REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Public Hearing: Action on the Architectural Review (PLN24-00533) for the Demolition of Existing Buildings and Construction of Three Separate Multi-Family Buildings Resulting in 14 Townhomes and a Duplex Building With Commercial Space Located at 860 and 858 Civic Center Drive and 1526 Alviso Street. CEQA Status: Exempt from CEQA per Assembly Bill (AB) 130.
Report
File No.: PLN24-00533
Location: 860 and 858 Civic Center Drive and 1526 Alviso Street, three parcels with a total lot area of 0.61-acre, located on the south side of Civic Center, approximately 215 feet east of Lafayette Stret; APN: 224-29-009, 224-29-010, and 224-29-023; zoned MU-CC - Mixed-Use Community Commercial
Applicant: Anderson Architects, Inc
Owner(s): Speno Enterprises
Request: Architectural Review for the demolition of existing buildings and construction of three separate multi-family buildings, including an eight-unit 20,672 square-foot building, a six-unit 15,323 square-foot building, and a two-unit 6,012 square-foot building with 715 square-foot commercial space.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
Background
• The proposed project is in a neighborhood consisting of townhomes to the east, across Alviso Street, commercial uses to the north and south, hotel use to the south, and one-story residences to the west. The project properties are not within 200 feet of a Historic Resource. See Vicinity Map in Attachment 1.
• The existing parcels on Civic Center Drive are developed with one-story auto-repair and auto-related uses. The parcel on Alviso Street is currently vacant.
• Per the Santa Clara City Code 18.120.020.D.3 and 18.120.020.D.7, the request requires Architectural Review approval through a Development Review Hearing.
• The project proposes 14 four-story “for-sale” attached townhomes spread out in two four-story buildings one with eight-units and one with six-units, and a three-story building with two-units, two accessory dwelling units (ADUs), and 715 square-feet of commercial space.
• The project proposes two affordable units, consistent with the City’s Affordable Housing Ordinance which allows the applicant to use State density bonus law to seek waivers and concessions from the Santa Clara City Code.
o The applicant requests four waivers: a reduction in the rear setback and the front setback along Civic Center Drive, waive multi-story step-back requirements, and a height increase.
o The applicant requests a concession to reduce the commercial Floor Area Ratio (FAR) requirement.
• The project was deemed complete and cleared at the April 14, 2026, Project Clearance Committee meeting.
• The proposal conforms to the City’s Community Design Guidelines in that it improves the aesthetic of the site, creates a mix of uses by providing residential in proximity to the existing commercial uses, and is designed to be compatible with the existing surrounding development.
Site Layout and Design
• The project features two four-story attached townhome buildings, a three-story building with two units, two accessory dwelling units (ADUs), and a 715 square-foot of commercial space and a common open space with pedestrian walkways.
• Buildings 1 and 2 feature 2,048 square-foot attached townhomes with four-bedrooms, four-bathrooms, a two-car tandem garage, 254 square-foot of private open space deck on the fourth floor. The end units for Building 1 and 2 along Civic Center are 2,130 square feet and the end units for Building 1 and 2 on the interior side are 2,100 square feet.
• Building 3 includes two 2,118 square-foot units with three bedrooms and three bathrooms, two 521 square-foot ADUs on the first floor with one bedroom and bathroom, and a 715 square-foot commercial space.
• In the Mixed-Use Community Commercial zoning designation, commercial space is required at 0.1 FAR. The parcel of this size needs to provide 2,653.7 square feet of commercial space. The applicant has requested a concession to reduce the commercial space to 715 square feet to accommodate the residential density and product type. The proposed commercial space is intended to be used as a meeting or commercial space for the public, neighborhood, or HOA and is designed as a shell with a restroom, meeting area, and an entrance oriented on Alviso Street.
• The site plan has been designed to provide a 2,097 square-foot common open space and pedestrian walkways.
• The project proposes a 6-foot masonry wall along all property lines, except the frontage.
Building Architecture
• Buildings 1 and 2 are proposed to be maximum 44 feet in height. Building 3 is proposed to be approximately 35 feet in height. A density bonus waiver is requested to increase the maximum height from 40 feet to 44 feet for Buildings 1 and 2.
• The entrances for townhome units along Civic Centers are oriented on the street frontage.
• The project features a contemporary architectural design that incorporates a variety of building materials, textures, and styles to enhance visual interest and appeal. Proposed materials include brick veneer and stucco with metal railings.
• Building facades at the pedestrian level along Civic Center Drive and Alviso Street are treated with brick veneer and fenestration to provide human-scale design.
• The proposed architecture style incorporates existing contemporary Spanish architecture style present in the existing townhome projects east of the proposed site.
Circulation and Parking
• Direct vehicular access to the townhome buildings is from Civic Center Drive with a new 22-foot wide, two-way driveway for the 14 townhomes.
• Pedestrian walkways are proposed on the northeast and southwest sides of the parcel for pedestrian access to the townhomes from the public sidewalk and the open space to the east.
• Building 3 (duplex unit with ADUs and commercial space) does not have driveway access. One back-out parking space is provided for accessible, unassigned guest parking.
• Building 3 can be accessed through the pedestrian walk connecting the public sidewalk on Alviso Street to the open space and townhomes to the southwest of the parcel.
• Each townhome includes an attached 40-foot by 13-foot tandem garage. The duplex unit parking is provided through a detached covered carport. One uncovered guest parking space is provided next to the detached carport. The project is within one-half mile of major transit stop and is not subject to minimum parking requirement per Assembly Bill 2097. Accessory Dwelling Units are not required to provide parking.
• The project proposes 17 Class I and two Class II bicycle parking spaces.
• The project would construct a six-foot wide separated sidewalk with a four-foot landscape strip along Civic Center Drive and Alviso Street.
Landscaping and Open Space
• The project includes a landscape plan for the site that incorporate a mixture of plant species and trees for planting along both frontages, pedestrian walkways, common open space, and along the project perimeter.
• All the seven existing trees on site would be removed and 24 new trees will be planted on site.
• The project includes approximately 2,097 square-foot common open space available for residents.
Architectural Review Summary
• 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.
• A neighborhood notice was distributed within a 500-foot radius of the subject site for this project review.
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 project is within one-half mile of major transit stop and not subject to minimum parking requirement per Assembly Bill 2097. Accessory Dwelling Units are not required to provide parking. While parking is not required, each townhome unit will have a two-car garage which provides the Code required two covered parking spaces. Each duplex unit will have one assigned, covered parking space and the third parking space will be provided uncovered. An additional ADA parking space is provided in front of Building 3.
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 generate less than 100 net new peak hour trips. The number of vehicles entering/exiting the site at any time would be minimal and would not disrupt traffic flow in the existing neighborhood. The project did not meet the threshold for additional evaluation for vehicle miles traveled or a local transportation analysis study.
• The project includes pedestrian improvements by construction of a new six-foot sidewalk with a four-foot landscape strip along Civic Center Drive and Alviso Street.
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 surrounding character of the neighborhood by including such architectural elements as compatible building color palette, contemporary Spanish architectural design, double pane windows, and metal railings.
• The architectural features of the proposed design are true to the architectural form and appropriate for the 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 project proposed 15 percent (2 units and .4 in in-lieu fees) of the total units for households at moderate-income units. Affordable units shall be reasonably dispersed throughout the project and contain the same number of bedrooms as market rate units.
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 the waivers and concession, comply with the MU-CC 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 action being considered is exempt from the California Environmental Quality Act (CEQA) pursuant to Assembly Bill (AB) 130. AB 130 codifies CEQA streamlining measures from AB609, exempting qualifying infill projects from full environmental review if the proposed project meets the qualifying criteria. In accordance with subsection (c)(1), the project will be required to prepare a Phase I EA and do Tribal Consultation. The proposed project meets the following conditions of AB 130:
a) The project site is less than 20 acres;
b) The project site is within the incorporated municipality of City of Santa Clara;
c) The project site was previously developed with an urban use and adjoins other urban uses;
d) The project is consistent with the Zoning Code and General Plan;
e) The project is above the 1/2 density requirement in Government Code Section 65583.2(c)(3)(B);
f) The project meets the requirements of Government Code Section 68913.4(a)(6);
g) The project will not demolish historic structures on the national, state, or local register; and
h) The project is not designated as hotel, motel, or transient lodging.
Tribal Consultation was completed on July 31, 2025. The City met with the Tamien Nation and Muwekma Ohlone Tribe of the San Francisco Bay Area.
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 June 4, 2026. As of the writing of this report, planning staff has received public comments, generally related to privacy, height concerns, and parking concerns, for this application which are available as Attachment 4.
Community Meeting
An online and in-person Community Meeting was held for the project on September 16, 2025, where seven members of the public were in attendance in-person (no members were present online). The overall concerns were regarding on-street parking, the existing width of Civic Center Drive, and privacy concerns. The applicant addressed some of the comments in-person in that each townhome unit will be provided with a two-car garage, the duplex unit will have assigned parking, and ADUs are exempt from parking requirements. The applicant is proposing a six-foot masonry wall consistent with the Zoning Code and planting landscaping along the perimeter to provide additional privacy.
RECOMMENDATION
Recommendation
Determine the project to be exempt from California Environmental Quality Act (CEQA) pursuant to AB 130 and Approve the Architectural Review for the demolition of existing buildings and construction of three separate multi-family buildings, including an eight-unit 20,672 square-foot building, a six-unit 15,323 square-foot building, and a two-unit 6,012 square-foot building with 715 square-foot commercial space, located at 860 and 858 Civic Center Drive and 1526 Alviso Street, subject to findings and conditions of approval.
Staff
Prepared by: Meha Patel, Associate 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. Conditions of Approval
4. Public Comments
5. Development Plans