REPORT TO PLANNING COMMISSION
SUBJECT
Title
Public Hearing: Action on a Vesting Tentative Subdivision Map (PLN25-00225) for 11 Townhouses Located at 1530 and 1540 Pomeroy.
Report
REPORT IN BRIEF
Applicant: The Ridgecrest Group Inc./Omid Shakeri
Owner: Masud Maesumi Trustee & Et. All
General Plan: Medium Density Residential (1530 Pomeroy)
Mixed Use Community Commercial (1540 Pomeroy)
Zoning: Medium Density Residential (R3) (1530 Pomeroy)
Mixed Use Community Commercial (MU-CC) (1540 Pomeroy)
Site Area: Two parcels with a total lot area of 0.48 acre
Existing Site Conditions: One-story single-family residences
Surrounding Land Uses:
North: Commercial uses
South: Single-family residences
East: Pomeroy Avenue and multi-family dwellings
West: Commercial uses and single-family residences
Issues: Consistency with the City’s General Plan and conformance with Subdivision Map Act.
Staff Recommendation: Recommend approval of the Vesting Tentative Subdivision Map to the City Council for the merger of two adjacent parcels and the creation of a one-lot subdivision for condominium purposes for 11 townhouses and common area located at 1530 and 1540 Pomeroy, subject to findings and conditions of approval.
BACKGROUND
The Applicant, Omid Shakeri, from the Ridgecrest Group Inc. requests approval of a Vesting Tentative Subdivision Map (File No. PLN25-00225) to allow the merger of two adjacent parcels (subject site) with a total area of 0.48 acre (APN: 290-02-096, 290-02-097) and the creation of a one-lot subdivision for condominium purposes to accommodate a project with 11 townhouses, vehicular driveways, parking, and common and private open spaces. The subject site is currently occupied with two one-story vacant single-family residences.
A previous proposal to construct six attached townhouses and two single-family residences on the subject site was approved at the Development Review Hearing (DRH) on August 18, 2021. However, the Planning entitlement expired as it was not exercised within two years per Santa Clara City Code Section 18.128.060 and no time extensions were granted. The condo map that was reviewed by the Planning Commission and then approved by the City Council on May 10, 2022, expired as well.
Since that approval, the City rezoned the parcel at 1530 Pomeroy from R3-18D (Low-Density Multiple Dwelling) to R3 (Medium-Density Residential) and rezoned the parcel at 1540 Pomeroy from A (Agriculture) to MU-CC (Mixed Use Community Commercial) as a part of the City’s comprehensive zoning update. The new zoning requires the project site to be developed at a higher density than what was previously proposed.
The applicant submitted another development proposal and pursuant to Santa Clara City Code Section 18.120.020.D.3), the proposal required Architectural Review approval through a DRH. On May 14, 2025, the project (File No. PLN24-00568) received approval. The approval allows the applicant to redevelop the two contiguous parcels as follows:
o 1530 Pomeroy Ave (0.23 acres; Zoned: Medium Density Residential (R3): Construct a three-story building with five attached townhouses in conformance to the density range of 20-36 units per acre for R3 zoning district.
o 1540 Pomeroy Ave (0.25 acres; Zoned: Mixed Use Community Commercial (MU-CC): Construct a three-story building with six attached townhouses in conformance to the density range of 20-36 units per acre for MU-CC zoning district.
The development on each parcel conforms to the allowed uses and to the corresponding zoning regulations for each parcel. As part of the proposal, the applicant proposes to merge the parcels and create a one-lot condominium subdivision. The subdivision will allow the applicant to sell the townhouses individually, while the land will be owned collectively by the townhouse owners and managed through a declaration of covenants, conditions and restrictions.
Planning Commission review and a recommendation to the City Council are required under (SCCC) section 17.05.300(g) for Subdivision Map applications. Vesting Tentative Maps are ultimately approved by the City Council.
DISCUSSION
Project Summary
The site consists of two parcels zoned Medium Density Residential (R3) and Mixed Use Community Commercial (MU-CC). Each parcel conforms to the density requirements of 20-30 units per acre.
Consistency with General Plan, Zoning Code and Subdivision Map Act
Vesting Tentative Subdivision Map applications are reviewed for General Plan and Zoning Code consistency and conformance with the Subdivision Map Act.
The Architectural Review (File No. PLN24-00568) of the 11-unit development on the subject site was approved at the Development Review Hearing on May 14, 2025. The proposed Vesting Tentative Map is consistent with the approved project, including the site plan, improvements, the private street, surface parking, landscape open space areas, and associated utilities on the project site.
The Subdivision Map Act requires that all subdivision maps be consistent with the General Plan, Gov’t Code § 66474(a). The City’s Subdivision Clearance Committee reviewed the Vesting Tentative Map and determined it to be complete on June 3, 2025. The Architectural Review approval determined that the project was consistent with the General Plan, based on the fact that the proposed use and scale of the development as conditioned are consistent with the allowable land uses and density, and the design of the development satisfies General Plan transition policies. The staff report for the DRH on May 14, 2025, is provided as Attachment 2 for reference.
The proposed subdivision received clearance from the City’s Subdivision Committee on June 3, 2025. This determination confirmed that the proposed subdivision is consistent with the General Plan and zoning designations for the property, Building Code, or other applicable requirements. Conditions of Approval have been prepared and are provided as Attachment 3.
ENVIRONMENTAL REVIEW
On August 18, 2021, the City adopted the 1530/1540 Pomeroy Avenue Residential Project Initial Study/Mitigated Negative Declaration (IS/MND) at a Development Review Hearing (DRH) for the earlier eight-unit development proposal at the Project Site. For the new proposal, an Addendum to the IS/MND was prepared pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164 and adopted at the May 14, 2025 DRH. The addendum concluded, pursuant to CEQA Guidelines Section 15162, that there would be no new or substantially more severe significant impacts not already addressed in the 2021 IS/MND, nor was there any new information of substantial importance that would have triggered additional environmental review.
The proposed Vesting Tentative Subdivision Map is consistent with the approved project analyzed in the Addendum and would not result in a new impact on the environment or significantly increase the severity of any previously identified impact.
FISCAL IMPACT
There is no cost to the City other than administrative staff time and expense for the processing of this application.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
On July 30, 2025, a notice of public hearing was published in the Santa Clara Weekly, a newspaper of general circulation, and on July 31, 2025, a notice of this item was mailed to property owners within 1,000 feet of the project site. At the time of this report, the Planning staff has not received any public comments regarding the Tentative Map.
On March 13, 2024, the Applicant conducted a hybrid Community meeting. Six members of the public attended in-person, and four members of the public attended virtually. The topics discussed included architecture, allowable density, parking, applicable zoning regulations, and impact to the adjacent single-family homes. To address the public comments, the applicant made modifications to the elevations by emphasizing vertical distinction between the units, aligning the windows and simplifying the roof form, which resulted in the final proposal that was approved at the Development Review Hearing.
Public contact was also made by posting the Commission agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov <mailto:clerk@santaclaraca.gov> or at the public information desk at any City of Santa Clara public library.
RECOMMENDATION
Recommendation
1. Recommend that the City Council find that the proposed subdivision falls within the scope of the adopted CEQA Addendum prepared for the project and no further analysis is required.
2. Adopt a resolution recommending the City Council approve the Vesting Tentative Subdivision Map to merge the two parcels and create a one-lot subdivision for condominium purposes for 11 townhouses and common area at 1530/1540 Pomeroy Avenue, subject to findings and conditions of approval.
Staff
Prepared by: Nimisha Agrawal, Senior Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Resolution Recommending Council Approve the Vesting Tentative Subdivision Map
2. DRH Staff Report of May 14, 2025
3. Conditions of Vesting Tentative Subdivision Map Approval
4. Vesting Tentative Subdivision Map
5. Vicinity Map