REPORT TO CITY COUNCIL
SUBJECT
Title
Public Hearing: Action on a Vesting Tentative Subdivision Map (PLN24-00665) for 147 Units and One Commercial Building Located at 3521 and 3591 Homestead Road, Subject to Senate Bill (SB) 330 (2019). CEQA: Determine that the Vesting Tentative Map Application is Within the Scope of the Adopted MND
Report
BACKGROUND
The application proposes the reconfiguration of existing adjacent parcels and subdivision for condominium purposes to accommodate a project with 147 townhouses, a 4,991 square-foot commercial building, vehicular driveways, parking, and common and private open spaces. The Vesting Tentative Map (VTM) will allow for a 147-unit residential mixed-use project including 90 four-story stacked condos, 57 three-story townhome units, and a 4,991 square-foot commercial building, with 22 affordable units at the moderate level of affordability. The subject site is currently developed with surface parking and three one-story commercial buildings. The project is an SB 330 application which includes the following:
• Architectural Approval through a Development Review Hearing
• Vesting Tentative Map with a final approval by the City Council
On December 11, 2024, William Sadler, on behalf of Pulte Home Company LLC (“Applicant”), filed a formal Architectural Review application requesting approval for demolition of the existing commercial buildings and development of the proposed townhome units and commercial building (File No. PLN24-00633) (“Architectural Review Application”). The application also included concessions and waivers under the State Density Bonus Law. The Development Review Officer approved the architectural review application at a Development Review Hearing on June 17, 2026.
On December 19, 2024, the Applicant filed an application for a Vesting Tentative Subdivision Map (File No. PLN24-00665) proposing the reconfiguration of existing adjacent parcels comprising 5.5 acres, the subject site (APNs: 290-23-053 and 290-23-049). City Council review and final approval of the Vesting Tentative Subdivision Map (VTM) is required under (SCCC) Section 17.05.300 - Tentative Maps for Subdivision Map applications, with a recommendation from the Planning Commission.
On March 7, 2025, the applicant submitted a Preliminary Application under SB 330 (2016) which was deemed complete on October 7, 2025. The applicant submitted the SB 330 application after the initial VTM and Architectural Review submittals, however, the SB 330 application incorporates those two earlier filed applications. Senate Bill (SB) 330 (2019) allows for a streamlined review if the project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that a complete preliminary application was filed.
At a publicly noticed meeting on August 12, 2026, the Planning Commission reviewed the Vesting Tentative Subdivision Map to allow for the reconfiguration of adjacent parcels and subdivision for condominium purposes to accommodate the development project and recommended approval (6-0) to the City Council.
DISCUSSION
Planning Commission Hearing Summary
At the August 12, 2026, Planning Commission meeting, staff presented an analysis of the project’s conformance with the General Plan, Zoning Code, and the Subdivision Ordinance. The Planning Commission Staff Report with detailed analysis of the project is included as Attachment 5.
Following staff and applicant presentations, Planning Commission discussed the project timeline for demolition and emphasized that the applicant should work with the City to prevent vandalization and dilapidation of the existing lot and buildings by obtaining a Demolition Building permit. Additionally, the Planning Commission encouraged the applicant to work with VTA to increase service at the Homestead and Bing bus stop. No members of the public spoke at the Planning Commission hearing. The Planning Commission adopted a resolution to recommend approval with a vote of 6-0.
Summary of Community Meetings and Concerns
As required by the City’s adopted Public Outreach Policy for Planning Applications, the project applicant conducted community outreach through two community meetings.
At the first community meeting held on November 13, 2025, 38 community members attended in-person and 11 attended online. Notice of the meeting was mailed to property owners and tenants within ¼-mile radius of the project site. Community concerns were related to the loss of existing commercial space, displacement of small business and neighborhood services, the project timeline, and questions regarding the entity that initiated the redevelopment process. In response, the applicant addressed some of these comments at the meeting by explaining the role of the State housing laws, and Regional Housing Needs Allocation (RHNA) requirements, the General Plan land use designation that allows residential development, and that the property owner initiated the sale of the site, which Pulte and Waymark are proposing to redevelop.
Following the first community meeting, the applicant worked with the property owner and management company to address tenant concerns regarding relocation assistance (i.e. free rent, extension of leases, broker assistance in finding new spaces to lease). Most tenants have vacated and relocated, with the last tenant staying through June 2026.
On February 25, 2026, a second Community Meeting was held in-person at the project site, with 30 community members attending. Notice of the meeting was mailed to property owners and tenants within 1/4 -mile radius of the project site. Community concerns were related to the loss of existing retail, traffic, and the project timeline.
Subdivision
Subdivision Map applications are reviewed for consistency with the City’s General Plan, Zoning Code (Title 18), Subdivision Ordinance (Chapter 17.05), and conformance with the Subdivision Map Act, pursuant to Gov’t Code § 66474(a). In accordance with Chapter 17.05 of the City Code, the project requires a tentative subdivision map because there are five or more lots proposed. The application includes the reconfiguration of adjacent parcels and subdivision for condominium purposes to accommodate a project with 147 townhouses, vehicular driveways, parking, common and private open spaces, and one commercial building. The proposed Vesting Tentative Map was reviewed by the City’s Project Clearance Committee/Subdivision Committee and deemed complete and cleared on October 7, 2025. Staff confirmed that the proposed subdivision will not result in any inconsistencies with the General Plan and zoning designations for the property, Building Code, or other applicable requirements.
Architectural Review and Development Review Hearing Summary
Pursuant to Santa Clara City Code Section 18.120.020. D.3, the development proposal requires approval for Architectural Review at the DRH. Throughout the review process, the applicant worked closely with the Planning Division and revised the project several times to develop a design plan that is consistent with applicable design standards. The Architectural Review permit was approved at a DRH on June 17, 2026. At the publicly noticed DRH meeting, seven community members were present and commented on privacy impacts due to the height, balcony placement, lack of multi-story step-backs, offsite parking concerns and lack of transitional development.
After listening to the neighbors’ concerns, the Development Review Officer (DRO) approved the project subject to findings and conditions of approval, with additional landscaping between the subject property and adjacent property, garages area to only be used for parking, and adding windows to all garage doors to address privacy and off-site parking concerns. The DRH staff report is available as Attachment 4.
Affordable Housing and State Density Bonus Law
The project provides 15% affordable housing units and is consistent under the City’s Affordable Housing Ordinance, Chapter 17.40. The units will be affordable at moderate income level. The 15% affordable allows the applicant to apply for certain waivers and concessions which are in the DRH review.
The Architectural Review Application applied the State Density Bonus law for the following waivers:
1. Waive multi-story step-backs;
2. Waive 45-degree daylight plane requirement;
3. Increase in number of stories; and
4. A height increase;
The project included one concession to reduce the commercial Floor Area Ratio (FAR) requirement by 80%.
The proposed subdivision, together with the provisions for its design and improvement meets the applicable provisions of the City’s Zoning Code utilizing the waivers and concession under the State Density Bonus Law.
As part of the Architectural Review Permit, the waivers and concession were reviewed and approved at DRH on June 17, 2026 (Staff report provided in Attachment 4).
Senate Bill (SB) 330 Review
The project is subject to streamlining under SB 330 (2019). Enacted in 2019 to accelerate housing production in urban areas, SB 330 limits the number of public hearings for a project to five, if the project complies with the applicable General Plan and zoning standards in effect at the time of application. Community meetings and other applicant-led meetings do not count towards the five hearings allowed. The project has gone through the two public hearings: the Development Review Hearing, on June 17, 2026, and the Planning Commission meeting on August 12, 2026. Any subsequent hearings will be counted towards the five hearings allowed. Consistent with SB 330, the project shall be subject only to the ordinances, policies, and standards adopted and in effect when the preliminary application was deemed submitted (October 7, 2025).
Public Meetings
For the purposes of SB330, staff anticipates the five public hearings to include the DRH, the Planning Commission and the City Council meetings. Additionally, if there is a continuance, such that a hearing spans multiple meetings, then each meeting counts as a separate hearing. Overall, by the time full entitlements are granted, no more than five public meetings on the project will have been held.
Consistent with the City’s adopted Public Outreach Policy for Planning Applications, the project was subject to community outreach. The project applicant conducted two community meetings. As stated previously, community meetings do not count towards the five hearings.
Summary
The proposed project is compatible with adjacent land uses and is consistent with the General Plan and the zoning designation. The 147 residential condominium units and commercial building is consistent with the General Plan Designation of Neighborhood Mixed-Use’s density standards, creates additional residential development in proximity to jobs, incrementally advancing the City’s goals to produce new housing, provides affordable housing units which forwards Mixed-Use Land Use Goal 5.3.4-G1 to provide mixed-use to support high quality uses and the City’s economic development; and encourages residential neighborhoods throughout the City (Policy 5.3.4-P2), and subject to conditions set forth in the Conditions of Vesting Tentative Subdivision Approval for Vesting Tentative Map. Findings can be made to support the approval of the vesting tentative subdivision map, see Attachment 2.
Proposed City Council Actions
The project is presented to the City Council for consideration and action. The following specific actions are required:
1. Tentative Subdivision Map: Adopt a resolution to approve a Vesting Tentative Subdivision Map (PLN24-00665). The Tentative Subdivision Map is a quasi-judicial decision with a list of required findings, including that the site is suitable for the density and design of development and that the project is consistent with the General Plan.
a. General Plan Consistency: The proposed subdivision, together with the design and proposed improvements, is consistent with the General Plan land use designation of Neighborhood Mixed-Use. The proposed subdivision creates additional residential development in proximity to jobs, incrementally advancing the City’s goals to produce new housing; provides a deed-restricted affordable housing unit, which forwards Mixed-Use Land Use Goal 5.3.4-G1 to provide mixed-use to support high quality uses and the City’s economic development; and encourages residential neighborhoods throughout the City (Policy 5.3.4-P2). Proposed improvements include landscaping and replacing removed trees at a 2:1 ratio (Policy 5.3.1-P10), and adding sidewalks (Policies 5.8.4-P7 and 5.8.4-P8), all of which further the broader goals of improving pedestrian connections throughout the City (5.8.4-G1).
b. Site Suitability: The proposed subdivision, together with the provisions for its design and improvement, is suitable for the site because much of the surrounding area includes multi-family residential and commercial development, and it is consistent with the density requirements under the General Plan and Zoning for the site (26.7 du/ac where the allowable range is 20-36 du/ac). See Attachment 1 for a vicinity map.
c. Zoning Code Compatibility: The proposed subdivision, together with the provisions for its design and improvement, meets the development standards of the Zoning Code, utilizing concessions, incentives and waivers under State density bonus law. The previously approved Architectural Review Application included the following waivers: waive multi-story step-backs; waive 45-degree daylight plane requirement; increase in number of stories; and a height increase; and one concession: reduce the commercial Floor Area Ratio (FAR) requirement by 80%. The project, after utilizing the waivers and concession under the State Density Bonus Law, meets the applicable provisions of the City’s Zoning Code.
d. No Adverse Effects: The design of the subdivision and type of improvements will not cause substantial environmental damage, as the project is a small-scale residential development with one commercial building that will comply with current Building Code requirements, including health effects as it will be subject to Covenants, Conditions, and Restrictions for operation and maintenance of the buildings and site improvements and does not propose the use of hazardous materials.
e. Conflicts with Easements: As designed, the project would not conflict with any recorded public easements for access through or use the proposed subdivision. The VTM application was reviewed for potential conflicts with public easements by the Project Clearance Committee/Subdivision Committee which includes Public Works, Silicon Valley Power, and Water and Sewer departments.
f. Natural/Passive Heating and Cooling: The project will adhere to CALGreen energy efficiency measures to conserve energy through building design and site planning.
Approval of the requested VTM application will facilitate the development of a project consistent with the City’s Zoning Code and General Plan, thereby incrementally advancing the City’s goals to produce new housing and providing commercial space.
CONDITIONS OF APPROVAL
The Vesting Tentative Subdivision Map includes the conditions of approval in the form drafted by staff (Attachment 3).
ENVIRONMENTAL REVIEW
An Initial Study and Mitigated Negative Declaration (IS/MND) was prepared for the Architectural Review in accordance with the California Environmental Quality Act (CEQA) to address the potential environmental impacts of the project. The Initial Study did not find any substantial evidence that the project will have a significant effect on the environment after implementation of required mitigation measures. The MND and Notice of Intent were posted on the City’s website and were circulated for 20-day public review on May 8, 2026, and was approved at the DRH on June 17, 2026, at a publicly noticed meeting.
The proposed Vesting Tentative Subdivision Map is consistent with the approved MND and would not result in a new impact on the environment or significantly increase the severity of any previously identified impact.
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 30, 2026, the notice of public hearing for this item was mailed to 1,331 property owners and tenants within ¼-mile of the project site for the August 12, 2026, Planning Commission meeting and August 25, 2026, City Council hearing. At the time of this staff report, no comments have been received by the Planning Division in support or opposition to the Tentative Map.
A notice of the public hearing was published in the Santa Clara Weekly, a newspaper of general circulation, on July 29, 2025. Pursuant to SCCC Section 18.146.020, on July 30, 2026, notices of the public hearing of August 12, 2026, were posted at City Hall, the Central Park Library, the Mission Branch Library, the Northside Branch Library, and on the City’s website.
RECOMMENDATION
Recommendation
1. Determine that the proposed subdivision is within the scope of the adopted Mitigated Negative Declaration (MND) prepared for the project and no further analysis is required; and
2. Adopt a resolution approving the Vesting Tentative Subdivision Map for the reconfiguration of adjacent parcels and subdivision for condominium purposes for 147 units and for one commercial building located at 3521 and 3591 Homestead Road, subject to findings and conditions of approval.
Staff
Prepared by: Meha Patel, Associate Planner, Community Development Department
Reviewed by: Afshan Hamid, Director of Community Development Department
Approved by: Jovan Grogan, City Manager
ATTACHMENTS
1. Vicinity Map
2. Resolution to Approve a Vesting Tentative Map
3. Conditions of Vesting Tentative Subdivision Approval
4. Web Link to June 17, 2026, DRH
5. Web Link to August 12, 2026, Planning Commission
6. Vesting Tentative Map