REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on 15 Affordable Condominium units located at 3575 De La Cruz Boulevard (CEQA: Exempt Public Resources Code Section 20194.5 and State CEQA Guidelines Section 15183.3, Streamlining for Infill Projects)
Report
File No.(s): PLN22-00518
Location: 3575 De La Cruz Boulevard, an approximately 0.69-acre parcel on the east side of De La Cruz Boulevard between Greenwood Drive and Aldo Avenue; APN: 101-15-049; the property is zoned Public, Quasi-Public, and Public Park or Recreation (B).
Applicant: Cameron Delaney, Habitat for Humanity
Owner: City of Santa Clara
Request: Architectural Review for 15 affordable Condominium units on an approximately 0.60-acre vacant City-owned parcel. The project utilizes Assembly Bill (AB) 3194.
Project Data
The Project Data Table is included as Attachment 1.
Points for Consideration
Summary
• The Project Site was originally developed as a fire station for the City and is now a vacant City-owned parcel.
• The Project site is zoned Quasi-Public, Public Park or Recreation Zoning District (B) and has a General Plan Land Use Designation of Very Low-Density Residential that allows for a maximum density of 10 dwelling units per acre.
• The project utilizes Assembly Bill (AB) 3194, which requires compliance with the objective standards of the zoning district R1-6L as that is the zoning district that is consistent with the site’s General Plan land use designation. A 100% affordable project can construct at any density using the General Plan Policy 5.5.1-P4.
• Per Santa Clara City Code (SCCC) 18.78.040 <https://www.codepublishing.com/CA/SantaClara/> Residential Density Bonus Standards, up to three concessions to site development, Zoning Ordinance requirements, or design criteria can be granted. However, per the State Density bonus law (Government Code § 65915(d)(2)(D)), four concessions can be granted if the project has less than 20% of the units as moderate-income units. The project proposes 13% of the units as moderate-income units (5 very low-income units, 8 low-income units, and 2 moderate-income units).
• The applicant is requesting four concessions in accordance with State Density bonus law:
1. Front setback: 3’-7” (required 20’)
2. Height: 41’-6” (max 25’ allowed)
3. Parking: One covered and one open parking space per unit (required 2 covered parking spaces per unit)
4. Fence: proposed 6-foot wood fence at the property line (Masonry wall typically required along the southern property line adjacent to ML-Light Industrial Zoned property)
• An applicant-led virtual Community Meeting was held on November 14, 2022. Two additional Community Meetings were conducted by the applicant prior to submitting the formal application to the Planning Division to gather community input on the proposal.
• The proposal aligns with several goals and policies in the General Plan to create affordable housing for people with various income levels.
• A neighborhood notice was distributed within a 1,000-foot radius of the subject site for this project review.
Building Design
• The project would involve the development of an approximately 20,000 square-foot three-story building oriented towards the southern portion of the site. The maximum height of the building would be 41 feet 6 inches.
• To address privacy and noise concerns, the proposed building is oriented away from the existing single-family residences. The proposal includes large screen shrubs along the eastern property line and landscaping buffer along the northern property line to work as screening and to attenuate the noise.
• The building would contain a mix of exterior materials, including light gray cementitious factory painted plank siding, dark gray cementitious factory painted lap siding, white vinyl windows and doors, and light and dark gray asphalt shingle roof.
• The mixture of material finishes applied to the exterior elevations, together with the offsets incorporated into the building design, provide varied textures, and create visual interest. The use of divided light windows and alternating use of materials provides a rhythmic cohesion and symmetry in the design. Offsets in the building elevations, and simplified roof forms provide breaks in mass and scale of the buildings and roof structures.
• The 15 affordable condominium units provide a variety of unit sizes- 2 one-bedroom units, 7 two-bedroom units and 5 three-bedroom units, and 1 four-bedroom unit.
• The project would construct a six-foot-high wood fence along the north and the south property lines and the existing six-food high wood fence along the rear property line would remain.
Open Space and Landscaping
• The project provides approximately 13,573 square feet of open space that includes a portion of the adjacent parcel that will be added to the project site through a proposed Tentative Map.
• A total of 18 24-inch box trees will be planted onsite along with five 15-gallon large screen shrubs along the rear property land other landscaping. The planting guide plan includes Crape Myrtle, Maple, water gum trees and other native shrubs and ground covers.
Parking
• The project would be accessed by a single point of ingress and egress from De La Cruz Boulevard by a 26-foot wide driveway that would lead to the surface parking lot with a two-way drive aisle, also 26 feet wide.
• The surface parking lot would provide a total of 15 parking spaces including one accessible stall. The project provides one covered (garage) and one uncovered surface parking space for each unit for a total of 30 parking spaces.
• The proposed project would provide one bike parking space per unit for a total of 15 Class I bicycle parking onsite and two Class II Bicycle parking.
Findings
1) That any off-street parking area, screening strips and other facilitates 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 30 on-site parking spaces and provides adequate circulation for vehicular access.
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 not generate an increase in vehicle trips to the level of a significant impact as determined in Appendix N prepared for the project.
• On balance, the project is consistent with the City’s General Plan as discussed in Table 2 of Attachment 1.
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 is a three-story residential structure that is compatible with the existing residential uses in the area.
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 consistent with the General Plan and is designed to be compatible with the uses in the surrounding area.
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 Design Guidelines and General Plan policies.
• The project provides for an attractive and functional site arrangement of the building on a currently vacant parcel to provide affordable units consistent with the General Plan. It provides a high quality architectural and landscape design, while addressing the privacy concerns of the adjacent single-family residences.
CONDITIONS OF APPROVAL
Conditions of Approval are available as Attachment 2.
ENVIRONMENTAL REVIEW
The project is exempt from California Environmental Quality Act (CEQA) per Public Resources Code Section 20194.5 and State CEQA Guidelines Section 15183.3, Streamlining for Infill Projects that requires preparing an Appendix N checklist. The completed Appendix N Checklist for the project was posted on the City’s website.
PUBLIC CONTACT
On January 19, 2023, a notice of public hearing of this item was posted in three conspicuous places within 300 feet of the project site and mailed to property owners within 1,000 feet of the project site. The planning Staff received questions and concerns from the two neighbors that were addressed by coordinating with the applicant.
RECOMMENDATION
Recommendation
Approve the Architectural Review for 15 affordable Condominium units on an approximately 0.60-acre vacant City-owned parcel, subject to conditions of approval.
Staff
Prepared by: Nimisha Agrawal, Associate Planner, Community Development
Approved by: Lesley Xavier, Planning Manager, Community Development
Attachments:
1. Project Data and General Plan Consistency Table
2. Conditions of Approval
3. Development Plans