REPORT TO PLANNING COMMISSION
SUBJECT
Title
Public Hearing: Action on the Conditional Use Permit to Authorize the Installation of a 69-Stall Surface Parking Lot, Architectural Review to Allow the Complete Demolition of the Existing Vacant Structures, and Minor Use Permit to Authorize Offsite Parking at 2740 Scott Boulevard (PLN25-00548). CEQA Status: Exempt from CEQA per Section 15301(l)(3), (4) (Class 1 - “Existing Facilities”).
Report
REPORT IN BRIEF
Applicant: Devcon Construction
Owner: Santa Clara Holdco LLC
General Plan: Low Intensity Office / R&D
Zoning: LO-RD - Low-Intensity Office/R&D
Lot Size: 32,635 Square Feet
Existing Site Conditions: The site contains two vacant structures and two metal canopies. The existing structures on the site are approximately 3,141 square feet and 968 square feet, respectively. There is an existing cell tower on the site that is to remain.
Surrounding Land Uses:
• North: Muffler Shop and Window Tinting Services (LO-RD)
• East: Auto Services and Gym (LO-RD)
• South: Machine Shop (LO-RD)
• West: Office (LO-RD)
BACKGROUND
The applicant, Sylvester Ramirez of Devcon Construction, filed for a Conditional Use Permit and Architectural Review application (PLN25-00548) to allow for a complete demolition of the existing vacant structures on the site and installation of a surface parking lot with 69 parking spaces. The existing buildings to be demolished on the site are vacant. The proposed surface parking lot is intended to serve the adjacent office buildings on separate properties, for which the applicant is seeking a Minor Use Permit.
Pursuant to SCCC Section 18.16.020 - Office and Industrial Land Uses and Permit Requirements, Table 2-14 (Office and Industrial Zones, Allowed Uses and Permit Requirements), parking facilities within the LO-RD zoning district may be permitted with the approval of a Conditional Use Permit. Pursuant to Santa Clara City Code Section 18.120.020D.7, the Architectural Review for the project requires a public hearing, because it includes demolition of the existing vacant structures on the site.
Under the City Code, the Planning Commission is the designated review authority for Conditional Use Permits and the Director is the review authority for architectural review and minor use permits., The Director may also refer applications to the Planning Commission for a decision, including Architectural Review and Minor Use Permits. In this instance, the Director is referring the Architectural Review and Minor Use Permit to the Planning Commission.
DISCUSSION
The applicant seeks approval of a Conditional Use Permit to allow the complete demolition of the existing vacant Structures, and to install a 69-stall surface parking lot, an Architectural Review. The design of the proposed surface parking lot is characteristic of the surrounding Low Intensity Office / Research and Development (LO-RD) zoned parcels. The MUP would authorize off-site parking for the adjacent office buildings on separate properties
Considerations
Consistency with Zoning Code
Parking
The project proposes a new surface parking lot with 69 total parking stalls. Of those 69 stalls, 26 are compact , three are accessible, four are carpool, and three offering electric vehicle (EV) charging. The project is intended to serve the adjacent office buildings.
Drive Aisles
The two-way drive aisles serving the ninety-degree parking stalls are 20 feet wide and 24 feet wide where 20 feet is required per the code and the one-way drive aisles serving the forty-five-degree parking stalls are 14 feet wide per Santa Clara City Code section 18.38.060.B.1 and Table 3-5.
Parking Lot Landscaping
The project is consistent with the parking lot landscaping requirements of Santa Clara City Code Section 18.36.060.J, Parking Lot Landscaping. The project includes the following landscaping features:
• A 10-foot-wide landscaped strip along Scott Boulevard, consistent with Section 18.36.060.J.3.b, which requires a minimum 10-foot landscaped area adjacent to a public street, excluding driveway and pedestrian access areas.
• A minimum five-foot-wide perimeter landscaped strip along the side and rear property lines, consistent with Section 18.36.060.J.3.a.
• Landscaping equal to at least five percent of the gross parking lot area.
• Forty-two new trees, each a minimum 15-gallon size, exceeding the requirement of one tree for every three parking spaces.
• Major canopy trees distributed throughout the parking area to provide screening and shade.
• Shrubs in a minimum five-gallon size, as well as a new stormwater retention area.
• Wheel stops at all parking spaces.
• Planter areas adjacent to parking stalls that are at least six feet wide.
Based on the proposed site design and landscaping plan, the project complies with the City’s applicable parking and parking lot landscaping standards.
Proposed Planning Commission Actions
The project is presented to the Planning Commission for consideration and action. The following specific actions are required:
1. CEQA: Determine the project to be exempt from CEQA pursuant to Section 15301 (e)(1) (Class 1 - “Existing Facilities”), of the CEQA Guidelines because
2. Conditional Use Permit: Adopt the resolution approving the Conditional Use Permit to allow a surface parking lot with 69 parking spaces. The Conditional Use Permit is a quasi-judicial decision with a list of required findings. The required findings, and facts supporting them, are as follows:
a. The proposed use is consistent with the General Plan;
i. The proposed surface parking lot is consistent with the Low Intensity Office / Research and Development General Plan designation .This designation permits surface parking lots, provided primary access is from a collector road or larger roadway, and they are compatible with planned uses on neighboring properties and other applicable General Plan policies. The project site is located along a Collector roadway, as shown in Figure 5.7-1 of the General Plan.
b. The proposed use is allowed within the subject zone and complies with all other applicable provisions of the Zoning Code and the City Code;
i. The proposed surface parking lot is allowed with the approval of a Conditional Use Permit in the Low Intensity Office / Research and Development (LO-RD) zoning district. The proposed surface parking lot complies with the SCCC as it relates to parking and landscaping standards.
c. The design, location, size, and operating characteristics of the proposed use are compatible with the allowed uses in the vicinity;
i. The proposed surface parking lot is intended to serve the adjacent office buildings and is compatible with the allowed uses in the area. Adjacent Low Intensity Office / R&D would not be adversely affected by the proposed surface parking lot.
d. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare;
i. The proposed surface parking lot will serve the existing adjacent office buildings.
e. The subject site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities;
i. The project site contains two vacant structures and two metal canopies. The existing structures on the site are approximately 3,141 square feet and 968 square feet, respectively. The site is surrounded by other Low Intensity Office / R&D uses to the north, east, west, and south. The project site is suitable for the proposed surface parking lot in that the project would serve an adjacent site.
f. The project site is served by highways and streets adequate in width and improvement to carry the type and quantity of traffic the proposed use would likely generate;
i. The proposed parking lot is intended to provide parking for the existing surrounding commercial buildings, which are already served by the surrounding roadways, and is not anticipated to noticeably increase traffic.
3. Architectural Review: Adopt a resolution approving the Architectural Review. The Architectural Review is a quasi-judicial decision with a list of required findings. The required findings, and facts supporting them, are as follows:
a. Any off-street parking areas, screening strips and other facilities and improvements necessary to secure the purpose and intent of this Zoning Code and the General Plan are a part of the proposed development:
i. The project has proposed planter designs that separate the parking areas from the planter areas with wheel stops at all stalls. Additionally, the tree wells in the parking lot will have a minimum dimension of five feet by five feet. The project has proposed to plant 42 new trees. Additionally, the project meets all other landscaping guidelines for off-street parking facilities.
b. 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:
i. The design of the proposed surface parking lot is characteristic of the surrounding Low Intensity Office / R&D zoned parcels. The project would not unreasonably interfere with the use and enjoyment of the surrounding area and would not create traffic congestion or hazard.
c. 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 the Zoning Code and the General Plan:
i. The projects design proposes a landscaping strip of 10 feet wide that would border Scott Boulevard as required by the code. The additional landscaping buffer and landscaping plan proposed for the lot would be harmonious with contemplated by this title and the general plan of the City.
d. 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 . . . [and] improvements in the neighborhood:
i. 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.
e. The proposed development as specified in the plans and drawings, are consistent with the City Code and Community Design Guidelines:
i. The project meets all aspects of the City Code for surface parking lots, and surface parking lots are permitted in the Low Intensity Office / R&D zoning district with an approved Conditional Use Permit.
4. Off-Site Parking Permit: Approval of a Minor Use Permit in compliance with Chapter 18.114 (Conditional Use Permits and Minor Use Permits) shall be required for a parking facility or any portion of required parking that is not located on the same site as the use it is intended to serve. In order to approve a Minor Use Permit for an off-site parking facility, the Review Authority shall make all of the standard Minor Use Permit findings, which are identical to the CUP findings listed above, in addition to those required for the approval of an Offsite Parking Permit:
a. The parking facility is located within 1,000 feet of the parcel line of the subject property where the use it is intended to serve: here the office buildings to be served are directly adjacent;
b. On-street parking is not being counted towards meeting parking requirements: the primary use has no parking requirements, since it is just a parking lot;
c. Use of the parking facility will not create undue traffic hazards or impacts in the surrounding area: the lot is intended to be used by an existing business;
d. The parking facility will be permanently available and maintained for the use it is intended to serve: a parking agreement will be recorded; and
e. The proposed parking lot is not intended to serve events at sports or entertainment venues located north of State Highway 101: The proposed surface parking lot is intended to serve the adjacent office buildings on separate properties.
The Conditional Use Permit and Architectural Review include conditions of approval in the form drafted by staff (Attachment 4).
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(l)(3),(4) (Class 1 -- Existing Facilities), in that the project involves the demolition and removal of individual small commercial structures where each structure was designed for an occupant load of 30 persons or less and accessory structures.
FISCAL IMPACT
There is no fiscal impact to the City for processing the requested application other than administrative
time and expense typically covered by processing fees paid by the applicant.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
Public contact was made by posting the Planning 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 or at the public information desk at any City of Santa Clara public library.
On November 5, 2026, the notice of public hearing for this item was mailed to 223 property owners and tenants within 500 feet of the project site. At the time of this staff report, no comments have been received by the Planning Division in support or opposition to the project.
RECOMMENDATION
Recommendation
1. Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1 - Existing Facilities).
2. Adopt a resolution approving a Conditional Use Permit to allow Install a 69-Stall Surface Parking Lot, located at 2740 Scott Boulevard, subject to findings and conditions of approval.
3. Approve the Architectural Review for the complete demolition of the existing vacant structures on the site, located at 2740 Scott Boulevard, subject to the findings and conditions of approval.
4. Approve the Minor Use Permit for the off-site parking permit for the site, located at 2740 Scott Boulevard, subject to findings and conditions of approval.
Staff
Prepared by: Summer Foss, Assistant Planner, Community Development Department
Reviewed by: Alexander Abbe, Assistant City Attorney, City Attorney’s Office
Approved by: Afshan Hamid, Director, Community Development Department
ATTACHMENTS
1. Vicinity Map
2. Resolution to Approve the Conditional Use Permit
3. Resolution to Approve the Architectural Review Permit
4. Conditions of Approval
5. Site Plan