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Staff Hearing Officer approves tentative condominium map and open-yard modification for 801 State Street
Summary
A tentative condominium map to create two commercial and two residential condominiums (including an accessory dwelling unit) at 801 State Street was approved, along with an open-yard modification; staff found the project consistent with zoning and historic-resource guidance and exempt from further CEQA review.
The Staff Hearing Officer approved a tentative subdivision map and an open-yard modification for 801 State Street on Feb. 19, 2025, allowing the conversion of an existing two-story historic structure into two commercial ground-floor condominiums and two residential condominiums on the second floor, one of which will include an accessory dwelling unit.
Planner Kelly Brodersen told the hearing the subject property is the Los Tiandos building, constructed in 1925 in the Spanish Colonial Revival style and designated a structure of merit. The building sits on a 3,400-square-foot lot in the Commercial General zone and contains approximately 8,200 square feet. The ground floor proposals include two commercial condominiums (one of 261 sq ft and another of 952 sq ft along De La Guerra, and State Street-fronting commercial spaces of roughly 743 sq ft and 848 sq ft totaling about 1,600 sq ft). The second floor would be divided into two residential condominiums (one of roughly 1,200 sq ft with an accessory dwelling unit between the two units, and another of about 770 sq ft), and the basement will contain approximately 1,200 sq ft for required private storage areas.
Brodersen said the project complies with density rules for condominiums, provided unit sizes remain under ordinance limits, and noted the accessory dwelling unit does not count toward density under state law. Regarding parking, Brodersen said the project is located in the Central Business District and within the Assembly Bill 2097 buffer area and thus is not required to provide vehicle parking. The applicant requested an open-yard modification because, given the building's full lot-line condition and historic constraints, balconies serving as entrances do not qualify as private open yard.
Applicant Joe Andralitis described the proposal as adaptive reuse that provides downtown housing and said rooftop open space was not feasible given existing rooftop equipment. Brodersen and the Staff Hearing Officer both noted staff support for the tentative map and the open-yard modification, and the Staff Hearing Officer approved both, subject to the findings and conditions in the staff report. The decision is appealable to the Planning Commission within 10 calendar days.
