1y houses still stand in the immediate neighborhood, so the external setting is largely intact.

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Page _13_ of ...29-
Primary#
HRI/Trinomial
Resource Identifier: 1184 Washington Street
Recorded by William Kostura *Date September 2021 11 Continuation □ Update Evaluation to California Register criteria
The California Register of Historical Resources (California Register) is an inventory of significant architectural, archaeological, and historical resources in the State of California. Resources can be listed in the California Register through a number of methods. State Historical Landmarks and National Register-listed propetiies are automatically listed in the California Register. Properties can also be nominated to the California Register by local governments, private organizations, or citizens. The evaluative criteria used by the California Register for determining eligibility are closely based on those developed by the National Park Service for the National Register of Historic Places.

In order for a property to be eligible for listing in the California Register, it must be found significant under one or more of the following criteria:
* Criterion 1 (Events): Resources that are associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States.
* Criterion 2 (Persons): Resources that are associated with the lives of persons important to local, California, or national history.
* Criterion 3 (Architecture): Resources that embody the distinctive characteristics of a type, petiod, region, or method of construction, or represent the work of a master, or possess high atiistic values.
* Criterion 4 (Information Potential): Resources or sites that have yielded or have the potential to yield information important to the prehisto1y or histo1y of the local area, California, or the nation.

This criterion typically applies to archaeological remains, which are not being addressed in this report.

Criterion 1 (Events)
This house was built in the 1850s or early 1860s. Only two houses in Santa Clara - the current Santa Clara Women's Club (ca. 1790s) and the Berryessa adobe at 373 Jefferson Street (ca. 1840s) are definitely older, and only several other houses have estimated constrnction dates that are about as old.

Because of its constrnction date and high integrity, this house represents, as vety few are able to, the very early history of Santa Clara when the town was still largely rural. Accordingly, it appears to be eligible for the California Register at the local level under this criterion. The Period of Significance under this criterion is from the 1850s (the most likely construction date) through the 1910s, when much of the Old Quad area was still being developed.
(See Continuation Sheet, page 14.)
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Page _1A._ of --29_
Primary#
HRlfTrinomial
Resource Identifier: 1184 Washington Street
Recorded by William Kostura *Date September 2021 ■ Continuation □ Update Evaluation to California Register criteria (continued)
Criterion 2 (Persons)
Calvin Russell was a carpenter and almost certainly built this house as his own residence; and it seems likely that he built other houses in Santa Clara, perhaps very many. If it could be shown that he did so, he would emerge as an important person in Santa Clara's architectural history, and this house would probably be eligible under this criterion. Such evidence is lacking at present, however, and so this house does not now appear to be eligible under this critetion.

Criterion 3 (Architecture)
This is an outstanding blend of Gothic Revival and Greek Revival styles. The carved bargeboard in the gable is crisp and distinctive, and the Gothic feeling impatied by that bargeboard is suppmied by a drip molding over the window below. The Greek Revival entrance consists of a small cornice, an incised frieze, incised pilasters with capitals, sidelights, and a transom, and is very fine. Other elements of the house, most notably the paneled door, six-over-six windows, beveled siding, and boxed eaves are typical of the 1850s and greatly add to to the feeling of an 1850s house. The corner panels or battens are unusual; their incised lines relate to those in the main entrance and contribute to the stylistic feeling.

The entrance on the north side is a simpler version of the main entrance and relates to it visually.

In sum, this is a carefully-designed house that effectively blends the two styles that were most prominent in Santa Clara in the 1850s and early 1860s and is easily one of the best houses of that period in Santa Clara. For these reasons this house appears to be eligible for the California Register at the local level under this criterion. Because so few houses of these styles still stand with high integrity in California, and because this is a good example of a blend of these styles, it also appears to be eligible at the state level. The Period of Significance is the l 850s-l 860s, the likely date of construction.

Contributing features
The contributing features of this house are:
* The T-shaped footprint
* The cross-gabled roof with boxed eaves
* The bevel siding
* All six-over-six windows and the fixed window in the front gable, and their trim (See Continuation Sheet, page 15.)
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Page ---1.5_ of ...29._ Resource Identifier: _..1-11 ...... 8a4'-'WCY.la....,,sl.l..Jhw..i□1.o1Q.,.,_town...,,SLI.Jtr""'e..._et...._ _______ _ Recorded by William Kostura *Date September 2021 ■ Continuation □ Update Evaluation to California Register criteria ( continued) Contributing features (continued)
* The carved bargeboard in the front gable
* The drip mold over the window below that gable
* All parts of the Greek Revival front entrance and the more restrained entrance on the north side, including trim
* The front door and its hardware
* The narrow, incised panels ( or battens) at the comers of the house.

Non-contributing features include:
* The brick foundation.
* The one-story addition that fills most of the angle on the south side of the house * Small second story windows on the south side, directly above that addition * The barn, the pool house, and the landscaping
The interior features mentioned on page 4 are fine, but are not listed here as either contributing or non­ contributing.

The screen door in the rear of the house looks old, but it cannot be dated with any confidence and probably post-dates any possible Period of Significance. Thus, it should probably be counted as a non­ contributing element, too.

Evaluation under City of Santa Clara criteria
The Criteria for Local Significance were adopted on April 20, 2004, by the City of Santa Clara City Council and are listed under Section 8.9.2 of the City of Santa Clara General Plan, Criteria for Local Significance. Under this section of the General Plan, any building, site, or property in the City that is 50 years old or older and meets certain criteria of architectural, cultural, historical, geographical or archeological significance is potentially eligible.

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Page -1.6.... of -29._
Recorded by William Kostura
Primary#
HRlfTrinomial
Resource Identifier: _ _.._11~8~4~W~a~s..,.h=in,...g..,,to""'n...,,S=tr'-"'e=et~-------- *Date September 2021 II Continuation □ Update
Evaluation under City of Santa Clara criteria ( continued) The subject property appears to most clearly meet the following local criteria:

Criterion for Historical or Cultural Significance

1. The site, building or property has character, interest, integrity and reflects the heritage and cultural development of the city, region, state, or nation.

By virtue of its very early constmction date and high integrity, and its ability to evoke early Santa Clara history, this house appears to meet this criterion.

5. A building's direct association with broad patterns of local area history, including development and settlement patterns, early or important transportation routes or social, political, or economic trends and activities. Included is the recognition of urban street pattern and infrastmcture.

Similar to the above argument, this house is associated with Santa Clara's early development.

Criterion for Architectural Significance

1. The property characterizes an architectural style associated with a particular era and/or ethnic group.

This house is an outstanding example of a blend of the Gothic Revival and Greek Revival styles of the l 850s-l 860s.

6. A building's unique or uncommon building materials, or its historically early or innovative method of construction or assembly.

Some of the house's materials, namely the bevel siding and six-over-six windows with thin muntins, were not unique or uncommon during the time it was built, but have become rare since then. These are very important features of the house.

7. A building's notable or special attiibutes of an aesthetic or functional nature. These may include massing, proportion, materials, details, fenestration, ornamentation, artwork or functional layout.

The cross-gabled roof, T-shaped footprint, Gothic and Greek style features, bevel siding, comer panels or battens, and six-over-six windows combine to evoke the massing, ornamental, and aesthetics and construction techniques of the l 850s-1860s. (See Continuation Sheet, page 17.)
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Page -1L of _.29_
Primary#
HRI/Trinomial
Resource Identifier: 1184 Washington Street
Recorded by William Kostura *Date September 2021 ■ Continuation □ Update Evaluation under City of Santa Clara criteria (continued) Criterion for Geographic Significance

1. A neighborhood, group or unique area directly associated with broad patterns of local area history.

Most of the houses in the immediate vicinity of the subject house date to the 19th and early 20th centuries. Together they form a concentration of houses that evoke Santa Clara's early history.

References
Censuses and city directories
U. S. censuses of 1860, 1870, and 1880 for Calvin and Eliza Russell, in Santa Clara.

U.S. censuses of 1900, 1910, 1920, 1930 and 1940 for John G. Robinson, Mary A. Robinson, and louise E Reidy, in Santa Clara.

San Jose/Santa Clara city directories of 1896-1912 for John G. Robinson, in Santa Clara.

City of Santa Clara
Section 8.9 of the City of Santa Clara's General Plan, "Historic Preservation and Resource Inventory." Listing for this house.

City of Santa Clara website. "Historic Properties." Brief history of this house.

Marriage and death records
Ancestry.com. Marriage records. Mmy A. Emight to John G. Robinson, in 1886.

Ancest1y.com. Death records.Mmy A. Robinson, in 1941.

Newspaper articles
"Died." San Jose Mercwy News. June 12, 1873. Death notice for Joseph G. Russell. "Petitions Filed Today." San Jose Mercury News. Februmy 8, 1886. (See Continuation Sheet, page 18.)
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HRI/Trinomial
Page ....18._ of _29_ Resource Identifier: _...1..11_...,,8""4'-'W"";i...,s.wbw.i□4,1g...,to.._.n...,,.S..,,tr'""e-'-'-et......_ _______ _ Recorded by William Kostura *Date September 2021 II Continuation □ Update References (continued)
"Notice to Creditors." San Jose Mercwy News. March 17, 1886. "J. Robinson, Once Colusa Dmggist, Dies." Colusa Herald. November 12, 1931. "Mrs. Robinson Passes Away." Santa Cruz Sentinel. November 22, 1941.

Other sources
Charlene Duval. Email to William Kostura, July 23, 2021, re: early presence of Calvin Russell in Santa Clara and possible construction dates of the house.

Virginia Savage McAlester. A Field Guide to American Houses. New York: Alfred A. Knopf, 2015.

This is the best guide to American domestic architecture. Greek and Gothic revivals are covered on pages 246-280. See page 249 for diagrams of Greek Revival entrances.

David Gebhard, et. al. The Guide to Architecture in San Francisco and Northern California. Salt Lake City: Gibbs Smith, 1985.

Susan Dinkelspiel Cerny. An Architectural Guidebook to San Francisco and the Bay Area. Salt Lake City: Gibbs Smith, 2007.

The above two books list some of the Gothic Revival houses outside of Santa Clara mentioned in this report.

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HRI/Trinomial
Page __19_ of ---2.9__ Resource Identifier: -~1 ~16~4~W~a-sb~i□._...g~t-oo~S-tre-e~t ________ _ Recorded by William Kostura
Sanborn map diagrams
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DPR 523L (1/95) DPR 523 A&B forms, Pages.pages
*Date September 2021 ■ Continuation □ Update
"
,.
i1
~
~
I-w w a::

I-
Cl)
i
At left: 1891 Sanborn map, page 35.

Below: 1915 Sanborn map. page 214. Note the
appearance of the addition filling the corner on
the south side.
. . : -----,-----... • Al</,1/J •••-••~-----r- •
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... z
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Ir.I
0:

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6YII I 11
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*Required Information
z
0 1-
z
II.I
m
State of California - The Resources Agency

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Page _2Q_ of ---2.9_
Recorded by William Kostura
Photographs of the subject house
DPR 523L (1/95) DPR 523 A&B forms, Pages.pages
Primary#
HRlfTrinomial
Resource Identifier: _ _.1_,._18""'4-"-'-W ..... a.,.s..._.h..._jn..,g_..to.._n...,S...,t....,re...,,e._..t ________ _ *Date September 2021 ■ Continuation □ Update
The front of the house with a
detail of the barge board and
the drip mold over the
second story window.
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Page ...2L of ...2.9_
Primary#
HRI/Trinomial
Resource Identifier: 1184 Washington Street
Recorded by William Kostura *Date September 2021 ■ Continuation □ Update Photographs of the subject house (continued)
Front entrance with details of the trim, door, and hardware.

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Page ....22_ of ...2.9._
Recorded by William Kostura
Primary#
HRI/Trinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 ■ Continuation □ Update
Photographs of the subject house (continued)
Above: The bevel siding that
clads the house.

Middle. Detail of window
muntins.

Below: The brick foundation .

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Page ...2.3_ of ...29.._
Recorded by William Kostura
Primary#
HRI/Trinomial
Resource Identifier: _ _._11_...,,8'""4_,W'""a...,s""'bw.io ... g..,.to ..... n_.S,...tr'"""e""-et..__ _______ _ *Date September 2021 ■ Continuation □ Update
Photographs of the subject house (continued)
At left: The north side of the front block ( on the right side of the house as you face it)
Below: View looking SE at the rear side of the front
block ands the north side of the rear stem.

Botton row: The north side of the rear stern and a detail of the entrance on this side.

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Page ...2.4- of ...29.._
Primary#
HRl!Trinomial
Resource Identifier: 1184 Washington Street
Recorded by William Kostura *Date September 2021 ■ Continuation □ Update Photographs of the subject house (continued)
Above: Perspective view of the house from the left. At right: the south side of the front block.

At right: the south side of the house.

Sanborn maps suggest that the low
addition that fills the angle between
the front block and the rear stem
began as an open porch that was later
enclosed.

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Page .-25.... of ...2.9_
Recorded by William Koslll[a
Primary#
HRI/Trinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 ■ Continuation □ Update
Photographs of the subject house (continued)
Above left: A typical six-over-six window. These are found on all sides of the house except for the south side of the rear stem (i.e., where the addition is).

Above right: The rear wall of the house, i.e. the west side of the rear stem.

At right: The screen door on the rear side.

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Page _2fi_ of ...2.9.._
Primary#
HRI/Trinomial
Resource Identifier: 1184 Washington Street
Recorded by William Kostura *Date September 2021 ■ Continuation □ Update Photographs of the subject house (continued)
Top left: View looking east at the garage on the south side of the lot.

Top right: The barn, directly behind the garage. It looks old, but isn't.

Bottom left: The pool house, with siding and doors similar to those on the barn .

Bottom right: The brick-paved back yard, with pool.

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Page ...21_ of _29.._
Recorded by William Kostura
Primary#
HRI/Trinomial
Resource Identifier: _...1..11.L>.8=4'-'W'"'"'a ... sLUbw..i□4,0g...,.to,...n___,_S,.,.,tr..,.e""""et,.__ _______ _ *Date September 2021 ■ Continuation □ Update
Photographs of houses in Santa Clara with Greek Revival and Gothic Revival features These are shown in order to put the subject house in historical context. Only one of these houses, the Ben-yessa adobe, is definitely older than the subject house. A few other houses from the 1850s-1860s stand in Santa Clara, but not very many, and as far as is known to this writer none have Greek Revival or Gothic Revival features.

DPR 523L (1/9£!) DPR 523 A&B forms, Pages.pages
The Ben-yessa adobe, 373 Jefferson Street.

It has been dated to the 1840s. Shallow­
pitched pediments over the door and
windows evoke the Greek Revival, while
carved bargeboards in the gable are Gothic
Revival.
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Page _28_ of ...2.9_
Recorded by William Kostura
Primary#
HRI/Trinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 ■ Continuation □ Update
Photographs of houses in Santa Clara with Greek Revival and Gothic Revival features ( continued) '·' ~ >~... '
.. . ~
'----.. , ,, ~
Top left: 1158 Main Sh"eet. This house lacks style details, but its proportions suggest Greek Revival.

Top right: 1206 Main Street (1865). The pediment returns in the gable are Greek Revival.

Bottom left: The Harris-Lass house, 1889 Market Street (1865). The incised porch columns are similar to those on the subject house and could be considered Greek Revival.

Bottom right: 1217 Santa Clara Street. Gothic Revival second story windows blend with Greek pediments over the first st01y windows and Italianate quoins.

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Page _29_ of -2.9_
Recorded by William Kostura
Primary#
HRlfTrinomial
Resource Identifier: 1184 Washington Street
*Date September 2021 ■ Continuation □ Update
Photographs of houses in Santa Clara with Greek Revival and Gothic Revival features (continued) DPR 523L (1/95) DPR 523 A&B forms, Pages.pages
Top left: 1404 Lincoln Street. The
gabled roof and the porch with
~ square Doric posts suggest Greek
Revival.

Top right: 1490 Santa Clara Street.

The steeply-pitched squeezed gable
suggests Gothic Revival, while the
rounded pediment just below it is
Greek.
466 Madison Sh·eet. Another
steeply-pitched squeezed gable with
a pedimented first and second story
windows.
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RECORD WITHOUT FEE
PURSUANT TO GOV'T CODE SECTION 6103
Recording Requested by:

Office of the City Attorney
City of Santa Clara, California
When Recorded, Mail to:

Office of the City Clerk
City of Santa Clara
1500 Warburton Avenue
Santa Clara, CA 95050
Form per Gov't Code Section 27361.6 [SPACE ABOVE THIS LINE FOR RECORDER'S USE]

HISTORIC PROPERTY PRESERVATION AGREEMENT
This Agreement, (herein, "Agreement"), is made and entered into this _ day of ----- , 2022, ("Effective Date"), by and between Robert and Julie Salinas, owners of ce1iain real prope1iy located at 1184 Washington Street, Santa Clara, CA 95050 ("OWNERS") and the City of Santa Clara, California, a chartered California municipal corporation with its primary business address at 1500 Warburton Avenue, Santa Clara, California 95050("CITY"). CITY and OWNERS may be referred to herein individually as a "Paiiy" or collectively as the "Paiiies" or the "Parties to this Agreement."
A. Recitals.
( 1) California Government Code Section 50280, et seq. authorizes the CITY to enter into a contract with the OWNERS of qualified Historical Prope1iy to provide for the use, maintenance, and restoration of such Historical Property so as to retain its characteristics as property of historical significance.
(2) OWNERS possesses fee title in and to that certain real property, together with associated strnctures and improvements thereon, shown on the 2021 Santa Clara County Prope1iy Tax Rolls as Assessors' Parcel Number 269-15-043, and generally located at the street address 1184 Washington Street, in the City of Santa Clara ("Historic Property"). A legal description of the Historic Prope1iy is attached hereto as "Legal Description," marked as "Exhibit "A," and incorporated herein by reference.
(3) The Historic Property is on the City of Santa Clara Architecturally or Historically Significant Properties list. OWNERS submitted a Mills Act Proposal to City on June 4, 2022. The Proposal included a Primary Record from the State of California's Depmirnent of Parks and Recreation. A trne and correct copy of the Proposal is attached to this Agreement as "Exhibit B". (4) CITY and OWNERS, for their mutual benefit, now desire to enter into this Agreement both to protect and preserve the characteristics of historical significance of the Historic Prope1iy and to qualify the Historic Property for an assessment of valuation pursuant to Section 439.2 of the California Revenue and Taxation Code.

Historic Property Preservation Agreement/1184 Washington Street Typed: 04/14/2022
Page I of9
B. Agreement.

NOW, THEREFORE, CITY and OWNERS, in consideration of the mutual covenants and conditions set f01ih herein, do hereby agree as follows:
(1) Effective Date and Term of Agreement. The term of this Agreement shall commence on the effective date of this Agreement and shall remain in effect for a term often (10) years thereafter. Each year upon the anniversmy of the effective date, such te1m will automatically be extended as provided in paragraph 2, below.
(2) Renewal.
(a) Each year on the anniversmy of the effective date of this Agreement, ("renewal date"), one ( 1) year shall automatically be added to the term of this Agreement unless notice of nonrenewal is mailed as provided herein.
(b) If either the OWNERS or CITY desires in any year not to renew the Agreement, OWNERS or CITY shall serve written notice of nonrenewal of the Agreement. Unless such notice is served by OWNERS to CITY at least ninety (90) days prior to the annual renewal date, or served by CITY to OWNERS at least sixty ( 60) days prior to the annual renewal date, one ( 1) year shall automatically be added to the balance of the remaining term of the Agreement as provided herein.
( c) OWNERS may make a written protest of a nonrenewal notice issued by CITY.

CITY may, at any time prior to the annual renewal date of the Agreement, withdraw its notice to OWNERS of nonrenewal. If either CITY or OWNERS serves notice to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance of the te1m then remaining, from either original execution date or the last renewal date of the Agreement, whichever is applicable. (3) Standards for Historical Property. Dming the te1m of this Agreement, the Historic Prope1iy shall be subject to the following conditions, requirements, and restrictions:
(a) OWNERS shall preserve and maintain the characteristics of historical significance of the Historic Property. "The Secretmy of the Interior's Standards for Rehabilitation," marked as "Exhibit C" to this agreement, and incorporated herein by this reference, contains a list of those minimum standards and conditions for maintenance, use, and preservation of the Historic Prope1iy, which shall apply to such prope1iy throughout the term of this Agreement. (b) OWNERS shall, when necessary or as dete1mined by the Director of Planning and Inspection, restore and rehabilitate the property to conform to the rnles and regulations of the Office of Historic Preservation of the State Depmiment of Parks and Recreation, the United States Secretary of the Interior Standards for Rehabilitation and the California Historical Building Code and in accordance with the attached schedule of potential home improvements, drafted by the OWNERS and approved by the City Council, attached hereto as "The Description of the Preservation and Restoration Effmts," marked as "Exhibit D" to this agreement, and incorporated herein by this reference.

Historic Property Preservation Agreement/1184 Washington Street Typed: 04/14/2022

( c) OWNERS shall allow, and CITY requires, that after five ( 5) years, and every five ( 5) years thereafter, an inspection of the property's interior and exterior shall be conducted by a party appointed by CITY, to determine OWNERS' continued compliance with the terms of this Agreement. OWNERS acknowledge that the required inspections of the interior and exterior of the property were conducted prior to the effective date of this Agreement. ( 4) Provision for Information.
(a) OWNERS hereby agree to furnish CITY with any and all information requested by the CITY to determine compliance with the te1ms and provisions of this Agreement. (b) It shall be the duty of the OWNERS to keep and preserve, for the te1m of the Agreement, all records as may be necessary to determine the eligibility of the property involved, and the OWNERS compliance with the terms and provisions of this Agreement, including, but not limited to blueprints, permits, historical and/or architectural review approvals, and schedules of potential home improvements drafted by the OWNERS and approved by the City Council. (5) Cancellation.
(a) CITY, following a duly noticed public hearing as set forth in California Government Code Section 50280, et seq., shall cancel this Agreement or bring an action in couti to enforce this Agreement if it dete1mines any one of the following:
(i) the OWNERS breached any of the terms or conditions of this Agreement; or
(ii) the OWNERS have allowed the property to deteriorate to the point that it no longer meets standards for a qualified historic property. (b) CITY may also cancel this Agreement if it detennines that:
(i) the OWNERS have allowed the property to deteriorate to the point that it no longer meets building standards of the City Code and the codes it incorporates by reference, including, but not limited to, the Uniform Housing Code, the California Historical Building Code, the California Fire Code, and the Uniform Code for the Abatement of Dangerous Buildings or; (ii) the OWNERS have not complied with any other local, State, or federal laws and regulations.
(iii) the OWNERS have failed to restore or rehabilitate the prope1iy in the manner specified in subparagraph 3 (b) of this Agreement. ( c) In the event of cancellation, OWNERS shall pay those cancellation fees set fotih in California Government Code Section 50280, et seq. As an alternative to cancellation, OWNERS may bring an action in court to enforce the Agreement. (6) No Waiver of Breach.

Historic Property Preservation Agreement/1184 Washington Street Typed: 04/14/2022

(a) No waiver by CITY of any breach under this Agreement shall be deemed to be a waiver of any other subsequent breach. CITY does not waive any claim of breach by OWNERS if CITY does not enforce or cancel this Agreement. All other remedies at law or in equity which are not otherwise provided for under the terms of this Agreement or in the City's laws and regulations are available to the City.
(7) Mediation.
(a) Any controversies between OWNERS and CITY regarding the constrnction or application of this Agreement, and claim arising out of this contract or its breach, shall be submitted to mediation upon the written request of one party after the service of that request on the other party. (b) If a dispute arises under this contract, either party may demand mediation by filing a written demand with the other party.
( c) The parties may agree on one mediator. If they cannot agree on one mediator, there shall be three: one named in writing by each of the parties within five days after demand for mediation is given, and a third chosen by the two appointed. Should either party refuse or neglect to join in the appointment of the mediator(s) or to furnish the mediator(s) with any papers or infmmation demanded, the mediator(s) may proceed ex parte. ( d) A hearing on the matter to be arbitrated shall take place before the mediator(s) in the city of Santa Clara, County of Santa Clara, State of California, at the time and place selected by the mediator(s). The mediator(s) shall select the time and place promptly and shall give party written notice of the time and place at least fifteen ( 15) days before the date selected. At the hearing, any relevant evidence may be presented by either paiiy, and the formal rules of evidence applicable to judicial proceedings shall not govern. Evidence may be admitted or excluded in the sole discretion of the mediator(s). The mediator(s) shall hear and dete1mine the matter and shall execute and acknowledge the award in writing and cause a copy of the writing to be delivered to each of the parties.
( e) The submission of a dispute to the mediator( s) and the rendering of a decision by the mediator(s) shall be a condition precedent to any right of legal action on the dispute. A judgment confoming the award may be given by any Superior Comi having jurisdiction, or that Court may vacate, modify, or correct the award in accordance with the prevailing provisions of the California Mediation Act.
(f) Each party shall bear their own cost(s) of mediation. (8) Binding Effect of Agreement.
(a) The OWNERS hereby subjects the Historic Prope1iy described in Exhibit "A" hereto to the covenants, reservations, and restrictions as set fmih in this Agreement. CITY and OWNERS hereby declare their specific intent that the covenants, reservations, and restrictions as set f01ih herein shall be deemed covenants rnnning with the land and shall pass to and be binding upon the OWNERS successors and assigns in title or interest to the Historic Prope1iy. Each and every conh·act, deed, or other instrument hereinafter executed, covering, encumbering, or conveying the Historic Property, or any portion thereof, shall conclusively be held to have been executed, delivered, and accepted subject to the covenants, reservations, and restrictions expressed in this Agreement, Historic Property Preservation Agreement/1184 Washington Street Typed: 04/14/2022

regardless of whether such covenants, reservations, and restrictions are set forth in such contract, deed, or other instrnment.
(b) CITY and OWNERS hereby declare their understanding and intent that the burden of the covenants, reservations, and restrictions set f01ih herein touch and concern the land in that OWNERS' legal interest in the Historic Property.
( c) CITY and OWNERS hereby fmther declare their understanding and intent that the benefit of such covenants, reservations, and restrictions touch and concern the land by enhancing and maintaining the historic characteristics and significance of the Historic Propeliy for the benefit of the CITY, public (which includes, but is not limited to the benefit to the public street generally located at 1184 Washington Street), and OWNERS.
(9) Notice.
(a) Any notice required to be given by the terms of this Agreement shall be provided at the address of the respective parties as specified below or at any other address as may be later specified by the pmiies hereto.

CITY: City of Santa Clara
Attn: City Clerk
1500 Warbulion Avenue
Santa Clara, CA 95050
OWNERS: Robe1t and Julie Salinas
1184 Washington Street
Santa Clara, CA 95050
(b) Prior to entering a contract for sale of the Historic Prope1iy, OWNERS shall give thirty (30) days notice to the CITY and it shall be provided at the address of the respective parties as specified above or at any other address as may be later specified by the parties hereto. (10) No Partnership or Joint Enterprise Created. None of the tenns, provisions, or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors, or assigns; nor shall such terms, provisions, or conditions cause them to be considered joint ventures or members of any joint enterprise. (11) Hold Harmless and Indemnification. To the extent permitted by law, OWNERS agree to protect, defend, hold harmless and indemnify CITY, its City Council, commissions, officers, agents, and employees from and against any claim, injury, liability, loss, cost, and/or expense or damage, however same may be caused, including all costs and reasonable attorney's fees in providing a defense to any claim arising there from for which OWNERS shall become legally liable arising from OWNERS' acts, errors, or omissions with respect to or in any way connected with this Agreement.
(12) Attorneys' Fees. In the event legal proceedings are brought by any party or patties to enforce or restrain a violation of any of the covenants, reservations, or restrictions contained herein, or to determine the rights and duties of any party hereunder, the prevailing pmiy in such proceeding Historic Property Preservation Agreement/1184 Washington Street Typed: 04/14/2022

may recover all reasonable attorney's fees to be fixed by the court, in addition to costs and other relief ordered by the court.
(13) Restrictive Covenants Binding. All of the agreements, rights, covenants, reservations, and restrictions contained in this Agreement shall be binding upon and shall inure to the benefit of the parties herein, their heirs, successors, legal representatives, assigns and all persons acquiring any part or portion of the Historic Prope1iy, whether by operation of law or in any manner pursuant to this Agreement.
(14) Mills Act Historic Property Contract Application Requirements. An application for a Mills Act Historic Property Contract shall be made through the Planning Division and shall include the following:
a. a Historic Resources Inventory fonn;
b. the description of the preservation or restoration efforts to be undertaken as referenced in paragraph 3 (b) as Exhibit "D";
c. a statement of justification for the Mills Act Hist01ic Prope1iy designation and reassessment; and,
d. the Mills Act Historic Property Contract filing fee pursuant to paragraph 1 7. (15) Mills Act Historic Property Contract Approval. Based upon the Historical and Landmarks Commission's ("Commission") review of the Mills Act Historic Property Contract criteria and recommendation to Council, and based upon the recommendation and approval by Council, a Mills Act Historic Property Contract may be entered into with OWNERS. The decision of the City Council shall be final and conclusive in the matter. (16) Recordation and Notice. No later than twenty (20) days after the parties execute and enter into this Agreement, the CITY shall cause this Agreement to be recorded in the office of the County Recorder of the County of Santa Clara.
(17) Fees. The Planning Depaiiment may collect such Mills Act Historic Prope1iy Contract application fee of $8,078.70 ( eight thousand, and seventy-eight dollars and seventy cents), or other fees for the administration of this contract as are authorized from time to time by the City Council. Such fees do not exceed the reasonable cost of providing the service for which these fees are charged. OWNERS shall pay the County Recorder's Office recordation fees for recordation of this Mills Act Hist01ic Prope1iy Contract and the recordation of the OWNERS updated Historic Resources Invent01y fonn.
(18) Ordinary Maintenance. Nothing in this contract shall be construed to prevent the ordinary maintenance or repair of any exterior architectural feature in or on any Historic Prope1iy covered by this contract that does not involve a change in design, material, or external appearance thereof, nor does this contract prevent the construction, reconstruction, alteration, restoration, demolition, or removal of any such external architectural feature when the Director of Planning and Inspection determines that such action is required for the public safety due to an unsafe or dangerous Historic Property Preservation Agreement/1184 Washington Street Typed: 04/14/2022

condition which cannot be rectified through the use of the California Historical Building Code and when such architectural feature can be replaced according to the Secretary oflnterior's Standards. (19) California Historical Building Code. The California Histo1ical Building Code (
11 CHBC
11 ) provides alternative building regulations for the rehabilitation, preservation, restoration, or relocation of strnctures designated as Historic Properties. The CITY's building permit procedure shall be utilized for any Historic Property which is subject to the provisions of this Agreement, except as otherwise provided in this Agreement or the CHBC. Nothing in this Agreement shall be deemed to prevent any fire, building, health, or safety official from enforcing laws, ordinances, rnles, regulations, and standards to protect the health, safety, welfare, and property of the OWNERS or occupants of the Historic Property or the public.
(20) Conservation Easements.
(a) Conservation easements on the facades of the Historical Property may be acquired by the CITY, or on the CITY's behalf, by a nonprofit group designated by the CITY through purchase, donation, or condemnation pursuant to California Civil Code Section 815. (b) The OWNERS, occupant, or other person in actual charge of the Historical Property shall keep in good repair all of the exterior portions of the Historic Property, and all inteiior portions thereof whose maintenance is necessaiy to prevent deterioration and decay of any exterior architectural feature.
( c) It shall be the duty of the Director of Planning and Building Inspection to enforce this section.
(21) Severability. If any section, sentence, clause, or phrase of this Agreement is, for any reason, held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, or by subsequent preemptive legislation, such decision shall not affect the validity and enforceability of the remaining provisions or portions of this Agreement. CITY and OWNERS hereby declare that they would have adopted this Agreement, and each section, sentence, clause, or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases may be declared invalid or unconstitutional.
(22) Integrated Agreement - Totality of Agreement. This Agreement embodies the agreement between CITY and OWNERS and its terms and conditions. No other understanding, agreements, or conversations, or othe1wise, with any officer, agent, or employee of CITY prior to execution of this Agreement shall affect or modify any of the terms or obligations contained in any documents comprising this Agreement. Any such verbal agreement shall be considered as unofficial information and in no way binding upon CITY.
(23) Captions. The captions of the various sections, paragraphs and subparagraphs are for convenience only and shall not be considered or referred to in resolving questions of interpretation. (24) Statutes and Law Governing Contract. This Agreement shall be governed and construed in accordance with the statutes and laws of the State of California.

Historic Property Preservation Agreement/1184 Washington Street Typed: 04/14/2022

(25) Amendments. This Agreement may be amended, in whole or in part, only by a written recorded instrnment executed by the paiiies hereto.

IN WITNESS WHEREOF, CITY and OWNERS have executed this Agreement on the day and year first written above.

CITY OF SANTA CLARA, CALIFORNIA,
a chartered California municipal corporation
APPROVED AS TO FORM:

Office of the City Attorney
City of Santa Clara
ATTEST:

Rajeev Batra
City Manager
1500 Warbmion Avenue
Santa Clara, CA 95050
Telephone: (408) 615-2210
Fax Number: (408) 241-6771
"CITY"
Robert and Julie Salinas,
Owners of 1184 Washington Street
By: __________ _
Robert Salinas
1184 Washington Street
Santa Clara, CA 95050
By:----------­
Julie Salinas
"OWNERS"
1184 Washington Street
Santa Clara, CA 95050
Historic Property Preservation Agreement/1184 Washington Street Typed: 04/14/2022

Exhibits:

A - Property Description
B - Primary Record
C - Standards for Rehabilitation
D - Restoration Schedule
I:\PLANNING\2022\Project Files Active\PLN22-00244 I 184 Washington Street (Mills Act, Variance)\! 0.06.22 HLC\Mills Act Contract.doc Historic Property Preservation Agreement/1184 Washington Street Typed: 04/14/2022

Secretary of Interior's Standards for Rehabilitation

1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.

2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.

3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.

4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.

5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.

6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.

7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.

8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.

9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.

10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed In the future, the essential form and integrity of the historic property and its environment would be unimpaired.

May 9th, 2022
Shea & Julie Salinas
1184 Washington Street
Santa Clara, CA 95050
10-Year Restoration Maintenance Plan
Russell Robinson House
1184 Washington Street
Dear Planning Staff and Historic and Landmark Commissioners, The following is our proposed 10-year plan for the restorations and maintenance of our historic home at 1184 Washington Street.

All items to meet the Secretary of Interiors standards for Treatment of Historic Properties:

Years 1-2 (2022-2023}
Deferred Maintenance: These first two years will include doing much of the deferred maintenance to bring the historic home back to life. This includes repairing interior plaster cracks, repairing banister railing cracks, painting, refinishing front door, updating plumbing fixtures to be more water efficient and water tight, replacing broken window panels, installing an efficient HVAC system, clearing out dead landscaping, repairing & painting front picket fence, and replacing any rotted perimeter fencing and gates.

Years 3-4 (2024-2025):

Foundation: Redo deteriorating and compromised brick foundation and utility basement.

Years 5-7 (2026-2028):

Addition & Renovation: Add onto the house to accommodate a master suite and guest suite. Enlarge kitchen and update bathrooms to adapt the home to better suit our growing family's needs (adaptive reuse).

Year 8 (2029):

Window Restoration: Restore / Repair existing historic wood window sashes. Any minor dry rot areas on the window sashes shall be repaired with epoxy filler and repainted to match. Where elements of the existing window sashes have excessive rot (stiles or rails) they shall be replaced with salvaged or custom milled wood to match. Glazing putty, where cracked, shall be replaced and the window sash shall be painted to match existing.

Year 9-10 (2030-2031):

Painting & Shutters: Repaint entire exterior of residence, including all exterior wood siding, eaves, gutters, downspouts, windows, doors and associated trim. Any minor dry rot or pest/rodent damaged areas found shall be repaired with epoxy filler and repainted to match. Repair and repaint existing shutters and put them back on the house.

We are passionate about restoring and rehabilitating our wonderful historic home so that it can be preserved and enjoyed for many years to come.

Sincerely,
Shea & Julie Salinas

ARCHIVES

ARCHITEC E

SECRETARY OF THE INTERIOR'S STANDARDS REVIEW

REHABILITATION OF HISTORIC PROPERTY
that includes
PROJECT TO ALTER AN EXISTING DETACHED GARAGE/BARN to include a

NEW ACCESSORY DWELLING UNIT
1184 Washington Street
(Parcel Number 269-15-043)
Santa Clara, Santa Clara County, California
For:

Shea and Julie Salinas
1184 Washington St.

Santa Clara, CA 95050
Prepared by:

ARCHIVES & ARCHITECTURE LLC
PO Box 1332
SanJos~CA 95109
408 .369.5683
www.archivesandarchitecture.com
Leslie A. G. Dill, Partner and Historic Architect
July 11, 2022
2 INTRODUCTION
Executive Summary
The proposed residential rehabilitation project at 1184 Washington St. in Santa Clara, California, can be found to be substantially compatible with the Secretary of the Interior's Standards for the Treatment of Historic Properties - Rehabilitation Standards (Standards); the project, therefore, can be found to be mitigated to a less-than-significant impact under the California Environmental Quality Act (CEQA) and within the parameters of Mills Act Contracts.

The proposed rehabilitation project would substantially preserve the integrity of the historic property in terms oflocation, design, materials, artisanship, feeling, and association. The proposed project would maintain the current level of integrity of the setting. The authenticity of the property would be adequately preserved.

The analysis is described more fully in the report that follows.

Report Intent
The homeowners, Shea and Julie Salinas retained Archives & Architecture LLC, to conduct a Secretary of the Interior's Standards Review and Integrity Analysis of the proposed project.

Archives & Architecture was asked to review the exterior elevations, plans, and site plan of the project to determine if the proposed design is compatible with the Secretary of the Interior's Standards for Rehabilitation (Standards). The Standards are understood to be a common set of guidelines for the review of historic buildings and are used by many communities during the environmental review process to determine the potential impact of a project on an identified resource. Finding the project to be compatible with the Standards could serve to demonstrate how the project would have a "less than significant impact" on the environment under CEQA and meet Mills Act rehabilitation criteria.

Historic integrity analysis is also useful as a summary component of the design review process. It relates to the criteria for National Register and California Register eligibility. A project that might impact the integrity of a historic resource could impact the significance of that resource. According to the California Office of Historic Preservation Technical Assistance Series #6:

Integrity is the authenticity of a historical resource's physical identity evidenced by the survival of characteristics that existed during the resource's period of significance. Historical resources eligible for listing in the California Register must meet one of the criteria of significance described above and retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance. Historical resources that have been rehabilitated or restored may be evaluated for listing. Integrity is evaluated with regard to the retention of location, design, setting, materials, workmanship,feeling, and association. It must also be judged with reference to the particular criteria under which a resource is proposed for eligibility. Alterations over time to a resource or historic changes in its use may themselves have historical, cultural, or architectural significance. [Emphasis added]
Qualifications
Leslie A.G. Dill, Partner of Archives & Architecture LLC, has a Master of Architecture with a certificate in Historic Preservation from the University of Virginia and a Bachelor of Arts in Architecture from Princeton University. She is licensed in California as an architect. Ms. Dill is listed with the California Office of Historic Preservation as meeting the requirements to perform identification, evaluation, registration, and treatment activities within the professions of Historic ARCHIVES A R C H 1 T E C T U R E
3 Architect and Architectural Historian in compliance with state and federal environmental laws. The state utilizes the criteria of the National Park Service as outlined in 36 CFR Part 61.

Review Chronology and Methodology
In May 2022, Archives & Architecture LLC was retained by the homeowners to provide historic design-review services. In June 2022, a site visit to the property was undertaken by Leslie Dill of Archives & Architecture LLC, where she met with the owners and observed the existing buildings and setting.

For this review, Leslie Dill received and referred to the intensive survey documentation and evaluation contained in the State of California Department of Parks and Recreation Form 523 (DPRS23), written by William Kostura and dated September 2021. The design review refers to this document for compatibility of the proposed work, and the integrity statement in this review is based on the integrity statement in the DPRS23 documentation and analysis.

An electronic copy of the proposed design set, dated 04/29/22, was forwarded to Leslie Dill by Robert Mayer, Architect. The drawing set reviewed consists of six sheets (Al.0, A2.0, A3.0, A4.0 and A4.1, and AS.0). An initial review was provided by Archives & Architecture, and no initial comments or recommendations were conveyed to the architect or owners, and no revisions were prepared.

The final review was based on this same drawing set. The analysis and conclusions of the design review are presented in this report.

Disclaimers
This report addresses the project plans in terms of historically compatible design of the exterior of the residence and its setting. The consultant has not undertaken and will not undertake an evaluation or report on the structural conditions or other related safety hazards that might or might not exist at the site and building and will not review the proposed project for structural soundness or other safety concerns. The Consultant has not undertaken analysis of the site to evaluate the potential for subsurface resources.

PROJECT DESCRIPTION
Historic Status
Per the William Kostura historic documentation (DPRS23) forms, in ... "Section 8.9 of the City of Santa Clara's General Plan ... the Historic Preservation and Resource Inventory ... the subject house is called the Russell-Robinson house and is dated 1861." The DPRS23 form evaluated the property for historic integrity, and the house and property were found to have integrity that provide authentic associations.

The property was evaluated using the criteria of the California Register of Historic Resources. It was determined eligible for the California Register under Criterion 1 (patterns or events in history) This house was built in the 1850s or early 1860s ... Because of its [mid-nineteenth-century] construction date and high integrity, this house represents, as very Jew are able to, the very early history of Santa Clara when the town was still largely rural. Accordingly, it appears to be eligible for the California Register at the local level under this criterion. The Period of Significance under this criterion is from the 1850s (the most likely construction date) through the 1910s, when much of the Old Quad area was still being developed.

Kostura determined that the property does not currently appear eligible for the California Register under Criterion 2 ( associations with significant personages). The significance of the carpenter who owned and likely built the house has not been established in the larger context of the City's history.

ARCHlVES A R C H 1 T E C T U R E
4 The property was also evaluated as being eligible for the California Register under Criterion 3, "Resources that embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or posse ss high artistic values," as follows:

This is an outstanding blend of Gothic Revival and Greek Revival styles. The carved bargeboard in the gable is crisp and distinctive, and the Gothic feeling imparted by that bargeboard is supported by a drip molding over the window below. The Greek Revival entrance consists of a small cornice, an incised frieze, incised pilasters with capitals, sidelights, and a transom, and is very fine . Other elements of the house, most notably the paneled door, six-over-six windows, beveled siding, and boxed eaves are typical of the 1850s and greatly add to the feeling of an 1850s house. The corner panels or battens are unusual; their incised lines relate to those in the main entrance and contribute to the stylistic feeling . The entrance on the north side is a simpler version of the main entrance and relates to it visually.

In sum, this is a carefully designed house that effectively blends the two styles that were most prominent in Santa Clara in the 1850s and early 1860s and is easily one of the best houses of that period in Santa Clara. For these reasons this house appears to be eligible for the California Register at the local level under this criterion. Because so few houses of these styles still stand with high integrity in California, and because this is a good example of a blend of these styles, it also appears to be eligible at the state level. The Period of Significance is the 1850s-1860s, the likely date of construction.

The property was also evaluated in the DPR forms using the Criteria for Local Significance of the City of Santa Clara. It was found to meet Criteria 1 and 5 for Historical or Cultural Significance; Criteria 1, 6, and 7 for Architectural Significance; and Criterion 1 for Geographic Significance. Of note is the contribution of the property within the significant historic area of Santa Clara known as the Old Quad.

Character of the Existing Resource
The main house on the property is described by William Kostura in the DPR523 form. The character-defining ("contributing") features of this house are:
* The T-shaped footprint
* The cross-gabled roof with boxed eaves
* The bevel siding
* All six-over-six windows and the fixed window in the front gable, and their trim * The carved barge board in the front gable
* The drip mold over the window below that gable
* All parts of the Greek Revival front entrance and the more restrained entrance on the north side, including trim
* The front door and its hardware
* The narrow, incised panels ( or battens) at the corners of the house Non-contributing features listed in the DPRS23 form include:
* The brick foundation.
* The one-story addition that fills most of the angle on the south side of the house * Small second story windows on the south side, directly above that addition * The barn [emphasis added], the pool house, and the landscaping Summary of the Proposed Project
The proposed scope of work includes alterations to the existing detached outbuilding identified on the drawing set as the "garage" and "proposed ADU" and in the DPRS23 documentation as the "barn." This report will use "garage/barn" to be clear. The garage/barn building is identified as being constructed after 1961, and it is not considered a contributing feature of the historic ARCHIVES &. A R C H 1 T E C T U R E
5 significance of the property. In this project, no physical changes are proposed to the historically significant house itself.

The project scope includes primarily interior alterations of the existing detached two-story garage/barn building; these changes will result in alterations to the exterior that include the addition of windows, skylights, and the alteration of doors and windows. The interior changes include the remodeling of the first-floor garage and living space, as well as the construction of a new accessory dwelling unit in the second story of the garage.

SECRETARY'S STANDARD'S REVIEW:

The Secretary of the Interior's Standards for Rehabilitation (Standards), originally published in 1977 and revised in 1990, include ten standards that present a recommended approach to repair, while preserving those portions or features that convey a resource's historical, cultural, or architectural values. Accordingly, Standards states that, "Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values." Following is a summary of the review with a list of the Standards and associated analysis for this project:

1. "A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment."
Analysis: There is no effective change of use proposed for this residential property, although there is some potential intensification of use with the inclusion of a secondary unit within the proposed detached building.

As a rule of thumb for this reviewer, a project that meets the subsequent nine Standards can be considered to meet this Standard as well. A proposed project that preserves significant historic fabric, provides a compatible new design, and is potentially reversible in the future can be considered to have a compatible use. In this case, the project does meet those Standards, so the use can be considered compatible.

2. "The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided."
Analysis: No character-defining portion of the historic main house massing is proposed for removal; the forms and footprint of the historic residence will be substantially preserved.

Regarding open space/spatial relationships, the proposed garage/barn will not be altered in its footprint or massing. The existing building is relatively large for the neighborhood, but it is set away from the historic main house, preserving an open area around the house's perimeter and not changing the spatial relationship of the house to its immediate setting within the property.

From aerial maps, it can be observed that the historic neighborhood includes many house additions and accessory buildings in their rear yards; this proposed garage/barn is consistent with that pattern and will continue to be substantially compatible with the overall spatial characteristics of the area.

ARCHIVES A R C H 1 T E C T U R E
6 3. "Each property shall be recognized as a physical record of its time, place, and use.

Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken."
Analysis: There are no proposed changes that might be mistaken for original features; the massing, siding, and trim have adequate differentiation (See Standard 9). The existing second-story front "hay" doors, which appear vintage and are likely salvage that were added to this modern building, will be removed; the new windows will clarify the more-recent garage/barn construction date. Although the front door to the ADU and the proposed new garage door include diagonal v-groove paneling that recalls historic barn detailing; the modern operation of the garage door and the modern location and use of the door will not convey a false sense of history. These traditional features provide compatible scale and design (See also Standard 9).

4. "Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved." Analysis: It is understood that no elements of the property affected by the project (i.e., no parts of the garage/barn) have acquired historic significance in their own right. The project is compatible with this Standard.

5. "Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved." Analysis: Distinctive features and finishes that identify the property are shown as preserved on the proposed drawings . Specifically, this means that the historic main house and its immediate setting will be untouched and preserved in this project, including: "the T­ shaped footprint; the cross-gabled roof with boxed eaves; the bevel siding; all six-over-six windows and the fixed window in the front gable, and their trim; the carved bargeboard in the front gable; the drip mold over the window below that gable; all parts of the Greek Revival front entrance and the more restrained entrance on the north side, including trim; the front door and its hardware, and the narrow, incised panels ( or battens) at the corners of the house."

6. "Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence."
Analysis: No deteriorated historic features are proposed to be replaced or repaired in this project. The project physically only impacts the garage/barn outbuilding

7. "Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible."
Analysis: No chemical or physical treatments of historic elements or materials are shown as proposed in this project.

ARCHIVES &: A R C H 1 T E C T U R E
7 8. "Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken."
Analysis: Archeological resources are not evaluated in this report.

9. "New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment."
Analysis: The proposed garage/barn alteration would remain compatible with the historic character of the main house and would be differentiated by its detailing, materials, and form. The existing garage/barn building is set away from, and to the rear of, the historic main house, allowing the house to remain predominant in the composition. As for other detached buildings on significant properties, the garage/barn can be understood as clearly separate new construction. The alterations do not interrupt that understanding.

The alteration of the garage/barn requires the removal and installation of new garage doors, the addition of a new second-unit front door, and the removal and alteration of the second-story windows facing the street (northeast). Four new first-floor windows are proposed facing the immediate neighbor to the left (southeast). The sole alteration to the rear ( southwest) of the building will the addition of a new first-floor window. Facing the interior of the property (right, northwest), alterations include the removal of four existing windows (two upstairs and two downstairs), the relocation of the entrance door, the addition of a wide door opening, the installation of three new windows ( one downstairs and two upstairs), and the addition of two new skylights.

The proposed alterations are designed to be in keeping with this Standard. The existing roof is proposed to remain; its slope differentiates the garage/barn design from the distinctive steep roof of the historic house, while its gabled form remains compatible. The existing vertical board-and-batten siding will continue to differentiate this recent outbuilding from the historic house, which features mid-nineteenth-century horizontal wood siding. The repetitive siding elements provide similar scale of materials. The small single-lite proposed garage/barn windows are differentiated from the distinctively historic 6/6 wood windows at the main house in size and scale. The size of the window glazing is larger than the main house, providing differentiation, while the scale and proportion of the window sizes with respect to the expanses of siding are compatible with the historic house and neighborhood.

The window trim at the garage/barn will be compatible flat-board trim, differentiated from the house trim by its simplicity.

10. "New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired."
Analysis: The proposed design would preserve the character-defining form and integrity of the historic property. The essential historic features, form, materials, and character of the main house would be untouched/unimpaired in this project, and the proposed detached accessory building (garage/barn) could be removed in the future without impact to the property.

ARCHIVES &:. A R C H 1 T E C T U R E
8 HISTORIC INTEGRITY ANALYSIS
The following analysis is intended to address how the proposed residential rehabilitation and addition project might potentially preserve or impact the historic integrity of the subject property.

The analysis utilizes the seven aspects of historic integrity indicated by the National Register and State of California's definition of authenticity of a resource.

Location: Per the integrity analysis in the Kostura DPRS23 form: "[The house] has never been moved, so it retains integrity oflocation." The project does not propose a relocation or alteration of the address or position of the house or changes to the footprint of the more-recent garage/barn or other outbuildings. The location of the contributing historic resource has been and would be preserved in this project.

Setting: The integrity of setting would not be additionally impacted by the proposed project. Per the Kostura integrity analysis: "The front and back yards of this house have been changed with new landscaping and out-buildings, and so this property's internal integrity of setting has been lost.

However, several 19th century and early 20th century houses still stand in the immediate neighborhood, so the external setting is largely intact." The current project would maintain the existing immediate setbacks for the historic house to be used, viewed, and understood, apart from the other buildings on the property. The larger neighborhood setting would also be maintained as-is, per the existing size, massing, and scales of the historic and associated buildings in the larger landscape.

Design, Materials, Artisanship: The project does not propose to alter the historic house that characterizes the property. The Kostura integrity analysis notes, "The one-story addition that fills most of the angle between the front block and the rear stem on the south side is the only alteration of note. The front of the house and the north side appear to be unchanged. Thus, the house retains integrity of design, materials, and workmanship. In particular, the survival of so many six-over-six windows is very remarkable for a house of this age and they represent the workmanship of this period in a way that very few other houses do." The proposed project does not include house alterations; its existing integrity will be preserved. All identified character-defining forms, materials, and elements would be preserved.

Feelings: The historic residence and altered property, with the proposed new garage/barn alterations, would continue to convey the 1850s-60s feelings conveyed by the "Gothic Revival barge board and drip mold and the Greek Revival entrance of the main house," per the DPRS23 form. The house's age and significance would be preserved.

Associations: With this project, "Early occupants of this house would certainly recognize it as the house they had lived in, and so it retains integrity of association." The property would continue to provide continuity of associations with the period of significance and architectural styles within the Old Quad neighborhood.

CONCLUSIONS
The proposed project can be found compatible with the Secretary of the Interior's Standards for the Treatment of Historic Properties - Rehabilitation Standards. A project that meets the Secretary of the Interior's Standards can be found to be mitigated to a "less than significant impact" under the California Environmental Quality Act.

The proposed project can also be found to preserve the historic integrity of the significance of the property. With the proposed garage/barn alteration project, the property can be found to continue to convey its historic associations, including the continued prominence of an authentic mid- ARCHIVES &: A R C H 1 T E C T U R E
9 nineteenth-century building, with integrity oflocation and larger setting, with methods and materials of construction, feelings, and associations. The existing loss of immediate setting would not be exacerbated by these modifications.

ARCHIVES A R C H I T E C T U R E

CONDITIONS OF APPROVAL

GENERAL
A. If relocation of an existing public facility becomes necessary due to a conflict with the developer's new improvements, then the cost of said relocation shall be borne by the developer.

B. Comply with all applicable codes, regulations, ordinances and resolutions.

ATTORNEY'S OFFICE
A. The Developer agrees to defend and indemnify and hold City, its officers , agents, employees, officials and representatives free and harmless from and against any and all claims, losses, damages, attorneys' fees, injuries, costs, and liabilities arising from any suit for damages or for equitable or injunctive relief which is filed by a third party against the City by reason of its approval of developer's project.

COMMUNITY DEVELOPMENT

BUILDING DIVISION
BD1. Informational : Prior to overall construction permit application, submit to the Santa Clara Building Division, 2 copies of an addressing diagram request, to be prepared by a licensed architect or engineer .

The addressing diagram(s) shall include all proposed streets and all building floor plans. The addressing diagram(s) shall conform to Santa Clara City Manager Directive #5; Street Name and Building Number Changes, and Santa Clara Building Division Address Policy For Residential and Commercial Developments. The addressing diagram(s) shall indicate all unit numbers to be based off established streets, not alleys nor access-ways to garages . Allow a minimum of 10 working days for initial staff review. Please note city staff policy that existing site addresses typically are retired . Provide digital pdf printed from design software, not scanned from printed paper sheet.

BD2. Informational: The construction permit application drawings submitted to the Santa Clara Building Division shall include a copy of the latest Federal Emergency Management Agency (FEMA) Flood Zone Map: https://msc.fema .gov/portal/home . The project drawings shall indicate how the project complies with the Santa Clara Flood Damage Prevention Code.

BD3. Informational: The construction permit application drawings submitted to the Santa Clara Building Division shall include Santa Clara Valley Urban Runoff Pollution Prevention Program Low Impact Development (LID) practices http://www.scvurppp-w2k .com/nd wp.shtml. All projects that disturb more than one acre, or projects that are part of a larger development that in total disturbs more than one acre, shall comply with the Santa Clara Valley Urban Runoff Pollution Prevention Program Best Management Practices (BMP): http://www.scvurppp -w2k.com/construction bmp.shtml , and shall provide a Storm Water Pollution Prevention Plan (SWPPP) by a certified Qualified SWPPP Developer (QSD). All site drainage and grading permit applications submitted to the Santa Clara Building Division shall include a city of Santa Clara "C3" data form, available on this web page:https://www.santaclaraca .gov/our-city/departments -g-z/public-works /environmental­ programs /stormwater-pollution-prevent ion and will be routed to a contract consultant for review.

BD4. Informational: no California construction code review is being done at this time. The construction permit application drawings submitted to the Santa Clara Building Division shall include an overall California Building Code analysis, including; proposed use and occupancy of all spaces (19' CBC Ch. 3), all building heights and areas (19' CBC Ch. 5), all proposed types of construction (19' CBC Ch. 6), all proposed fire and smoke protection features, including all types of all fire rated penetrations proposed (19' CBC Ch. 7), all proposed interior finishes fire resistance (19' CBC Ch. 8), all fire protection systems proposed (19' CBC Ch. 9), and all means of egress proposed (19' CBC Ch. 10). -Noncombustible exterior wall, floor, and roof finishes are strongly encouraged. • During construction retaining a single company to install all fire rated penetrations is highly recommended.
• The grade level lobbies shall be min.1 hour rated all sides and above. • All stair shafts shall be min. 1 hour rated.
1184 Washington Street- PL22-00244
Conditions of Approval

• All elevator shafts shall be min. 1 hour rated.
• All trash chute shafts shall be min. 1 hour rated.
• Recommendation: provide a minimum of two trash chutes; one for recyclables, one for trash, each trash chute to be routed down to a grade level trash collection room. • Any trash rooms shall be min. 1 hour rated all sides and above.

BD5. Informational: The overall project construction permit application shall include the geotechnical, architectural, structural, energy, electrical, mechanical, and plumbing drawings and calculations. Prior to the issuance of the overall project construction permit, a conditions of approval review meeting must be held in city hall, which meeting must be attended by the on-site field superintendent(s). The meeting will not be held without the attendance of the on-site field superintendent(s). The on-site grading permit shall be a separate permit application to the Building Division.

BD6. Informational: Temporary Certificates of Occupancy will not be routinely issued, and will be considered on a very limited basis only when there is a clear and compelling reason for city staff to consider a TCO. A TCO will be approved only after all applicable City staff have approved in writing; Planning, P.W./ Engineering, Fire Prev., Santa Clara Water, Silicon Valley Power, and any other applicable agencies such as the Santa Clara County Health Dept., with the Building Division being the final approval of all TCO.'s.

PLANNING DIVISION
P .1 Obtain Building permit for all work subject to Building Permit per City Administrative code Chapter 15.

05. A detailed review will be done at the time of submittal for building and Building Inspection Division related permits such as Electrical, Mechanical and Plumbing.

P.2 Applicant agrees to defend and indemnify and hold City, its officers, agents, employees, officials, and representatives free and harmless from and against any and all claims, losses, damages, attorneys' fees, injuries, costs, and liabilities arising from any suit for damages or for equitable or injunctive relief which is filed against the City by reason of its approval of developer's project.

P.3 The project proposals shall not have a significant adverse effect on the integrity of the HRI property.

P.4 Landscaping installation shall meet City water conservation criteria in a manner acceptable to the Director of Planning and Inspection.

P.5 Applicant is responsible for collection and pick-up of all trash and debris on-site and adjacent public right-of-way.

P.6 Construction activity shall be limited to the hours of 7:00 a.m. to 6:00 p.m. weekdays and 9:00 a.m. to 6:00 p.m. Saturdays for projects within 300 feet of residential use and shall not be allowed on recognized State and Federal holidays.

PUBLIC WORKS

ENGINEERING
E1. Obtain site clearance through Public Works Department prior to issuance of Building Permit. Site clearance will require payment of applicable development fees. Other requirements may be identified for compliance during the site clearance process. Contact Public Works Department at (408) 615-3000 for further information.

E2. All work within the public right-of-way and/or public easement, which is to be performed by the Developer/Owner, the general contractor, and all subcontractors shall be submitted within a Single Encroachment Permit to be reviewed and issued by the City Public Works Department. Issuance of the Encroachment Permit and payment of all appropriate fees shall be completed prior to commencement of work, and all work under the permit shall be completed prior to issuance of occupancy permit.

E3. Submit public improvement/encroachment permit plans prepared in accordance with City Public Works Department procedures which provide for the installation of public improvements directly to the Public Works Department. Plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to approval and recordation of final map and/or issuance of building permits. 1184 Washington Street- PL22-00244
Conditions of Approval

WATER & SEWER
W1. Encroachment Permit: Prior to issuance of Building Permits, the applicant shall submit an encroachment permit application and design plans for construction of water utilities that comply with the latest edition of the Water & Sewer Utilities Water Service and Use Rules and Regulations, Water System Notes, and Water Standard Details and Specifications. In addition, prior to the City's issuance of Occupancy, the applicant shall construct all public water utilities per the approved plans. The Water & Sewer Utilities will inspect all public water utility installations and all other improvements encroaching public water utilities.

W2. Utility Design Plans: Utility Design Plans shall indicate the pipe material and the size of existing water, recycled water and sewer main(s). The plans shall show the nearest existing fire hydrant and the two nearest existing water main line gate valves near the project area. The plans shall show meter and backflow configurations to scale and per City of Santa Clara Water & Sewer Utilities Standard Details. Note that all new water meters and backflow prevention devices shall be located behind the sidewalk in a landscape area. Fire hydrants should be located two feet behind monolithic sidewalk if sidewalk is present; two feet behind face of curb if no sidewalk is present, per City Std Detail 18. The plans shall provide the profile section details for utilities crossing water, sewer, or recycled water mains to ensure a 12" minimum vertical clearance is maintained.

W3. Utility Separations: Applicant shall adhere to and provide a note indicating that all horizontal and vertical clearances comply with State and local regulations. The applicant shall maintain a minimum 12" of vertical clearance at water service crossing with other utilities, and all required minimum horizontal clearances from water services: 1 O' from sanitary sewer utilities, 1 O' from recycled water utilities, 8' from storm drain utilities, 5' from fire and other water utilities, 3' from abandoned water services, 5' from gas and electric utilities, and 5' from the edge of the propose or existing driveway. For sanitary sewer, water, and recycled water utilities, the applicant shall maintain a minimum horizontal clearance of 1 O' from existing and proposed trees. If applicant installs tree root barriers, clearance from tree reduces to 5' (clearance must be from the edge of tree root barrier to edge of water facilities). No structures (fencing, foundation, biofiltration swales, etc.) allowed over sanitary sewer, potable water and/or recycled water utilities and easements.

W4. City Standard Meters and Backflows: All proposed meters and backflows for all water services shall meet the current City of Santa Clara Water & Sewer Utilities Standard Details. Plans shall show meter and backflow configurations to scale.

W5. Easements: Prior to City's issuance of Building or Grading Permits, the applicant shall provide a dedicated water utility easement around the backflow prevention device onsite. The water utility easement for the water services and all other public water appurtenances shall be a minimum 15 feet wide and be adjacent to the public right-of-way without overlapping any public utility easement. Additionally, the applicant shall submit plans defining existing easements so Water Division can verify if there are any conflicts with proposed easements and water utilities.

W6. Underground Fire Permit: Prior to issuance of Building Permits, applicant shall submit an underground fire permit unless otherwise waived by the Fire Department. If fire flow information is needed, applicant shall coordinate with Water and Sewer Utilities Department, for fire flow information at (408)615-2000. A dedicated fire service line, with an approved backflow prevention device, shall be used for on-site fire hydrants. Fire service lines required for commercial and industrial use shall be sized appropriately per fire flow demand and code requirements.

W7. Record Drawings: Upon completion of construction and prior to the City's issuance of a Certificate of Occupancy, the applicant shall provide "as-built" drawings of the public water 1184 Washington Street- PL22-00244
Conditions of Approval

utility infrastructure prepared by a registered civil engineer to the satisfaction of the Director of Water & Sewer Utilities Department.
1184 Washington Street- PL22-00244
Conditions of Approval

May 9, 2022
Shea and Julie Salinas
1184 Washington St.

Santa Clara, CA 95050
Planning Department
City of Santa Clara
Santa Clara, CA
Variance Request: 1) We are requesting a variance to convert the 2nd story of an existing 2- story barn into a 2nd story accesory dwelling unit.

Project Location: 1184 Washington St. Santa Clara, CA 95050 APN: 269-15-043
Dear Planning Staff & Commissioners:

This application includes plans to transform a 2-story detached barn that has been primarily used for storage and a workshop into a 2nd story accessory dwelling unit, a 1st floor entertaining space/"pool house", and a garage. The existing 1,700 square foot 2-story barn structure is in the rear of 1184 Washington Street. The property is a 10,062 square foot lot located in the Historic "Old Quad", zoned R1- 6L and contains a 2-story residence that is on the City's historic registry. We are requesting a variance to create a 2nd story ADU in the existing detached barn.

We are proposing to transform the existing 2-story, 1,700 square foot, barn into a usable space that will add to the utility of the strucure, not affect the surrounding neighbors, and allow for a more sustainable and efficient use of the property for our family.

We understand that the Planning Commission must make the following four findings in order to grant the variances (Sec 18.108.040). Our justification for the variance is as follows:
(A) That there are unusual conditions applying to the land or building which do not apply generally in the same district:
(1) Unusual Land due to the existing permitted structure location and size.

In 1979 plans were approved to build the back half of the current barn and a height variance was granted for the 2nd story. In 1995, the addition of the front half of the barn was built. The purpose at the time was to have a wood working shop and antiques storage. The functionality and usability of the barn in it's current state is not practical as 1,700 square feet of storage. Our hope is to turn this space into something that is functional and beneficial to us and the community. By allowing this variance you would allow us to add to the value and usability of the unusual 2 story barn. (BJ That the granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the petitioner:
(1) Preserving the Historical Integrity of the House
Converting the existing 2nd floor storage area into an ADU would help support our growing family's needs as well has help us, financially and logistically, to do the necessary renovations and preservation of the historically significant main house. We plan to complete this ADU first so that we could live in it while restoration work is being done on the main residence. Once the main house is completed, renting the ADU would help pay for the costs of the extensive and ongoing preservation of the main house.
2) Provide a separate space for a helper for our family of 6.

We have 4 children - ages 7, 5, 3, and 3 months. Our immediate families live in South Carolina and Texas. Thankfully we have been surrounded by people in our church who love our family and help us juggle the many tasks that come along with having a big family while being involved in the community. We would love to offer a more affordable living location to friends who can continue to help support and be a part of our extended family. This ADU would allow us to have help literally in the back yard.
(C) That the granting of such variance shall not, under the circumstances for the particular case, materially affect adversely the health, saftey, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of the applicant's property, and will not be materially detrimental to the public welfare or injurious to property or improvements in said neighborhood:
(1) Designed Sensitively to Neighbors
Since the building already exists it will not change or harm the health, safety, peace, morals, comfort, or general welfare of the neighborhood. The proposed accessory structure is located at the rear of the property similar to other accessory buildings on neighboring properties and preserves neighbors' privacy.

In an effort to continue to preserve our neighbors' privacy, all of the 2nd story windows face onto our property (towards our house, driveway or rear yard).

In addition, part of the original request to build the 2nd story of the barn in 1979 was to add privacy from and for a neighboring second story balcony in a multi-family development along the property line. Our design maintains this privacy.
(2). Ample Off-Street Parking
The lot has a long driveway where several cars can park (even side by side) as well as an additional covered carport. Washington Street is also unusually wide and void of many street parked cars in the case that there would ever need to be a car parked on the street. (3) Community Need for Housing
By converting this storage space into housing, the community benefits in the way of desperately needed additional housing. Given that this lot is over 1 Ok SF, which is unusually large for the neighborhood, it can absolutely support an ADU.
(4) Neighboring Multi-family housing
The neighboring property consists of multi-family housing. The addition of an accessory dwelling unit on the side of the multi-family apartments would not adversely affect the neighborhood considering the multitude of rental apartments in the neighborhood and next door. (D) That the granting of the variance is in keeping with the purpose and intent of this title:

Granting this variance does not allow the property owner to by-pass the developmental requirements for all future buildings proposed, it merely allows for the conversion of an existing 2nd story space to be more functional, assist in an extensive future historical preservation project, and provide a more affordable living space for a supportive community member.

We appreciate you taking the time to consider our project and hope that you agree that it is a good project worth supporting due to the potential better use of the existing structure, the financial and familial support it would bring to our family, the much-needed housing it would add to our community, and the assistance it provides in the historic preservation project and ongoing maintenance of the main structure.

Regards,
Shea and Julie Salinas
Homeowners

LEGAL DESCRIPTION
Order Number: 4307 -6558467
Page Number: 5
Real property in the City of Santa Clara, County of Santa Clara, State of California, described as follows:

BEGINNING AT A POINT ON THE WESTERLY LINE OF WASHINGTON STREET, DISTANT THEREON 50

FEET SOUTHERLY FROM THE POINT OF THE INTERSECTION OF THE WESTERLY LINE OF WASHINGTON STREET WITH THE SOUTHERLY LINE OF FREMONT STREET; THENCE RUNNING SOUTHERLY AND ALONG THE WESTERLY LINE OF WASHINGTON STREET, 66.20 FEET; THENCE RUNNING WESTERLY AND PARALLEL WITH THE SOUTHERLY LINE OF FREMONT STREET, 152.50 FEET; THENCE RUNNING NORTHERLY AND PARALLEL WITH THE WESTERLY LINE OF WASHINGTON STREET, 66.20 FEET;

THENCE RUNNING EASTERLY AND PARALLEL WITH THE SOUTHERLY LINE OF FREMONT STREET, 152.20 FEET TO THE POINT OF BEGINNING AND BEING A PORTION OF LOT 1 IN BLOCK 2 NORTH RANGE 1 WEST OF THE CITY OF SANTA CLARA, AS SHOWN UPON THE OFFICIAL MAP THEREOF OF

RECORD IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF SANTA CLARA, STATE OF CALIFORNIA IN BOOK "B" OF MAPS, PAGE 103.

APN: 269-15-043
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