REPORT TO COUNCIL
SUBJECT
Title
Public Hearing: Action on Appeal (PLN26-00318) of a Project Located at 860 and 858 Civic Center Drive and 1526 Alviso Street of an Approval of an Architectural Review Permit (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 and Determination of Statutory Exemption from CEQA per Public Resources Code Section 21080.66 (AB 130 (2025))
Report
SUMMARY
The project is before the City Council as an appeal of a Development Review Hearing decision to approve 14 townhomes and a duplex building with 2 residential units over ground-floor commercial space. The appeal is filed by Michael and Cheryl Fisher. The property owner, Speno Enterprises ("Damian Speno"), filed an application on October 21, 2024, requesting an Architectural Review approval to demolish the existing buildings and construct three separate multi-family buildings. The project site includes three lots located at 860 and 858 Civic Center Drive and 1526 Alviso Street, between Lafayette Street and Alviso Street, behind El Camino Real (Attachment 1) and is an infill site. The surrounding neighborhood is developed with multi-family residential, commercial, and single-family residential uses.
The project proposes two affordable units and will pay an in-lieu fee for the remaining 0.4 fractional unit, consistent with the 15% affordable housing requirement under the City's Affordable Housing Ordinance, Santa Clara City Code (SCCC) Section 17.04.080. The applicant is also using State Density Bonus Law (SDBL) to seek waivers and concessions from certain SCCC requirements.
At the June 17, 2026, Development Review Hearing (DRH), per SCCC 18.120.020.D.3 and 18.120.020.D.7, Architectural Review Process - Public Hearing Required, the project was heard by the Development Review Officer (DRO) and approved. At the hearing, members of the public spoke in oppositi...
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