REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN22-00282) for the Demolition of an Existing Warehouse and the Construction of a Four Story 111,978 Square Foot Data Center Located at 1231 Comstock Street.
Report
File No.: PLN22-00282
Location: 1231 Comstock Street, a 1.37-acre lot located on Comstock Street, about two hundred feet from the corner of Comstock Street and Kenneth Street; APN: 224-08-120.
General Plan: Low Intensity Office / Research & Development
Zoning: Low-Intensity Office / Research & Development (LO-RD)
Applicant: Prime Data Centers
Owner: 1231 Comstock Property LLC
Request: Architectural Review - Demolition of an existing warehouse and the construction of a 111,978 square foot data center located at 1231 Comstock Street.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The proposed project is in a Low-Intensity Office / Research & Development (LO-RD) area consisting of both one- and multi-story data centers with some industrial development to the south of the parcel. See Zoning and General Plan Vicinity Maps in Attachments 1 and 2.
• The site currently has a single-story warehouse (built circa 1975) that will be removed to incorporate the new data center.
• Per the Santa Clara City Code (SCCC) 18.120.020 (4) and (7), the request requires Architectural Review approval through Development Review Hearing.
• Per the SCCC Table 2-13, Data Centers also require approval of a Conditional Use Permit (CUP) within the LO-RD district. The project received approval of a CUP upon appeal to the City Council on December 3, 2024.
o The project also received Variance approvals for exceeding the height limit and a reduction to required parking.
• The project proposes a 111,978 square foot data center, back-up power diesel generators located on the ground floor with offices and equipment room on the second, third and fourth floor.
• Direct vehicular access for the lot is from either side of the ‘U’ shaped driveway intersecting with Comstock Street. Comstock Street is parallel with Central Expressway, they do not intersect.
• The project proposes a contemporary architectural design that appears to be in harmony with the existing character of the surrounding. The project proposes a mix of materials including a roof screen wall, metal fins, composite metal panels, and glass panels.
• The project is consistent with SCCC 18.60.090(C) regarding development standards for primary structure design, exterior lighting, and structural noise reduction measures for data centers.
• The proposed project meets the required findings set forth in SCCC Chapter 18.120.020(F) for Architectural Review.
• There are no active City code enforcement cases for this property.
• A publicly noticed Community Meeting was held for the project on July 10, 2024, where eight members of the public were in attendance. The overall comments from the public were favorable.
• A publicly noticed Planning Commission meeting was held for the project on October 23, 2024, where the Planning Commission voted to deny the CUP.
• A public hearing notice was distributed within a 500-foot radius of the subject site for this project review.
FINDINGS SUPPORTING STAFF’S RECOMMENDATION
Granting the Architectural Review approval requires the following findings consistent with the 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:
• There are 21 proposed parking spaces and a loading zone proposed at the development. The project proposed landscaping to the north, south, and west. The project has received a variance to reduce the total number of parking spaces required from 25 to 21. The project also incorporates both short term and long-term bicycle parking.
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 is adjacent on all immediate sides to existing Data Centers and reflects the General Plan and Zoning designations that encourage data centers in these locations.
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 proposed project is not only consistent with the surrounding character of the neighborhood, but also enhances the neighborhood by adding such design elements as angled metal panels, louvers, insets, and other design features to bring additional aesthetics to an area that has relatively boxy designs.
o The architectural features of the proposed design are true to the architectural form and appropriate for the surrounding.
o The proposed project is consistent with the scale and design found in the existing surrounding neighborhoods.
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.
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 development is consistent with the objective standards set forth in the General Plan and Zoning Code, and with already approved variances, comply with the LO-RD zoning district’s development standards.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 3.
ENVIRONMENTAL REVIEW
The proposed project was not exempt from the California Environmental Quality Act (CEQA) and therefore an initial study was prepared to determine whether the project may have a significant adverse effect on the environment. The Initial Study (IS) concluded that there would be no adverse physical effects, or that all potential physical effects can be reduced to a level that is less than significant through project revisions and mitigations. Any project revisions needed to mitigate any potential effects have been made, and a Mitigated Negative Declaration (MND) was prepared. An MND may be used, “when the initial study has identified potentially significant effects on the environment, but (1) revisions in the project plans or proposals made by, or agreed to by, the applicant before the proposed negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment would occur, and (2) there is no substantial evidence in light of the whole record before the public agency that the project, as revised, may have a significant effect on the environment”
The prepared MND examined potential environmental impacts associated with project development and identified potential effects in the following resource areas:
• Biological
• Cultural resources
• Geology and soils
• Tribal cultural resources
With implementation of mitigation measures those identified impacts would be reduced to less than significant. A detailed discussion of the potential impacts and mitigation measures to be applied to the project are specified in the MND and shall be implemented through project conditions of approval for the project. A Mitigation Monitoring and Reporting Program (MMRP) was prepared to ensure the implementation of recommended mitigation measures. The MND and MMRP are both included as attachments. Staff recommends that the Planning Commission adopt the IS/MND and MMRP. The City Council approved the IS/MND and MMRP on December 3, 2024.
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 500-foot radius of the project site on December 24, 2024. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Determine the project to be consistent with the adopted Mitigated Negative Declaration, and Approve the demolition of an existing warehouse and the construction of a 111,978 square foot data center located at 1231 Comstock Street.
Staff
Prepared by: Daniel Sobczak, Associate Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Zoning Vicinity Map
2. General Plan Vicinity Map
3. Project Data and Compliance Table
4. Conditions of Approval
5. Development Plans