REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00319) for the Conversion of 15,772 Square Feet of Existing Office Space to Commercial Use and for the Construction of 15,595 Square Feet of New Commercial Tenant Spaces with Associated Site Improvements at an Existing 443,375 Square Foot Business Park Located at 4880, 4980, & 4988 Great America Parkway.
Report
File No.: PLN24-00319
Location: 4880, 4980, & 4988 Great America Parkway, a 12.14-acre project site located on the west side of Great America Parkway, approximately 55 feet south of Tasman Drive
APN: 104-04-115, 104-04-152, and 104-04-153
Zoned: High-Intensity Office / Research and Development (HO-RD)
Applicant: Denise Forbes
Owner: Jeff Sobrato
Request: An Architectural Review of the conversion of 15,772 square feet of existing office space to commercial use and the construction of 15,595 square feet of new commercial tenant spaces at an existing 443,375 square foot business park.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
Summary
• The proposed project is surrounded by other mid-rise office / research and development buildings with various architectural styles as seen in Attachment 1.
• Part of the subject site (4.6 acres; APN’S: 104-04-115 and portion of 104-04-152) was originally entitled in 2014 as an office project (File No. PLN2013-09860) in conformance with the General Plan land use designation of High-Intensity/Office Research and Development to construct a five-story, 170,689 square foot office building (Building D) and add two parking levels to the existing three -level parking structure (Building C).The project was constructed in 2015. See Attachment 6 for the Development Plans for reference.
• The applicant now proposes to modify the project site boundaries to include the adjacent 6.1-acre parcel (APN: 104-04-153) developed with a 132,368 square foot Office Building (Building A), and approximately 1.44-acre of parcel 104-04-152 that is developed with 140,318 square foot Office Building (Building B) with the approval of a Lot Line Adjustment (separate process).
• The project will also convert 6,925 square feet of Building D and 8,837 square feet of Building A into ancillary commercial and construct 15,595 square feet of stand-alone ancillary commercial. Approximately 427,603 square feet of existing office space will be retained on the project site.
• The proposal includes modifications and additions to the site that equal greater than 20,000 square feet. Per the Santa Clara Municipal Code 18.120.020(D)(5), this proposal requires an Architectural Review approval through a Development Review Hearing.
• This proposal was deemed cleared from the Project Clearance Committee (PCC) on January 28, 2025, and is consistent with the Zoning Code. The proposed ancillary commercial land use is permitted by right in the HO-RD zoning district.
Building Design
• The proposed construction will consist of flat metal roofs and metal panels with some wood siding as accent material, which is common of modern minimalist office architecture. The architectural pages (A Pages) of the Development Plans shows the materials and elevations.
• The project will keep the existing 830 parking stall garage (Building C) on Parcel 104-04-152, but its Great America Parkway frontage will be activated by the proposed 10,200 square foot fitness facility. The fitness facility will be 30 feet tall with a six-foot-tall mechanical equipment screen on the roof. The first floor of the fitness facility will be constructed with board-form concrete tile wall and have a large glass storefront. The glass storefront will extend to the second floor with an outdoor patio screened by wood-look aluminum slats.
• There will be a new entry feature to designate the converted space on Building A that will be attached to the new 1,058 square foot stand-alone retail building. The entry feature will suspend over the pedestrian pathway linking Building A with the sidewalk on Great America Parkway.
Open Space and Landscaping
• The project will have a new 36,571 square foot sidewalk and courtyard that connects Building A with Building B. This paved area will consist of various materials like textured tiles and pre-cast concrete pavers. The variety of the paved material will help with distinguishing the different sections of the courtyard.
• The courtyard will be filled with chairs and tables to invite the office employees and the public to this area.
• The sidewalk on Great America Parkway will be rebuilt and expand the whole frontage. Mature trees will be place around the new sidewalk and parking will be eliminated to make way for a new pickleball court.
• Since the initial submittal of the project the following changes were made:
o Larger trees are being proposed on site (36-inch box versus 24-inch box) to replace the trees that are being removed.
o More Class I and Class II Bicycle Spaces are being proposed (191 spaces: 95 Class I and 96 Class II)
o Accent paint and materials are proposed across the project site to break up mass and distinguished the ancillary use with the main office use.
• The project is consistent with the City’s Community Design Guidelines:
o Architectural features should be provided to avoid large expanses of blank walls.
o Landscape design should complement 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 proposal is consistent with California Assembly Bill 2097 as the project site is located within one-half mile of a major transit stop (VTA’s Green and Orange Light Rail Lines) therefore the local agency is prohibited from enforcing parking minimums.
• The site does provide 1,409 covered and uncovered parking spaces throughout the site.
• The proposal maintains areas surfaced with all-weather materials for vehicle 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 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 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 articulation in the front elevation of the proposed first-floor will aid in breaking the mass of the existing 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 5-3.3-P5 - Encourage public amenities and active uses along commercial corridors.
o 5-3.3-P13 - Provide opportunities for commercial businesses to increase outdoor activities such as dining or public plazas.
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 HO-RD 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
An Initial Study / Mitigated Negative Declaration was adopted by the City of Santa Clara in 2013 (CEQ2013-01162) for the demolition of a low-rise office building and the construction of the existing Citrix Office Development in the 4.6-acre project site. An Addendum was prepared in accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15164. The proposed project described in the Addendum is consistent with the approved project and would not result in a new impact on the environment or significantly increase the severity of any previously identified impact. The prepared Addendum is found in Attachment 4 of this report.
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 300-foot radius of the project site on February 02, 2025. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Determine the prepared Addendum to the Initial Study/Mitigated Negative Declaration to be compliant with the California Environmental Quality Act formal pursuant to CEQA Guidelines Section 15164 and Approve the Architectural Review for of the conversion of 15,772 square feet of existing office space to commercial use and the construction of 15,595 square feet of new commercial tenant spaces at an existing 443,375 square feet business park, 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. Addendum to the Initial Study/Mitigated Negative Declaration
5. Citrix Office Development Initial Study
6. Development Plans