REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on Architectural Review (PLN23-00502) to Demolish the Existing 48,977 Square Foot Structure and Install a 187-Stall Surface Parking Lot at 3071 Stevens Creek Blvd
Report
File No.: PLN23-00502
Location: 3071 Stevens Creek Boulevard, a 3.4-acre lot located on the corner of North Winchester Street and Stevens Creek, APN: 274-43-091; property is zoned Community Commercial (CC).
Applicant: HMH Engineers
Owner(s): VF Mall LLC
Request: Architectural Review to demolish the existing 48,977 square foot. structure, and pave and stripe a 187-stall surface parking lot at 3071 Stevens Creek Blvd. The project site is approximately 3.4 acres. No new structures are proposed currently.
Project Data
The Project Data and Compliance Table is included as Attachment 2.
Points for Consideration
• The proposed project is located near the Westfield Valley Fair Mall, surrounded by commercial structures and surface parking in both Santa Clara and neighboring San Jose.
• The site is currently occupied by a vacant grocery store and a 106-parking stall surface parking lot.
• Per the Santa Clara City Code 12.120(D)7 the request requires Architectural Review approval through a Development Review Hearing.
• The applicant proposes to demolish the grocery store, grade the portion of the parcel that was occupied by the building, and extend the present surface parking lot for a total of 187 parking stalls.
• The project is mostly consistent with the City’s parking and landscaping regulations and Section 18.36.060 J. Parking Lot Landscaping.
o The project is conditioned to revise the site plan meet the requirement for the number of trees and tree well size (18.36.060(J)(1) & (2).
• The proposed project was cleared by the City’s Project Clearance Committee on February 13, 2024.
• 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 Supporting Staff’s Recommendation
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 has at least ten feet of landscaping adjacent to the public streets, the project area on average has 22 feet of landscaping adjacent to North Winchester.
• The project has proposed planter designs that separate the parking areas from the planter areas with at least a six-inch raised concrete curb. Additionally, the tree wells in the parking lot will have a minimum dimension of five feet by five feet.
• The project has proposed to retain existing trees and to include new bioretention areas, shrubs of at least five-gallon size, and additional trees at both 15-gallon and 24-inch boxed sizes. All trees have been selected from the City’s adopted master list.
• Additionally, the project meets all other landscaping guidelines for off-street parking facilities including, an additional five percent of gross lot area devoted to landscaping, one tree for every three parking stalls, and major canopy trees provided throughout the parking area to provide both screening and shading.
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 design of the proposed surface parking lot is characteristic of the surrounding Community Commercial zoned parcels. Both the City of San Jose and City of Santa Clara have found that the project would not unreasonably interfere with the use and enjoyment of the surrounding area and would not create traffic congestion or hazard.
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 projects design proposes a landscaping strip of approximately 22.5 feet wide on average that would border North Winchester Boulevard and the new proposed surface lot, greater than the 10-feet the code requires. The additional landscaping buffer and landscaping plan proposed for the lot would be harmonious with contemplated by this title and the general plan of the City.
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 project meets all aspects of the City Code for surface parking lots, and surface parking lots are an approved use in the Community Commercial Zoning District.
Conditions of Approval
Conditions of approval are proposed for the project and are contained in Attachment 3.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 (Class 3 - New Construction or Conversion of Small Structure), in that the activity consists of the permitting of a proposed use that will expand an existing surface parking lot and add additional parking spaces on the parcel.
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 April 4, 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 exempt from CEQA pursuant to Section 15303 (Class 3) (New Construction or Conversion of Small Structure) of the CEQA guidelines and Approve the Architectural Review to demolish existing 48,977 square foot structure, and pave and stripe a 187-stall surface parking lot at 3071 Stevens Creek Blvd. at 3071 Stevens Creek Blvd, subject to the findings and conditions of approval.
Staff
Prepared by: Daniel Sobczak, Associate Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Department
ATTACHMENTS
1. Development Plan
2. Project Data and Compliance Table
3. Conditions of Approval