REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Determination of Consistency with the Adopted Mitigated Negative Declaration and Action on the Architectural Review (File # PLN24-00474) to Allow the Development of 142 Residential Units and Associated On- and Off-Site Improvements for the Property Located at 1400 Coleman Avenue. CEQA Status: Adopted Mitigated Negative Declaration.
Report
File No.: PLN24-00474
Location: 1400 Coleman Avenue; one parcel with a total area of 3.8 acres, located on the north side of Coleman Avenue and 300 feet west of Brokaw Road; APN: 230-05-021; Zoned: High-Density Residential (R4)
Applicant: City Ventures
Owner(s): Grant Associates LP
Request: Architectural Review to allow the development of 142 residential units and associated on-and off-site improvements for the property located at 1400 Coleman Avenue.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The applicant/developer (City Ventures) applied to redevelop the subject 3.8-acre parcel as a residential for-sale townhouse community “project”, with 142 units and associated on- and-off-site improvements.
• The site currently is developed with a two-story office building, a one-story light industrial building, and a surface parking lot. The site is currently occupied with commercial tenants. It is across the street from Costco on the south and is bounded by Commercial and Industrial uses on all three sides.
• The subject property is within the Santa Clara Station Area Focus Area. The Specific Plan is currently in development as part of a multi-year effort and has not yet been formally adopted. At the time of application submittal, the site had a General Plan land use designation of Santa Clara Station Regional Commercial and the zoning for the project site was Commercial Regional (CR).
• The proposal would construct 142 “for-sale” townhouses, spread out in 12 four-story townhouse-style buildings with 0.45-acre common recreational space available for residents.
• Per Santa Clara Code Section 18.112.020, implementation of this request requires review by the Planning Commission and approval by the City Council for General Plan, Rezone and Subdivision requests. On August 13, 2025, the Planning Commission recommended approval to the City Council and on September 23, 2025, City Council took the following actions:
1. Adopted the Mitigated Negative Declaration and the Mitigation Monitoring or Reporting Program for the proposed residential townhome project.
2. Approved a General Plan amendment from Regional Commercial to High Density Residential.
3. Approved a Rezone of the property from Commercial Regional (CR) to High Density Residential (R4).
4. Approved a Vesting Tentative Subdivision Map for two-lot subdivision for residential condominium purposes to accommodate a project with 142 units, vehicular driveways, parking, and common and private open spaces.
• Per the Santa Clara City Code Section 18.120.020(D)(2) & (3), the request also requires Architectural Review approval through a Development Review Hearing because the project includes a residential tentative subdivision map and is a new multi-family residential project.
• The proposal conforms to the City’s Community Design Guidelines in that it improves the aesthetics of the site, creates a mix of uses by providing residential in proximity to the existing commercial uses, enhances bike and pedestrian connections, and is designed to be compatible with the existing surrounding development.
• Since the initial submittal, the applicant worked with the staff to address concerns about massing and the streetscape along Coleman Avenue. The applicant revised the initial proposal, which included two podium-style buildings fronting Coleman Avenue with townhouses at the rear, to the present proposal of an all-townhouse development.
In response to staff’s comments regarding architectural style and design details, the applicant:
1. Added additional fenestration at the ground level along the Coleman Avenue elevation;
2. Provided refined and complete elevations with material specifications and light fixture details;
3. Incorporated windows into the garage doors;
4. Enhanced façade articulation, refined the color palette, and provided a materials board;
5. Submitted an updated street view along Coleman Avenue;
6. Provided a complete landscape plan identifying tree locations and
7. Included a detailed layout of the front landscaping along Coleman Avenue.
• While the details outlined above have helped refine the plans and the get the project closer to meeting the required findings for approval, staff offers the following comments and recommendations to further enhance the project design:
1. At the first level, provide a landscape planter and metal trellis for vines along the brick façade for buildings facing Coleman Avenue to provide visual interest and an enhanced pedestrian experience.
2. Proposed stucco texture will be smooth that has a more modern appearance.
3. Submit detailed specifications and drawings for all windows, cornices, and railings, clearly indicating the materials, colors, and finishes.
4. All windows should be recessed at least six inched from the façade.
5. The final color scheme will be determined following the review and approval of the materials board.
6. Add windows to the dark brown garage doors as well.
7. The site plans show landscaping between the garage doors, include that detail on the elevations.
• With the above recommendations incorporated into the project design, the proposed project would meet the required findings set forth in Santa Clara City Code 18.120 Architectural Review.
• There are no active City code enforcement cases for this property.
• Consistent with the City’s Public Outreach Policy for Planning Applications, public outreach meetings were conducted by the Property Owner/Applicant on October 10, 2024 (in-person) and on March 31, 2024 (virtual), to engage the neighborhood community in the planning process. These meetings provided the community opportunities to review and comment on the proposal. Key topics at these meetings included the site plan, consistency with the Station Area Specific Plan, rideshare drop off/pick up and deliveries location, affordability, relocation of existing commercial tenants, and project timeline.
• A neighborhood notice was distributed within a 1,000-foot radius of the subject site for this project review to 265 owners/tenants.
Site Layout and Design
• The project features twelve four-story residential buildings, each with seven to twenty townhouse units. Shared recreational spaces will provide a variety of amenities for residents, including community open space, barbecue areas, a community garden, a dog run, and multiple seating areas.
• The application includes a two-lot subdivision for residential condominium purposes approved previously by the City Council.
• Each building would have a maximum height of 50 feet. Each townhouse would have a one- or two-car garage on the ground floor, accessed by a shared driveway, and each residential unit would include entry doors opposite the garage door on the same floor. The buildings vary in size and unit configuration. In total, the project will provide 30 studio units, 22 one-bedroom units, eight two-bedroom units, and 82 three-bedroom units.
• The site plan has been designed to provide one large open space and consistent with the future bike and pedestrian connections envisioned in the Santa Clara Station Area Plan.
Building Architecture
• The project features a modern architectural style that incorporates a variety of building materials and textures to enhance visual interest and appeal. Proposed materials include brick veneer, vertical siding, stucco, and metal railings and awnings.
• The two buildings fronting Coleman Avenue integrate unit entries oriented toward the street, creating an active streetscape. Similarly, the buildings located at the rear of the site have units oriented toward the private street, with surface parking discreetly tucked behind them.
• Building facades at the pedestrian level or base of the building are treated with brick veneer with fenestrations to provide visual breaks.
• The building façade is further refined by providing articulations and variations through textures, color palate, and building materials as shown on the attached development plans. Variation in the height of roof forms, materials, overhang details, and variation in the eave profile and trim bands for further distinction in the styles.
Circulation and Parking
• Primary access to the project site is via a new 26-foot wide, two-way directional driveway on Coleman Avenue connecting to private alleys with townhouses on both sides.
• The project would construct an eight-foot-wide separated sidewalk with a six-foot landscape strip along the project frontage. A Class IV protected bikeway was approved by Council on the east side of Coleman Avenue along the project frontage.
• Interconnected pedestrian paths connect through various courtyards and green spaces connecting to the public sidewalk fronting the site and neighboring properties.
• The project provides a total of 235 parking spaces (194 garage spaces and 40 surface parking spaces), whereas the code requires 201 parking spaces. The proposed parking exceeds the parking requirement per Zoning Code Section 18.38, Table 3-3 (one parking space for each of the studio and one-bedroom units and 1.5 parking spaces for each of the two-bedroom units).
• Loading zones would be provided for each building. Consistent with the City Code, the project would provide one secure private bicycle parking space per unit located in the five parking garages with electrical outlets (142 Class I bicycle parking spaces), seven short-term, public Class II bike racks, and a do-it-yourself bicycle repair station (e.g., air pump and basic tools) so cyclists can conduct repairs as needed.
Landscaping and Open Space
• The project includes a landscape plan for the site that incorporates a mixture of plant species and trees for planting within courtyards, green common areas and along the project perimeter.
• The proposed buildings are articulated with open landscaped courtyards and setbacks allowing for additional trees and ground cover. The proposed development plan includes landscaping of the site and the project street frontage with a variety of plant and tree species. All the 59 existing trees on site would be removed and 64 new trees will be planted on-site. Additional trees would also be planted offsite by collecting an in-lieu fee to meet the minimum replacement ratio of 2:1 as required by the General Plan.
• The project includes approximately 0.45-acre common recreational space available for residents, although it is not eligible for credit against the project’s parkland dedication requirement.
FINDINGS SUPPORTING STAFF’S RECOMMEDATION
Granting the Architectural Review approval requires the following findings consistent with City Code Section 18.120.020(F):
1) That any off-street parking area, screening strips, and other facilities and improvements necessary to secure the purpose and intent of this title and the general plan of the City area a part of the proposed development, in that:
• The development provides a total of 235 on-site parking spaces, including guest parking spaces. This exceeds the Zoning code requirement for 201 parking spaces per Section 18.38, Table 3-3, requiring one parking space for studio or one-bedroom units and 1.5 parking spaces for two- and three-bedroom units.
2) That the design and location of the proposed development and its relation to neighboring developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood, will not unreasonably interfere with the use and enjoyment of neighboring developments, and will not create traffic congestion or hazard, in that:
• The proposed project would generate less than 100 net new peak hour trips. The number of vehicles entering/exiting the site at any time would be minimal and would not disrupt traffic flow in the existing neighborhood. The project did not meet the threshold for additional evaluation for vehicle miles traveled or a local transportation analysis study.
• The proposed project utilizes the existing curb cut along Coleman Avenue and does not add any additional curb cuts.
• The project includes pedestrian improvements by constructing a new eight-foot sidewalk along Coleman Avenue.
3) That the design and location of the proposed development is such that it is in keeping with the character of the neighborhood and is such as not to be detrimental to the harmonious development contemplated by this title and the general plan of the City, in that:
• The development includes 12 four-story buildings that provide building setbacks to transition the proposed four-story residential development on the site from adjacent commercial properties.
• The proposed project is a land use change on the site from commercial to residential. General Plan Policy 5.4.3‐P2 directs for residential development to be maximized within walking distance of the Station. While the proposed Santa Clara Station High Density Residential land use designation (37-50 du/acre) is not the highest density in the Station Area, it is in the midrange of the densities. The project at a density of 37.4 dwelling units per acre will provide for a diversity in unit types for the area.
• The project introduces a new residential land use in the neighborhood enhancing all modes of transportation and making it a more vibrant neighborhood.
4) That the granting of such approval will not, under the circumstances of the particular case, materially affect adversely the health, comfort or general welfare of persons residing or working in the neighborhood of said development, and will not be materially detrimental to the public welfare or injuries to property or improvements in said neighborhood, in that:
• The project is subject to the California Building Code and City Code requirements, which serve to regulate new construction to protect public health safety and general welfare.
• The use, scale, and design of the development, as conditioned, are overall consistent with the General Plan policies and Santa Clara Station Area Plan and is therefore compatible with the existing and future land uses in the surrounding area.
• The project proposes 20 percent (29 units) of the total units for households as very low-, low- and moderate-income units. Affordable units shall be reasonably dispersed throughout the project and contain the same number of bedrooms as market rate units.
5) That the proposed development, as set forth in the plans and drawings, are consistent with the set of more detailed policies and criteria for architectural review as approved and updated from time to time by the City Council, which set shall be maintained in the planning division office. The policies and criteria so approved shall be fully effective and operative to the same extent as if written into and made a part of this title, in that:
• The proposed design and form of the building is consistent with the City’s General Plan policies and Community Design Guidelines.
• The project provides for an attractive and functional site arrangement of the buildings and other improvements on the site providing a high-quality architectural and landscape design.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 4.
ENVIRONMENTAL REVIEW
The potential environmental impacts of the project are addressed in a Mitigated Negative Declaration (MND) the City prepared in accordance with the California Environmental Quality Act (CEQA). The MND and Notice of Intent to Adopt were posted on the City’s website and were circulated for 20-day review on July 11, 2025, and closed on July 30, 2025, in accordance with CEQA.
The MND analyzed the project’s impact in the various environmental topics covered by CEQA. Most topics were found to have less than significant impact or no impact. The following topics were found to have potential impacts that could be reduced to less than significant with mitigation: air quality, biological resources, cultural resources, geology and soils, hazards and hazardous materials, and tribal cultural resources. In support of greenhouse gas emission reductions, the project will implement an all-electric design. The mitigations and responsible parties for mitigation are included in the mitigation monitoring and reporting program (MMRP) (Attachment 3).
As part of their action on the project’s General Plan Amendment, Rezone and Tentative Subdivision Map, the Council adopted the MND and MMRP. The Architectural Review component of the project is consistent with the adopted MND.
PUBLIC CONTACT
Public contact was made by posting the Development Review Hearing agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov <mailto:clerk@santaclaraca.gov> or at the public information desk at any City of Santa Clara public library.
A public hearing notice was mailed to property owners within a 1,000-foot radius of the project site on November 6, 2025, to 265 owners/tenants. As of the writing of this report, planning staff has received public comments for the project, and they are available as attachment 5.
Community Meetings
Consistent with the City’s Public Outreach Policy for Planning Applications, public outreach meetings were conducted by the Property Owner/Applicant on October 10, 2024 (in-person) and on March 31, 2024 (virtual), to engage the neighborhood community in the planning process. Notices of the meetings were mailed by the Property Owner/Applicant to properties within 1,000 feet of the project site boundaries (to 265 owners/tenants) and a recording and meeting minutes were posted on the City’s website.
These meetings provided the community opportunities to review and comment on the proposal. Six members of the Community attended the first in-person Community Meeting, and 13 members of the Community attended the second Community Meeting. Key topics at these meetings included the site plan, consistency with the Station Area Specific Plan, rideshare drop off/pick up and deliveries location, affordability, relocation of existing commercial tenants, and project timeline. To address some of these concerns, the applicant worked closely with staff to disperse the proposed affordable units on site and to provide a variety of affordable unit types. In addition, the applicant also added a bedroom on the first floor of five units to better accommodate residents of all ages and to develop a community allows aging in place. The property owner is also coordinating with existing commercial tenants to establish a timeline for vacating the building and facilitating relocation.
RECOMMENDATION
Recommendation
Determine the project to be consistent with the adopted Initial Study/Mitigated Negative Declaration (IS/MND) and Approve the Architectural Review to allow the development of 142 residential units and associated on-and off-site improvements for the property located at 1400 Coleman Avenue, subject to the findings and conditions of approval.
Staff
Prepared by: Nimisha Agrawal, Senior Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development
Department
ATTACHMENTS
1. Vicinity Map
2. Project Data and Compliance Table
3. Web Links- Project & CEQA Websites and City Council Staff Report of September 23, 2025
4. Conditions of Approval
5. Public Comments
6. Development Plans