City of Santa Clara
Meeting Minutes
Planning Commission
Draft
6:00 PM Hybrid Meeting
City Hall Council
Chambers/Virtual
1500 Warburton Avenue
Santa Clara, CA 95050
08/13/2025
The City of Santa Clara is conducting the Planning Commission Hearing meeting in a hybrid manner (in-person and method for the public to participate remotely) Via Zoom:
- https://santaclaraca.zoom.us/j/91729202898
- Webinar ID: 917 2920 2898 or
Phone: 1(669) 900-6833
How to Submit Written Public Comment Before Planning Commission Meeting:
1. By email to [email protected] by 12 p.m. the day of the meeting.
Those emails will be forwarded to the Planning Commission and will be uploaded to the Planning Commission Agenda as supplemental meeting material. Emails received after the 12 p.m. cutoff time up through the end of the meeting will form part of the meeting record.
Please identify the Agenda Item Number in the subject line of your email.
2. Use the eComment tab located on the City Council Agenda page https://santaclara.legistar.com/Calendar.aspx). eComments are directly sent to the iLegislate application used by staff, and become part of the public record. eComment closes 15 minutes before the start of a meeting. NOTE: eComments and Emails received as public comment will not be read aloud during the meeting.
Agendas, Staff Reports and some associated documents for Planning Commission items may be viewed on the Internet at https://santaclara.legistar.com/Calendar.aspx All public records relating to an open session item on this agenda, which are not exempt from disclosure pursuant to the California Public Records Act, that are distributed to a majority of the legislative body will be available for public inspection at the Office of the City Clerk at Santa Clara City Hall, 1500 Warburton Avenue, Santa Clara, CA 95050 at the same time that the public records are distributed or made available to the legislative body. Any draft contracts, ordinances and resolutions posted on the Internet site or distributed in advance of the Planning Commission meeting may not be the final documents approved by the Planning Commission. For the final document, you may contact the Office of the City Clerk at (408) 615-2220 or [email protected].
6:00 PM REGULAR MEETING
08/13/2025Planning Commission Meeting Minutes
Call to Order
Chair Crutchlow called the meeting to order at 6:04 p.m.
Pledge of Allegiance and Statement of Values
Secretary Cherukuru read the Statement of Values.
Roll Call
Commissioner Nancy A. Biagini, Commissioner Priya Cherukuru, Commissioner Qian Huang, Vice Chair Mario Bouza, Commissioner Lance Saleme, and Chair Eric Crutchlow
Present 6 -
Commissioner Yashraj BhatnagarAbsent 1 -
A motion was made by Commissioner Cherukuru, seconded by Commissioner Bouza to excuse Commissioner Bhatnagar.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
DECLARATION OF COMMISSION PROCEDURES
Secretary Cherukuru read the Declaration of Commission Procedures..
CONTINUANCES/EXCEPTIONS
CONSENT CALENDAR
A motion was made by Commissioner Biagini, seconded by Commissioner Cherukiru to approve items 1A and 1B.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
1.A 25-655 Planning Commission Meeting Minutes of May 21, 2025 Recommendation: Approve the Planning Commission Meeting Minutes of the May 21, 2025 Meeting.
08/13/2025Planning Commission Meeting Minutes
1.B 25-839 Planning Commission Meeting Minutes of June 11, 2025 Recommendation: Approve the Planning Commission Meeting Minutes of the June 11, 2025 Meeting.
1.C 25-717 Action to Adopt a Resolution to Deny the Modification to an Existing Conditional Use Permit (PLN24-00392) that Would Have Changed Existing Conditions of Approval (Conditions P6, P8, P19, P20) Concerning Solid Waste and Recycling Collection at the Existing Subaru Dealership Located at 3225 Stevens Creek Boulevard.
Recommendation: 1. Adopt a Resolution Denying the Modification of an Existing Conditional Use Permit that would have allowed solid waste and recycling to be collected from Cecil Avenue for the existing Subaru dealership.
Commissioner Huang asked to discuss this item and stated he felt denying the application was not right.
A motion was made by Commissioner Biagini, seconded by
Commission Bouza to approve Item 1C.
Aye: Commissioner Biagini, Commissioner Cherukuru, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
5 -
Nay: Commissioner Huang1 -
Excused: Commissioner Bhatnagar1 -
PUBLIC PRESENTATIONS
None.
PUBLIC HEARING
08/13/2025Planning Commission Meeting Minutes
2. 25-690 Public Hearing: Action on a Vesting Tentative Subdivision Map (PLN25-00225) for 11 Townhouses Located at 1530 and 1540 Pomeroy.
Recommendation: 1. Recommend that the City Council find that the proposed subdivision falls within the scope of the adopted CEQA Addendum prepared for the project and no further analysis is required.
2. Adopt a resolution recommending the City Council approve the Vesting Tentative Subdivision Map to merge the two parcels and create a one-lot subdivision for condominium purposes for 11 townhouses and common area at 1530/1540 Pomeroy Avenue, subject to findings and conditions of approval.
Senior Planner Nimisha Agrawal provided the staff presentation.
Commissioners inquired upon many aspects fo the project including tandem parking, input from neighbors, if there was an affordable housing component, state mandate for housing.
Applicant Omid Shakeri, Ridgecrest Group provided a presentation and outlined the history of the project.
Public Speakers
Manuel Vierra
A motion was made by Commissioner Cherukuru, seconded by Commissioner Biagini to close public hearing.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
A motion was made by Commissioner Biagini, seconded by
Commissioner Bouza to approve staff recommendation 1.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
A motion was made by Commissioner Cherukuru, seconded by Commissioner Biagini to approve staff recommendation 2.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
08/13/2025Planning Commission Meeting Minutes
3. 25-763 Public Hearing: Action on the Initial Study and Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, General Plan Amendment, Rezone, and Vesting Tentative Subdivision Map (PLN24-00267 and PLN24-00332) for the Property Located at 1400 Coleman Avenue to Allow the Development of 142 Townhouse Units and Associated On- and Off-Site Improvements
Recommendation: Alternatives: 1, 2, 3 and 4
1. Adopt a resolution recommending the City Council adopt the adopt the Mitigated Negative Declaration and the Mitigation Monitoring or Reporting Program for the proposed residential townhome project at 1400 Coleman Avenue.
2. Adopt a resolution recommending the City Council approve the General Plan amendment to change the land use designation from Regional Commercial to High Density Residential.
3. Adopt a resolution recommending the City Council approve a rezoning of the project site from Commercial Regional (CR) to High Density Residential (R4) subject to conditions of approval.
4. Adopt a resolution recommending City Council approve a Vesting Tentative Subdivision Map for condominium purposes, subject to conditions of approval.
Senior Planner Nimisha Agrawal provided the staff presentation.
Tyler Rogers, David J. Powers answered questions from
Commissioners. Commissioners inquired upon air quality at the site of the project, tribal consultations, if the project had been presented at a Station Area Task Force meeting, proximity to mass transit, aging in place features, etc.
Applicant Pamela Nieting, City Ventures provided a presentation and spoke regarding the project.
Public Speaker
Dylan Plane
A motion was made by Commissioner Biagini, seconded by
Commissioner Bouza to close public hearing.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Absent: Commissioner Bhatnagar1 -
A motion was made by Commissioner Biagini, seconded by
Commissioner Bouza to approve staff recommendation 1.
08/13/2025Planning Commission Meeting Minutes
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
A motion was made by Commissioner Biagini, seconded by
Commissioner Cruthclow to approve staff recommendation 2.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
A motion was made by Commissioner Cherukuru, seconded by Commissioner Biagini to approve staff recommendation 3.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
A motion was made by Commissioner Cherukuru, seconded by Commissioner Biagini to approve staff recommendation 4.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
08/13/2025Planning Commission Meeting Minutes
4. 25-784 Public Hearing: Action on a Variance (PLN24-00514) to Locate a Six-Foot Wrought Iron Fence Within the 10-Foot Street Side Setback and Within the 20-Foot Front Setback Proposed at 572 Woodhams Road (Continued from the May 21, 2025, Planning Commission Meeting)
Recommendation: Adopt a resolution denying the variance to locate a six-foot wrought iron fence within the required 10-foot street side setback and 20-foot front setback proposed at 572 Woodhams Road, subject to findings.
Meeting went into Recess at 8:04 p.m. and reconvened at 8:13 p.m.
Associate Planner Meha Patel provided the staff presentation.
Commissioners Huang and Crutchlow disclosed they had met with the property owners.Commissioners had questions regarding the old zoning code, and new zoning code and how it related to this item.
Applicants Thuyloan Nguyen and Aniraban Sengupta spoke.
A motion was made by Commissioner Cherukuru, seconded by Commissioner Biagini to close public comment.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
A motion was made by Commissioner Biagini, seconded by
Commissioner Cherukuru to approve staff recommendation.
Aye: Commissioner Biagini, Commissioner Cherukuru, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
5 -
Nay: Commissioner Huang1 -
Excused: Commissioner Bhatnagar1 -
08/13/2025Planning Commission Meeting Minutes
5. 25-826 PUBLIC HEARING: Action on a Conditional Use Permit (PLN24-00424) to Construct a Single-Sided Digital LED Billboard as Part of a Billboard Relocation Agreement and a Minor Modification to Reduce the Required 1,500 Linear Feet Distance from Another Electronic Digital Display Message Sign, and Recommendation to the City Council to Approve Adoption of the Billboard Relocation Agreement, Located at 1700 Duane Avenue (Continued from June 11, 2025, Planning Commission Meeting).
Recommendation: 1) Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 (Class 3 - “New Construction or Conversion of Small Structures”).
2) Adopt a resolution approving a Conditional Use Permit to allow for construction a single-sided digital LED billboard as part of a Billboard Relocation Agreement, located at 1700 Duane Avenue, subject to findings and conditions of approval.
3) Adopt a resolution approving a minor modification to reduce the required 1,500 linear feet distance from another electronic digital display message sign, located at 1700 Duane Avenue, subject to findings and conditions of approval.
4) Recommend to the City Council approval of the Billboard Relocation Agreement.
Associate Planner Meha Patel provided the staff presentation.
Applicant Steve Abrams, Abrams Associates and Cameron Hall, Outfront Media spoke.
Commissioners inquired on various aspects of the traffic accident data study reports provided.
Chair Crutchlow requested that his comments be provided in the minutes as follows: The safety case is reasonably strong but not definitive. The available research does not support claims that properly regulated digital billboards significantly increase crash risk. The studies most often cited by opponents have acknowledged limitation and inconclusive results.
However, the absence of proof of harm is not the same as proof of safety.
A motion was made by Commissioner Biagini, seconded by
Commissioner Crutchlow to close public hearing.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
A motion was made by Commissioner Bouza, seconded by
Commissioner Biagini to approve staff recommendation 1.
08/13/2025Planning Commission Meeting Minutes
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
A motion was made by Commissioner Bouza, seconded by
Commissioner Biagini to approve staff recommendation 2.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, and Commissioner Saleme
5 -
Excused: Commissioner Bhatnagar1 -
Abstained: Chair Crutchlow1 -
A motion was made by Commissioner Bouza, seconded by
Commissioner Biagini to approve staff recommendation 3.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, and Commissioner Saleme
5 -
Excused: Commissioner Bhatnagar1 -
Abstained: Chair Crutchlow1 -
A motion was made by Commissioner Bouza, seconded by
Commissioner Biagini to approve staff recommendation 4.
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, and Commissioner Saleme
5 -
Excused: Commissioner Bhatnagar1 -
Abstained: Chair Crutchlow1 -
REPORTS OF COMMISSION/BOARD LIAISON AND COMMITTEE:
1. Announcements/Other Items
Planning Manager Lesley Xavier provided updates.
Commissioner Cherukuru requested that the Planning Commission purchase a table at the 2026 Joint Venture Silicon Valley State of the Valley Event when ticket sales are available in early 2026..
08/13/2025Planning Commission Meeting Minutes
2. Commissioner Travel and Training Reports, Requests to attend Trainings Staff Aide II Elizabeth Elliott provided updates on the upcoming California APA Conference taking place in Monterey September 29 to October 1, 2025. Commissioners Huang and Crutchlow have been registered to attend.
DIRECTOR OF COMMUNITY DEVELOPMENT REPORTS:
1. Planning Commission Budget Update
Staff Aide II Elizabeth Elliott provided budget updates.
2. Upcoming Agenda Items
Planning Manager Lesley Xavier provided updates.
3. City Council Actions
Planning Manager Lesley Xavier provided updates.
ADJOURNMENT:
The meeting adjourned at 10:20 p.m. The next regular meeting is September 10, 2025/
Aye: Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Commissioner Saleme, and Chair Crutchlow
6 -
Excused: Commissioner Bhatnagar1 -
08/13/2025Planning Commission Meeting Minutes
The time limit within which to commence any lawsuit or legal challenge to any quasi-adjudicative decision made by the City is governed by Section 1094.6 of the Code of Civil Procedure, unless a shorter limitation period is specified by any other provision. Under Section 1094.6, any lawsuit or legal challenge to any quasi-adjudicative decision made by the City must be filed no later than the 90th day following the date on which such decision becomes final. Any lawsuit or legal challenge, which is not filed within that 90-day period, will be barred. If a person wishes to challenge the nature of the above section in court, they may be limited to raising only those issues they or someone else raised at the meeting described in this notice, or in written correspondence delivered to the City of Santa Clara, at or prior to the meeting. In addition, judicial challenge may be limited or barred where the interested party has not sought and exhausted all available administrative remedies.
STREAMING SERVICES: As always, the public may view the meetings on SantaClaraCA.gov, Santa Clara City Television (Comcast cable channel 15), or the livestream on the City’s YouTube channel or Facebook page.
Note: The public cannot participate in the meeting through these livestreaming methods; livestreaming capabilities may be disrupted at times, viewers may always view and participate in meetings in-person and via Zoom as noted on the agenda.
If a member of the public submits a speaker card for any agenda items, their name will appear in the Minutes. If no speaker card is submitted, the Minutes will reflect "Public Speaker." In accordance with the requirements of Title II of the Americans with Disabilities Act of 1990 ("ADA"), the City of Santa Clara will not discriminate against qualified individuals with disabilities on the basis of disability in its services, programs, or activities, and will ensure that all existing facilities will be made accessible to the maximum extent feasible. The City of Santa Clara will generally, upon request, provide appropriate aids and services leading to effective communication for qualified persons with disabilities including those with speech, hearing, or vision impairments so they can participate equally in the City’s programs, services, and activities.
The City of Santa Clara will make all reasonable modifications to policies and programs to ensure that people with disabilities have an equal opportunity to enjoy all of its programs, services, and activities.
Agendas and other written materials distributed during a public meeting that are public record will be made available by the City in an appropriate alternative format. Contact the City Clerk’s Office at 1 408-615-2220 with your request for an alternative format copy of the agenda or other written materials.
Individuals who require an auxiliary aid or service for effective communication, or any other disability-related modification of policies or procedures, or other accommodation, in order to participate in a program, service, or activity of the City of Santa Clara, should contact the City’s ADA Coordinator at 408-615-3000 as soon as possible but no later than 48 hours before the scheduled event.