REPORT TO PLANNING COMMISSION
SUBJECT
Title
Public Hearing: Action on the Initial Study and Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, General Plan Amendment, Rezone, and Vesting Tentative Subdivision Map (PLN24-00267 and PLN24-00332) for the Property Located at 1400 Coleman Avenue to Allow the Development of 142 Townhouse Units and Associated On- and Off-Site Improvements
Report
REPORT IN BRIEF
Applicant /Owner: Pamela Nieting, City Ventures/Grant Associates LP
General Plan: Regional Commercial
Zoning: Commercial Regional (CR)
Site Area: 3.8 acres (45,072 square feet)
Existing Conditions: The site currently is developed with a two-story office building, a one-story light industrial building, and a surface parking lot. The building is currently occupied with commercial tenants.
Surrounding Land Uses:
• North: Commercial and Industrial Uses
• South: Coleman Avenue; Costco
• East: Commercial and Industrial Uses
• West: U.S. Citizenship and Immigration Services office
Staff Recommendation:
The Planning Commission adopt resolutions recommending the City Council adopt the Initial Study and Mitigated Negative Declaration; General Plan Amendment, Rezone and the Vesting Tentative Subdivision Map for the property located at 1400 Coleman Avenue to allow the development of 142 townhouse units and associated on- and off-site improvements.
BACKGROUND
On May 28, 2024, City Ventures (applicant) filed applications (File Nos. PLN24-00267 and PLN24-00332) to redevelop the subject 3.8-acre parcel (APN: 230-05-021) as a residential for-sale townhouse community “project”, with 142 townhouses and associated on- and-offsite improvements.
The subject property currently has a General Plan land use designation of Santa Clara Station Regional Commercial and is within the Santa Clara Station Area Focus Area. The Specific Plan is currently underway, however it has yet to be formally adopted. The zoning for the project site is Commercial Regional (CR). On the date of the initial application, the site was zoned Light Industrial (ML) under the older, “Classic” Zoning Ordinance, but the site was rezoned to Commercial Regional effective September 19, 2024. Because the application was not yet complete, pursuant to the new zoning code, on September 19, 2024, the new zoning designation of CR, and the requirements of the Updated Zoning Code, apply to the project.
The subject property is located on the north side of Coleman Avenue and is bounded by government uses (U.S. Citizenship and Immigration Services) to the west, commercial and industrial uses to the north and east, and Coleman Avenue to the south. The Norman Y. Mineta San José International Airport is approximately 500 feet northeast of the project site. This project site is located approximately 0.3 miles north of the Santa Clara Transit Center that is served by Caltrain, Altamont Commuter Express (ACE) train and multiple Valley Transportation Authority (VTA) bus routes (Rapid 522, 60, 22, 21, 53, and 59) which qualifies as a major transit stop. Therefore, the project site is within a transit priority area as defined in SB 743 (2013).
In October 2024, City Council approved a two-way Class IV protected bikeway along the east side of Coleman Avenue between Brokaw Road and Reed Street. Thus, the project’s trash pickup location and loading/unloading zone is required to be located on-site to avoid conflicts with the bikeway.
Pursuant to state law, anytime a General Plan Amendment is proposed within the Airport Influence Area (AIA) of an adopted Comprehensive Land Use Plan (CLUP), a referral must be made to the County Airport Land Use Commission (ALUC) for a consistency determination. The project was referred to the ALUC on June 30, 2025, and an ALUC hearing on the Project is scheduled for August 27, 2025.
Requested Actions
Implementation of the project requires the City Council to take action on the items listed below. Pursuant to the Santa Clara City Code, the Planning Commission will conduct a public hearing to make recommendations to the City Council on said actions:
1. General Plan amendment from Regional Commercial to High Density Residential.
2. Rezone of the property from Commercial Regional (CR) to High Density Residential (R4).
3. Vesting Tentative Subdivision Map for two-lot subdivision for residential condominium purposes to accommodate a project with 142 townhouses, vehicular driveways, parking, and common and private open spaces.
The project also requires approval of Architectural Review, which will address the demolition of the building, site design and architecture. In accordance with Chapter 18.120, Architectural Review is conducted by the Director of Community Development or designee through a Development Review Hearing process, which is a public hearing.
DISCUSSION
The developer proposes to construct 142 “for-sale” townhouses, spread out in 13 four-story townhouse-style buildings. Each building would contain seven to twenty residential units. The buildings would have a maximum height of 50 feet. Each townhouse would have a one- or two-car garage on the ground floor, with residential units located above. The project includes approximately 0.45-acre common recreational space available for residents, although it is not eligible for credit against the project’s parkland dedication requirement. xxxxxx. The project is providing 20 percent of the total number of units (or 29 units) to be very low, low or moderate affordable housing units, exceeding the City’s affordable housing ordinance requirement of 15 percent affordable housing units. The proposal includes 10 percent of the units as lower income units and the other 10 percent a mix of very low- and moderate-income units. Pursuant to the State Density Bonus Law, the project qualifies for two incentives or concessions and any waivers that physically preclude the construction of a development.
Primary considerations for the project include consistency with the City’s General Plan, conformance with the City Code requirements for the High Density Residential (R4) Zoning district and subdivisions.
General Plan Conformance
The General Plan land use designation for the project site is Santa Clara Station Regional Commercial. The Santa Clara Station Regional Commercial General Plan designation is intended for commercial developments that serve both Santa Clara residents and the surrounding region with an emphasis on office and hotel uses. The project includes a General Plan Amendment to the Santa Clara Station High Density Residential land use designation. This classification is intended for residential development at densities ranging from 37 to 50 dwelling units per gross acre (du/ac). This density range is typically located in areas adjacent to major transportation corridors, transit or mixed uses. High Density Residential development has an urban feel, with mid‐rise buildings, structured or below‐grade parking, and shared open space.
On balance, the project is consistent with the City’s General Plan. The proposed project is consistent with the following General Plan Policies:
General Land Use Policies
• 5.3.1-P2: Encourage advance notification and neighborhood meetings to provide an opportunity for early community review of new development proposals.
• 5.3.1-P26: Support a community-initiated planning process so that existing neighborhoods can participate in developing more detailed plans for street, landscape and pedestrian facility improvements.
The applicant conducted two community meetings to involve neighboring property owners in the design of the project. Notices were mailed to property owners within 1,000 feet of the project boundaries and interested parties.
• 5.3.1‐P4 Encourage new development that meets the minimum intensities and densities specified in the land use classifications or as defined through applicable Focus Area, Neighborhood Compatibility or Historic Preservation policies of the General Plan.
The proposed residential project would develop the subject site at a density of 37.4 du/acre in conformance with the density range specified for the Santa Clara Station High Density Residential land use designation (37-50 du/acre).
• 5.3.1-P8: Work with property owners to improve or redevelop underutilized and vacant properties.
• 5.3.1-P9: Require that new development provide adequate public services and facilities, infrastructure, and amenities to serve the new employment or residential growth.
Currently the site is developed with a two-story office building and a one-story light industrial building, and the proposed project would redevelop the subject site, with 142 townhouses and private on- and off-site improvements, that include private street, utilities, and landscaping.
• 5.3.1-P10: Provide opportunities for increased landscaping and trees in the community, including requirements for new development to provide street trees and a minimum 2:1 on- or off-site ratio replacement for trees removed as part of the proposal to help increase the urban forest and minimize the heat island effect.
The proposed buildings are articulated with open landscaped courtyards and setbacks allowing for additional trees and ground cover. The proposed development plan includes landscaping of the site and the project street frontage with a variety of plant and tree species. All the 59 existing trees on site would be removed and 64 new trees will be planted on-site. Additional trees would also be planted offsite by collecting an in-lieu fee to meet the minimum replacement ratio of 2:1 as required by the General Plan.
• 5.3.1-P12: Encourage convenient pedestrian connections within new and existing developments.
• 5.3.1‐P15 Require new developments and major public infrastructure projects to include adequate rights-of‐way to accommodate all modes of transportation.
• 5.3.1‐P14 Encourage Transportation Demand Management strategies and the provision of bicycle and pedestrian amenities in all new development greater than 25 housing units or more than 10,000 non‐residential square feet, and for City employees, in order to decrease use of the single‐occupant automobile and reduce vehicle miles traveled, consistent with the Climate Action Plan.
The project would construct an eight-foot-wide sidewalk with a six-foot wide landscape strip along the project street frontage. A new 26-foot-wide two-way private street would provide ingress and egress for the project site.
Consistent with the City’s Climate Action Plan (2022), the applicant has provided a draft Transportation Demand Management (TDM) plan demonstrating a vehicle miles travelled (VMT) reduction of 20 percent.
• P.3.1-P29: Encourage design of new development to be compatible with, and sensitive to, nearby existing and planned development, consistent with other applicable General Pan policies.
The site plan has been designed to maintain the future pedestrian connections with the adjacent sites to the north and to the east as envisioned in the Specific Plan.
Residential Land Use Goals and Policies
• 5.3.2-P4 Encourage indoor and outdoor private and common spaces as part of all new residential developments, including clustering of units to maximize open space opportunities where appropriate.
The developer has worked with staff to cluster the units to provide the most useable amount of common recreational area located in three areas of the site for the residents.
Santa Clara Station Focus Area Policies
• 5.4.3‐P2 Maximize residential development within walking distance of the Station, particularly on the northeast side of the Caltrain corridor.
• 5.4.3‐P7 Provide appropriate transition between new development and adjacent uses consistent with General Plan Transition Policies.
• 5.4.3‐P9 Encourage streetscape design with street trees, wider sidewalks, pedestrian‐oriented lighting, curb bulb‐outs and special paving and/or striping within the Focus Area to emphasize accessibility.
• 5.4.3‐P10 Orient building street frontages to the ground level with residential entries, stoops and windows, and commercial store fronts.
• 5.4.3‐P20 Highly encourage the development of affordable housing and senior housing that is well designed and compatible with adjacent uses in the Santa Clara Station Focus Area.
Transition Policies
• 5.5.2-P1: Require that new development incorporate building articulation and architectural features, including front doors, windows, stoops, porches or bay windows along street frontages, to integrate new development into the existing neighborhoods.
• 5.5.2‐P2 Implement design review guidelines for setback, heights, materials, massing, articulation and other standards to support Transition Policies and promote neighborhood compatibility.
• 5.5.2-P3: Implement site design solutions, such as landscaping and increased building setbacks, to provide buffers between nonresidential and residential uses.
• 5.5.2‐P9 Improve pedestrian amenities, including sidewalks and bicycle paths, to promote neighborhood compatibility.
Consistent with the Station Area and Transition polices above, the project incorporates modern architecture buildings with a mix of materials and architectural features to create visual breaks and interest in the design for compatibility with the surrounding development. The front of the buildings, as well as individual unit front doors are oriented to the street frontage, Coleman Avenue. Interconnected pedestrian paths connect through various courtyards and green spaces connecting to the public sidewalk fronting the site and neighboring properties. The project includes landscaped building setbacks to transition the proposed four-story residential development on the site from adjacent commercial properties. A new sidewalk along the project frontage will be provided to enhance the connection to the surrounding properties.
The proposed project is a land use change on the site from commercial to residential. General Plan Policy 5.4.3‐P2 directs for residential development to be maximized within walking distance of the Station. While the proposed Santa Clara Station High Density Residential land use designation (37-50 du/acre) is not the highest density in the Station Area, it is in the midrange of the densities. The project at a density of 37.4 dwelling units per acre will provide for a diversity in unit types for the area.
Finally, consistent with 5.4.3‐P20, the project would contribute 142 units towards the City’s regional housing needs including adding 29 low-income units.
Santa Clara Station Area Specific Plan
The City’s General Plan, adopted in 2010, included the Santa Clara Station Area as a near-term Focus Area. The City is in the process of drafting a Santa Clara Station Area Specific Plan, which will establish a framework for development of that Focus Area, 244‐acres generally bounded by De La Cruz Boulevard, Reed Street, and Martin Avenue to the northeast, and Franklin Street and El Camino Real to the southwest. At the center of this area is the existing Santa Clara Transit Station, which is served by Caltrain and Altamont Commuter Express (ACE) rail lines and Valley Transportation Authority (VTA) bus service. City staff is currently working with a team of consultants and the Station Area Task Force on preparing the plan, tentatively to be adopted sometime in 2026.
Zoning Conformance
The project would rezone the property from Commercial Regional (CR) to High Density Residential (R4) to accommodate the construction of 142 units. The purpose of the R4 High-Density Zone is to provide land areas for the construction, use, and occupancy of multi-family dwellings, such as rowhouses, townhouses, and low-rise apartments. It is the intent of this zone to encourage development types that use innovative site planning provides on-site recreational amenities and be located near neighborhood commercial centers. The project proposes a density of 37.6 units per acre that would be in conformance with the density range of 37-51 units per acre.
The project is required to adhere to site-specific development standards set forth in the proposed R4 zoning district. However, under the State Density Bonus Law the applicant has requested waivers from the side and rear setback, and private and common open space requirements. The R4 zoning district requires a side setback of 10 feet, where five feet is provided and a rear setback of 20 feet where nine feet is provided. Private open space is required at 60 square feet per unit for 50% of the units. The project provides balconies for 50% of the units, however, for 31 of those units the square footage is only 52 square feet, 8 square feet less than the requirement. While open space has been clustered on the site to provide 17,600 square feet of common recreational area for the residents it is still short of the 28,400 square feet required by the Zoning Code Section 18.10.030(200 square feet per unit), While the preference would be to have more private and common open space, under the State Density Bonus Law the project does qualify to request for a waiver. Applicant has worked with staff to provide as much common space as possible given the site constraints.
The project was deemed cleared by the City’s Project Clearance Committee and the Subdivision Committee (PCC/SC) on July 1, 2025, and appropriate Conditions of Approval were added and are available as Attachments 4 and 5.
Affordable Housing
The proposed project is subject to the City’s Affordable Housing Ordinance (Chapter 17.40) and is required to designate 15 percent of the 142 units (or 21 units) as affordable housing. The project is proposing 20 percent (29 units) of the total units for households as very low-, low- and moderate-income units. Affordable units shall be reasonably dispersed throughout the project and contain the same number of bedrooms as market rate units.
Subdivision
In accordance with Chapter 17.05 of the City Code, the project requires a tentative subdivision map. The application proposes a two-lot subdivision for residential condominium purposes. The Subdivision Committee reviewed and deemed the application cleared on July 1, 2025, satisfying code requirements, and including conditions of approval contained in Attachment 7.
The subdivision includes on-site and off-site improvements. Primary access to the project site is from via a new 26-foot wide, two-way directional driveway on Coleman Avenue. The project would construct an eight-foot-wide separated sidewalk with a six-foot landscape strip along the project frontage. A Class IV protected bikeway was approved by Council on the east side of Coleman Avenue along the project frontage.
Site Design, Architecture and Parking
The project features thirteen four-story residential buildings, each with seven to twenty townhouse units. The current architecture is conceptual for the buildings and is an overall modern architecture style providing a mix of materials. Formal evaluation of architecture will occur through the Architectural Review process in accordance with Chapter 18.120 of the City Code as the current proposed elevations are being refined.
The project provides a total of 235 parking spaces (194 garage spaces and 40 surface parking spaces), whereas the code requires 201 parking spaces. The proposed parking exceeds the parking requirement per Zoning Code Section 18.22.050 (one parking space for each of the studio and one-bedroom units and 1.5 parking spaces for each of the two-bedroom units). Loading zones would be provided for each building. Consistent with the City Code, the project would provide one secure private bicycle parking space per unit located in the five parking garages with electrical outlets (142 Class I bicycle parking spaces), seven short-term, public Class II bike racks, and a do-it-yourself bicycle repair station (e.g., air pump and basic tools) so cyclists can conduct repairs as needed.
ENVIRONMENTAL REVIEW
The potential environmental impacts of the project are addressed in a Mitigated Negative Declaration (MND) the City prepared in accordance with the California Environmental Quality Act (CEQA). The MND and Notice of Intent to Adopt were posted on the City’s website and were circulated for 20-day review on July 11, 2025, and closed on July 30, 2025, in accordance with CEQA.
The MND analyzed the project’s impact in the various environmental topics covered by CEQA. Most topics were found to have less than significant impact or no impact. The following topics were found to have potential impacts that could be reduced to less than significant with mitigation: air quality, biological resources, cultural resources, geology and soils, hazards and hazardous materials, and tribal cultural resources. In support of greenhouse gas emission reductions, the project will implement an all-electric design. The mitigations and responsible parties for mitigation are included in the mitigation monitoring and reporting program (MMRP) (Attachment 1).
There were five public comments received on the MND including from Muwekma Ohlone Indian Tribe, Department of Toxic Substances Control (DTSC), City of San José Airport Department, Santa Clara Valley Transportation Authority (VTA), and Valley Water. A response to comments was prepared and posted on the project’s CEQA page. The link to the CEQA page is included in Attachment 1.
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, Parks and Recreation Department and Public Works Department.
PUBLIC CONTACT
On July 23, 2025, a hearing notice was published in the Santa Clara Weekly and on July 21, 2025, a notice of public hearing for this item was mailed to property owners within 1,000 feet of the project site boundaries and emailed to interested parties. This provides more than the minimum 20-day notice required by State law for rezonings. At the time of writing this report, Staff has received five public comments on the project and they are available as Attachment 9.
Community Meetings
Consistent with the City’s Public Outreach Policy for Planning Applications, public outreach meetings were conducted by the Property Owner/Applicant on October 10, 2024 (in-person) and on March 31, 2024 (virtual), 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 a 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 the site plan, consistency with the Station Area Specific Plan, rideshare drop off/pick up and deliveries location, affordability, relocation of existing commercial tenants, and project timeline.
ALTERNATIVES
1. Adopt a resolution recommending the City Council adopt the adopt the Mitigated Negative Declaration and the Mitigation Monitoring or Reporting Program for the proposed residential townhome project at 1400 Coleman Avenue.
2. Adopt a resolution recommending the City Council approve the General Plan amendment to change the land use designation from Regional Commercial to High Density Residential.
3. Adopt a resolution recommending the City Council approve a rezoning of the project site from Commercial Regional (CR) to High Density Residential (R4) subject to conditions of approval.
4. Adopt a resolution recommending City Council approve a Vesting Tentative Subdivision Map for condominium purposes, subject to conditions of approval.
5. Recommend the City Council deny the General Plan amendment to change the land use designation from Regional Commercial to High density Residential.
6. Recommend the City Council deny a rezoning of the project site from Commercial Regional (CR) to High Density Residential (R4).
7. Recommend the City Council deny a Vesting Tentative Subdivision Map for condominium purposes.
RECOMMENDATION
Recommendation
Alternatives: 1, 2, 3 and 4
1. Adopt a resolution recommending the City Council adopt the adopt the Mitigated Negative Declaration and the Mitigation Monitoring or Reporting Program for the proposed residential townhome project at 1400 Coleman Avenue.
2. Adopt a resolution recommending the City Council approve the General Plan amendment to change the land use designation from Regional Commercial to High Density Residential.
3. Adopt a resolution recommending the City Council approve a rezoning of the project site from Commercial Regional (CR) to High Density Residential (R4) subject to conditions of approval.
4. Adopt a resolution recommending City Council approve a Vesting Tentative Subdivision Map for condominium purposes, 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. Web Link to the Project Page and Mitigated Negative Declaration (MND) and Mitigation Monitoring or Reporting Program (MMRP)
2. Resolution Recommending Council adopt the Mitigated Negative Declaration (MND) and the Mitigation Monitoring or Reporting Program (MMRP)
3. Resolution Recommending Council Approve the General Plan Amendment
4. Resolution Recommending Council Approve the Rezone
5. Resolution Recommending Council Approve the Vesting Tentative Subdivision Map
6. Conditions of Tentative Subdivision Map Approval
7. Vicinity Map
8. Public Comments Received
9. Project Data and Compliance
10. Development Plans
11. Vesting Tentative Subdivision Map