REPORT TO PLANNING COMMISSION
SUBJECT
Title
Public Hearing: Action on the Conditional Use Permit (PLN25-00491) to Allow a Place of Assembly (i.e. Church) With Up to 900 Attendees to Locate Within a Portion of an Existing Office Building Located at 2929 Patrick Henry Drive. CEQA Status: Exempt from CEQA per Section 15301.
Report
REPORT IN BRIEF
Applicant: Alex Ross (Pillars Architecture)
Owner: Mathew Property I LLC Et Al
General Plan: Urban Village
Zoning: Urban Village (UV)
Site Area: 6.5 acres
Existing Site Conditions: Existing office building with a surface parking lot
Surrounding Land Uses:
• North: Data center, Urban Center (UC)
• East: Office building, High Density Flex (HDF)
• South: Office building, Urban Village (UV)
• West: Office building, Urban Center (UC)
BACKGROUND
The applicant, Alex Ross of Pillars Architecture, filed a Conditional Use Permit application (PLN25-00491) to allow a place of assembly, specifically a church, within a portion of an existing office building. The project site contains a one-story office building largely surrounded by a surface parking lot with 311 parking spaces. The existing office building is approximately 82,000 square feet and the proposed place of assembly would occupy approximately 50,000 square feet of the building. The proposed assembly space is intended to accommodate up to 900 attendees. The remaining approximately 30,000 square feet will continue to be used as office space.
The project site is in the Patrick Henry Specific Plan area. The City Council adopted the Specific Plan on March 22, 2022. The Patrick Henry Specific Plan envisions a high-density, residential urban neighborhood as existing office and industrial parks redevelop over time.
The project does not propose redevelopment of the property. Instead, it proposes to reuse a portion of an existing office building for a place of assembly. Existing buildings may be re-tenanted with uses authorized under the applicable zoning framework. Uses permitted by right may be established by right, while uses designated as conditional may be established only upon approval of the required discretionary permit, such as a Conditional Use Permit. The use must be authorized by either the prior zoning, for Project Sites that have not completely terminated the uses authorized by their pre-2022 zoning, or by the current zoning, for sites that have been redeveloped. Here, an assembly use is authorized with a CUP under both circumstances. Therefore, the proposed place of assembly may be allowed within the existing building subject to approval of a Conditional Use Permit.
DISCUSSION
The applicant seeks approval of a Conditional Use Permit to allow a place of assembly, specifically a church, within a portion of an existing office building. As described in the project description and shown in the proposed floor plan (included as Attachments 4 and 5, respectively), the proposed interior renovations include a sanctuary with a platform, a Sunday school area, identified as “kid city”, a fellowship hall, and associated storage areas, restrooms, and meeting rooms. Proposed exterior improvements include removal of two enclosures, construction of one new trash enclosure along the west side of the building, and minor alterations to the storefront windows and doors.
As noted previously, the project site contains a one-story office building largely surrounded by a surface parking lot with 311 parking spaces.
As noted in the Project Description (included as Attachment 4), the proposed place of assembly would primarily operate on Sundays. The adjacent office tenant within the same building has peak parking demand Monday through Thursday from 9:00 am to 5:00 pm.
Considerations
Consistency with General Plan and Specific Plan
The project site has a General Plan Land Use Designation of Urban Village, which is intended to accommodate transit-oriented, multi-family residential development at very-high densities within the Patrick Henry Specific Plan Area. As noted above, the Patrick Henry Specific Plan and Zoning Code allow existing structures to be occupied by new uses, provided the use is allowed either by-right or through approval of a discretionary permit, such as a Conditional Use Permit.
The following General Plan policy is relevant to the proposed project:
5.3.1-P21: Allow Public/Quasi Public uses, including places of assembly such as places of worship, schools, emergency shelters and convalescent homes, in all General Plan designations, provided that access is from a Collector or larger roadway, and that they are compatible with planned uses on neighboring properties and other applicable General Plan policies. Such uses not associated with government operations are prohibited in areas designated Light Industrial or Heavy Industrial, and in areas designated High or Low Intensity Office/Research and Development outside the Exception Area.
The proposed project is consistent with the above General Plan policy as it is a place of assembly accessed from a Collector street. The Patrick Henry Drive Specific Plan, in turn, envisions a gradual transition of the plan area as individual sites redevelop. Toward that end, it allows existing uses to continue, and allows for the re-tenanting of buildings within the plan area. Places of assembly are conditionally permitted under the Specific Plan, and the Specific Plan allows new uses consistent with the prior zoning prior to redevelopment of a site, which would include places of assembly.
Consistency with Zoning Code
The project site is zoned Urban Village (UV). The Urban Village zoning district is intended to allow transit-oriented, multi-family residential developments within the Patrick Henry Specific Plan area. Pursuant to Santa Clara City Code (SCCC) Section 18.10.040.D , the proposed use, i.e. a place of assembly is allowed in the Urban Village zoning district with the approval of a Conditional Use Permit.
Parking
The project site currently contains a surface parking lot with 311 parking spaces. The remaining approximately 31,997 square feet of office requires one parking space for every 300 square feet, resulting in a parking requirement of 107 parking spaces for the office use. Pursuant to Table 3-2: Patrick Henry Parking Requirements in the SCCC, the proposed place of assembly does not require vehicle parking spaces as it is in the Patrick Henry Specific Plan area and is considered a community/civic use for purposes of the parking chapter.
Although not applicable to the proposed project, Table 3-3: Off-Street Parking Requirements in the SCCC generally requires one parking space for every 50 square feet of usable assembly area. Based on an assembly area of 11,549 square feet ,this would result in a requirement of 231 parking spaces. Combined with the 107 parking spaces required for the remaining office tenant, the total would be 338 parking spaces. However, shared parking may be allowed where land uses have differing peak parking demand may be allowed
As noted in the Project Description (included as Attachment 4), the proposed place of assembly would have different peak operating days and hours than the existing office tenant. The proposed place of assembly is expected to have the most activity and highest parking demand on Sundays from 8:00 AM to 1:00 PM, when the existing office tenant is expected to have minimal activity. Therefore, the peak parking demand for the two uses would be offset. The on-site parking spaces may also be shared between tenants.
Conditional Use Permit
Pursuant to SCCC Section 18.114.050, the Planning Commission may approve or conditionally approve a Conditional Use Permit only after making all the following findings:
1. The proposed use is consistent with the General Plan and any applicable specific plan;
a. The proposed place of assembly is consistent with the General Plan in that places of assembly are allowed in all General Plan designations, provided that access is from a Collector or larger roadway, and that 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.
2. The proposed use is allowed within the subject zone and complies with all other applicable provisions of this Zoning Code and the City Code;
a. The proposed place of assembly is allowed with the approval of a Conditional Use Permit in the Urban Village zoning district. The proposed place of assembly complies with the SCCC as it relates to parking and operational characteristics and land use compatibility.
3. The design, location, size, and operating characteristics of the proposed use are compatible with the allowed uses in the vicinity;
a. The proposed place of assembly is compatible with the allowed uses in the vicinity as it provides a community use to the benefit of future residents upon the redevelopment of the Patrick Henry Specific Plan. Furthermore, the proposed place of assembly is compatible with the existing office uses as the peak operating days and time differ from existing office uses, minimizing any potential conflicts.
4. 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; and
a. The proposed place of assembly will have different peak operating days and hours from the adjacent tenant and the surrounding office uses. The proposed place of assembly will provide an additional community use to the area.
5. The subject site is: 1) 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; and 2) Served by highways and streets adequate in width and improvement to carry the type and quantity of traffic the proposed use would likely generate.
a. The project site contains an existing one-story office building surrounded by a surface parking lot. The project site is suitable for the proposed place of assembly in that minimal site work is required for the proposed use and it can be adequately served by emergency services and utilities.
b. The project site is served by highways and streets adequate in width and improvement to carry the type and quantity of traffic the proposed place of assembly would likely generate. A transportation analysis was prepared by Hexagon Transportation Consultants and reviewed by the City’s Transportation Division. The transportation analysis concluded that the proposed place of assembly would have a less than significant Vehicles Miles Traveled (VMT) impact, does not generate more than 100 weekday peak-hour trips, and therefore, does not require further analysis.
Proposed Planning Commission Actions
The project is presented to the Planning Commission for consideration and action. The following specific actions are required:
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 a place of assembly (i.e. church) within a portion of an existing office building, located at 2929 Patrick Henry Drive, subject to findings and conditions of approval.
The Conditional Use Permit includes the conditions of approval in the form drafted by staff (Attachment 3).
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1 - Existing Facilities), in that the proposed use, a place of assembly, intends to occupy and remodel a portion of an existing building.
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 July 13, 2026, a community meeting was held at the project site. A notice of the meeting was mailed to 192 property owners and tenants within 500 feet of the project site. Seven members of the public attended in-person and five attended online.
Questions raised at the meeting related to parking, whether the applicant intends to propose a school use, and the project’s consistency with the Patrick Henry Specific Plan.
The proposed project satisfies the city’s parking requirements. As noted previously, the proposed place of assembly would have different peak operating days and hours than the existing office tenant. The proposed place of assembly is expected to have the most activity and highest parking demand on Sundays from 8:00 AM to 1:00 PM, when the existing office tenant is expected to have minimal activity. Therefore, the peak parking demand for the two uses would be offset. The on-site parking spaces may also be shared between tenants. The applicant responded that there is an agreement allowing the proposed place of assembly to use the parking spaces associated with the office tenant located on the project site. The applicant also clarified that the only school-related use proposed is the Sunday school. The Urban Village designation and the Patrick Henry Specific Plan allows places of assembly with approval of a Conditional Use Permit.
On August 13, 2026, the notice of public hearing for this item was mailed to 192 property owners and tenants within 500 feet of the project site. Newspaper notice of this item was published in The Weekly, a newspaper of general circulation, on August 12, 2026. At the time of this staff report, no comments have been received by the Planning Division in support of 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 a place of assembly (i.e. church) within a portion of an existing office building, located at 2929 Patrick Henry Drive, subject to findings and conditions of approval.
Staff
Prepared by: Tracy Tam, Associate Planner, Community Development Department
Reviewed by: Sheldon S. Ah Sing, Development Review Officer, 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. Conditions of Approval
4. Project Description
5. Development Plans