REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (File # PLN24-001600) to Allow the Development of 1,792 Residential Units and Associated On- and Off-Site Improvements for the Property Located at 2518 Mission College Boulevard
Report
File No.: PLN24-00160
Location: 2518 Mission College Blvd; one parcel with a total area of 25.74 acres, located south of Mission College Blvd and encircled by Freedom Circle; APN: 104-40-019; Zoned: High-Intensity Office/R&D (HO-RD)
Applicant: Irvine Company
Owner(s): Freedom Circle LLC
Request: Architectural Review to allow the development of 1,792 residential units and associated on-and off-site improvements for the property located at 2518 Mission College Blvd.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The owner/applicant/developer (Irvine Company) proposes to subdivide the parcel into six lots, construct a wrap style (residential building around a multi-level parking structure), five-story building on each of the five lots. The sixth lot will be developed as a 3.48-acre public park, with additional parkland provided as a north-south connection, resulting in a total parkland dedication of 4.225 acres. The proposal includes approximately 3,500 square feet of resident and public-serving retail space, and approximately 13,000 square feet of amenity space.
• Per Santa Clara Code Section 18.112.020, implementation of this request requires review by the Planning Commission and approval by the City Council for General Plan, Rezone and Subdivision requests. On February 19, 2025, the Planning Commission recommended approval to the City Council and on March 25, 2025, City Council approved the following:
• General Plan text amendment to add a new policy to the Freedom Circle Future Focus Area to clarify that a Planned Development rezone satisfies the requirement of a comprehensive plan for the project.
• Rezone of the property from HO-RD to Planned Development (PD).
• Vesting Tentative Subdivision Map to subdivide the property into six lots.
• Per the Santa Clara City Code Section 18.120.020(D)(3), the request also requires Architectural Review approval through a Development Review Hearing.
• The proposal conforms to the City’s Community Design Guidelines in that it improves the aesthetics of the site, creates a mix of uses by providing residential in proximity to the existing commercial uses, enhances bike and pedestrian connections, and is designed to be compatible with the existing surrounding development.
• The applicant worked with the staff to address concerns about the architectural style for the project by providing further details, material boards and a guided on-site visit to Santa Clara Square, one of Irvine Company’s projects within the City.
• The proposed project meets the required findings set forth in Santa Clara City Code 18.120.
• There are no active City code enforcement cases for this property.
• 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. 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.
• A neighborhood notice was distributed within a 1,000-foot radius of the subject site for this project review.
• The site is located within the Freedom Circle Focus Area Plan and has office, and retail uses to the north, south and west. The site is bounded by Freedom Circle and Mission College Boulevard. East of the site is a vacant parcel that was approved by Council for construction of 1,075 residential units (Greystar project). See Attachment 1 for a Vicinity Map.
• The site is currently a business park containing 12 two-story commercial buildings with surface parking and landscaping. The business park was built around 1978 and is currently partially occupied.
Site layout and Design
• The project features five five-story residential wrap style buildings including 1,792 apartment units with an array of residential amenities and 3,500 square feet of project serving retail located in Building 5. The project would provide a private central street through the project site to connect the east and west sides of Freedom Circle, with Buildings 1, 2, and 3 north of the road, and Buildings 4 and 5 south of the road. See Attachment 3 for a weblink to the development plans.
• The project would divide the existing 25.74-acre parcel to create six parcels of varying sizes, which would include one parcel for each of the five proposed residential buildings and one parcel for the public park to be dedicated to the city.
• Each of the buildings will have studio, one-bedroom and two-bedroom apartment units, and multi-level parking located in the center of each residential building. All parcels and buildings are of varying sizes: Building 1 (362 units); Building 2 (341 units); Building 3 (536 units); Building 4 (292 units); and Building 5 (261 units).
• Dividing the property between north and south is an east-to-west street connection that would accommodate vehicles as well as bicycles and pedestrians. At the center of this connection, a north-to-south pedestrian connection intersects the property between eastern and western portions leading to the future public park. Both connections are consistent with the Future Focus Area Plan. This intersection and approximate center of the project site is envisioned to serve as the focal point and social hub for the development, with the retail, leasing office and amenities located here.
• The southern portion of the site will be developed as a 3.48-acre public park. The north-south green pedestrian path connects Mission College Boulevard to the park. The proposed public park is strategically located across from the approved two-acre park on the Greystar project site, leading to San Tomas Aquino Creek Boulevard.
Building Architecture
• The overall architecture style for the project is Mediterranean inspired. However, the project includes four different variants of Mediterranean architectural styles to create a smaller pedestrian scale experience. The three building to the north of the site have a combination of Modern Palazzo and Italian Architecture. The two buildings to the south are a combination of Formal Spanish and Palladian architectural style. Transitional elements, such as garage entries or recess in the building façade are used to transition from one architectural style to other. Transition does not occur at the building corners.
• Building facades at the pedestrian level or base of the building are treated differently for each architectural style to break any monotony and to create a vibrant pedestrian experience as described below:
o The Italian style provides grooves on the façade to create horizontal bands
o Palladian style incorporates stone blocks finish
o Formal Spanish utilizes brick
o Palazzo uses a lighter base color with smooth finish to provide contrast
• Building entries are highlighted with large storefront details.
• Each Architectural style highlights the variations and textures through color palate and building materials as shown in Attachment 6. The four architectural styles are further differentiated by providing variation in window trim colors and styles, trellis and trims details, window shapes, alignments and grouping, and railing details.
• Each of the four architectural styles provide different roof forms, materials, overhang details, and variation in the eave profile and trim bands for further distinction in the styles.
Circulation and Parking
• Primary access to the project site is from Freedom Circle via Mission College Boulevard, and from Bowers and Great America exit on US Route 101 via Hichborn Drive. The project would construct a seven-foot-wide sidewalk along the project site perimeter, and a Class IV separated bikeway along Freedom Circle and Mission College Boulevard.
• The curb cuts along Freedom Circle would be consolidated to open onto the new east/west private street to minimize the bike/pedestrian and vehicle conflicts.
• East-west and north-south connections consistent with the Freedom Circle Future Focus Area Plan include:
o A new 28-foot-wide two-way east/west private street roughly dividing the project site into a northern half and a southern half would be added. It would include bike lanes, six-foot pedestrian sidewalks on both sides, and a landscape parkway in-between the street and sidewalk.
o A north/south pedestrian path connects Mission College Boulevard to the proposed 3.48-acre public park at the southern edge of the project site across the street from the approved two-acre public park on the Greystar project site, leading to the San Tomas Aquino Creek trail.
• A crosswalk is proposed on Freedom Circle on the southeast corner to connect the proposed park to the approved park on the Grey Star site across the street.
• The project provides a total of 2,459 parking spaces, whereas the code requires 2,126 parking spaces. The proposed parking exceeds the parking requirement per Zoning Code Section 18.22.050 to provide 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.
• The proposed public park will also include a parking lot with approximately 15 parking spaces to be used by park visitors.
• 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 (1,792 total bicycle parking spaces), 120 short-term, public Class II bike racks within public park space, do-it-yourself bicycle repair facilities (e.g., air pump and basic tools) so cyclists can conduct repairs as needed, and e-bike charging stations.
Landscaping and Open Space
• The project includes a landscape plan for the site that incorporates a mixture of plant species and trees for planting within courtyards, interconnected green common areas and along the project perimeter.
• Of the total 417 existing onsite trees, 94 trees will be preserved, 36 trees will be transplanted, and 287 trees shall be removed. As a condition of project approval, the project will replace the removed trees at a minimum of 2:1 with 24-inch box species or equivalent. The proposed project would include the planting of approximately 932 trees, at least 24-inch box trees throughout the site, exceeding the requirement to plant 574 trees.
FINDINGS SUPPORTING STAFF’S RECOMMEDATION
Granting the Architectural Review approval requires the following findings consistent with City Code Section 18.120.020(F):
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 2,459 on-site parking spaces, including guest parking spaces. This exceeds the Zoning code requirement for 2,126 parking spaces per Section 18.38, Table 3-3, requiring one parking space for studio or one-bedroom units and 1.5 parking spaces for two- and three-bedroom units.
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 trips that were previously anticipated with the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) and the project would comply with, the applicable programmatic mitigation measure from the certified 2022 EIR that reduce vehicle trips and traffic-related noise levels.
• The project includes bike and pedestrian improvements by constructing a new seven-foot sidewalk and adding a class IV bike lane along Freedom Circle.
• Consistent with the Freedom Circle Future Focus Area Plan, the project also breaks the larger parcel by introducing an east and west vehicular, bike and pedestrian connection
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 five-story residential structures that are separated from the existing commercial uses in the area via Freedom Circle.
• The project introduces a new residential land use in the neighborhood that enhancing all modes of transportation and making it a more vibrant neighborhood.
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 density contemplated for this area and is therefore compatible with the existing and future land uses in the surrounding area.
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 General Plan policies and Community Design Guidelines.
• 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 proposed for the project and are contained in Attachment 3.
ENVIRONMENTAL REVIEW
The action being considered is 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 1). 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.
PUBLIC CONTACT
Public contact was made by posting the Development Review Hearing 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. 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 <mailto:clerk@santaclaraca.gov> or at the public information desk at any City of Santa Clara public library.
A public hearing notice was mailed to property owners within a 1,000-foot radius of the project site on May 1, 2025. Public comments received on the project before the Planning Commission Hearing are provided as Attachment 5. Staff has not received any further comments.
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. 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.
RECOMMENDATION
Recommendation
Determine the project to be consistent with the prepared California Environmental Quality Act addendum and Approve the Architectural Review to allow the development of 1,792 residential units and associated on-and off-site improvements for the property located at 2518 Mission College Blvd, subject to the findings and conditions of approval.
Staff
Prepared by: Nimisha Agrawal, Senior Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development
Department
ATTACHMENTS
1. Vicinity Map
2. Project Data and Compliance Table
3. Web Links- Project Website and City Council Staff Report of March 25, 2025
4. Conditions of General Plan Amendment and Rezoning Approval
5. Public Comments
6. Weblink- Development Plans
7. Architectural Concept Drawings