REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00352) for the Demolition of Three Existing Industrial Structures to Construct a One & a Half Story 20,284 Square-Foot Industrial Building with Associated Site Improvements in a 38,845 Square-Foot Lot Located at 840, 868, & 870 Parker Street.
Report
File No.: PLN24-00352
Location: 840, 868, & 870 Parker Street a 38,845 square-foot project site located on the south side of Parker Street, approximately 279 feet east of Lafayette Street
APN: 224-38-008,009, & 010
Zoned: Heavy Industrial (HI)
Applicant: Sylvester Ramirez
Owner: 840 Parker Street, LLC
Request: Architectural Review - Demolition of three existing industrial buildings to construct a one & half story 20,284 square-foot industrial building with associated site improvements.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
Summary
• 840 Parker Street (“project site”) is surrounded by low-rise industrial buildings of various uses and architectural styles as shown in Attachment 1 (Vicinity Map).
• The project site was originally developed in the 1950’s prior to the adoption of the Santa Clara Zoning Ordinance and therefore there is no entitlement on file. The existing industrial buildings are utilitarian in design with exposed raw building material. There is no ornamentation, landscape and the buildings are in various state of disrepair.
• The project site consists of three parcels (APN: 224-38-008,009, & 010) which will be merged to form a 38,845 square-foot lot through a Lot Merger (separate process).
• The applicant requests demolition of all existing buildings onsite and pursuant to Santa Clara City Code 18.120.020(D)(7) this requires a Development Review Hearing Architectural Review approval.
• The applicant requests a minor modification for a seven percent increase of the maximum Floor Area Ratio to build the mezzanine. This request is allowed under Santa Clara City Code 18.124.020(B). The request meets the findings prescribed under Santa Clara City Code 18.124.050(D).
• The proposal was deemed cleared from the Project Clearance Committee (PCC) on March 11th, 2025, and is consistent with the Zoning Code. The proposed commercial fleet maintenance bay land use is permitted by right in the HI zoning district.
Building Design
• The proposed construction will consist of parchment colored metal wall panels and slightly slanted roof. The building will have minimal ornamentation through a contrasting dark bronze colored trim in the roof and windows. The architectural pages (“A” pages) of the Development Plans (Attachment 4) shows the materials and elevations.
• The front façade of the proposed construction will have two metal awnings as part of the entry feature. These metal awnings are breaking the mass and reducing the perception of bulk.
• The required off-street parking (13 spaces) is located on the side of the property tucked away from public view due to the landscape that is being planted in the front of the property.
Open Space and Landscaping
• The project site currently does not have a city-compliant sidewalk as asphalt covers the front. There were no city-wide landscape standards at the time the project site was originally built and therefore no trees or bushes were ever planted on site.
• The proposal will install a sidewalk, curbs, driveways, and gutters per city standard on the right of way perpendicular to the project site. The driveways will abide by the city visibility triangle standard per City Standard Detail TR-9.
• The project site abides by the current landscape standards under Santa Clara City Code 18.36. The front setback area is landscaped with shrubs and ground cover of various species. There are nine 24” box trees that will be planted on site. Most of the trees are being planted on the project site’s parking lot.
• The total landscaped area is now 2,633 square feet or 6.83% of the lot.
Design Changes
• The project has made the following changes since the initial design:
o Trees are now being proposed in the parking lot area
o More Class I and Class II Bicycle Spaces are being proposed (four spaces) versus two required.
o Metal awnings are proposed in the front façade to break up the mass and distinguished the entrance of the building.
• The project is consistent with the City’s Community Design Guidelines:
o Architectural features are provided to avoid large expanses of blank walls.
o The landscape design complements the building, pedestrian and driveway entrances.
o Creative lighting schemes which enhance the building features, site layout and landscaping arrangement are encouraged.
• The proposed project meets the required findings for Architectural Review set forth in Santa Clara City Code Section 18.120.020(F).
• There are no active City code enforcement cases for this property.
• A neighborhood notice was distributed within a 300-foot radius of the subject site for this project review.
FINDINGS
Granting the Architectural Review approval requires, the following findings consistent with Zoning 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 project site is outside one-half mile of a major transit stop as define in California Assembly Bill 2097 therefore the local agency can enforce the required parking minimums under the zoning ordinance.
• The project site will provide 13 uncovered spaces on a paved surface which is one more than what is required by the Santa Clara City Code.
• The off-street parking area will be maintained and made of all-weather material.
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 construction would not create any traffic congestion or hazards.
• The public streets are of adequate size to accommodate the proposed development.
• The proposed design stays consistent with the scale of nearby buildings and would not impair the desirability of the neighborhood.
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 consistent with the City’s Community Design Guidelines:
o Building height and bulk is appropriate relative to the neighborhood.
o Roof materials, building materials, and finishes work in conjunction with one another and consistent with the proposed industrial architectural style of the building.
o Architectural features are used to reduce large expanse of blank walls which further harmonizes the development with the existing neighborhood.
o The project site has landscape in the front yard that enhances the design of the proposed building.
• The proposed project is consistent with the City’s General Plan:
o 5-3.1-P10 - Provide opportunities for increase landscaping and trees in the community.
o 5-3.5-P11 Construct sidewalks in industrial areas, with priority along streets served by existing or planned transit services.
5-3.5-P16 - Protect the industrial land use designations from incompatible uses in order to maintain the City’s strong fiscal health and quality services that are supported by new businesses and technologies and retention of well-established existing businesses.
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 construction is consistent with the City’s Community Design Guidelines:
o The proposal enhances the physical awareness, functional relationships and property values of land and development.
• The proposed construction complies with the HI zoning districts development standards.
• The proposed construction complies with the intent of the Santa Clara General Plan and all its policies.
Conditions of Approval
Conditions of approval are proposed for the project and are contained in Attachment 2.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (Class 32 - Infill), in that the request is being built on a project site less than five acres and within an urban area served by existing utilities.
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.
On March 27th, 2025, a notice was mailed to property owners within 300 feet of the project site to informed
RECOMMENDATION
Recommendation
Determine the project to be exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15332 (Class 32 - Infill), and Approve the Architectural Review for the demolition of three existing industrial buildings to construct an one & half story 20,284 square-foot industrial building with associated site improvements in a 38,845 square-foot lot located at 840, 868, & 870 Parker Street, subject to findings and conditions of approval.
Staff
Prepared by: Alex Tellez, Assistant Planner, Community Development Department
Reviewed by: Nimisha Agrawal, Senior Planner
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Vicinity Map
2. Conditions of Approval
3. Project Data and Compliance Table
4. Development Plans