REPORT TO PLANNING COMMISSION
SUBJECT
Title
PUBLIC HEARING: Action on the Initial Study/Mitigated Negative Declaration (IS/MND), Mitigation Monitoring and Reporting Program, and to Amend the Approved Planned Development (PD) Zoning for 22 All-Electric Detached Single-Family Residences (PLN22-00505) to Allow for the Installation of Natural Gas Stove Appliances (PLN25-00073) for the Property Located at 1957 Pruneridge Avenue
Report
REPORT IN BRIEF
Applicant /Owner: SCS Development
General Plan: Very Low Density Residential
Zoning: Planned Development (PD)
Site Area: 2.47 acres
Existing Conditions: The site is currently under construction in accordance with the plans that were approved by the City Council on March 19, 2024. Prior to that, the site was occupied with the St. Mark’s Episcopal Church.
Surrounding Land Uses:
• North: Single-family detached residences
• South: Pruneridge Avenue and a mix of neighborhood commercial uses and detached single-family residences
• East: Neighborhood commercial uses
• West: Neighborhood commercial uses
Staff Recommendation: The Planning Commission adopt a resolution recommending the City Council adopt the Initial Study and Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program (MMRP) and amend the approved Planned Development (PD) Zoning (PLN22-00505) for the 22 all-electric Detached Single-Family Residences to allow for the installation of natural gas stove appliances (PLN25-00073) for the Property located at 1957 Pruneridge Avenue.
BACKGROUND
On February 19, 2025, SCS Development Company (“the applicant”) filed an application (File No. PLN25-00073) to amend the approved Planned Development (PD) (File No. PLN22-00505) to construct 22 single-family detached two-story all-electric residences with a private street and associated on- and-offsite improvements on the 2.47-acre site. As proposed, the modified project would retain all the project design features of the approved project, with the exception of the project no longer providing 100 percent electric power.
Project History and Previous Actions
The project site was previously developed with a church and an associated office/school building. On March 19, 2024, City Council approved a rezone of the subject property from Public, Quasi-Public, and Public Park or Recreation (B) to Planned Development (PD) to allow the construction of the residential development with 22 single-family detached two-story all-electric residences, private street and associated on- and-off-site improvements, and a Vesting Tentative Subdivision Map to subdivide the property into individual for-sale lots and four common lots for use as a utility corridor, vehicle access, landscape open space and bioretention areas. Fifteen percent of the total number of units (or 3.3 homes) are required to be affordable housing units. The project provides three affordable units and per Section 17.40.080.B of the City’s Affordable Housing Ordinance, the fractional unit (0.3) requirement will be addressed by payment of an in-lieu fee.
Redevelopment of the property involved demolition of all existing structures that were over 50 years in age and site improvements (surface parking lot and landscaping). The Staff report for the Council Hearing on March 19, 2024, is provided as Attachment 3 of this report. An Environmental Impact Report was prepared for the project, in accordance with the California Environmental Quality Act (CEQA). The project was evaluated for potential historical and architectural significance in accordance with CEQA and referred for a review by the Historic Landmarks Commission (HLC) at a publicly noticed meeting on December 7, 2023. Following review of the documents and public testimony, the HLC recommended certification of the EIR to the Planning Commission and City Council and did not recommend the property for listing on the City’s HRI. The project was presented to the Planning Commission at a publicly noticed meeting on February 21, 2024. At the conclusion of the public hearing, the Planning Commission unanimously voted to recommend approval of the project (7-0).
Since the approval of the project, the developer has obtained Building Permits to demolish the existing structures on site and has started the construction of the project.
Now, the developer has applied requesting to amend the approved PD to replace the 22 electric stovetops in the approved project with 22 natural gas stovetops. The developer states that the modification is necessitated to meet market demands and provide flexibility during power outages. In accordance with the Condition of Approval P23 of the approved PD, installation of natural gas infrastructure requires an amendment to PD zoning and review by the Planning Commission and approval by Council.
DISCUSSION
Primary issues for the project include consistency with the City’s General Plan, and conformance with the City Code for Planned Development Zoning.
General Plan Conformance
The existing General Plan designation for the project site is Very Low Density Residential. This designation is intended for residential densities of up to 10 dwelling units per acre (du/ac) and envisioned for single-family residential development in scale and character. Development in this classification maintains a feeling of suburban living with setbacks between structures, parking, large, landscaped yards and tree lined streets. The approved project provides 8.9 du/ac, consistent with the General Plan designation for the project site is Very Low Density Residential.
As proposed, the modified project would retain all the project design features of the approved project, except that the project would no longer be 100 percent electric. The modified project would replace the 22 electric stoves in the approved residences with 22 natural gas stovetops. The addition of natural gas infrastructure into the project is not consistent with the 2022 Climate Action Plan (CAP), which establishes a policy of reducing emissions to “net zero” by 2045 in the City of Santa Clara. “Net zero” energy use is based on the assumption that all new development in the city would be all-electric, and that eventually all energy used in the city would be from renewable resources. The modified project would also conflict with General Plan Goal 5.10.2-G2, which aims for reduced greenhouse gas emissions (GHG) that meet State and regional goals and requirements to combat climate change, and Policy 5.10.2-P3, which encourages the implementation of technological advances that minimize public health hazards and reduces the generation of air pollutants. Here, the proposed modifications would increase emissions compared to the approved project and would forego all-electric construction and instead utilize outdated methane technology to generate heat for cooking.
Nevertheless, the cumulative greenhouse gas impact of 22 natural gas stovetops would be minimal. The all-electric project would have resulted in 129 tons of CO2 equivalent emissions per year, primarily based on traffic trips. The revised project would generate only 6.6 additional tons of CO2 equivalents, for a total of 135 tons per year. To mitigate the GHG emissions from the natural gas stovetops, the modified project would include a TDM plan as part of Mitigation Measure GHG-1.1, which would reduce the number of project trips to evenly offset the 6.6-ton increase in the GHG emissions from adding the 22 natural gas stovetops.
The Climate Action Plan also directs the City to implement its “Reach Code,” which is a local ordinance that goes beyond the minimum requirements of the California Building Standards Code (CBSC) in order to promote sustainability goals. The City is in the process of updating its Reach Code to replace the “all-electric” requirement, which the Council suspended in January 2025, with an “energy performance” approach. “Energy performance” ordinances require developers to increase the overall energy efficiency in a development, but leave flexibility for the builder on how to achieve this goal. For example, a developer could build homes that have natural gas stovetops, but improve energy efficiency by using electric heat-pump equipment, installing more advanced HAVC systems, utilizing better insulation, and including solar panels. Given the possibility that natural gas stoves will be allowed under the new Reach Code, allowing 22 natural gas stoves in this project does not represent a significant policy shift.
Zoning Conformance
Per Chapter 18.54 of the City Code, PD zoning districts are intended to allow for creative design solutions and land uses not otherwise allowed in standard zoning districts while maintaining compatibility with the existing community and allowing for greater community ownership. The proposed PD zoning would continue the same development standards approved in 2024, at a density and with a site design compatible with existing and approved land uses surrounding the project site. The project matches the architectural character and quality of the surrounding neighborhood, consistent with Zoning Code requirements.
The proposal to replace the approved 22 electric stovetops in the project with 22 natural gas stovetops does not alter the site plan, access or parking of the approved project. Project construction would only be slightly adjusted to connect the gas utilities to the site. However, the 2024 PD approval also expressly cited the all-electric nature of the project as a justification for granting the rezoning.
ENVIRONMENTAL REVIEW
On March 19, 2024, the City Council certified the Environmental Impact Report (EIR) that was prepared for the approved project by the environmental consultant firm David J. Powers & Associates, in accordance with the California Environmental Quality Act (CEQA). The DEIR examined potential environmental impacts associated with project development and identified significant impacts on biological resources, cultural resources, and geology and soils. Mitigation measures were identified for implementation that would reduce most of the significant project development impacts to less than significant levels. However, significant unavoidable project level and cumulative cultural resources impacts were identified to remain with demolition of the church, which was identified as being eligible for listing as an architecturally significant local structure, to redevelop the site
To analyze the proposal to allow for the use of natural gas by replacing the approved electric stovetops in the project with 22 natural gas stovetops, an Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the project by the environmental consultant firm David J. Powers & Associates, in accordance with the California Environmental Quality Act (CEQA). The (IS/MND) and Notice of Availability were posted on the City’s website and available for public review for 20-days between July 18, 2025, and August 7, 2025, in accordance with CEQA requirements.
The IS/MND analyzed potential impacts on Air Quality, Energy, Greenhouse Gas Emissions, Land Use and Planning and found the impacts to be the same as the approved project except for the Greenhouse Gas emissions, due to inclusion of natural gas stovetops. An additional Mitigation measure was added that would reduce the new Greenhouse Gas impact to a less than significant level. Staff received one comment on the IS/MND during the 20-day review period by the Amah Mutsun Tribal Band of San Juan Bautista & AMTB. A response to their comment letter was prepared and posted on the City’s website, for which a weblink can be found in Attachment 2.
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
On September 15, 2025, the notice of public hearing for this item was mailed to property owners within 1,000 feet of the project side boundaries and interested parties. Newspaper notice of this item was published in The Weekly, a newspaper of general circulation, on September 17, 2025. At the time of this staff report, no comments have been received by the Planning Department in support or opposition to the project.
Community Meetings
Virtual public outreach meetings were conducted by the Property Owner/Applicant on November 16, 2022, and August 30, 2023, to engage the neighborhood community in the planning process. Notices of the meetings were mailed by the Property Owner/Applicant to 938 properties within 1,000 feet of the project site boundaries and posted on the City’s website. Concerns / issues raised by residents at the meeting included property maintenance, construction activities, site circulation and parking, shade and shadow, and privacy. These meetings provided the community opportunities to review and comment on the proposal and revised changes made to the dwellings, site circulation and landscaping resulting from community input.
ALTERNATIVES
1. Adopt a resolution recommending the City Council adopt the Mitigated Negative Declaration (MND) and the Mitigation Monitoring and Reporting Program (MMRP) for the 1957 Pruneridge Avenue Residential Project.
2. Adopt a resolution recommending the City Council to amend the approved Planned Development (PD) Zoning (PLN22-00505) for the 22 single-family detached two-story all-electric residences to allow for the installation of natural gas stove appliances for the Property located at 1957 Pruneridge Avenue, subject to conditions of approval.
3. Recommend the City Council deny the request to amend the approved Planned Development (PD) Zoning (PLN22-00505) for the 22 single-family detached two-story all-electric residences to allow for the installation of natural gas stove appliances for the Property located at 1957 Pruneridge Avenue.
RECOMMENDATION
Recommendation
The proposed modification to the rezoning is a legislative act, and the Planning Commission and Council have a significant degree of discretion in making their decisions. Because the developer committed to not use methane in order to obtain the PD zoning in 2024, and the all-electric construction is one of the stated reasons for granting the PD zoning, there is no obligation to reverse course and allow methane just one year later. Nevertheless, the addition of natural gas stovetops will respond to market demand and add value to the residences. In addition, the inclusion of 22 natural gas stoves does not represent a significant policy shift, especially given that the City is drafting a revision to its Reach Code that may expressly allow for natural gas stovetops in the near future. Consequently, Staff recommends that the Planning Commission adopt Alternatives 1 and 2:
1. Adopt a resolution recommending the City Council adopt the Mitigated Negative Declaration (MND) and the Mitigation Monitoring and Reporting Program (MMRP) for the 1957 Pruneridge Avenue Residential Project.
2. Adopt a resolution recommending the City Council to amend the approved Planned Development (PD) Zoning (PLN22-00505) for the 22 single-family detached two-story all-electric residences to allow for the installation of natural gas stove appliances for the Property located at 1957 Pruneridge Avenue, subject to conditions of approval.
Staff
Prepared by: Nimisha Agrawal, Senior Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Vicinity Map
2. Web Links to the Project Page and CEQA documents
3. Resolution Recommending Council adopt the MND and MMRP
4. Resolution Recommending Council Approve the Amendment to approved Planned Development (PD)
5. Staff Report for the Council Hearing on March 19, 2024
6. Conditions of Approval
7. Development Plans