REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Adoption of a Mitigated Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) and Action on Architectural Review for Partial Demolition, Interior and Exterior Renovations and a 7,534 Square Feet Addition to an Existing Office Building Resulting in a Three-Story 113,272 Square Foot Office and Prefabrication Assembly Facility Located at 5201 Patrick Henry Drive
Report
File No.(s): PLN23-00040
Location: 5201 Patrick Henry Drive, an approximately 7.07-acre parcel located on the northeast intersection of Patrick Henry Drive and Bunker Hill Road; APN: 104-50-004; the property is zoned Light Industrial (ML).
Applicant: DPR Construction
Owner: 5201 Patrick Henry Drive, LLC
Request: Adoption of a Mitigated Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) and action on Architectural Review for partial demolition, interior and exterior renovations and a 7,534 square feet addition to an existing office building resulting in a three story 113,272 square foot office and prefabrication assembly facility located at 5201 Patrick Henry Drive.
Project Data
The Project Data and Compliance Table is included as Attachment 1.
Points for Consideration
Summary
• The 7.07-acre project site (site) is bounded by Bunker Lane Drive to the south, Patrick Henry drive to the west, Betsy Ross Drive to the East, and a medical research facility to the north.
• The site is zoned Light Industrial (ML) and has a General Plan Land Use Designation of High Intensity Office and Research & Development that allows the proposed use.
• Several busses operated by the Santa Clara Valley Transportation Authority (VTA) serve the project site. The closest bus stop is located on the west side of the project site on Patrick Henry Drive, near the corner of Bunker Hill Lane.
• An approximately 140,390 square foot three-story vacant commercial building currently occupies the site.
• The project requires an Architectural Review pursuant to Santa Clara City Code 18.76.020 (c)(5) (prior code at the date of the project being deemed complete).
• The project includes partial interior and exterior demolition of the existing 113,272 square foot, three-story office building, a 7,534 square foot addition of a new fabrication space located partially on the footprint of the existing building, and alteration of the existing office building to upgrade the building interiors and exteriors. This will result in a net reduction of square footage for the building.
• A maximum of 180 employees would be at a site at any given time.
• A neighborhood notice was distributed within a 500-foot radius of the subject site for this project review.
Building Design
• The proposed project includes modern architecture similar to other office buildings in the vicinity. The new addition would match the existing design of the building utilizing cream and dark gray metal panels, metal louvers with glazing and steel columns. Part of the building has a light gray PVC incline roof with skylights covering the atrium on the level one of the building and creating interesting street views.
• The project maintains the height of the building at 42 feet with the rooftop mechanical equipment screened behind a 14-foot parapet.
• The building will utilize strategic building material usage and carbon credit offsets, based on life cycle analysis in compliance with LEED v4.1 requirements, to achieve net-zero carbon emissions. In addition, the project would include a 100 percent solar-powered photovoltaic (PV) system to achieve net zero energy consumption.
Open Space and Landscaping
• The project proposes to remove 55 mature trees and preserve about 152 trees onsite.
• Per Chapter 12.35 of the Santa Clara City Code, a total of 90 24-inch box trees and 15 36-inch box trees will be planted onsite along with shrubs and other ground cover. The planting guide plan includes Western Redbud, Crape Myrtle, Chinese Pistache, Catalina Ironwood, Drake Elm and other native shrubs and ground covers.
Parking
• The project would be accessed by driveways along Patrick henry Drive, Betsy Ross Road and Bunker Hill Lane and would install five foot detached sidewalks along all project frontages.
• The project will provide a total of 248 parking spaces and has requested a Minor Modification to allow a 12.3 % relief from the required 283 parking spaces (administrative process).
• The proposed project would provide 14 Class one (long-term) bicycle parking spaces onsite and 16 Class two (short-term) bicycle parking spaces.
Findings Supporting Staff’s Recommendation
Granting the Architectural Review approval requires the following findings consistent with City Code Section 18.76.020(d):
1) That any off-street parking area, screening strips and other facilities 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 248 on-site parking spaces and provides adequate circulation for vehicular access.
• The project site is served by several busses operated by the Valley Transportation Authority. The closest bus stop is located on the west side of the project site on Patrick Henry Drive, near the corner of Bunker Hill Lane.
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 the Initial Study prepared for the project.
• The project provides on-site and off-site infrastructure mitigations and improvements that will benefit the project site and neighboring properties.
• The project includes pedestrian and traffic improvements with development of the site to improve pedestrian and traffic safety in the area.
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 includes commercial structures and other on-site improvements including landscaping that is compatible with the existing residential uses in the area.
• The building design has a modern aesthetic that compliments existing land uses in the surrounding neighborhood in scale and intensity.
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.
• An approved Mitigation Monitoring and Reporting Program accompanies the project and shall be implemented throughout project development to reduce any potential impacts to less than significant.
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 Commercial Design Guidelines and General Plan policies.
• The project provides for an attractive and functional site arrangement of the buildings and other improvements on a commercial site providing a high-quality architectural and landscape design.
CONDITIONS OF APPROVAL
Conditions of Approval are available as Attachment 2.
ENVIRONMENTAL REVIEW
The action being considered considers the potential environmental impacts of the project addressed in a Mitigated Negative Declaration (MND) in accordance with the California Environmental Quality Act (CEQA). The MND and Notice of Availability were posted on the City’s website and were circulated for 20-day review on January 19, 2024, and closed on February 7, 2024, 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. The mitigations and responsible parties for mitigation are included in the mitigation monitoring and reporting program (MMRP) (Attachment 4).
Findings
There is no substantial evidence that the project will have a significant effect on the environment and that the mitigated negative declaration reflects the lead agency’s independent judgment and analysis.
There were no Public comments received on the MND.
PUBLIC CONTACT
On February 29, 2024, a notice of public hearing of this item was mailed to property owners within 500 feet of the project site.
No public comments were received on the project at the time of writing this staff report.
RECOMMENDATION
Recommendation
Adopt the Mitigated Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) and Approve an Architectural Review for partial demolition, interior and exterior renovations and a 7,534 square feet addition to an existing office building resulting in a three story 113,272 square feet office and prefabrication assembly facility located at 5201 Patrick Henry Drive, subject to findings and conditions of approval.
Staff
Prepared by: Nimisha Agrawal, Senior Planner, Community Development
Approved by: Lesley Xavier, Planning Manager, Community Development
Attachments:
1. Draft MND and Mitigation Monitoring and Reporting Program (MMRP)
2. Links to the Environmental Documents
3. Project Data Table
4. Conditions of Approval
5. Development Plans