June 24,2025 Hem #6
City Council
June 24, 2025
Item #6 RTC 25-737
Study Session: Draft
Revisions to the El Camino
Real Specific Plan
1852
THE MISSION CIT Community Development Department
Afshan Hamid, Director
Lesley Xavier, Planning Manager
Alessandra Lundin, Raimi & Associates
City of
Santa Clara
The Cafter of What Possible
Agenda
• Project Background
Overview of the Specific Plan
Key Revisions
Public Comments
Council Feedback
Next Steps
Q&A
2 POST MEETING MATERIAL
1 Background City of
Santa Clara
The Centerot Whath Possible
3 City of
Santa Clara
The Center of Whats Pastible
What is the project?
• A Specific Plan for El Camino Real in Santa Clara
Refine and implement the 2035 General Plan vision for the El Camino Real Focus Area
• Focus Area - area identified in General Plan to accommodate growth • Priority Development Area - area designated with State for higher density, transit-oriented growth
• An Environmental Impact Report (EIR) to assess potential environmental impacts
4 2
City of
Santa Clara
The Center of What's Possible
Background
2010 General Plan El Camino Real Focus Area
"The General Plan vision for El Camino Real is to transform this Focus Area from a series of automobile- oriented strip-malls to a tree-lined, pedestrian- and transit-oriented corridor with a mix of residential and retail uses." My Mard Use Mand Use... Comenunity Maced Use
Rong one land is simete and admitter
5 City of
Santa Clara
Tee Center of What: Possible
Background
How did we get here?
• 2010 General Plan Update changed corridor to residential / mixed-use • 2017 - City Council direction to prepare Specific Plan to provide more detailed policies for new development
2017 - 2021 staff worked with consultant and CAC to prepare a draft Specific Plan
• June/Sept 2021 - City Council direction to modify Specific Plan • March 2023- Start of Phase 2 to revise the Specific Plan per Council direction • August 29, 2023 - City Council direction on the draft revised Land Use Plan 6 3
City of
Santa Clara
Thu Center of Wint's Possible
Background
2021 City Council Direction on Plan Revisions
• Prepare a reduced density Specific Plan to address community concerns over residential adjacency and the impacts of higher- density development (e.g. shadows).
• Retain enough development capacity (4,400 residential units) and elements of the prior Specific Plan to support mixed-use development
7 Specific Plan
City of
Overview and Council Direction Santa Clara
The Center of Whats Possible
8 4
City of
Santa Clara
The Conter of What: Possible
El Camino Real Specific Plan
Table of Contents
Chapter 1: Introduction
Chapter 2: Vision + Framework
Chapter 3: Land Use
Chapter 4: Development + Design Standards - PROPOSED REVISIONS Chapter 5: Transportation + Public Spaces
Chapter 6: Implementation
9 9
City of
Santa Clara
The Cunter of What's Possible
Chapter 3: Land Use
LAND USE
• Land Use policies
• Land Use Plan (zoning map)
• Development growth potential
• Open Space Plan (existing and
proposed open spaces)
10 5
City of
Santa Clara
The Copter of Whity Possible
Land Use Plan Revisions
Key Changes - Direction Provided by Council
1. Adds a new, lower density land use designation for townhomes
2. Reduced density along sensitive interfaces (proximity to single- family, particularly on the north side of ECR)
3. Revised Land Use Plan to be consistent with existing/recent entitlements
4. Reduced development potential - 4,400 residential unit capacity (from 6,200 units in the original plan)
11 11
City of
Santa Clara
The Cehter of What's Postibl
Chapter 3: Land Use
Revised Plan - 4 Mixed-Use / Residential Designations
Regional Corridor Corridor Mixed-Use Corridor Corridor
Mixed-Use • 45-65 DU/AC Residential Residential - Low
• (Activity Center) • Commercial • 26-45 DU/AC • 12-25 DU/AC • 55-100 DU/AC frontage required (4-story) (3-story)
• Minimum FAR 0.2 at some locations
12 12
6 City of
Santa Clara
The Center of What's Possible
Regional Commercial Mixed Use
Residential Density: 55-100 dwelling units/acre
Min Commercial FAR: 0.2
Allowed Height: 5-6 stories
• Retail (1-story or ground floor)
• Ground floor commercial required
along ECR
• Pedestrian-oriented frontages and
facades
* 5-6-story multifamily housing
• Mostly structured parking
• Large publicly-accessible open space
• Significant public streetscape and
pedestrian improvements
13 Activity Center Conceptual Diagrams
Moonlite Center
14 7
City of
Santa Clara
The Coster of Whats Posible
Corridor Mixed Use
Residential Density: 45-65
dwelling units/acre
Allowed Height: 4-5 stories
• Retail (1-story or ground floor)
• Commercial required in specific
locations along ECR
• Medium-to-high density residential
at smaller cross-streets
• Parking behind buildings, below-
grade, or in structures
• Some shared open space
15 City of
Santa Clara
Corridor Residential
Residential Density: 26-45
dwelling units/acre
Allowed Height: 3-4 stories
• Low- to mid-rise residential building
types (e.g. garden apartments)
• Commercial ground floor uses allowed
and encouraged, but not required
• Garages, tuck-under, or below grade
parking
• Applies to small- to moderate-sized
parcels
16 8
City of
Santa Clara
The Center of Wlers Possible
Corridor Residential - Low
Residential Density: 12-25
dwelling units/acre
Allowed Height: 2-3 stories
• Townhomes
• Transition to adjacent single-family
neighborhoods
• Applies to small, shallow parcels
Commercial ground floor uses
allowed, but not required
City of
Santa Clara
El Camino Real Specific Plan
Council Direction on New Land Use Plan
Legend Land Use Designation Commercial Overlay
City Boundary Landmarks Regional Commercial Mixed Use ........ Ground Floor Commercial
Plan Boundary Parks Corridor Mixed Use Required
Parceis Creeks Corridor Residential
Corridor Residential - Low
Public/Quasi-Public 18
18 9
City of
Santa Clara
he Control Robe
El Camino Real Specific Plan
Council Direction on Land Use Change Parcels
Legend Land Use Designation Residential Adjacency
Cily Boundary Landmarks Regional Commercial Mixed Use - Direclly abuls a single-family residential parcel Plan Boundary Parks Corridor Mixed Use - Across the street from a single-family residential parcel Parcels Creeks Corridor Residential Directly abuts or across the street from a multi-family residental parce
Recent/Pending Projects Corridor Residential - Low
Land Use Change Parcel Public/Quasi-Public 19
19 Specific Plan
City of
Revisions and Requested Feedback from Council Santa Clara The Center of What's Mossible
20 10
Chapter 4: Development Lame
and Design Standards
• Land Use Table of permitted
uses
• Development Standards
(density, heights, setbacks,
open space)
• Objective Design Standards
21 City of
Santa Clara
The Center of Wist? Passible
Chapter 4 Proposed Revisions
Key Changes
1. Added development and design standards for the new Corridor Residential - Low land use designation
2. Revised neighborhood transition standards for North side of ECR- 30-degree daylight plane
3. Minor revisions to development and objective design standards to align with recently adopted Zoning Code and best practices
4. Replaced site plan for Corridor Mixed Use (Morse Lane site) 22 22
11 City of
Santa Clara
Haterer ohole Possibl
Townhome Standards
Minimum Distance Between
Buildings:
When townhomes face each other
onto a landscaped central
path/open space there shall be a
minimum width of 30 feet
from building face to
building face. Balconies may
project up to five feet from either
building face into the central
path/open space. X
23 23
Smaller Scale
Building Types
Neighborhood
Varied
Roof Forms
Transition Strategies
• Daylight Plane
• Building setbacks
• Upper-story step backs Tree + Landscape
• Smaller scale/house-form Screening
building types and varied roof
lines
• To the extent feasible, orient
windows and balconies away
from existing homes
• Landscape buffers
24 12
City of
Santa Clara
The Center of Whats Posible
Landscape Screening Between Uses
A landscape buffer shall be
provided between residential and
mixed-use/nonresidential uses,
and between single-family uses
and multi-family uses containing
three or more units. Buffer areas
shall include a minimum 5-
mit wide plant tree pie with a
to 40 linear feet on center
25 Daylight Plane
• 30-Degrees on N side
of ECR
• 45-degrees on S side Minimum Interior Setback 30° setback plane measured at 6 ft above
Property Line grade from property line
26 13
City of
Santa Clara
The Center of What? Possible
Shadow Studies
Test Site - Morse Lane/ECR
HER EE
WE WHOE
MORSE EN to so feet
EL CAMINO REAL 27
27 City of
Santa Clara
Shadow Studies
EXISTING
March 20 - Spring Equinox - 2:00pm June 20 - Suminor Solstice - 2:00pm September 22 - Fall Equincx - 200pm December 21 - Wintor Solstice - 2:00pm 28 FUTURE
28 14
Shadow
Studies
June 20 - Summer Solstice - 2:00pm December 21 - Winter Solstice - 2:00pm City of
Santa Clara 29
The Center of Whats Politie
29 City of
Santa Clara
The Conter of What's Possible
Chapter 5: Transportation + Public Spaces
• Mobility Framework
• Proposed Bike Network
• Proposed Pedestrian Network
• Sidewalk and public realm
standards
• ROW Concept for ECR
• Parking and curbside
management
30 15
City of
Santa Clara
The Center of Whots Possibl
ECR Right-of-Way Concept
Existing
in sumi Sing Seemed
Condition
219
Future
31 City of
Santa Clara
The Corter of What's Possible
Recent Meetings and Engagement
• CAC Meeting - December 16, 2024
• Community Open House Workshop - Feb. 24, 2025
• Silicon Valley Chamber of Commerce - Mar. 25, 2025
• Community Meeting - April 2, 2025
• PC Study Session - June 11, 2025
• Social Media Posts (Facebook, Instagram, Nextdoor) - June 10 and June 22, 2025
32 32
16 Public Feedback
EI • Land Use
Camino • Concerns regarding vacant retail and current market conditions to implement the Plan
Real • Encourage active residential uses on ECR (e.g.,
Specific lobbies, community spaces)
• Questions regarding loss of original Plan residentia
Plan capacity (6,200 units in original Plan, 4,400 units under revised Plan)
"Mobility
• Appreciation for bike lanes and other multi-modal
• Concerns over loss of on-street parking
• San Tomas intersection needs safety improvements
City of • More reliable transit needed
Santa Clara 33
33 El Next Steps
Camino • Environmental Impact Report (EIR)
Real • Adoption Hearings - Fall 2025
Specific
Plan
City of
Santa Clara 34
The Cantee of isth Possible
34 17
Discussion
El Camino Real Specific Plan City of
Santa Clara
The Center of Whats Possible
35 City of
Santa Clara
Discussion Question
• Environmental analysis of original specific plan and revised plan Original SP
(3 zones, 6,200 units)
Revised SP
(4 zones, 4,400 units)
36 36
18 City Council
June 24, 2025
CATA CLARA CONTE Item #6 RTC 25-737
Study Session: Draft
Revisions to the El Camino
Real Specific Plan
1852
THE MISSION GIT Community Development Department
Afshan Hamid, Director
Lesley Xavier, Planning Manager
Alessandra Lundin, Raimi & Associates
37 19