Agenda packet — City Council and Authorities Concurrent, March 25, 2025 (part 4 of 5)

Following interviews and presentations, Phase 2 scores were tabulated as shown in Table 2.

Table 2
Evaluation Criteria - Phase Two Aramark Pritchard ABM C&W Interview and Presentations 34.00 36.00 36.00 34.00
(40 points)
Cost (60 points) 51.00 43.20 49.80 39.00
Total 85.00 79.20 85.80 73.00
The Notice of Intended Award was published on February 24, 2025 recommending for award of contract to ABM Industry Groups, LLC based on the total combined scores from Phase One and Phase Two {Table 3):

Table 3
Total Combined Phase One and 168.30 169.20 176.90 162.00 Phase Two Score
B. Discussion - Response to C&W's Protest
Correction of Clerical Error in the Notice of Intended Award (NOIA) On March 3, 2025, C&W submitted via email a bid protest letter raising concerns regarding inconsistencies in the RFP evaluation criteria and NOIA.

After review, I can confirm that the NOIA contained a clerical error in the description of one evaluation criteria. Specifically, the document incorrectly listed "Methodology to Provide Required Services (30 points)" instead of the correct criterion, "Cost (60 points) ." However, this was a clerical error in the NOIA only and did not impact the actual scoring, evaluation, or award determination.

To further clarify, the actual scores assigned for this Cost criterion were: 51.00 (Aramark), 43.20 (Pritchard), 49.80 (ABM), and 39.00 (C&W). These scores align with a 60-point scale, not a 30- point scale. This confirms that the evaluation committee applied the correct weight during scoring, and that all tabulations, calculations, and final scores remain accurate and in accordance with the evaluation criteria published in the RFP. My review confirms that this clerical error did not impact the fairness, integrity, or outcome of the process.

Section 23.1.6 of the RFP states that the Stadium Manager reserves the right to remedy errors in the RFP process. Accordingly, a corrected Notice of Intended of Award was published on March 7, 2025 by Stadium Manager noting the clerical error, and we thank you for bringing it to our attention .

Charlotte Jensen, C&W Services, Inc.

Re: Protest letter from C&W Services, Inc. dated March 3, 2025APPROVAL OF STADIUM

MANAGER'S REQUEST TO
March 11, 2025

Page 3 ends

Regarding Delays and Communication
I acknowledge your concerns regarding communication throughout the RFP process. However, a review of the correspondence between C&W and Stadium Manager demonstrates that regular engagement occurred at key stages of the RFP. While I understand the desire for additional updates, it is important to note that the procurement timelines must balance transparency with the confidentiality required during the evaluation phase. The Stadium Manager remained engaged throughout the process and provided responses when feasible, ensuring that C&W received key information as the evaluation progressed .

C. Conclusion
Given that the clerical error in the NOIA was limited to wording and did not impact the actual evaluation or scoring, that the correct Cost criterion (60 points) was applied during the evaluation process , and that the final award recommendation remains based on accurate scoring, I am upholding the recommendation of award to ABM as stated in the NOIA I find that all parties acted in good faith, that denial of the protest (and upholding the Notice of Intended Award) would not undermine the intent and purpose of the Stadium Authority's procurement policies, and that the clerical error that forms the basis for the protest did not prevent substantial compliance with the Stadium Authority's procurement policies.

In accordance with the procedures outlined under Santa Clara City Code Chapter 17.30.140 (Bid Contest Procedures), you have seven days after receipt of this letter to appeal this decision and request a hearing with the Stadium Authority Board.

We appreciate the time and effort C&W had invested in this RFP and value your interest and participation in this process.

Sincerely,
r;;)y
J~ .G~oga
Executive Director
City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
25-166 Agenda Date: 3/25/2025

REPORT TO COUNCIL

SUBJECT
Public Hearing: Actions to Allow the Development of 1,792 Residential Units and Associated On- and Off-Site Improvements on Property Located at 2518 Mission College Boulevard, including an Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report and Mitigation Monitoring and Reporting Program, General Plan Amendment, Rezone, and a Vesting Tentative Subdivision Map

COUNCIL PILLAR
Promote and Enhance Economic, Housing and Transportation Development

BACKGROUND
On April 22, 2024, Irvine Company (applicant) filed an application (File Nos. PLN24-00160 and PLN24-00213) for the subject proposal to redevelop the 25.74-acre parcel (APN:104-40-019) as a residential apartment community “project”, with 1,792 residential units in five, five-story buildings, approximately 3,500 square feet of retail and 4.225 acres of public park land and associated on- and off-site improvements.

The project site is located south of Mission College Boulevard, encircled by Freedom Circle on the east, west and south boundaries, and has nearby access from Bowers Avenue and Great America Parkway exit on US Route 101. It is near Great America Theme Park, Santa Clara Convention Center and Levi’s Stadium to the north and Santa Clara Square, an Irvine horizontal mixed-use development to the south. The site is currently developed with a business park containing 12 two- story partially vacant commercial buildings with surface parking and landscaping. The project site currently has a General Plan land use designation of Very High Density Residential (VHDR) within the Freedom Circle Future Focus Area and is zoned HO-RD (High-Intensity Office/Research and Development (R&D)). See Attachment 14 for a vicinity map.

The Freedom Circle Future Focus Area comprises 108 acres and is bounded by San Tomas Aquino Creek to the east, Great America Parkway to the west, Great America Theme Park to the north, and US Route 101 to the south (“Area”). On June 7, 2022, the City Council approved the Freedom Circle Future Focus Area Plan to include 3,600 residential units. The Area still intends to preserve a significant amount of commercial and office uses and would add approximately two million square feet of new office space.

Council action on June 7, 2022 also included approval of the 13.3-acre Greystar residential project within the Area, which is bounded by San Tomas Aquino Creek to the East, Freedom Circle to the West, and US 101 freeway to the south (the “Greystar Site”). This approval allowed for a total of 1,075 dwelling units in three, seven-story buildings, a 2,000 square feet of retail space, and a two- acre public park with a connection to the San Tomas Aquino Creek trail.

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To implement the project, a General Plan Text Amendment (adding a new policy), Rezone to Planned Development (PD), a Tentative Subdivision Map, and Architectural Review are necessary. The General Plan Amendment and Rezoning applications require approval by the City Council after the Planning Commission has reviewed and provided a recommendation (Chapter 18.142, 2024 Zoning Code). Tentative Map Applications require Council approval after the Planning Commission has reviewed and provided a recommendation (Chapter 17.05 of the City Code). Architectural Review will be evaluated after the other applications are resolved through the Development Review Hearing process.

At a publicly noticed meeting on February 19, 2025, the Planning Commission reviewed the project to construct 1,792 residential units and associated on- and off-site improvements and provided a unanimous recommendation of approval to the City Council.

DISCUSSION
At the February 19, 2025, Planning Commission meeting, staff presented an analysis of the project’s conformance with the Freedom Circle Future Focus Area Plan, General Plan, Zoning Code and the Subdivision Code. The Planning Commission Staff report with detailed analysis of the project is included as Attachment 1. Project plans are included as Attachments 12 and 13. During the meeting, the Commission had questions regarding:
· The use of cobblestones for paving
· garage security
· providing a higher level of affordable units
· electric vehicle and bicycle charging
· use of solar panels, architectural style of the project, and · the construction timeline for the project.

In response to these questions, the applicant team shared that they plan to use pavers instead of cobblestone that was used at their Santa Clara Square project because of its durability. The garages at the proposed project would have 24/7 patrol service and cameras for added security. Regarding affordability, the applicant team shared that in addition to providing five percent units at 50% Area Median Income (AMI) and ten percent units at 100% AMI, the project provides “affordability by size” by providing 70% of the units at an average of 667 square foot per unit that may be more attractive to teachers, students, and tech workers. Additionally, the affordable units will be evenly distributed throughout the five buildings. The Commission recommended the applicant use some fast chargers in the project for vehicle charging. The Commission asked if the solar panels could be on rooftop and recommended the adjustment of solar power to use it both for hot water and heating to reduce the equipment cost. The applicant responded that all the solar panels are on upper level of the parking garage. The Commission asked the applicant how they would provide a variation to the overall Mission style architecture into the project. The applicant clarified that they are working on providing distinction in style from their other projects and providing a distinction in each of the four architectural styles: Palladian, Formal Spanish, Italian and Modern Palazzo. In their response, the applicant noted that it was a balancing act providing for their customer base demand and building a unique project.

Prior to the Planning Commission Meeting, staff received a total of 30 public comments, including comments from:

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· Catalyze SV
· Housing Action Coalition
· Silicon Valley Bicycle Coalition, and
· The Sierra Club
Of these commenters, approximately half were from Santa Clara residents. All except one comment were in support of the project. Some comments included the recommendations for the project to include more density, more affordable units, lighting improvements on the trail, more retail and restaurants, clear timelines for completion of trails and roads, providing robust transit passes, bikeshare, e-bike charging, developer owned parks/facilities to include active amenities like tot lots, water bottle refill stations, cautioning against use of artificial turf in the project, and using bird-safe glass and native plantings.

At the Planning Commission Hearing, 14 members of the public spoke on the project. Of those, 11 members of the public spoke in strong support of the project, and two members were representing local unions emphasized the importance of using the skilled local labor. Commentators noted the Irvine Company does quality development and their other developments in the City are mostly occupied, the project provides much needed housing and affordable units, and provides plenty of amenities and sustainability features on site. The concerns from commenters included providing unbundled parking, robust Vehicle Miles Reduction (VMT) strategies, making e-bike charging available in the bike parking area, lighting improvements on trails, and providing more retail in the project. The applicant responded that adequate e-charging will be available in garages, and that the parking will be unbundled. Also, the retail provided by the project will be maintained and run by Irvine Company and that from their perspective proposed 3,500 square foot retail is adequate and sustainable. In response to the lighting improvements on San Tomas Aquino Creek trail, the applicant noted that the trail is managed by the City and Valley Water. While they could light up the trail heads, additional lighting would interrupt the biological environment around the trail.

At the end of the discussion, the Planning Commission unanimously recommended approval of the project to the City Council, adding a condition (Condition # P10 of the Rezoning) for the Applicant to explore opportunities to work with the local construction labor unions.

After further discussions with the Parks division to have dedicated parkland instead of public easements, the Vesting Tentative Map has been updated to subdivide the subject parcel into five residential parcels and three park parcels. This revision has been reviewed and cleared by the City’s Subdivision Committee.

ENVIRONMENTAL REVIEW
An Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022) was prepared for the project by the environmental consultant firm MIG, Inc, in accordance with the California Environmental Quality Act (CEQA) and was posted on the City’s website (weblink provided in Attachment 4). The Addendum concluded that the proposed project would not cause substantial changes to the previously approved EIR. This Addendum includes four refinements to 2022 EIR mitigation measures which provide clarification and detailed protocols for project-specific implementation of the 2022 EIR mitigation measures: one in Air Quality, two in Biological Resources, and one in Cultural Resources. No further evaluation is required, and no Subsequent or Supplemental EIR is needed pursuant to State CEQA Guidelines Section 15162, and an EIR Addendum has therefore appropriately been prepared, pursuant to Section 15164. Pursuant to CEQA City of Santa Clara Printed on 3/21/2025Page 3 of 5
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Guidelines Section 15164(c), this Addendum will not be circulated for public review but will be included in the public record file for the project approval.

FISCAL IMPACT
There is no fiscal impact to the City for processing the requested application other than administrative time and expense typically covered by processing fees paid by the applicant. To comply with the General Plan policy 5.1.1-P8, a fiscal evaluation of the project was prepared for the project. It concluded the project is expected to result in a positive net fiscal impact on the City’s General Fund at buildout and on the Santa Clara Unified School District’s (SCUSD) operating budget.

COORDINATION
This report has been coordinated with the City Attorney’s Office, Parks and Recreation Department and Public Works Department.

PUBLIC CONTACT
On February 5, 2025, a hearing notice was published in the Santa Clara Weekly and on February 13, 2025, a notice was published in the San Jose Mercury News. On February 6 and February 13, 2025, a notice of public hearing for this item was mailed to property owners within 1,000 feet of the project side boundaries and interested parties. Staff has received several public comments on the project including from Catalyze SV, the Housing Action Coalition, and the Silicon Valley Bicycle Coalition and they are available as Attachment 1.

Community Meetings
Consistent with the City’s Public Outreach Policy for Planning Applications, public outreach meetings were conducted by the Property Owner/Applicant on May 13, 2024 (hybrid) and on October 16, 2024 (in-person), to engage the neighborhood community in the planning process. Notices of the meetings were mailed by the Property Owner/Applicant to properties within 1,000 feet of the project site boundaries and recording and meeting minutes were posted on the City’s website. These meetings provided the community opportunities to review and comment on the proposal. Key topics at these meetings included land use and density, affordability, Transportation and Parking, preserving onsite trees, bike and pedestrian connectivity and environmentally sustainable features.

ALTERNATIVES

1. Adopt a resolution adopting the Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022), and the Mitigation Monitoring and Reporting Program for Santa Clara Park Residential Project at 2518 Mission College Boulevard.

2. Adopt a resolution approving the General Plan text amendment to add a new policy to the Freedom Circle Focus Area to clarify that a Planned Development rezone satisfies the requirement of a comprehensive plan for the project at 2518 Mission College Boulevard.

3. Adopt a resolution approving a rezoning of the project site from High Intensity Office and R & D (HO-RD) to Planned Development (PD) to allow construction of residential development consisting of 1,792 units, 3,500 square feet retails, 4.225 acres of public parks, landscaping, and on- and off-site improvements at 2518 Mission College Boulevard, subject to conditions of approval.

4. Adopt a resolution approving a Vesting Tentative Subdivision Map to subdivide the land into six individual lots to serve the proposed development at 2518 Mission College Boulevard, subject to conditions of approval.

5. Deny the General Plan text amendment to add a new policy to the Freedom Circle Focus Area City of Santa Clara Printed on 3/21/2025Page 4 of 5
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that would have clarified that a Planned Development rezone satisfies the requirement of a comprehensive plan for the project at 2518 Mission College Boulevard.

6. Deny the rezoning of the project site from High Intensity Office and R & D (HO-RD) to Planned Development (PD) to allow construction of residential development consisting of 1,792 units, 3,500 square feet retails, 4.225 acres of public parks, landscaping, and on- and off-site improvements at 2518 Mission College Boulevard.

7. Deny the Vesting Tentative Subdivision Map to subdivide the land into six individual lots to serve the proposed development at 2518 Mission College Boulevard.

RECOMMENDATION
Alternatives: 1, 2, 3 and 4

3. Adopt a resolution approving a rezoning of the project site from High Intensity Office and R & D (HO-RD) to Planned Development (PD) to allow construction of residential development consisting of 1,792 units, 3,500 square feet of retail, 4.225 acres of public parks, landscaping, and on- and off-site improvements at 2518 Mission College Boulevard, subject to conditions of approval.

4. Adopt a resolution approving a Vesting Tentative Subdivision Map to subdivide the land into eight individual lots to serve the proposed development at 2518 Mission College Boulevard, subject to conditions of approval.

Reviewed by: Afshan Hamid, Director, Community Development Department Approved by: Jovan Grogan, City Manager

ATTACHMENTS

1. Planning Commission Staff Report of February 19, 2025

2. Public Comments Received

3. Link to the Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022)

4. Resolution adopting the Addendum to the Freedom Circle Future Focus Area Plan EIR

5. Resolution Approving the General Plan Amendment

6. Resolution Approving the Rezone

7. Resolution Approving the Vesting Tentative Subdivision Map

8. Conditions of General Plan Amendment and Rezoning Approval

9. Conditions of Tentative Subdivision Map Approval

10. Project Data Table

11. Freedom Circle Future Focus Area Plan Conformance

12. Planned Development Document

13. Link to the Vesting Tentative Subdivision Map

14. Vicinity Map
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City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
24-1188 Agenda Date: 2/19/2025

REPORT TO PLANNING COMMISSION

SUBJECT
PUBLIC HEARING: Action on an Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report and Mitigation Monitoring and Reporting Program, General Plan Amendment, Rezone, and Vesting Tentative Subdivision Map for the Property Located at 2518 Mission College Boulevard to Allow the Development of 1,792 Residential Units and Associated On- and Off-Site Improvements

REPORT IN BRIEF
Applicant /Owner: Irvine Company/ Freedom Circle LLC
General Plan: Very High Density Residential (VHDR)
Zoning: High-Intensity Office/R&D (HO-RD)
Site Area: 25.74 acres
Existing Conditions: The site currently is a business park containing 12 two-story commercial buildings with surface parking and landscaping. The business park was built around 1978 and is currently mostly vacant.

Surrounding Land Uses:
· North: Mission College Boulevard, Office Uses
· South: Freedom Circle, Retail and Office Uses
· East: Freedom Circle, Vacant Parcel (Approved Greystar project for 1,075 residential units) · West: Freedom Circle, Retail and Office uses
Staff Recommendation: The Planning Commission adopt resolutions recommending the City Council adopt the Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program; and approve the General Plan Amendment, Rezone and Vesting Tentative Subdivision Map for the property located at 2518 Mission College Boulevard to allow the development of 1,792 residential units and associated on- and off-site improvements.

BACKGROUND
On April 22, 2024, Irvine Company (applicant) filed an application (File Nos. PLN24-00160 and PLN24-00213) for the subject proposal to redevelop the 25.74-acre parcel (APN:104-40-019) as a residential apartment community “project”, with 1,792 residential units, approximately 3,500 square feet of retail and 4.225 acres of public parks and associated on- and-offsite improvements.

The subject property currently has a General Plan land use designation of Very High Density Residential (VHDR) within the Freedom Circle Future Focus Plan Area and is zoned HO-RD (High- Intensity Office/Research and Development (R&D)). The subject property is located south of Mission City of Santa Clara Printed on 2/13/2025Page 1 of 11
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College Boulevard, encircled by Freedom Circle on the east, west and south boundaries, and has nearby access from Bowers Avenue and Great America Parkway exit on US Route 101. It is near Great America Theme Park, Santa Clara Convention Center and Levi’s Stadium to the north and Santa Clara Square to the south.

Site History and Previous Actions
The subject site is within the Freedom Circle Future Focus Area. The Plan Area comprises 108 acres bounded by San Tomas Aquino Creek to the east, Great America Parkway to the west, Great America Theme Park to the north, and US Route 101 to the south (“Area”). On June 7, 2022, the City Council approved the Freedom Circle Future Focus Area Plan. Although this employment rich area was long envisioned to be a commercial center, because of the significant redevelopment interest and the City’s interest in projects that would help the City achieve its Regional Housing Needs Assessment (RHNA) goals for housing production, the future focus area was approved to include 3,600 residential units, converting the sites along Freedom Circle to high-intensity residential use.

The Area still intends to preserve a significant amount of commercial use and office uses, and would add approximately two million square feet of new office space.

The Council action of June 7, 2022, also included approval of the 13.3-acre Greystar project within the Area, which is bounded by San Tomas Aquino Creek to the East, Freedom Circle to the West, and US 101 freeway to the south (the “Greystar Site”). This approval included a General Plan Amendment to change the General Plan land use designation for the Greystar Site from High- Intensity Office/R&D (maximum Floor Area Ratio of 2.0) to Very High Density Residential (51-100 Dwelling Units/Acre), and allowed for the a development comprised of a total of 1,075 dwelling units in three, seven-story buildings, a 2,000 square feet of retail space, and a two-acre public park with a connection to the San Tomas Aquino Creek trail.

The Area was added as a Phase III Future Focus Area to the General Plan (Section 5.4.7), and any change in land use designation or rezoning of land within the Freedom Circle area would be subject to the requirements of the Future Focus Area Goals and Policies of the General Plan.

Requested Actions
Implementation of the project requires the following actions by the City Council:

1. General Plan text amendment to add a new policy to the Freedom Circle Future Focus Area to clarify that a Planned Development rezone satisfies the requirement of a comprehensive plan for the project

2. Rezone of the property from HO-RD to Planned Development (PD)

3. Vesting Tentative Subdivision Map to subdivide the property into six lots, and The project also requires approval of Architectural Review. In accordance with Chapter 18.120, Architectural Review is conducted by Staff through a Development Review Hearing process, which is a Departmental hearing open for public comments.

DISCUSSION
The developer proposes to subdivide the parcel into six lots, construct a wrap style (residential building around a multi-level parking structure) five-story building on each of the five lots. The sixth lot City of Santa Clara Printed on 2/13/2025Page 2 of 11
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will be developed as a 3.48-acre public park, with additional parkland provided as a north-south connection, resulting in a total parkland dedication of 4.225 acres. The proposal includes approximately 3,500 square feet of resident and public-serving retail space, and approximately 13,000 square feet of amenity space. Consistent with the City’s affordable housing ordinance, fifteen percent of the total number of units (or 268.8 units) are required to be provided as affordable housing units. The proposal includes five percent of the units at Very Low income and 10 percent of the units as Moderate income, with an overall affordability level of less than 100 percent Area Median Income (AMI). Redevelopment of the property as proposed includes the demolition of all existing structures and site improvements (surface parking lot and landscaping) and removal and relocation of some trees.

Primary considerations for the project include consistency with the Freedom Circle Future Focus Area Plan, City’s General Plan, and conformance with the City Code requirements for Planned Development Zoning and subdivision.

General Plan Conformance
Two Policies and one Goal of the City’s General Plan require adoption of a future planning document, such as a specific plan, prior to a new development or redevelopment in the Freedom Circle Future Focus Area Plan. These General Plan policies and goal are listed below:
· 5.1.1-P8: Prior to approval of residential development for Phase III in any Future Focus Area, complete a comprehensive plan for each area that specifies:
• Land Uses, with the location of residential, retail, mixed ‐
uses, public facilities, schools
and parks.
• Street System, with the location of neighborhood circulation elements, connections to existing roadways, pedestrian and bicycle amenities, and access to alternate transportation modes.
• Community Design, with appropriate design guidelines for private development, public facilities, streetscapes and transitions to adjacent land uses. • Infrastructure and Utilities, with provisions for sufficient storm drain, sanitary sewer conveyance, wastewater treatment, water, solid waste disposal and energy capacity. • Public Services, with provisions that new development: does not have adverse impacts on libraries; arts, cultural and community facilities; police services; and fire and life safety services; and avoids impacts on schools and requires mitigation consistent with State regulations.
• Fiscal Health, with an evaluation of projected costs and revenues associated with implementation of the Future Focus Area development and its potential effects on the City’s budget.
• Public Participation, with opportunities for community input at each stage of the planning process.
· 5.4.7-P1: Require the adoption of the comprehensive plan prior to any rezoning within that designated Future Focus Area.
· Goal 5.4.7-G1: All applicable prerequisites are met, and a comprehensive plan is adopted, prior to implementation of any Future Focus Area.

Currently, the Freedom Circle Future Focus Area Plan does not provide for development of site through an adopted specific plan. Therefore, the proposed project would require a General Plan text City of Santa Clara Printed on 2/13/2025Page 3 of 11
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amendment to add a new policy to the Freedom Circle Focus Area Plan to allow the project to proceed under a plan specific to the project site. The following text amendment is proposed to accomplish this purposes:

FC-P25: For the 25.74-acre Santa Clara Park project located at 2518 Mission College Boulevard, a Planned Development Rezoning shall satisfy the comprehensive plan requirements of General Plan Policies 5.1.1-P8 and 5.4.7-P1 and Goal 5.4.7-G1.

Thus, the proposed PD Document (Attachment # 11) would serve as the “future planning document” applicable to the project and would also establish the framework for development, development assumptions, and related performance standards to implement this site-specific development proposal.

The General Plan land use designation for the project site is Very High Density Residential. This designation is intended for residential development at densities ranging from 51 to 100 units per gross acre. This density range is intended to take advantage of proximity to transit, offering an urban feel and typically comprising mid- to high-rise buildings featuring structured or below-grade parking, as well as shared outdoor space. Additionally, retail and other compatible commercial uses that activate the street are permitted on the ground floor. The proposed project is in alignment with the Freedom Circle Future Focus Area Plan.

The proposed project is consistent with the following General Plan Policies:

General Land Use Policies
· 5.3.1-P2: Encourage advance notification and neighborhood meetings to provide an opportunity for early community review of new development proposals. · 5.3.1-P26: Support a community-initiated planning process so that existing neighborhoods can participate in developing more detailed plans for street, landscape and pedestrian facility improvements.

The applicant conducted public outreach through mailings and two community meetings to involve neighboring property owners in the design of the project. Notices were mailed to property owners within 1,000 feet of the project boundaries and interested parties. · 5.3.1
‐
P4 Encourage new development that meets the minimum intensities and densities specified in the land use classifications or as defined through applicable Focus Area, Neighborhood Compatibility or Historic Preservation policies of the General Plan.

The proposed residential project would develop the subject site at a density of 69.6 DU/acre in conformance with the density range specified for the Very High Density Residential land use designation (51-100 DU/acre) in the Freedom Circle Future Focus Area Plan. · 5.3.1-P8: Work with property owners to improve or redevelop underutilized and vacant properties.
· 5.3.1-P9: Require that new development provide adequate public services and facilities, infrastructure, and amenities to serve the new employment or residential growth.

The project would redevelop the subject site currently developed with 12 two-story partially vacant commercial office buildings with 1,792 residential units and public and private on- and off-site City of Santa Clara Printed on 2/13/2025Page 4 of 11
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improvements, that include private street, utilities, and landscaping. · 5.3.1-P10: Provide opportunities for increased landscaping and trees in the community, including requirements for new development to provide street trees and a minimum 2:1 on- or off-site ratio replacement for trees removed as part of the proposal to help increase the urban forest and minimize the heat island effect.

Landscaping and preserving existing redwood trees, incorporating them into the new site plan is a primary focus of the redevelopment plan. The proposed buildings are articulated with open landscaped courtyards and setbacks allowing for additional trees and ground cover. Mature redwoods along perimeter building edges screen views and lessen the perception of building scale.

The proposed development plan includes landscaping of the site and the project street frontage with a variety of plant and tree species. Of the 417 trees on site, it would replace the 287 trees that are proposed to be removed with 932 new trees, thereby exceeding the minimum replacement ratio of 2:1. In addition, 94 trees would be preserved, and 36 trees would be relocated. · 5.3.1-P12: Encourage convenient pedestrian connections within new and existing developments.
· 5.3.1-P16: Consolidate curb cuts with new development on arterial roadways to minimize pedestrian/vehicle conflicts at driveway locations and improve traffic flow. · 5.3.1
‐
P15 Require new developments and major public infrastructure projects to include adequate rights-of
‐
way to accommodate all modes of transportation.
· 5.3.1
‐
P14 Encourage Transportation Demand Management strategies and the provision of bicycle and pedestrian amenities in all new development greater than 25 housing units or more than 10,000 non
‐
residential square feet, and for City employees, in order to decrease use of the single
‐
occupant automobile and reduce vehicle miles traveled, consistent with the Climate Action Plan.

The project would construct a seven-foot wide sidewalk along the project site perimeter and a Class IV separated bikeway along Mission College Boulevard and Freedom Circle to facilitate pedestrian access and link neighboring land uses. A new 28-foot-wide two-way east/west private street roughly dividing the project site into a northern half and a southern half would be added. It would include bike lanes, six-foot pedestrian sidewalks on both sides, and a landscape parkway in-between the street and sidewalk. The curb cuts along Freedom Circle have been consolidated to open on the new east west private street to minimize the bike/pedestrian and vehicle conflicts. A north/south green pedestrian path connects Mission College Boulevard to the proposed 3.48-acre public park at the southern edge of the project site across the street from the approved two-acre public park on the Greystar project site, leading to the San Tomas Aquino Creek trail. Consistent with the City’s Climate Action Plan (2022), the applicant has provided a draft Transportation Demand Management (TDM) plan demonstrating the vehicle miles travelled (VMT) reduction of 20 percent. · P.3.1-P29: Encourage design of new development to be compatible with, and sensitive to, nearby existing and planned development, consistent with other applicable General Pan policies.

The Freedom Circle loop separates the project site from the retail and office uses on the adjacent parcels. Mature redwood trees along the perimeter screen views and lessen the perception of building scale. The proposed residential buildings are designed in a wrap style concealing the parking structure at the center.

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Transition Policies
· 5.5.2-P1: Require that new development incorporate building articulation and architectural features, including front doors, windows, stoops, porches or bay windows along street frontages, to integrate new development into the existing neighborhoods. · 5.5.2
‐
P2 Implement design review guidelines for setback, heights, materials, massing, articulation and other standards to support Transition Policies and promote neighborhood compatibility.

The project incorporates four different architectural styles (Modern Palazzo, Italian, Palladian, and Formal Spanish), offsets along the building planes and a mixture of exterior materials and architectural features to create visual breaks and interest in the design for compatibility with the surrounding neighborhood. Interconnected bike and pedestrian paths connect through various courtyards and green spaces connecting to the public sidewalk fronting the site and neighboring properties.
· 5.5.2-P3: Implement site design solutions, such as landscaping and increased building setbacks, to provide buffers between nonresidential and residential uses. · 5.5.2-P5: Require that new development provide an appropriate transition to surrounding neighborhoods.

The project includes landscaped building setbacks to transition the proposed five story Mediterranean style residential development on the site from adjacent commercial properties. · 5.5.2
‐
P9 Improve pedestrian amenities, including sidewalks and bicycle paths, to promote neighborhood compatibility.

The project would add sidewalks, bike paths, a new east west private street with dedicated bike lanes and sidewalks, and a north south pedestrian path to enhance the connection to the surrounding properties.

Freedom Circle Future Focus Area Plan Conformance
The long-term buildout of the Freedom Circle Future Focus Area will create a dynamic, mixed-use district that includes residential developments and community amenities as well as a diverse range of employment uses. It will complement other North Santa Clara neighborhoods and provide a complete network of pedestrian, bicycle and roadway connections to destinations including employment centers, transit stops, and trails. The Future Focus Area Plan includes goals and policies that guide development within the Freedom Circle Future Focus Area. Figure 1 of the Freedom Circle Future Focus Area Plan illustrates the locations of the various land use designations, proposed open space areas and pedestrian and bicycle connections.

Attachment #10 includes a Freedom Circle Goals & Policy Consistency Statement, provided by the applicant demonstrating consistency with these goals and policies.

Zoning Conformance
The project would rezone the property from HO-RD to PD. The project was deemed cleared by the City’s Project Clearance Committee (PCC) on December 10, 2024, and appropriate Conditions of Approval were added.

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Per Chapter 18.20 of the Zoning Code, the PD zone is limited to the properties that are at least 25 acres and are intended to allow for creative design solutions and land uses not otherwise allowed in standard zoning districts while maintaining compatibility with the existing community and allowing for greater community ownership. The proposed PD zoning establishes development standards in the density and site design compatible with existing and approved land uses surrounding the project site.

Affordable Housing
The proposed project is subject to the City’s Affordable Housing Ordinance (Chapter 17.40) and would be required to designate 15 percent of the 1,792 units (or 268.8 units) as affordable housing for households at the following affordability levels: five percent (or 75 units) at 50 percent of AMI and the remaining 193.8 units offered at an average of one hundred percent of AMI. For the fractional unit of 0.8, the applicant has elected to provide an additional affordable unit, for a total of 194 affordable units at average of 100 percent AMI. Affordable units shall be reasonably dispersed throughout the project, and contain the same number of bedrooms as market rate units.

Site Design and Architecture
The project features five five-story residential wrap style buildings including 1,792 apartment units with array of residential amenities and 3,500 square feet of project serving retail located in Building 5.

The project would provide a private central street through the project site to connect the east and west sides of Freedom Circle, with Buildings 1, 2, and 3 north of the road, and Buildings 4 and 5 south of the road.

The project would divide the existing 25.74-acre parcel to create six parcels of varying sizes, which would include one parcel for each of the five proposed residential buildings and one parcel for the public park to be dedicated to the city. Each of the buildings will have studio, one-bedroom and two- bedroom apartment units, and multi-level parking tucked internally, away from the street view. All parcels and buildings are of varying sizes: Building 1 (362 units); Building 2 (341 units); Building 3 (536 units); Building 4 (292 units); and Building 5 (261 units). Dividing the property between north and south is an east-to-west street connection that would accommodate vehicles as well as bicycles and pedestrians. At the center of this connection, a north-to-south pedestrian connection intersects the property between eastern and western portions leading to the future public park. This intersection and approximate center of the project site is envisioned to serve as the focal point and social hub for the development, with the retail, leasing office and amenities located here.

The current architecture is conceptual for the buildings and is an overall Mediterranean style. Formal evaluation of architecture will occur through the Architectural Review process in accordance with Chapter 18.120 of the City Code as the current proposed elevations are being refined.

Staff comments on Architecture
The architecture is at the conceptual level and more details will be required prior to being approved at the Development Review Hearing. Staff is requesting more details and delineation between the various styles of Mediterranean architecture such as:
a. Adding varying details between each building, such as balconies or entrances b. Varying the entry features through distinct design elements c. Further refinement of the material palette and color so it is a more vernacular color palette d. Assigning a single architectural style to each of the buildings.

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Circulation and Parking
Primary access to the project site is from Freedom Circle via Mission College Boulevard, and from Bowers and Great America exit on US Route 101 via Hichborn Drive. The project would construct a seven-foot wide sidewalk along the project site perimeter, and a Class IV separated bikeway along Freedom Circle and Mission College Boulevard. A new 28-foot-wide two-way east/west private street roughly dividing the project site into a northern half and a southern half would be added. It would include bike lanes, six-foot pedestrian sidewalks on both sides, and a landscape parkway in-between the street and sidewalk. The curb cuts along Freedom Circle would be consolidated to open onto the new east/west private street to minimize the bike/pedestrian and vehicle conflicts. A north/south pedestrian path connects Mission College Boulevard to the proposed 3.48-acre public park at the southern edge of the project site across the street from the approved two-acre public park on the Greystar project site, leading to the San Tomas Aquino Creek trail. A crosswalk is proposed on Freedom Circle on the southeast corner across from the two parks. Staff recommends a crosswalk on the intersection of the project site and the trail.

The project provides a total of 2,459 parking spaces, whereas the code requires 2,126 parking spaces. The proposed parking .exceeds the parking requirement per Zoning Code Section 18.22.050 to provide one parking space for each of the studio and one-bedroom units and 1.5 parking spaces for each of the two-bedroom units. Loading zones would be provided for each building. The proposed public park will also include a parking lot with approximately 15 parking spaces to be used by park visitors. Consistent with the City Code, the project would provide one secure private bicycle parking space per unit located in the five parking garages with electrical outlets (1,792 total bicycle parking spaces), 120 short-term, public Class II bike racks within public park space, do-it-yourself bicycle repair facilities (e.g., air pump and basic tools) so cyclists can conduct repairs as needed, and e-bike charging stations.

Landscaping and Open Space
The project includes a landscape plan for the site that incorporates a mixture of plant species and trees for planting within courtyards, interconnected green common areas and along the project perimeter. Of the total 417 existing onsite trees, 94 trees will be preserved, 36 trees will be transplanted, and 287 trees shall be removed. As a condition of project approval, the project will replace the removed trees at a minimum of 2:1 with 24-inch box species or equivalent. The proposed project would include the planting of approximately 932 trees, at least 24-inch box trees throughout the site, exceeding the requirement to plant 574 trees.

Subdivision
In accordance with Chapter 17.05 of the City Code, the project requires a tentative subdivision map.

The application proposes five residential lots, and one lot dedicated for the public park. The Subdivision Committee reviewed and deemed the application cleared on December 10, 2024, satisfying code requirements, and including conditions of approval contained in Attachment # 7.

ENVIRONMENTAL REVIEW
An Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022) was prepared for the project by the environmental consultant firm MIG, Inc, in accordance with the California Environmental Quality Act (CEQA) and was posted on the City’swebsite (weblink provided in Attachment 1). The Addendum concluded that the proposed project would not cause substantial changes to the previously approved EIR. This Addendum includes four refinements to 2022 EIR mitigation measures which provide clarification and detailed protocols for project-specific City of Santa Clara Printed on 2/13/2025Page 8 of 11
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2022 EIR mitigation measures which provide clarification and detailed protocols for project-specific implementation of the 2022 EIR mitigation measures: one in Air Quality, two in Biological Resources, and one in Cultural Resources. No further evaluation is required, and no Subsequent or Supplemental EIR is needed pursuant to State CEQA Guidelines Section 15162, and an EIR Addendum has therefore appropriately been prepared, pursuant to Section 15164. Pursuant to CEQA Guidelines Section 15164(c), this Addendum will not be circulated for public review but will be included in the public record file for the project approval.

COORDINATION
This report has been coordinated with the City Attorney’s Office, Parks and Recreation Department and Public Works Department.

PUBLIC CONTACT
On February 5, 2025, a hearing notice was published in the Santa Clara Weekly and on February 13, 2025 a notice was published in the San Jose Mercury News. On February 6 and February 13, 2025, a notice of public hearing for this item was mailed to property owners within 1,000 feet of the project side boundaries and interested parties. Staff has received several public comments on the project including from Catalyze SV, the Housing Action Coalition, and the Silicon Valley Bicycle Coalition and they are available as Attachment # 8.

ALTERNATIVES

1. Adopt a resolution recommending the City Council adopt the Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022), and the Mitigation Monitoring and Reporting Program for Santa Clara Park Residential Project at 2518 Mission College Boulevard.

2. Adopt a resolution recommending the City Council approve the General Plan text amendment to add a new policy to the Freedom Circle Focus Area to clarify that a Planned Development rezone satisfies the requirement of a comprehensive plan for the project at 2518 Mission College Boulevard.

3. Adopt a resolution recommending the City Council approve a rezoning of the project site from High Intensity Office and R & D (HO-RD) to Planned Development (PD) to allow construction City of Santa Clara Printed on 2/13/2025Page 9 of 11
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of residential development consisting of 1,792 units, 3,500 square feet retails, 4.225 acres of public parks, landscaping, and on- and off-site improvements at 2518 Mission College Boulevard, subject to conditions of approval.

4. Adopt a resolution recommending City Council approve a Vesting Tentative Subdivision Map to subdivide the land into six individual lots to serve the proposed development at 2518 Mission College Boulevard, subject to conditions of approval.

5. Recommend the City Council deny the General Plan text amendment to add a new policy to the Freedom Circle Focus Area that would have clarified that a Planned Development rezone satisfies the requirement of a comprehensive plan for the project at 2518 Mission College Boulevard.

6. Recommend the City Council deny the rezoning of the project site from High Intensity Office and R & D (HO-RD) to Planned Development (PD) to allow construction of residential development consisting of 1,792 units, 3,500 square feet retails, 4.225 acres of public parks, landscaping, and on- and off-site improvements at 2518 Mission College Boulevard.

7. Recommend the City Council deny the Vesting Tentative Subdivision Map to subdivide the land into six individual lots to serve the proposed development at 2518 Mission College Boulevard.

RECOMMENDATION
Alternatives: 1, 2, 3 and 4

3. Adopt a resolution recommending the City Council approve a rezoning of the project site from High Intensity Office and R & D (HO-RD) to Planned Development (PD) to allow construction of residential development consisting of 1,792 units, 3,500 square feet of retail, a 4.225 acres of public parks, landscaping, and on- and off-site improvements at 2518 Mission College Boulevard, subject to conditions of approval.

Prepared by: Nimisha Agrawal, Senior Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager

ATTACHMENTS

1. Link to the Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022)

2. Resolution Recommending Council adopt the Addendum to the Freedom Circle Future Focus Area Plan EIR

3. Resolution Recommending Council Approve the General Plan Amendment

4. Resolution Recommending Council Approve the Rezone
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5. Resolution Recommending Council Approve the Vesting Tentative Subdivision Map

6. Conditions of General Plan Amendment and Rezoning Approval

7. Conditions of Tentative Subdivision Map Approval

8. Public Comments Received

9. Project Data Table

10. Freedom Circle Future Focus Area Plan Conformance

11. Planned Development Document

12. Vesting Tentative Subdivision Map

13. Vicinity Map
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Link to the Addendum to the Freedom Circle Future Focus Area Plan Environmental Impact Report (EIR) (2022)

This document is available for review in the Community Development Department Planning Division
Correspondence
3/25/25 City Council Meeting
2518 Mission College Blvd.

RTC 25-166
From:

To:

Subject:

Date:
__,
Building Houses with no solution for water is nonsense! Monday, April 29, 2024 4:33:42 PM
I You don't ofte n get email from
I find it disturbing that Santa Clara is gleefully authorizing housing when we live in a desert.

You expect those of us here to use less and less water while authorizing the building of more and more housing.

Where is plain common sense?
What will 1792 apaiime nts require in the way of additional water? Let's assume 2 or 3 people, toilets, baths, launchy, dishes? And you want me to not water my l0sq feet of yai·d that feeds hummingbird s, bees and helps provide oxygen to the environment. Ridiculous! What is the city's solution? It is like sticking your head in the sand. One day you tum on the faucet and there will not be one ch·ip! How many jobs will there be when this happens.

Brenda
VenetianBeadShop.com
From:

To:

Cc:

Subject:

Date: Friday, September 20, 2024 11:05:30 AM
I You don't often get email from
Hello Carlene and Jim,
Thank you for presenting Irvine Company's Santa Clara Park to om members at last month's Project Advocacy Committee meeting.

Your project scored 3.43 out of 5 among our members. Overall, our members particularly liked these aspects of the project:
• bicycle infrastmcture enhancements
• commitment to the preservation of existing redwood trees • ongoing monthly meetings with the community
Although some aspects were well received, the project did not meet our 3.5 out of 5 threshold for advocacy. Our goal is for projects to score as high as possible, and we are confident that with our members' feedback, Santa Clara Park can achieve a higher score. The following documents contain our members' recommendations and suggestions:

1. Letter : Positive elements and recommendations

2. Scorecard : Our members' scores for each of our categories In the meantime , we're happy to set up a call to answer any questions you may have about our members' feedback.

In the coming days, we will post the project on our website . The page will include the letter and scorecard shared above.

Thanks again for sharing Santa Clara Park with us. We look fo1ward to continuing to work with you on this project.

Best,
Jake Wilde
Manager of Development Projects I Catalyze SV
www.CatalyzeSiliconValley.org
www.CatalyzeSiliconValley.org
September 20, 2024
Carlene Matchniff
Irvine Company
5451 Great America Pkwy, #201
Santa Clara, CA 95054
Jim Cunneen
California Strategies
RE: Irvine Company Proposal for Santa Clara Park
Dear Carlene & Jim,
Thank you for sharing Irvine Company’s Santa Clara Park with our members at our August 28 Project Advocacy Meeting. As we understand it, Santa Clara Park is a five-building, 1,792-unit mixed-income development located on a 25.74-acre site at 2518 Mission College Boulevard. The proposal will replace the existing 12 office buildings with 6.43 acres of public open space and over 1,740,000 square feet of residential space. The residential units are split between all five-story buildings that are a mix of studios, 1-bedrooms, and 2-bedrooms. Each bedroom contributes one parking space for a total of 2445 parking spaces plus an additional 90 spaces for visitors and guests. Plans also call for a small 4,000-square-foot centrally located cafe, as well as amenities for residents only, like a fitness center, co-working space, and two swimming pools.

With the project well underway, our members would like to offer the following feedback and suggestions:

Standout Elements:

Community
As advocates of inclusive engagement, our members are pleased with Irvine Company’s efforts to engage the community, especially its future plans for monthly meetings where community members can get involved in the development process. Our members recommend these meetings be advertised to the community through sufficient channels so as to reach as many folks as possible. Additionally, since Santa Clara Park is geared toward young, working professionals, some of our members want to see Irvine Company directly reach out to Mission College students, located just a few blocks down the street. The student community could be the focus of one of the monthly meetings.

Sustainability
Our members appreciate and recognize Santa Clara Park as a standout project in our sustainability category. The project is aiming for GreenPoint Gold certification, will 1 CATALYZE SV
www.CatalyzeSiliconValley.org
have rooftop photovoltaics, and makes use of reclaimed water. These features put Santa Clara Park a head above the rest. For Santa Clara Park to improve even further in this category, some of our members would like to see the project better interface with the plants and wildlife of the San Tomas Aquino Creek. They suggest incorporating more riparian vegetation as well as pollinator-friendly trees into the project’s plentiful open green space. Members also want to see the project’s windows made bird-safe, as San Tomas Aquino Creek is a habitat for a plethora of diverse bird species.

Legacy
Members of Catalyze SV do not typically score projects in our Legacy category but felt it was important and relevant to Santa Clara Park in one regard—the preservation of the redwood trees. Our members are ecstatic to hear that Irvine Company is making the effort to preserve as many of the existing redwood trees as possible. As the site is currently a parking lot and private office campus, our members hope the community will one day be able to enjoy the redwood trees as part of a public park. We will be tracking this aspect of the project to make sure Irvine follows through on preserving the redwoods.

Elements to Improve:

Vibracny
Finding and keeping commercial tenants isn’t always easy. Our members understand this. Yet the more people in an area, the more it can support vibrant activity like retail and restaurants. We are impressed by Irvine Company’s partial solution to this issue—operate its own in-house cafe and market. While we have never heard of this model, Irvine Company has tested a similar approach at its Redwood Place project in Sunnyvale. As described to us, this type of establishment will sell a range of goods to residents and the public, potentially filling a role similar to a convenience store. The cafe is a positive step. Our members stand by a bigger approach to vibrancy that entails more ground-floor activations near residents. We want Irvine Company to activate more space in the development for neighbors. River View Apartment Homes, a 1,308-unit Irvine Company community in San Jose, hosts a diverse collection of businesses, including restaurants, healthcare providers, and financial services. Our members note that Santa Clara Park’s neighboring Irvine property, Santa Clara Square, has some noteworthy retail but lacks a substantial connection to Santa Clara Park as they are on opposite sides of Highway 101. The trail beneath the highway is not the same as a walkable neighborhood street. It is especially problematic at night or for those more vulnerable who would fear for their safety going under an overpass. Santa Clara Park should attempt to foster its own activity hub that does not rely on Santa Clara Square’s existing amenities, especially considering it proposes so many homes as part of this project. It should consider complementing its solar rooftops with activation on top of them for residents. Housing is 2 CATALYZE SV
•
www.CatalyzeSiliconValley.org
wonderful and our region’s highest need, yet we need complete neighborhoods if we’re truly providing livable communities. Santa Clara Park needs to be a next-generation development.

Transportation
The San Tomas Aquino Creek Trail is the existing active transportation connection between Santa Clara Park and Santa Clara Square. The distance between the two properties is roughly one mile, and it would take a bicyclist at an average speed of roughly six and a half minutes on a mixed-use path. Our members appreciate that Santa Clara Park will improve cycling access from the site to the trail by installing new bike lanes along Freedom Circle. However, they are concerned regarding the reliability of the trail as the main connection to Santa Clara Square, which, in addition to a grocer and a few other businesses, primarily hosts restaurants and bars. During the day, commuting between the two locations is not an issue, but the trail closes at sunset. This means that during the busiest hours, traveling by car is the most viable option. Even if the trail were open, it would need significant lighting improvements to make it safe. It is an unfortunate situation, especially since our members are very impressed by the other cycling accommodations, like the 1,792 private bicycle stalls for residents. This is a huge effort by Irvine and represents the best of current development projects. We encourage Irvine Company, Valley Water, and Santa Clara to work together to enhance the north-south connection between these sites. As is, the only option for anyone outside of a car past sunset is to ride or walk along a six-lane highway service interchange.

Intensity/Zoning
Santa Clara Park proposes a total of 1,792 units split between five, five-story buildings.

Our members understand this is a typical footprint for an Irvine Company project, but as advocates for dense urban housing, we want Santa Clara Park to match not just higher possible densities allowed by the construction type Irvine proposes here but also match the existing character of the neighborhood. Directly to the project’s south are two 11-story buildings. To the project’s west are another two 12-story buildings, and north of those is the 14-story Santa Clara Marriott. East of the project is Mission City Center, a 13-story high-rise accompanied by a separate seven-story parking garage. At only five stories, Santa Clara Park is rather short in the surrounding context. In the midst of our housing crisis, where supply is nowhere near meeting demands, our members want to see projects that maximize the use of our scarce land and deliver as many homes as possible. We urge the developer to increase the height by two to three stories. Again, an urban development in Silicon Valley in 2024 cannot leave this many homes on the table when they are feasible. We will fight hard to support Irvine Company in making this change.

Affordability
Santa Clara Park proposes a total of 1,792 units split between five, five-story buildings.

Our members understand this is a typical footprint for an Irvine Company project, but 3 •
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CATALYZE SV
www.CatalyzeSiliconValley.org
as advocates for dense urban housing, we want Santa Clara Park to match not just higher possible densities allowed by the construction type Irvine proposes here but also match the existing character of the neighborhood. Directly to the project’s south are two 11-story buildings. To the project’s west are another two 12-story buildings, and north of those is the 14-story Santa Clara Marriott. East of the project is Mission City Center, a 13-story high-rise accompanied by a separate seven-story parking garage. At only five stories, Santa Clara Park is rather short in the surrounding context. In the midst of our housing crisis, where supply is nowhere near meeting demands, our members want to see projects that maximize the use of our scarce land and deliver as many homes as possible. We urge the developer to increase the height by two to three stories. Again, an urban development in Silicon Valley in 2024 cannot leave this many homes on the table when they are feasible. We will fight hard to support Irvine Company in making this change.

Santa Clara Park has the potential to provide a home to thousands of people, and we will fight hard to turn that potential into reality. After decades of declining housing construction and underbuilding, it is crucial to maximize density whenever the opportunity arises. We hope Santa Clara and Irvine Company will work together to find a path that makes the most out of this site.

Sincerely,
Catalyze SV’s staff and Project Advocacy Committee members CC: [email protected]
Mayor Lisa Gillmor ([email protected])
Kathy Watanabe ([email protected])
Karen Hardy ([email protected])
Suds Jain ([email protected])
Raj Chahal ([email protected])
Kevin Park ([email protected])
Anthony Becker ([email protected])
City Clerk ([email protected])
Nimisha Agrawal ([email protected])
Lesley Xavier ([email protected])
Reena Brilliot ([email protected])
Planning Commission ([email protected]) Planning Division ([email protected])
Benjamin Demers
Cade Story- Y etto
Rachael Gibson
Roseryn Bhudsabourg
Genevieve Yip
Carlene Matchni
ﬀ
Jim Cunneen
Jimmy Ly
4 CATALYZE SV
www.CatalyzeSiliconValley.org
About Catalyze SV
Catalyze SV’s Project Advocacy Committee is comprised of community members who identify, evaluate, & lead advocacy e
ﬀorts around speci ﬁc development projects.
5 CATALYZE SV
Project Review Scorecard
Project Under Review: Santa Clara Park
Project Applicant: Irvine Company
Review Date: August 28, 2024

Page 4 ends

Community Score: 4/5
As advocates of inclusive engagement, our members are pleased with Irvine Company’s efforts to engage the community, especially its future plans for monthly meetings where community members can get involved in the development process. Our members recommend these meetings be advertised to the community through sufficient channels so as to reach as many folks as possible. Additionally, since Santa Clara Park is geared toward young, working professionals, some of our members want to see Irvine Company directly reach out to Mission College students, located just a few blocks down the street. The student community could be the focus of one of the monthly meetings.

Vibrancy Score: 3/5
Finding and keeping commercial tenants isn’t always easy. Our members understand this. Yet the more people in an area, the more it can support vibrant activity like retail and restaurants. We are impressed by Irvine Company’s partial solution to this issue—operate its own in-house cafe. While we have never heard of this model, Irvine Company has tested a similar approach at its Redwood Place project in Sunnyvale. As described to us, this type of establishment will sell a range of goods to residents and the public, potentially filling a role similar to a convenience store. The cafe is a positive step. Our members stand by a bigger approach to vibrancy that entails more ground-floor activations near residents. We want Irvine Company to activate more space in the development for neighbors. River View Apartment Homes, a 1,308-unit Irvine Company community in San Jose, hosts a diverse collection of businesses, including restaurants, healthcare providers, and financial services. Our members note that Santa Clara Park’s neighboring Irvine property, Santa Clara Square, has some noteworthy retail but lacks a substantial connection to Santa Clara Park as they are on opposite sides of Highway 101. The trail beneath the highway is not the same as a walkable neighborhood street. It is especially problematic at night or for those more vulnerable who would fear for their safety going under an overpass. Santa Clara Park should attempt to foster its own activity hub that does not rely on Santa Clara Square’s existing amenities, especially considering it proposes so many homes as part of this project. It should consider complementing its solar rooftops with activation on top of them for residents.

Housing is wonderful and our region’s highest need, yet we need complete neighborhoods if we’re truly providing livable communities. Santa Clara Park needs to be a next-generation development. 1 CATALYZE SV
Transportation Score: 3/5
The San Tomas Aquino Creek Trail is the existing active transportation connection between Santa Clara Park and Santa Clara Square. The distance between the two properties is roughly one mile, and it would take a bicyclist at an average speed of roughly six and a half minutes on a mixed-use path. Our members appreciate that Santa Clara Park will improve cycling access from the site to the trail by installing new bike lanes along Freedom Circle. However, they are concerned regarding the reliability of the trail as the main connection to Santa Clara Square, which, in addition to a grocer and a few other businesses, primarily hosts restaurants and bars. During the day, commuting between the two locations is not an issue, but the trail closes at sunset. This means that during the busiest hours, traveling by car is the most viable option. Even if the trail were open, it would need significant lighting improvements to make it safe. It is an unfortunate situation, especially since our members are very impressed by the other cycling accommodations, like the 1,792 private bicycle stalls for residents. This is a huge effort by Irvine and represents the best of current development projects. We encourage Irvine Company, Valley Water, and Santa Clara to work together to enhance the north-south connection between these sites. As is, the only option for anyone outside of a car past sunset is to ride or walk along a six-lane highway service interchange.

Sustainability Score: 4/5
Our members appreciate and recognize Santa Clara Park as a standout project in our sustainability category. The project is aiming for GreenPoint Gold certification, will have rooftop photovoltaics, and makes use of reclaimed water. These features put Santa Clara Park a head above the rest. For Santa Clara Park to improve even further in this category, some of our members would like to see the project better interface with the plants and wildlife of the San Tomas Aquino Creek. They suggest incorporating more riparian vegetation as well as pollinator-friendly trees into the project’s plentiful open green space. Members also want to see the project’s windows made bird-safe, as San Tomas Aquino Creek is a habitat for a plethora of diverse bird species.

Intensity/Zoning Score: 3/5
Santa Clara Park proposes a total of 1,792 units split between five, five-story buildings. Our members understand this is a typical footprint for an Irvine Company project, but as advocates for dense urban housing, we want Santa Clara Park to match not just higher possible densities allowed by the construction type Irvine proposes here but also match the existing character of the neighborhood. Directly to the project’s south are two 11-story buildings. To the project’s west are another two 12-story buildings, and north of those is the 14-story Santa Clara Marriott. East of the project is Mission City Center, a 13-story high-rise accompanied by a separate seven-story parking garage. At only five stories, Santa Clara Park is rather short in the surrounding context. In the midst of our housing crisis, where supply is nowhere near meeting demands, our members want to see projects that maximize the use of our scarce land and deliver as many homes as possible. We urge the developer to increase the height by two to three stories. Again, an urban development in Silicon Valley in 2024 cannot leave this many homes on the table when they are feasible. We will fight hard to support Irvine Company in making this change.
2 CATALYZE SV
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Affordability Score: 3/5
Santa Clara Park complies with the city’s Affordable Housing Ordinance by providing 15% of units as deed-restricted affordable housing. Our members are glad to see these units will be on-site and integrated with the market-rate units. As presented to our members, the project aims to provide 5% of the affordable units to very low-income households, which for a two-person household is $73,750, and the remaining 10% of units will be provided to households earning the area median income, $147,450 for a household of two. Our members value deeply affordable housing and also recognize the potential for “affordable by design” units to deliver lower housing costs, but ultimately it is deed-restricted affordable housing that provides the greatest impact. While $147k meets the legal definition of affordable housing, this is well above a middle-class income, even in Silicon Valley. As such, our members encourage the developer to offer all the affordable units to households in very low or lower income levels to serve our neediest neighbors.

Legacy Score: 4/5
Members of Catalyze SV do not typically score projects in our Legacy category but felt it was important and relevant to Santa Clara Park in one regard—the preservation of the redwood trees.

Our members are ecstatic to hear that Irvine Company is making the effort to preserve as many of the existing redwood trees as possible. As the site is currently a parking lot and private office campus, our members hope the community will one day be able to enjoy the redwood trees as part of a public park. We will be tracking this aspect of the project to make sure Irvine follows through on preserving the redwoods.

Cumulative Score: 3.43 out of 5
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CATALYZE SV

OVERVIEW
This project review scorecard provides guidelines for consistently evaluating how a proposed development aligns with Catalyze SV’s values. Catalyze SV’s values are:
● Inclusive, Diverse Communities
● Healthy, Sustainable Development
● Convenient Transportation Choices
● Housing Solutions for All
● Vibrant Places for People
● Equitable Community Engagement
Grading Criteria - Merits
Community: The applicant is making signi ﬁcant eﬀorts to reach out to the community, including underrepresented** voices, and has addressed recommendations collected through community engagement.

Vibrancy: The proposal seizes locational opportunities and includes features to enhance the human experience of the site and neighborhood. Public and private space is designed to promote physical, mental, and/or social well-being while connecting with parks, fresh food, and/or other community amenities.

Transportation: The project recognizes the growing importance of a variety of mobility solutions, incentivizes reduced automobile usage, and measures mobility after the project is built and occupied. Transportation Demand Management plans are encouraged.

Sustainability: The project incorporates measurable green building features. CalGreen Tier 1/2 measures and/or third-party certi
ﬁcations (LEED, WELL, Living Building Challenge, etc) are encouraged. Some features can be found here:
https://www.catalyzesiliconvalley.org/sustainable-features.

Intensity/Zoning: The project utilizes nearly the full density allowed under its zoning and general plan designations.

A
ﬀordability: The proposal considers protections or relocation bene ﬁts for existing residential and/or commercial tenants that may be displaced. It goes beyond current government requirements for onsite, below-market-rate homes, stabilized commercial leases, or appropriate substitutes.

Legacy (when applicable): The project undertakes e ﬀorts to incorporate, protect, or preserve any objects of signi ﬁcant cultural or historic merit identi ﬁed by the community on or near the site.
** = Research has shown that renters, new residents, people of color, younger people, and females tend to be underrepresented voices on local development issues. (1 2 3) Grading Scale - Merits
An average score of 3.5 is required for Catalyze SV to consider advocating full support for a project.
1 = Fails to meet project review criteria
2 = Meets some project review criteria
3 = Meets basic project review criteria
4 = Exceeds project review criteria
5 = Goes far beyond project review criteria
N/A = Category does not apply
4 • •
~
• • e
•

CATALYZE SV
Catalyze SV
www.CatalyzeSiliconValley.org
Dear Catalyze SV Staff & Project Advocacy Committee members:

Thank you for taking the time to review Irvine Company’s proposed Santa Clara Park Project located at 2518 MIssion College Blvd, Santa Clara. We are writing to add additional information that was in process or still under review by the City of Santa Clara at the time we presented our proposed project to your group on August 28, 2024. Your support is important to us and we hope that we will be able to provide you with additional information and clarify points to gain Catalyze’s support for the project.

Community
We appreciate and share CatalyzeSV’s commitment to engaging with the community. We will continue our outreach throughout the entitlement process via community meetings, our project website and ongoing engagement with local residents and organizations. Upcoming community meetings will be posted on the city’s website.

Sustainability
Sustainability has always been a central tenet of Irvine Company developments, an example of which are the nearby Santa Clara Square and Redwood Place developments. In response to your comments, we would like to clarify the following points from your letter:
● Reduced Runoff: The project will significantly decrease impervious area resulting in less runoff when compared to current conditions.
● Improved Water Quality: Bioretention treatment is designed to filter out pollutants prior to stormwater entering natural systems.
● Green Infrastructure Amenity: The treatment areas provide an additional landscaping amenity for pedestrian use around the site.
● Heat Reduction: Treatment areas and vegetation around the site help lower site surface temperatures when compared to current conditions.
● Installation of all electric appliances.
● The project includes 50% EV stall capacity.
● The Landscape Plant palette will be climate appropriate to the region with a focus on Mediterranean and drought tolerant species that meet or exceed local and regional water use regulations.
● Windows will be bird friendly.
● Carbon Capture and Sequestration through preserving, relocating, or reusing existing Redwood trees and planting 997 new trees.
frl IRVINE COMPANY
~<J' APARTMENT DEVELOPMENT
● Photovoltaic Systems installed on garage and residential roof tops to benefit common area energy usage.
● Reducing vehicle miles traveled by 20% over existing conditions, including 10% from TDM measures, and 10% from physical design features.
● Extending reclaimed water line to complete Freedom Circle Loop. ● The sustainable features of the project would achieve LEED Gold equivalent.

Legacy
Tree preservation. Of the 417 existing trees on-site, we plan on preserving approximately 130..

This will include protecting-in-place 81 Coast Redwoods, 14 Japanese Zelkovas (large, existing street trees along Mission College), and 1 Stone Pine. We will also box and relocate another 34 existing Redwoods elsewhere on the project site. Existing trees requiring removal due to health or other reasons will be replaced at a 2:1 ratio at a size of 24” Box or larger per the City of Santa Clara guidelines. We intend to add approximately 997 new trees (quantity subject to change during the design process) which is well over the 578 required by the city’s tree replacement standards. For those redwood trees unsuitable for preservation, an effort will be made (where feasible) to repurpose the salvaged wood into furniture or other site elements within the landscape.

Throughout the project will be a series of miniparks which will take inspiration from “The Life Cycle of Redwoods”. Each mini-park will include themed, educational or interactive spaces focused on each phase of a redwoods growth starting from Seed, growing into Sapling, Fully Mature Tree/ Forest, and Fallen Logs. A continuous trail system throughout the community will interlink all of these spaces together and connect them to our large, neighborhood park at the southern end of the site which features several active and passive spaces tucked into several mature Redwoods Groves.

Beyond this plan, our scale and commitment to community forestry has allowed us to plant more than 550,000 trees that sequester 7 million pounds of carbon. I invite you to learn more about our community forestry program here: irvinecompany.com/communityforestry/ Vibrancy
Consistent with the City of Santa Clara’s Freedom Circle Focus Area Plan, the site is designated as a high-density residential community with commercial uses adjacent. However, in addition to housing, we are offering an on-site centrally located market/cafe managed by Irvine Company to provide residents, neighboring office tenants and park users, daily food and beverages from the opening of the project. This will cut down auto trips and allow residents daily conveniences without getting into their cars.
frl IRVINE COMPANY
~<J' APARTMENT DEVELOPMENT
In addition, we have evaluated proximity to the food and services located within a 1-mile radius of our project. Our project design ensures the right balance of retail, and residential in both Santa Clara Park and our adjacent Santa Clara Square community, and believe this will create a cohesive, right-sized approach to mixed-use experiences.In addition, within this 1 mile radius are other retail options, including the Mercado shopping center.

Transportation
This project is designed to accommodate secure bicycle parking for each unit, located within bicycle rooms in each building garage. The project will also offer bicycle repair stations and electric bicycle charging in the bicycle rooms. Overall, the project is designed for connectivity adding 1 mile of dedicated bike lane improvements that will benefit not only this project but the region.

The San T omas Aquino trail, is a multi-jurisdictional, and multi-functional facility (containing both trail and environmentally sensitive areas) under the jurisdiction of public entities and, thus, not an element of our proposal (nor are there any conditions that would have to be universally applicable to other development in the region for undefined improvements). As such, we respectfully suggest that the scoring for our development should not be discounted in this area.

In terms of food and services, both the Mercado shopping center and Santa Clara Square are located nearby and the development will be located conveniently to use electric bikes, scooters, bicycles, and by foot within a 10 minute walk or ride.

Intensity/Zoning
As a long-term owner committed to preserving the quality and the identity of the communities we plan, we appreciate the City’s planning efforts with respect to the Freedom Circle Focus Area Plan. The Plan allows for a range of housing opportunities including developments assumed to be at a density range between 51-100 du/ac. The proposed development is about 69 du/ac. In addition to density, however, it is important to balance the character of our developments, the current pressing need for housing not only in context with adjacent land uses but in terms of the ability to deliver that housing given economic, infrastructure and overall mandated community elements such as parks, affordable housing, and other site-specific improvements. In that regard we have proposed the five-story wrap-type configuration. This product type strikes a balance between density and livability, providing both a high-quality living experience and compatible land use relative to the surrounding area and will result in housing designed to address needs of the nearby employment sectors. frl IRVINE COMPANY
~<J' APARTMENT DEVELOPMENT
Affordability
Affordable housing is an integral part of the Santa Clara Park plan. Unlike other developments that provide affordable housing off-site or pay fees (which are indeed essential elements as a part of an overall affordable housing strategy meeting other income level thresholds) we have proposed, including deed restrictions ensuring retention of affordability levels in perpetuity, that 15% of the total units (with 5%, at 50% AMI and 10% at 100% AMI) be provided in perpetuity within the Santa Clara Park community providing those employed in nearby job centers the ability to live close to where they work.

In addition to the 15% of units designated for deed restricted affordable housing, we are also providing a wide range or unit square footage options that are intended to provide affordable by design units. These units will provide additional moderate income units to the overall market.

We are hopeful the additional information provided here will assist Catalyze SV with the re-evaluation of our original scorecard. The City of Santa Clara identified the need to focus more growth in North Santa Clara through the vision created in the Freedom Circle Future Focus Area. An important part of this vision was identifying the need for more housing. Irvine Company looks forward to addressing a significant portion of this need with the plan we have created for the Santa Clara Park Redevelopment, central to Freedom Circle. Our plan is designed to address a range of housing types, including affordable housing, resident-serving amenities, a public park system, private open space, and connectivity to the surrounding community. Thank you for your consideration of our proposed development at Freedom Circle.

Sincerely,
Carlen
Matchni
Carlene Matchniff, Vice President Entitlements
Northern California
CC: [email protected]
Mayor Lisa Gillmor ([email protected])
Kathy Watanabe ([email protected])
Karen Hardy ([email protected])
Suds Jain ([email protected])
Raj Chahal ([email protected])
Kevin Park ([email protected])
Anthony Becker ([email protected])
frl IRVINE COMPANY
~<J' APARTMENT DEVELOPMENT
City Clerk ([email protected])
Nimisha Agrawal ([email protected])
Lesley Xavier ([email protected])
Reena Brilliot ([email protected])
Planning Commission ([email protected]) Planning Division ([email protected])
Benjamin Demers
Cade Story-Yetto
Rachael Gibson
Roseryn Bhudsabourg
Genevieve Yip
frl IRVINE COMPANY
~<J' APARTMENT DEVELOPMENT

January 15, 2025

Santa Clara City Planning Commission
1500 Warburton Ave, Santa Clara, CA 95050

Dear Mayor Gilmor, City Councilmembers, and Planning Commissioners,

The Housing Action Coalition is pleased to endorse the Irvine Company’s Santa Clara Park Apartment Community at 2518 Mission College Boulevard. After a detailed review, the committee is excited to support this project, which demonstrates a thoughtful and effective approach to addressing housing needs, affordability, and sustainability while fostering a vibrant and inclusive community.

The committee was particularly impressed by the scale and ambition of the project, which proposes 1,792 residential units, including 298 density bonus units, spread across five distinctive residential buildings. Of these, 1,206 units (70%) will be compact, averaging 667 square feet, while the remaining 586 units (30%) will average 839 square feet. The mix of studios, studios with dens, and one- and two-bedroom apartments will accommodate diverse demographic and economic needs, especially within the local workforce.

We commend the project’s strong commitment to affordability, meeting the City of Santa Clara’s 15% affordable housing requirement by designating 5% of the non-density bonus units for very low-income households and 10% for moderate-income households, with an average affordability of 100% AMI. This balance ensures that the development contributes significantly to Santa Clara’s affordable housing stock while fostering an economically diverse community.

The State has allocated 11,632 units to Santa Clara as their Regional Housing Needs Assessment or “RHNA”. Out of the 11,632 units, the City is required to build 1,981 moderate income units, and 2,872 very low income units. We commend the City’s progress towards their housing goals. The Irvine Company’s Santa Clara Park Apartment greatly contributes to the State mandated RHNA requirements.

The committee also praises the project’s exceptional design and integration of public and private open spaces. With over 6.4 acres of public parkland and 3 acres of private recreation areas, the development includes a wide variety of amenities: a flexible lawn, sports courts, playgrounds for different age groups, a dog park, and a ¾-mile walking and biking loop trail. These features create opportunities for both active and passive recreation, fostering social interaction and enhancing quality of life for residents and visitors alike.

The committee was further impressed by the project’s innovative sustainability features. The integration of photovoltaic systems, high-efficiency windows, Energy Star appliances, electric heat pumps, reclaimed water systems, and tree preservation initiatives highlight a strong commitment to environmental stewardship. With plans to preserve or relocate 148 mature trees, including iconic redwoods, the development will maintain a harmonious balance between urban growth and natural beauty.

In addition, the project’s focus on connectivity and accessibility is highly commendable. The site’s connection with the San Tomas Aquino Creek Trail and proximity to nearby employment hubs, retail centers, and public transportation options will reduce car dependency and enhance multimodal access for residents.

HOUSING

COALITION
555 Montgomery Stroot, suite 720
San Francisc o, CA 94111
info@h ousinguctio ncoalitio n.org
housi ng~ctio ncoa l ition.org
The Housing Action Coalition is pleased to support the Irvine Company’s Santa Clara Park Apartment Community. By delivering much-needed housing—including affordable units—alongside thoughtful design, sustainability, and community-focused amenities, this project sets a high standard for future development in Santa Clara.

Sincerely,
Corey Smith, Executive Director

HOUSING

COALITION
555 Montgomery Stroot, suite 720
San Francisc o, CA 94111
info@h ousinguctio ncoalitio n.org
housi ng~ctio ncoa l ition.org
Nimisha Agrawal
Subject: RE: Letter of Support for Proposed Irvine Company Apartment Development From: Emmy Moore M inister
Sent: Tuesday, January 14, 2025 2:54 PM
To: Mayor and Council <[email protected]> Subject: Letter of Support for Proposed Irvine Company Apartment Development You don 't often get email from
Santa Clara Mayor Lisa Gillmor and
Santa Clara City Council
Santa Clara Planning Commission
City of Santa Clara
1500 Warburton Ave.

Santa Clara, CA, 95050
January 14, 2025
Learn why this is important
Re: Letter of Support for the Proposed Apartn1ent Develop1nent by the Irvine Company
Dear Honorable Santa Clara Mayor Gillmor, Santa Clara City Council Members and Santa Clara Planning Commissioner s,
This letter is to express my support for Irvine Company's propo sed apartment development (which include s 1792 unit s) located at 2518-2650 Mission College Blvd. and 3900-3990 Freedom Circle in Santa Clara. This well-planned project will bring multipl e benefit s to the City of Santa Clara and the overall community starting with the city's need for additional housing, including affordable housing. 1 2
The Irvine Company has a proven track record of developing sustainable, thoughtfully planned communities. They make it a habit to always incorporate green building practices, energy-efficient technologies, and green open space which translates into a vibrant development that is environmentally responsible.

I became familiar with this well-thought-out project by attending community meetings where the developer has shared detailed plans for all components of this project while listening closely to the concerns and suggestions of meeting attendees.

In concert with its previous projects in Santa Clara, the Irvine Company remains committed to providing efficiently designed apartment units that will help meet the market demand.

Additionally, the project will create numerous construction jobs and employment opportunities for local workers, many of whom reside within the City of Santa Clara.

Tenants attracted to this highly sustainable apartment community will contribute to our local economy through their support of nearby businesses and services.

The proposed development is strategically located which will allow many of its residents to walk, bike or utilize nearby public transit. The attractively designed buildings surrounded by drought resistant landscaping and plenty of parklike open space (including a walking trail) coupled with a recreational area for youth and a dog park, will create a welcoming environment for residents and families. The plans also include a retail component on site which is yet another added benefit for residents and those who work in the area.

It is for all the reasons above, and more, I strongly encourage the Santa Clara City Council and its Planning Commission to approve this proposed project.

Respectfully submitted,
M. M.E. Emmy Moo
Minister
1 Nimisha Agrawal
Subject: RE: Letter of Support for the Proposed Santa Clara Park Apartment Development by the Irvine Company
From: Mary Grizzle
Sent: Saturday, January 11, 2025 1:19 PM
To: Mayor and Council <[email protected]>; PlanningCommission <[email protected]>
Subject: Letter of Support for the Proposed Santa Clara Park Apartment Development by the Irvine Company Mayor Gillmor, Santa Clara City Council and Santa Clara Planning Commissioners:

I am writing to strongly support Irvine Company’s Santa Clara Park apartment development which includes 1792 units located on Mission College Blvd in the Freedom Circle planning area of our city. Irvine is well kn ow for building beautiful communities including Santa Clara Square and Monticello. This new project will continue their commitment to the City of Santa Clara by building needed new housing near jobs, including affordable housing, a new public park and improved bike lanes and trails. The Irvine Company has been a wonderful commu nity member supporting many non‐profits and
providing beautiful public parks. Their new proposal includes sustainable green building practices, solar rooftop energy and a commitment to preserving redwoods by designing the project around the natural environment. I attended two of their community meetings where the company shared the project details and re sponded to questions from the public.

The proposed development is strategically located which will allow many of its residents to walk, bike or utilize nearby public transit. The public park will include equipment for youth and a dog park.

In short it will be a welcoming place for residents and the public. It is for all the reasons above, and more, that I strongly
encourage the Santa Clara City Council and its Planning Commission to approve this proposed project. Thank you for your consideration in approving this project.

Mary O. Grizzle

1 Nimisha Agrawal
Subject: RE: Irvines Santa Clara Park Development
From: Steve Kelly
Sent: Friday, January 10, 2025 8:34 PM
To: Mayor and Council <[email protected]> Subject: RE: Irvines Santa Clara Park Development
Dear Mayor Gillmor & City Council Members,
I had the opportunity to attend the Irvines Santa Clark Park presentation.

I like the fact that it is a mixed‐use development close to transit and Mission College. I also like that it is pedestrian and bike friendly with a large park on the site. I like the mixture of retail, restaurants, jobs, and other a menities on the site.

I am in support of the project at this location.

Sincerely,
Steve Kelly
3093 Forbes Ave
Santa Clara, CA 95051
Irvines Santa Clark Park presentation

1 Nimisha Agrawal
Subject: RE: Letter of Support for the Irvine: Santa Clara Project with Park Redevelopment From: ana Vargas‐Smith
Sent: Tuesday, January 14, 2025 1:16 PM
To: Mayor and Council <[email protected]>; ana Vargas‐Smith Subject: Letter of Support for the Irvine: Santa Clara Project with Park Redevelopment

Dear Mayor and Council

Happy New Year!

Excited to see that Irvine has a new project near Mission College and Tech jobs that would provide much needed workforce housing to the area‐‐more welcoming and livable spaces with retail is always the ideal.

As a long‐tim
e local Resident of Santa Clara, it's great to see a quality development project that includes green places that protect and preserve 130 heritage Redwood trees, but also creates active neighborhood‐like spaces for recreation, gathering and retail‐‐something for everyone. Not only does this project provide much needed placemaking with affordable housing strategicall y close to Mission College and a variety of Tech campuses, but it provides a 3 acre public park for recreation with bike and pedestrian paths that connect to light rail, nearby businesses and other retail like Santa Clara Square, grassy picnic and sports areas, a kids playground, a dog park for our
furry family members and access to nearby Trails. Very Important given the density of 1700 units, that folks have access to amenities on the property and within biking and walking distance.

Irvine has a history of working with our local community to build quality and successful mix ed use retail projects like Santa Clara Square, Monticello etc‐‐ but also giving back to the community with meaningful benefits like the SC City Library Bookmobile‐‐a favorite of mine, and a win for generations of Santa Clarans to come.

I have not seen many other developers who have delivered, not only on quality construction, public amenities and community benefits, but successfully recruited desirable quality merchants to their mixed use projects‐‐ like Irvine has been able to do. So often the complaint by other developers is that doing retail is hard. Well not for Irvine apparently. I hope you are moved to support after reviewing the entire plann ed development‐‐like I was.

Many thanks for all you do for our community

Warm Regards

Ana Vargas‐Smith

Nimisha Agrawal
Subject: RE: Project Support
From: Charmein's Comcast
Sent: Monday, January 20, 2025 6:00 PM
To: Mayor and Council <[email protected]> Subject: Project Support
You don't often get email from Learn why this is important Dear Mayor Gillmor, City Council, and Planning Commissioners, I am writing to you in support of the proposed apartment development at 2518-2650 Mission College Blvd. and 3900-3990 Freedom Circle in Santa Clara.

As a long-time property owner in Santa Clara (and one who cares deeply about the future of the city), a few months ago I attended a community meeting hosted by the Irvine Company where I learned a lot about the proposed project.

It is well planned and accompanied by appropriate amenities for the tenant s including parklike open space, a dog park, walking trails, some retail offerings, and more.

This project will also help meet the cities housing shortage. I hope you will vote in favor of this project.

Sincerely,
Charmein Locascio
Warm regards,
Charmein
1 1
Nimisha Agrawal
Subject: RE: Support for Irvine Company’s new and amazing project ‐‐‐‐‐Original Message‐‐‐‐‐
From: constance costa
Sent: Saturday, January 11, 2025 6:15 PM
To: Mayor and Council <[email protected]>; PlanningCommission <[email protected]> Subject: Support for Irvine Company’s new and amazing project

[You don't oŌen get email from Learn why this is important at hƩps://aka.ms/LearnAboutSenderIdenƟﬁcaƟon ]

Mayor Gillmor, City Council & all our Planning Commissioners:

It is with great pride that I am endorsing
the Irvine Company’s new development project in Freedom Circle. I am so impressed with their meƟculous work that goes over and beyond the many projects that have been built locally such as recessed windows. You only have to mak e an appointment to see the diﬀerence for yourself all the special ameniƟes that they provide. I might also add their responsive Service teams keep the projects lively, well kept and all their tenants happy with the many ameniƟes Irvine Company provides, a safe environment, recre aƟon geared for all parks and even a dog park.

For these reasons, I am giving a huge thumbs up for this development and hope that the Council and Planning Commissioners do the same.

Thank you for your consideraƟon

Constance M. Costa

Nimisha Agrawal
To:

Cc:

Subject:

Mayor and Council
PlanninqCommission; Afshan Hamid
RE: Irvine Project
From: Ruben Camacho
Sent: Tuesday, January 21, 2025 1:44 PM
To: Mayor and Counci l <[email protected]> Subject: Irvine Project
You don 't often get email from Learn why this is important Dear Mayor, Council & Planning Commission,
First off thank you for your service to Santa Clara.

It is great to hear that Irvine has a new project , North of the Bayshore, near Mission College and High Tech jobs, that wou ld provide much needed qua lity housi ng to Santa Clara.

As a long-time local Resident of Santa Clara, my parents moved here in 1934, it's nice to see a development project, that includes park places and beautifu lly designed build ings.

Irvine has a strong history of working with our local community to build qua lity projects, like Santa Clara Square. Looking for to visiting this new wonderful development.

Asking for your support.

Best Regards
Ruben Camacho
55 plus year resident
of Santa Clara
1 January 22, 2025
Mayor Lisa Gillmor
Santa Clara City Councilmembers
1500 Warburton Avenue
Santa Clara , CA 95050
Anne J. Kepner
2128 Forbes Avenue
Sent Via Email Only: mayorandcouncil@santaclaraca gov
Re: Irvine Santa Clara Park Redevelopment Project
Dear Mayor Gillmor and Councilmembers,
I have been a resident of Santa Clara for more than 30 years and for the past 10 years have had the honor of serving as a Trustee for West Valley-Mission Community College District. While I live in District 6, serving as a trustee has provided me an opportunity to become familiar with the area surrounding Mission College. Our city is in need of more housing and the area near Mission College is an optimal location for new housing developments.

I have been provided an overview of the proposed Irvine Santa Clara Park Redevelopment project and, as an individual resident of Santa Clara, I support it for a number of reasons. First, the project contemplates close to 1,800 units, and 15% will be affordable housing units. As the cost of living continues to rise, it is important to add more housing units that are below market rate. Second, the proposed development is designed to encourage and promote walkability and bicycle use. These design features will likely increase the use of the nearby bike trails and public transportation, namely the light rail along Tasman. Third, this project would further support the existing retail properties near Mission College and at Santa Clara Square as well as the retail components of anticipated developments to be built north of Mission College. The vision for the area to the north and east of Mission College will result in a more vibrant and better integrated neighborhood for those who live and/or work in this part of Santa Clara. 1 urge you to support the Irvine Santa Clara Park Development and look forward to the continued growth and investment in the area of Santa Clara surrounding Mission College.

Hello Mayor Gillmor, Council, and Planning Commission,

I am wri�ng in support of the Irvine Company's project at Freedom Circle and would like to share a couple reasons why:

Since housing is one of the city's greatest needs, I like the 1,700+ high-density units this adds - in close proximity to a major work/oﬃce area. The high number of units that meet the aﬀordable housing requirement further my support for this project.

I also like the crea�vity used to create a 3-acre park that will provide space for picnics, sports courts, a kids playground, a dog park, and other recrea�on. The apartment community itself will be friendly to bicyclists and people who want to walk to nearby Santa Clara Square, as well as their work & other dining des�na�ons.

The short walk to the San Tomas Aquino Trail opens up many access and recrea�on opportuni�es.

Overall, I see that the project delivers on promo�ng community, oﬀers accessibility, increases connec�vity for residents, and is sustainable, with minimal demands on u�li�es.

The Irvine Company has been a good partner with Santa Clara for many years and has consistently demonstrated their willingness to listen to what the community wants and incorporate feedback into their designs. I have seen this ﬁrst-hand through the recent community mee�ngs I have atended for this project.

I hope you can support this exci�ng project and help provide more housing in Santa Clara.

Thank you for your service to The City.

Sincerely,
Brian Goldenberg
50+year life-long Santa Clara Resident

From:

Daniel Meyberg
Director of Corporate Development
O2 Micro Interna�onal
3118 Patrick Henry Drive
Santa Clara, CA. 95054

To:

Santa Clara Mayor
Santa Clara City Council Members
Santa Clara Planning Commission

Subj: Support of the Irvine Santa Clara Park Redevelopment located near Mission College.

Dear Mayor Gillmor and members of the Santa Clara City Council and Planning Commission.

I am wri�ng in support of the Irvine Santa Clara Park Redevelopment located encircling Freedom Circle Drive, This project would greatly beneﬁt the community by providing 1,792 apartment homes that include15% aﬀordable housing requirement. Also, 70% of the units (1,239) will be designed to be aﬀordable for the surrounding workforce, many of whom work and support the 1.7 million sq feet of high-tech employment space, much of which is within walking distance

The Santa Clara Park community supports a walkable, ac�ve, and social living experience including a large public park (3+ Acres) featuring ﬂexible lawn for various sports conﬁgura�ons, family picnic areas, courts and kids' playground. Walk and Bike trails are throughout the development providing a ¾ mile loop trail that will link to San Tomas Aquino Creek trailhead that connects to the many high value des�na�ons including Santa Clara Square, Levi Stadium, the Santa Clara Conven�on Center, Light Rail, and the extensive Bay Trail network. Mission College, Santa Clara Square, and other nearby retail proper�es including large neighborhood retail centers anchored by Whole Foods Grocery, are just a short walk or ride away.

For these reasons, I urge your support of the Irvine Santa Clara Park Redevelopment. I feel this development will greatly beneﬁt Santa Clara now and in the extended future.

Sincerely,
Daniel Meyberg

January 23, 2025

Dear Santa Clara Mayor, City Council and Planning Commission, The Irvine Company's proposed Santa Clara apartment project will beneﬁt the community and local businesses. Below are some posi�ve points to consider:

1. Increased Housing Supply: The project can help address housing shortages in the area, and with units making it more aﬀordable to live in Santa Clara.

2. Economic Growth: New residents o�en lead to increased demand for local businesses, poten�ally boos�ng sales for shops, restaurants, and services in the area.

3. Job Crea�on: The construc�on of the apartments will create jobs, both in the short term during the building phase and in the long term as new businesses emerge to help serve the growing popula�on.

4. Improved Infrastructure: Development o�en comes with upgrades to exis�ng infrastructure, including roads, public transport, and u�li�es, which can enhance the quality of life for all residents.

5. Community Ameni�es: This project has designated open space, a dog park, plus walking trails which will encourage recrea�on and promote social interac�on.

6. Sustainability Ini�a�ves: This project includes eco-friendly design and technology, which add to sustainability eﬀorts and can lower the overall carbon footprint of the area.

7. Diversity and Inclusion: By providing various housing op�ons, the project can foster a more diverse community, promo�ng inclusivity and access for diﬀerent demographics.

8. Tax Revenue: Increased housing and business ac�vity like this proposed project can lead to increased tax revenues, which can be directed towards public services and improvements like schools, public safety, and community programs.

I advocate for the proposed Irvine Company apartment housing project, and I encourage you to vote in favor of it, as it presents many posi�ve beneﬁts for the community.

Sincerely,
Michael B. Villalpando, Principle
Na�onal Compassion Holiday, Founder
Hello, my name is Mike Walke (Santa Clara Resident) and I would like to oﬀer my support of the Irvine Company's proposed apartment development located south of Mission College Boulevard. As you know 1,792 apartment homes are planned to be built on this site. The plan includes 269 (15 %) aﬀordable housing units and an addi�onal 1,239 housing units to be built in the city of Santa Clara.

The project includes park, bicycle, and pedestrian friendly ameni�es. It oﬀer's a walkable, ac�ve, diverse experience while promo�ng social interac�on. Integral to the site design is a 3- acre public park. The public park will feature a ﬂexible lawn for ac�ve recrea�on, picnic areas, sports courts, kids' playground (with 2 separate areas serving ages 2-5 and ages 6-12), as well as a dog park. In addi�on, an interconnected set of trails throughout the perimeter will serve as an important public link to the San Tomas Aquino Creek trailhead.

During community mee�ngs the Irvine Company has commited to safeguarding heritage trees in their exis�ng loca�ons and strategically relocates trees deemed suitable for transplan�ng. The landscape plan envisions preserving approximately 130 exis�ng trees, including Redwoods and other species.

The Irvine Company has held three signiﬁcant community mee�ngs reaching out to hundreds of residents like me. In addi�on, Irvine supports many nonproﬁts in our community as well.

I thank you in advance for your support of the Irvine Apartment Community project!

Sincerely
Mike Walke

cc: Mayor and Council

From:

To: Nimisha Agrawal
Cc:

Subject: Public comments on 2518 Mission College
Date: Wednesday, February 12, 2025 3:32:53 PM
Hello Nimisha (City Traffic Engineer and developer team cc'ed), Thank you for meeting with me last week. Can you please forward my comments along to the Planning Commission and include in their packet?
The Silicon Valley Bicycle Coalition is pleased to support the project at 2518 Mission College, with recommendations. The developer and owner, Irvine Group, proactively engaged the coalition with a presentation on the project. We support the project as it offers a mix of affordable as well as "affordable by design" units that will help address the affordable housing crisis. The developer commits to adding Class IV lanes on Freedom Circle and secure bike lockers with one space per unit. SVBC also reviewed the project's proposed TDM measures and we have the following recommendations of the Planning Commission:

While we are pleased to see commitment to secure bike parking facilities, we are skeptical of real mode shifts occurring without supporting programs and incentives. We offer the following recommendations to strengthen the mode-shift opportunities:

Built-in timelines/coordination between the City, subject property owner and adjacent to ensure the roads and trail improvements are completed in a timely manner.

More robust funding for transit passes. SVBC staff managed the TDM work on an affordable housing project that provided 1 year of free Caltrain passes to residents. A Clipper card that provided access to VTA, Bikeshare, Caltrain and Amtrak would help shift people out of their cars.

Work with the developer to bring Bikeshare to their site and the trail entry/exit. Provide reduced or free bikeshare for residents.

Provide e-bike charging stations for residents similar to the e-car requirements that many cities now have. Add these to the bike locker areas.

Ensure that the developer-owned connecting parks/facilities to the trail promote well- designed active uses and amenities such as tot lots, water bottle refill stations, etc.

SVBC would like to work with the developer and city to provide resources to residents about our programs, such as our valet bike parking for Levi's stadium , which is a short
bike ride away along a Class I trail from the project site.

Thank you for the opportunity to comment on this project. Please feel free to reach out to me with any questions.

Best,
--
Matt Jones
| he/him/his
Director of Advocacy
Silicon Valley Bicycle Coalition
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Dear Commissioners,

I am writing to express strong support for the Irvine Company’s Santa Clara Park Apartment Community at 2518 Mission College Boulevard. This project will help address Santa Clara’s housing needs while creating a sustainable and welcoming community.

The project includes 1,792 apartments, with a variety of unit sizes to serve different needs. It also dedicates 15% of the units to affordable housing—5% for very low-income households and 10% for moderate-income households—helping meet the city’s housing goals.

I am excited about the project’s open spaces, which include over 6 acres of public parks and 3 acres of private recreation areas. Features like sports courts, playgrounds, a dog park, and walking trails will benefit both residents and the community.

The development’s sustainability features are also impressive. These include solar panels, energy-efficient appliances, and systems for conserving water. Preserving 148 mature trees, including redwoods, shows the project’s commitment to the environment.

The location of the project is ideal, with access to trails, jobs, shopping, and public transit. Its connection to the San Tomas Aquino Creek Trail and proximity to major employment hubs will enhance accessibility and reduce car dependency, making it easier for residents to get around while supporting sustainable transportation options.

Sincerely,
Elizabeth Barcelos

95113

Dear Commissioners,

My name is Noah, and I have lived in Santa Clara my entire life. I now attend USC, where I study Urban Sustainable Planning. I am writing to express strong support for the Irvine Company’s Santa Clara Park Apartment Community at 2518 Mission College Boulevard. This project will help address Santa Clara’s housing needs while creating a sustainable and welcoming community.

This project is a great step toward meeting Santa Clara’s housing needs and creating a more sustainable and inclusive city. I encourage you to approve it and help bring these benefits to our community. If more projects like these are not developed at a much higher rate, rents will remain high, and all my friends and I will have to leave the South Bay.

Sincerely,
Noah Schneider

95050

Dear Commissioners,
I support the Irvine Company’s Santa Clara Park Apartment Community at 2518 Mission
College Boulevard. This project will help address Santa Clara’s housing shortage while creating a sustainable and welcoming community.

I am a renter living in Santa Clara County who has struggled to find and afford housing. Our community desperately needs more homes at all income levels. I am excited that this project includes 1,792 apartments, with 15% of the homes dedicated to affordable housing—5% for very low-income households and 10% for moderate-income households—helping meet the city’s housing goals.

Furthermore, the location of the project is ideal, with access to trails, jobs, shopping, and public transit.

This project is a great step toward meeting Santa Clara’s housing needs and creating a more sustainable and inclusive city. I encourage you to approve it without delay.

Sincerely,
Elizabeth Conlan
95118

Dear Commissioners,
Affordable housing is the foremost crisis facing our region, and we should welcome new homes
into our community. I am writing to express strong support for the Irvine Company’s Santa Clara Park Apartment Community at 2518 Mission College Boulevard. This project will help address Santa Clara’s housing needs while creating a sustainable and welcoming community.

Sincerely,
Kate Conley
94041

Dear Commissioners,
I am writing to express strong support for the Irvine Company’s Santa Clara Park Apartment