REPORT TO COUNCIL
SUBJECT
Title
Public Hearing: Actions to Allow the Development of 1,792 Residential Units and Associated On- and Off-Site Improvements on Property Located at 2518 Mission College Boulevard, including an Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report and Mitigation Monitoring and Reporting Program, General Plan Amendment, Rezone, and a Vesting Tentative Subdivision Map
Report
COUNCIL PILLAR
Promote and Enhance Economic, Housing and Transportation Development
BACKGROUND
On April 22, 2024, Irvine Company (applicant) filed an application (File Nos. PLN24-00160 and PLN24-00213) for the subject proposal to redevelop the 25.74-acre parcel (APN:104-40-019) as a residential apartment community “project”, with 1,792 residential units in five, five-story buildings, approximately 3,500 square feet of retail and 4.225 acres of public park land and associated on- and off-site improvements.
The project site is located south of Mission College Boulevard, encircled by Freedom Circle on the east, west and south boundaries, and has nearby access from Bowers Avenue and Great America Parkway exit on US Route 101. It is near Great America Theme Park, Santa Clara Convention Center and Levi’s Stadium to the north and Santa Clara Square, an Irvine horizontal mixed-use development to the south. The site is currently developed with a business park containing 12 two-story partially vacant commercial buildings with surface parking and landscaping. The project site currently has a General Plan land use designation of Very High Density Residential (VHDR) within the Freedom Circle Future Focus Area and is zoned HO-RD (High-Intensity Office/Research and Development (R&D)). See Attachment 14 for a vicinity map.
The Freedom Circle Future Focus Area comprises 108 acres and is bounded by San Tomas Aquino Creek to the east, Great America Parkway to the west, Great America Theme Park to the north, and US Route 101 to the south (“Area”). On June 7, 2022, the City Council approved the Freedom Circle Future Focus Area Plan to include 3,600 residential units. The Area still intends to preserve a significant amount of commercial and office uses and would add approximately two million square feet of new office space.
Council action on June 7, 2022 also included approval of the 13.3-acre Greystar residential project within the Area, which is bounded by San Tomas Aquino Creek to the East, Freedom Circle to the West, and US 101 freeway to the south (the “Greystar Site”). This approval allowed for a total of 1,075 dwelling units in three, seven-story buildings, a 2,000 square feet of retail space, and a two-acre public park with a connection to the San Tomas Aquino Creek trail.
To implement the project, a General Plan Text Amendment (adding a new policy), Rezone to Planned Development (PD), a Tentative Subdivision Map, and Architectural Review are necessary. The General Plan Amendment and Rezoning applications require approval by the City Council after the Planning Commission has reviewed and provided a recommendation (Chapter 18.142, 2024 Zoning Code). Tentative Map Applications require Council approval after the Planning Commission has reviewed and provided a recommendation (Chapter 17.05 of the City Code). Architectural Review will be evaluated after the other applications are resolved through the Development Review Hearing process.
At a publicly noticed meeting on February 19, 2025, the Planning Commission reviewed the project to construct 1,792 residential units and associated on- and off-site improvements and provided a unanimous recommendation of approval to the City Council.
DISCUSSION
At the February 19, 2025, Planning Commission meeting, staff presented an analysis of the project’s conformance with the Freedom Circle Future Focus Area Plan, General Plan, Zoning Code and the Subdivision Code. The Planning Commission Staff report with detailed analysis of the project is included as Attachment 1. Project plans are included as Attachments 12 and 13. During the meeting, the Commission had questions regarding:
• The use of cobblestones for paving
• garage security
• providing a higher level of affordable units
• electric vehicle and bicycle charging
• use of solar panels, architectural style of the project, and
• the construction timeline for the project.
In response to these questions, the applicant team shared that they plan to use pavers instead of cobblestone that was used at their Santa Clara Square project because of its durability. The garages at the proposed project would have 24/7 patrol service and cameras for added security. Regarding affordability, the applicant team shared that in addition to providing five percent units at 50% Area Median Income (AMI) and ten percent units at 100% AMI, the project provides “affordability by size” by providing 70% of the units at an average of 667 square foot per unit that may be more attractive to teachers, students, and tech workers. Additionally, the affordable units will be evenly distributed throughout the five buildings. The Commission recommended the applicant use some fast chargers in the project for vehicle charging. The Commission asked if the solar panels could be on rooftop and recommended the adjustment of solar power to use it both for hot water and heating to reduce the equipment cost. The applicant responded that all the solar panels are on upper level of the parking garage. The Commission asked the applicant how they would provide a variation to the overall Mission style architecture into the project. The applicant clarified that they are working on providing distinction in style from their other projects and providing a distinction in each of the four architectural styles: Palladian, Formal Spanish, Italian and Modern Palazzo. In their response, the applicant noted that it was a balancing act providing for their customer base demand and building a unique project.
Prior to the Planning Commission Meeting, staff received a total of 30 public comments, including comments from:
• Catalyze SV
• Housing Action Coalition
• Silicon Valley Bicycle Coalition, and
• The Sierra Club
Of these commenters, approximately half were from Santa Clara residents. All except one comment were in support of the project. Some comments included the recommendations for the project to include more density, more affordable units, lighting improvements on the trail, more retail and restaurants, clear timelines for completion of trails and roads, providing robust transit passes, bikeshare, e-bike charging, developer owned parks/facilities to include active amenities like tot lots, water bottle refill stations, cautioning against use of artificial turf in the project, and using bird-safe glass and native plantings.
At the Planning Commission Hearing, 14 members of the public spoke on the project. Of those, 11 members of the public spoke in strong support of the project, and two members were representing local unions emphasized the importance of using the skilled local labor. Commentators noted the Irvine Company does quality development and their other developments in the City are mostly occupied, the project provides much needed housing and affordable units, and provides plenty of amenities and sustainability features on site. The concerns from commenters included providing unbundled parking, robust Vehicle Miles Reduction (VMT) strategies, making e-bike charging available in the bike parking area, lighting improvements on trails, and providing more retail in the project. The applicant responded that adequate e-charging will be available in garages, and that the parking will be unbundled. Also, the retail provided by the project will be maintained and run by Irvine Company and that from their perspective proposed 3,500 square foot retail is adequate and sustainable. In response to the lighting improvements on San Tomas Aquino Creek trail, the applicant noted that the trail is managed by the City and Valley Water. While they could light up the trail heads, additional lighting would interrupt the biological environment around the trail.
At the end of the discussion, the Planning Commission unanimously recommended approval of the project to the City Council, adding a condition (Condition # P10 of the Rezoning) for the Applicant to explore opportunities to work with the local construction labor unions.
After further discussions with the Parks division to have dedicated parkland instead of public easements, the Vesting Tentative Map has been updated to subdivide the subject parcel into five residential parcels and three park parcels. This revision has been reviewed and cleared by the City’s Subdivision Committee.
ENVIRONMENTAL REVIEW
An Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022) was prepared for the project by the environmental consultant firm MIG, Inc, in accordance with the California Environmental Quality Act (CEQA) and was posted on the City’s website (weblink provided in Attachment 4). The Addendum concluded that the proposed project would not cause substantial changes to the previously approved EIR. This Addendum includes four refinements to 2022 EIR mitigation measures which provide clarification and detailed protocols for project-specific implementation of the 2022 EIR mitigation measures: one in Air Quality, two in Biological Resources, and one in Cultural Resources. No further evaluation is required, and no Subsequent or Supplemental EIR is needed pursuant to State CEQA Guidelines Section 15162, and an EIR Addendum has therefore appropriately been prepared, pursuant to Section 15164. Pursuant to CEQA Guidelines Section 15164(c), this Addendum will not be circulated for public review but will be included in the public record file for the project approval.
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. To comply with the General Plan policy 5.1.1-P8, a fiscal evaluation of the project was prepared for the project. It concluded the project is expected to result in a positive net fiscal impact on the City’s General Fund at buildout and on the Santa Clara Unified School District’s (SCUSD) operating budget.
COORDINATION
This report has been coordinated with the City Attorney’s Office, Parks and Recreation Department and Public Works Department.
PUBLIC CONTACT
On February 5, 2025, a hearing notice was published in the Santa Clara Weekly and on February 13, 2025, a notice was published in the San Jose Mercury News. On February 6 and February 13, 2025, a notice of public hearing for this item was mailed to property owners within 1,000 feet of the project side boundaries and interested parties. Staff has received several public comments on the project including from Catalyze SV, the Housing Action Coalition, and the Silicon Valley Bicycle Coalition and they are available as Attachment 1.
Community Meetings
Consistent with the City’s Public Outreach Policy for Planning Applications, public outreach meetings were conducted by the Property Owner/Applicant on May 13, 2024 (hybrid) and on October 16, 2024 (in-person), 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 and recording and meeting minutes were posted on the City’s website. These meetings provided the community opportunities to review and comment on the proposal. Key topics at these meetings included land use and density, affordability, Transportation and Parking, preserving onsite trees, bike and pedestrian connectivity and environmentally sustainable features.
ALTERNATIVES
1. Adopt a resolution adopting the Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022), and the Mitigation Monitoring and Reporting Program for Santa Clara Park Residential Project at 2518 Mission College Boulevard.
2. Adopt a resolution approving the General Plan text amendment to add a new policy to the Freedom Circle Focus Area to clarify that a Planned Development rezone satisfies the requirement of a comprehensive plan for the project at 2518 Mission College Boulevard.
3. Adopt a resolution approving a rezoning of the project site from High Intensity Office and R & D (HO-RD) to Planned Development (PD) to allow construction of residential development consisting of 1,792 units, 3,500 square feet retails, 4.225 acres of public parks, landscaping, and on- and off-site improvements at 2518 Mission College Boulevard, subject to conditions of approval.
4. Adopt a resolution approving a Vesting Tentative Subdivision Map to subdivide the land into six individual lots to serve the proposed development at 2518 Mission College Boulevard, subject to conditions of approval.
5. Deny the General Plan text amendment to add a new policy to the Freedom Circle Focus Area that would have clarified that a Planned Development rezone satisfies the requirement of a comprehensive plan for the project at 2518 Mission College Boulevard.
6. Deny the rezoning of the project site from High Intensity Office and R & D (HO-RD) to Planned Development (PD) to allow construction of residential development consisting of 1,792 units, 3,500 square feet retails, 4.225 acres of public parks, landscaping, and on- and off-site improvements at 2518 Mission College Boulevard.
7. Deny the Vesting Tentative Subdivision Map to subdivide the land into six individual lots to serve the proposed development at 2518 Mission College Boulevard.
RECOMMENDATION
Recommendation
Alternatives: 1, 2, 3 and 4
1. Adopt a resolution adopting the Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022), and the Mitigation Monitoring and Reporting Program for Santa Clara Park Residential Project at 2518 Mission College Boulevard.
2. Adopt a resolution approving the General Plan text amendment to add a new policy to the Freedom Circle Focus Area to clarify that a Planned Development rezone satisfies the requirement of a comprehensive plan for the project at 2518 Mission College Boulevard.
3. Adopt a resolution approving a rezoning of the project site from High Intensity Office and R & D (HO-RD) to Planned Development (PD) to allow construction of residential development consisting of 1,792 units, 3,500 square feet of retail, 4.225 acres of public parks, landscaping, and on- and off-site improvements at 2518 Mission College Boulevard, subject to conditions of approval.
4. Adopt a resolution approving a Vesting Tentative Subdivision Map to subdivide the land into eight individual lots to serve the proposed development at 2518 Mission College Boulevard, subject to conditions of approval.
Staff
Reviewed by: Afshan Hamid, Director, Community Development Department
Approved by: Jovan Grogan, City Manager
ATTACHMENTS
1. Planning Commission Staff Report of February 19, 2025
2. Public Comments Received
3. Link to the Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022)
4. Resolution adopting the Addendum to the Freedom Circle Future Focus Area Plan EIR
5. Resolution Approving the General Plan Amendment
6. Resolution Approving the Rezone
7. Resolution Approving the Vesting Tentative Subdivision Map
8. Conditions of General Plan Amendment and Rezoning Approval
9. Conditions of Tentative Subdivision Map Approval
10. Project Data Table
11. Freedom Circle Future Focus Area Plan Conformance
12. Planned Development Document
13. Link to the Vesting Tentative Subdivision Map
14. Vicinity Map