Resolution/1400 Coleman Avenue- Vesting Tentative Subdivision Map Page 1 of 5 Rev: 7/27/2023
RESOLUTION NO. 25-9492
A RESOLUTION OF THE CITY OF SANTA CLARA, CALIFORNIA,
TO APPROVE A VESTING TENTATIVE SUBDIVISION MAP FOR
CONDOMINIUM PURPOSES FOR THE PROPOSED
RESIDENTIAL PROJECT LOCATED AT 1400 COLEMAN
AVENUE, SANTA CLARA
PLN24-00267 (General Plan Amendment and Rezone)
PLN24-00332 (Vesting Tentative Subdivision Map)
Initial Study/Mitigated Negative Declaration (IS/MND) (SCH # 2025070609)
WHEREAS, on May 28 , 2024, City Ventures (“Applicant”), on behalf of Grant Associates LP (“Owner”) filed a development application for the 3.8-acre site located at 1400 Coleman Avenue (APN:230-05-021), which is developed with a two-story office building, a one-story light industrial building, and a surface parking lot (“Project Site”);
WHEREAS, the Applicant proposes a General Plan amendment to change the land use designation from Regional Commercial to High Density Residential; a rezone of the property from Commercial Regional (CR) to High Density Residential (R4) ; and a Vesting Tentative Subdivision Map application to allow the construction of 142 townhouse units in thirteen residential buildings, associated on- and off-site improvements (“Project”); as shown on the attached Development Plans and Vesting Tentative Subdivision Map, incorporated herein by this reference; WHEREAS, pursuant to Section 17.05.210 of the Code of the City of Santa Clara (“SCCC”), a Tentative Subdivision Map shall be required for all divisions of land into five or more parcels; WHEREAS, consistent with the proposed uses under the development plan, the proposal includes the division of the site for condominium purposes for up to 142 for-sale townhouses, as shown on the proposed Vesting Tentative Subdivision Map, attached hereto and incorporated herein by this reference;
WHEREAS, on July 1, 2025, the Subdivision Committee determined that the application was cleared and that the Vesting Tentative Subdivision Map be reviewed by the Planning Commission and the City Council in conformance with Section 17.05.300 of the SCCC as a Vesting Tentative Subdivision Map along with the Project;
Resolution/1400 Coleman Avenue- Vesting Tentative Subdivision Map Page 2 of 5 Rev: 7/27/2023
WHEREAS, the City, as Lead Agency, in tandem with Consultant ‘David J. Powers’ prepared an Initial Study (“IS”) and a Mitigated Negative Declaration for the proposed project in accordance with the California Environmental Quality Act (“CEQA”) and was circulated for 20-day review to public agencies which have jurisdiction by law with respect to the Project, as well as to other interested persons and agencies, and sought the comments of such persons and agencies beginning on July 11, 2025 and concluding on July 31, 2025 (“Comment Period”); WHEREAS, a Mitigation Monitoring and Reporting Program (“MMRP”) has been prepared for implementation with Project development to reduce potentially significant impacts identified in the Initial Study to less than significant;
WHEREAS, the City through consultant ‘David J. Powers’ prepared written responses to the comments received during the Comment Period and included these responses on the project’s CEQA page;
WHEREAS, on August 13, 2025, the Planning Commission held a duly noticed public hearing , at the conclusion of which, the Planning Commission voted to recommend approval (6-0-1) of the Mitigated Negative Declaration, the Mitigation Monitoring and Reporting Program, General Plan Amendment, Rezoning and the Tentative Subdivision Map; WHEREAS, on September 10, 2025, a notice of the public hearing on the proposed General Plan Amendment was published in the Santa Clara Weekly, for the City Council Hearing to be conducted on September 23, 2025;
WHEREAS, on September 11, 2025, the notice of public hearing for the September 23, 2025, City Council Hearing for this item was mailed to property owners within a 1,000-foot radius of the Project Site boundaries;
WHEREAS, pursuant to SCCC Section 18.146.020, on August 12, 2025, notices of the public hearing of September 23, 2025, were posted at City Hall, the Central Park Library, the Mission Branch Library, the Northside Branch Library, and on the City’s website; and //
Resolution/1400 Coleman Avenue- Vesting Tentative Subdivision Map Page 3 of 5 Rev: 7/27/2023
WHEREAS, on September 23, 2025, the City Council held a duly noticed public hearing to consider the Project, the MND, the MMRP, and all pertinent information in the record during which the City Council invited and considered any and all verbal and written testimony and evidence offered in favor of and in opposition to the Project.
NOW THEREFORE, BE IT RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:
1. That the City Council hereby finds that the above Recitals are true and correct and by this reference makes them a part hereof.
2. Vesting Tentative Subdivision Map Findings. Pursuant to California Government Code Sections 66426 and 66428 and SCCC Section 17.05.300(h), the City Council finds and determines that:
A. The Vesting Tentative Subdivision Map is consistent with the objectives, policies, general land use and programs specified in the City’s General Plan in that the proposed Vesting Tentative Subdivision Map is to subdivide the parcel for condominium purposes to allow the residential development with 142 townhouses, and on - and off-site improvements.
B. The design and improvements of the proposed subdivision are consistent with the City’s General Plan in that the Vesting Tentative Subdivision Map would facilitate development of housing stock and construction of ownership housing opportunities for the community ; and furthermore redevelop an underutilized property (Policy 5.3.1-P8), provide adequate landscaping and replace trees at a 2:1 ratio (Policy 5.3.1-P10), include sidewalks (Policy 5.3.1-P16), and provide a design that is compatible with and sensitive to neighboring residential development (Policy 5.3.1 -P29).
C. The site is physically suitable for the proposed type of development in that the Project is designed to provide high quality housing consistent with existing and planned development in the surrounding area.
D. The site is physically suitable for the proposed type of development in that the Project is in an urbanized area and is designed to provide high quality housing consistent with existing and planned development in the surrounding area.
Resolution/1400 Coleman Avenue- Vesting Tentative Subdivision Map Page 4 of 5 Rev: 7/27/2023
E. The design of the subdivision and type of improvements are not likely to cause serious health problems in that the impacts of the proposed residential subdivision have been analyzed in the Initial Study, and with mitigation, most impacts related to health were determined to be less than significant.
F. The design of the subdivision and type of improvements are not likely to cause substantial environmental damage and will not substantially or unavoidably injure fish or wildlife or their habitat in that the Project Site is located in an urbanized setting, on a previously developed site, and includes mitigation measures, as identified in the Mitigated Negative Declaration (MND) and MMRP, that reduce impacts to wildlife and their habitat to less than significant levels.
G. The design of the subdivision and type of improvements will not conflict with easements acquired by the public at large or use of property within the proposed subdivision in that, the Project is designed to avoid encroachments and conflicts with public easements in the site design.
H. The Vesting Tentative Subdivision Map provides, to the extent feasible, for future passive or natural heating or cooling opportunities, in that it would allow flexibility in the development standards to maximize the benefits of green building standards for site and building design. //
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3. Based on the findings set forth in this Resolution and the evidence in the Staff Report, the MND, the MMRP, and such other evidence as received at the public hearings on this matter before the City Council, the City Council hereby approves the Vesting Tentative Subdivision Map, substantially in the form on file as shown in the attached Vesting Tentative Subdivision Map and Conditions of Vesting Tentative Subdivision Map Approval, incorporated herein by this reference.
4. Effective date. This resolution shall become effective immediately.
I HEREBY CERTIFY THE FOREGOING TO BE A TRUE COPY OF A RESOLUTION PASSED
AND ADOPTED BY THE CITY OF SANTA CLARA, CALIFORNIA, AT A REGULAR MEETING THEREOF HELD ON THE 23RD DAY OF SEPTEMBER, 2025, BY THE FOLLOWING VOTE:
AYES: COUNCILORS :
NOES: COUNCILORS:
ABSENT: COUNCILORS:
ABSTAINED: COUNCILORS:
Attachments incorporated by reference:
1. Vesting Tentative Subdivision Map
Chahal, Cox, Gonzalez, Hardy, Jain, and Park, and
Mayor Gillmor
None
None
None
ATTEST:4 ·~1 ~::::!i!:::!~~~~~ L....:::.+ --
ORA PIMENTEL, M C
ASSISTANT CITY CLERK
CITY OF SANTA CLARA
2. Conditions of Vesting Tentative Subdivision Map Approval Resolution/1400 Coleman Avenue- Vesting Tentative Subdivision Map Rev: 7/27/2023
COLEMAN AVENUE
LOT 2
0.8728± ACRES
SEE NOTE 10
LOT 1
2.9131± ACRES
BROKAW ROAD
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
COLEMAN VILLAGE
CITY VENTURES
1400 COLEMAN AVE.
SANTA CLARA, CALIFORNIA 95050
05.07.2025
A23161-1
VESTING TENTATIVE MAP
TM-3.1
1. THIS VESTING TENTATIVE MAP IS BEING FILED IN
ACCORDANCE WITH THE SUBDIVISION MAP ACT ARTICLE 2,
SECTION 66452 AND CHAPTER 4.5, AS APPLICABLE. ALL
DIMENSIONS AND AREAS SHOWN HEREON ARE
APPROXIMATELY ONLY AND SUBJECT TO CHANGE.
2. THE TOTAL AREA SHOWN WITHIN THE DISTINCTIVE
BORDER IS APPROXIMATELY 3.7859± ACRES. ALL
PROPOSED DISTANCES AND BEARINGS SHOWN SHOWN
ARE APPROXIMATE AND WILL BE FINALIZED AT THE PARCEL
MAP STAGE.
3. THIS SUBDIVISION SHALL CONFORM TO THE STREET TREE
PLAN OF THE CITY OF SANTA CLARA.
4. NON-BUILDABLE AREAS WILL BE DESIGNATED AS COMMON
AREA TO PROVIDE EASEMENTS FOR PRIVATE INGRESS AND
EGRESS, EMERGENCY VEHICLE ACCESS, SHARED UTILITIES,
PRIVATE DRAINAGE AND RELATED REQUIREMENTS.
5. ADDITIONAL PRIVATE EASEMENT NEEDS MAY BE
IDENTIFIED IN FURTHER STAGES OF DESIGN, AND WILL BE
RECORDED THROUGH SEPARATE INSTRUMENTS. ALL
EXISTING EASEMENTS ON-SITE ARE TO BE QUITCLAIMED
OR VACATED, UNLESS NOTED OTHERWISE.
6. COVENANTS, CONDITIONS & RESTRICTIONS (CC&R's) WILL
BE PREPARED TO FACILITATE AND MANAGE THE
OPERATIONS, MAINTENANCE AND RELATED FUNCTIONS OF
THE COMMON AREAS.
7. NO GEOTECHNICAL REPORT HAS BEEN PREPARED FOR THIS
DEVELOPMENT.
8. LOT 1 SHALL BE DEDICATED FOR CONDOMINIUM
PURPOSES.
9. UNDERGROUND ELECTRICAL EASEMENT FOR THE BENEFIT
OF SILICON VALLEY POWER WILL BE DEDICATED ALONG
PORTIONS OF JOINT TRENCH THAT INCLUDE ELECTRICAL
CONDUIT. SEE PLANS FOR TARRAR FOR DRY UTILITY
LAYOUT.
10. LOT 2 TO BE RESERVED FOR PRIVATE STREETS,
EMERGENCY VEHICLE ACCESS EASEMENT (E.V.A.E.),
PUBLIC ACCESS EASEMENT (P.A.E.). PRIVATE PARKING
EASEMENT.
SUBDIVISION NOTES
ADJACENT PROPERTY LINE
DISTINCTIVE BORDER
STREET CENTERLINE OR MONUMENT LINE
EXISTING EASEMENT LINE
SUBDIVISION LEGEND
PROPOSED EASEMENT LINE
PROPOSED LOT LINE
________________________________________________________________________________ City Council Hearing Page 1 of 11
September 23, 2025
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Complete / Cleared
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CONDITIONS OF VESTING TENTATIVE SUBDIVISION MAP APPROVAL
PLN24-00267 and PLN24-00332 1400 Coleman Avenue
APNs: 230-05-021
Deemed Complete / Cleared
Project Description: Vesting Tentative Subdivision Map for a two-lot subdivision (PLN24-00332) for the Property Located at 1400 Coleman Avenue to Allow the Development of 142 Townhome Units and Associated On- and Off-Site Improvements. Project also involves a General Plan Amendment and Rezone (PLN24- 00267).
GENERAL
G1. Subdivision Expiration. This subdivision shall automatically be revoked and terminated if not used within two years of original grant or within the period of any authorized extension thereof. The date of granting this subdivision is the date this subdivision is approved by the Decision- making body and the appeal period has exhausted. The expiration date is __TBD______.
G2. Conformance with Plans. The lot design on the subdivision map shall be designed in conformance with the subdivision map, as approved by the decision-making body.
G3. Conditions of Plans. All conditions of approval for this subdivision shall be reprinted and included within the first three sheets of the subdivision map sets submitted for review and approval. At all times these conditions of approval shall be on all grading and construction plans kept on the project site.
G4. Necessary Relocation of Public Facility. If relocation of an existing public facility becomes necessary due to a conflict with the developer's new improvements, then the cost of said relocation shall be borne by the developer.
G5. Indemnify and Hold Harmless. The owner or designee agrees to defend and indemnify and hold City, its officers, agents, employees, officials and representatives free and harmless from and against any and all claims, losses, damages, attorney’s fees, injuries, costs, and liabilities fr om any suit for damages or for equitable or injunctive relief which is filed by a third party against the City by reason of its approval of owner or designee’s project.
G6. Code Compliance. The construction permit application drawings submitted to the Santa Clara Building Division shall include an overall California Building Code analysis; proposed use and occupancy of all spaces (CBC Ch. 3), all building heights and areas (CBC Ch. 5), all proposed types of construction (CBC Ch. 6), all proposed fire and smoke protection features, including all types of all fire rated penetrations proposed (CBC Ch. 7), all proposed interior finishes fire resistance (CBC Ch. 8), all fire protec tion systems proposed (CBC Ch. 9), and all means of egress proposed (CBC Ch. 10). Noncombustable exterior wall, floor, and roof finishes are strongly encouraged. a. During construction retaining a single company to install all fire related penetrations is highly recommended.
b. The grade level lobbies shall be minimum 1-hour rated all sides and above. c. All stair shafts shall be minimum 1-hour rated.
d. All elevator shafts shall be minimum 1-hour rated.
e. All trash chute shafts shall be minimum 1-hour rated. f. Recommendation: provide minimum two trash chutes; one for recyclables, one for trash, each trash chute to be routed down to a grade level trash collection room. g. Any trash rooms shall be minimum 1-hour rated all sides and above.
________________________________________________________________________________ City Council Hearing Page 2 of 11
September 23, 2025
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G7. Building Codes as Amended. See Title 15 of the Santa Clara City Code for any amendments to the California Building Codes.
G8. Reach Codes. This project is subject to the provisions of the City of Santa Clara 2022 Reach Code, effective January 2022. See Ordinance No. 2034 and/or Title 15 of the Santa Clara City Code. a. Chapter 15.38 – Green Building Code for additional Electric Vehicle Charging requirements for new construction.
G9. Comply with all applicable codes, regulations, ordinances and resolutions.
COMMUNITY DEVELOPMENT – PLANNING DIVISION
DESIGN / PERFORMANCE– PRIOR TO BUILDING PERMIT ISSUANCE P1. The project shall comply with the Conditions of Architectural approval (PLN24-00568) and the mitigation measures identified in the CEQA Addendum prepared for the project.
P2. Developer shall prepare and submit Covenant, Conditions and Restrictions (CC&R’s) to the City for review and approval. The approved CC&Rs are to be recorded prior to the issuance of building permits and a copy is provided to the Planning Department.
OPERATIONAL CONDITIONS
P3. Landscaping Installation & Maintenance. The owner or designee shall ensure that the landscaping installed and accepted with this project shall be maintained on the site as per the approved plans. Any alteration or modification to the landscaping shall not be permitted unless otherwise approved by the Director of Community Development.
P4. Landscape Water Conservation. The owner or designee shall ensure that landscaping installation meets City water conservation criteria in a manner acceptable to the Director of Community Development.
P5. Landscaping. The owner or designee shall maintain the front yard landscaping between the house and sidewalk. New landscape areas of 500 square feet or more or rehabilitated landscape of 2,500 square feet or more shall conform to the California Department of Water Efficient Landscape Ordinance.
PUBLIC WORKS DEPARTMENT - ENGINEERING
DESIGN—PRIOR TO BUILDING PERMIT ISSUANCE
E1. Site Clearance. Obtain site clearance through Public Works Department prior to issuance of Building Permit. Site clearance will require payment of applicable development fees. Other requirements may be identified for compliance during the site clearance process. Contact Public Works Department at (408) 615-3000 for further information.
E2. Subdivision Map. After City Council approval of the Tentative Map, submit the Subdivision Map, prepared by a Licensed Land Surveyor or a Registered Civil Engineer with Land Surveyor privileges to the Engineering Department. The submittal shall include a title report, clos ure calculations, and all appropriate fees.
E3. Easement. Obtain Council approval of a resolution ordering vacation of existing public easement(s) proposed to be abandoned, if any, through Public Works Department, and pay all appropriate fees, prior to start of construction.
DURING CONSTRUCTION
E4. Encroachment Permit. All work within the public right -of-way and/or public easement, which is to be performed by the Developer/Owner, the general contractor, and all subcontractors shall be submitted within a Single Encroachment Permit to be reviewed and issued by the City Public Works Department.
Issuance of the Encroachment Permit and payment of all appropriate fees shall be completed prior to ________________________________________________________________________________ City Council Hearing Page 3 of 11
September 23, 2025
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commencement of work, and all work under the permit shall be completed prior to issuance of occupancy permit.
E5. Encroachment Permit. Submit public improvement/encroachment permit plans prepared in accordance with City Public Works Department procedures which provide for the installation of public improvements directly to the Public Works Department. Plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to approval and recordation of final map and/or issuance of building permits.
E6. Encroachment Permit. Existing non-standard or non- ADA compliant frontage improvements shall be replaced with current City standard frontage improvements as directed by the City Engineer or his designee.
E7. Encroachment Permit. Damaged curb, gutter, and sidewalk within the public right -of-way along property’s frontage shall be repaired or replaced (to the nearest score mark) in a manner acceptable to the City Engineer or his designee. The extents of said repair or replacement within the property frontage shall be at the discretion of the City Engineer or his designee.
E8. Encroachment Permit. Existing streetlights shall be clear of proposed sidewalk, developer shall relocate as necessary.
E9. Easement. Dedicate required on-site easements for any new public utilities, and/or emergency vehicle access by means of subdivision map or approved instrument at time of development.
E10. Easement. Dedicate sidewalk easements along the project frontage where public sidewalks extend into private property. Sidewalk easements are to be 1’ behind proposed back of walk where there is landscaping behind sidewalk. Sidewalk easement where hardscape is behind sidewalk is to be at back- of-walk. Cold joint is required between public sidewalk and private hardscape.
E11. Agreement. If requested, owner or designee shall prepare and submit for City approval a maintenance plan for all sidewalk, curb and gutter, landscaping and irrigation system improvements installed within the public right -of-way prior to encroachment permit issuance. Such plan shall include at a minimum, maintenance requirements for trees and shrubs, in acknowledgement of developer’s/property owner’s obligation under Chapter 12.30 and 17.15.
STREETS DIVISION
Right of Way Landscape
DESIGN / PERFORMANCE -- PRIOR TO ISSUANCE OF BUILDING PERMIT L1. Tree Preservations Specifications. Include City of Santa Clara Tree Preservation /City Arborist specifications on all improvement plans.
L2. Mature Trees. Identify existing mature trees to be maintained. Prepare a tree protection plans for review and approval by the City prior to any demolition, grading or other earthwork in the vicinity of existing trees on the site.
L3. Tree Replacement. 2:1 tree replacement ratio required for all trees removed from the right-of-way.
DURING CONSTRUCTION OR OPERATION
L4. No Public Root Cutting. No cutting of any part of public, including roots, shall be done without securing prior approval of the City Arborist. Tree trimming/removal shall be done in accordance to the City of Santa Clara Tree Preservation/City Arborist specifications and with direct supervision of a certified arborist (Certification of International Society of Arboriculture).
PRIOR TO FINAL OF BUILDING PERMIT
L5. In Lieu Fee. If 2:1 replacement ratio cannot be met for removal of right of way landscape trees, tree planting fee must be paid prior to building permit final. ________________________________________________________________________________ City Council Hearing Page 4 of 11
September 23, 2025
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Solid Waste
DESIGN / PERFORMANCE -- PRIOR TO ISSUANCE OF BUILDING PERMIT SW1. Post-Construction Solid Waste Generation Estimation and Collection Form. The applicant shall complete and provide the Post -Construction Solid Waste Generation Estimation and Collection Form, which includes the estimation of trash and recycling materials generated from the project. Use the City’s Solid Waste Guidelines for New and Redevelopment Projects as specified by the development type.
Contact the Public Works Department at [email protected] or (408) 615-3080 for more information.
SW2. Site Plan. The applicant shall provide a site plan showing all proposed locations of solid waste containers, chutes, compactors, trash enclosures and trash staging areas. The site plan shall show the route or access for trash and recycling collectors (trucks) including vertical clearance, turning radius and street/alley widths. All plans shall comply with the City’s Solid Waste Guidelines. Solid metal roof, gates and a trench drain shall be installed within the trash enclosure and connected to the on-site sewer system.
SW3. Construction Waste Diversion. For projects that involve construction, demolition or renovation of 5,000 square feet or more, the applicant shall comply with City Code Section 8.25.285 and recycle or divert at least sixty five percent (65%) of materials generated for discard by the project during demolition and construction activities. No building, demolition, or site development permit shall be issued unless and until applicant has submitted a construction and demolition debris materials check-off list. Applicant shall create a Waste Management Plan and submit, for approval, a Construction and Demolition Debris Recycling Report through the City’s online tracking tool at http://santaclara.wastetracking.com/.
SW4. Authorized Service Haulers. This project is subject to the City’s Accumulation, Transportation and Disposal of Solid Waste Ordinance (Chapter 8.25 of the Municipal Codes), which requires the handling and disposal of waste by authorized service haulers. Insert the General Notes for t he Construction & Demolition (C&D) Waste Management into construction plans in accordance with the City’s municipal codes prior to the issuance of a Building or Grading permit. Provide the Green Halo waste online tracking number to Building staff prior to the issuance of a demolition or building permit.
SW5. Exclusive Franchise Hauling Area. Project applicant shall contact the Public Works Department, Street Maintenance Division at (408) 615-3080 to verify if the property falls within the City’s exclusive franchise hauling area. If so, the applicant is required to use the City’s exclusive franchise hauler and rate structure for any hired debris boxes. Prior to the issuance of a Public Works clearance, the project applicant shall complete and sign the Construction and Demolition (C&D) / Waste Management Rules and Regulations Form.
DURING CONSTRUCTION OR OPERATION
SW6. Waste Generation Tracking. Applicant to track all waste generated and upload debris tags to GreenHalo for City staff review.
PRIOR TO FINAL OF BUILDING PERMIT
SW7. Weight Tickets. Prior to obtaining a Temporary or Final Certificate of Occupancy for a building, individual weight tickets for all materials generated for discard or reuse related to that building during demolition and construction activities shall be uploaded to Green Halo and submitted for review and approval by Environmental Services. At a minimum two (2) weeks review time is required.
SILICON VALLEY POWER
DESIGN/PERFORMANCE – PRIOR TO BUILDING PERMIT ISSUANCE
SVP1. Initial Information: Applicant shall provide a site plan showing all existing utilities, structures, easements, and trees. The applicant shall also include a detailed panel schedule showing all current and proposed electric loads.
________________________________________________________________________________ City Council Hearing Page 5 of 11
September 23, 2025
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SVP2. SVP Developers Work Drawing: Applicant shall have a developers work drawing created for the site by either an SVP estimator or through the applicant design process. All SVP standards and clearance requirements as defined in the General Section of the COA’s must be met, or variance approvals must be granted by SVP. The developers’ work drawing shall include but is not limited to: SVP substructure for primary, low voltage, streetlight, and fiber facilities. SVP facilities may extend off-site to the nearest utility connection point to tie-in with existing infrastructure as deemed necessary by SVP.
SVP3. Encroachment Permit: Prior to issuance of Building Permits, the applicant shall submit an encroachment permit application with an approved SVP Developers Work Drawing for construction of electric utilities that comply with the latest edition of SVP Standards and Rules and Regulations, Electric Notes, and Electric Standard Details and Specifications SVP4. Applicants Switchgear: All applicant main switchgear with SVP meters must meet EUSERC standards and be approved by SVP’s meter shop prior to ordering. Switchgear for 12KV gear must have batteries sized for 4 hours of operation, no capacitive tripping, and 2 sets of relays, CTs, & PTs for each main. All double ended switchgear with a tie breaker, must include a kirk-key interlock scheme and an SVP provided warning label for the operation of the main tiebreaker.
SVP5. AMI/Fiber Building Requirements: All projects implementing high rise metering and multi-floor infrastructure requirements shall meet the requirements outlined in UG 0250 & FO1901.
DURING CONSTRUCTION -- PRIOR TO OCCUPANCY
SVP6. Easements: Prior to the City’s issuance of Building or Grading Permits, the applicant shall provide a dedicated underground electric utility easement (U.G.E.E) around the electric onsite facilities (Not a P.U.E). The electric utility easement shall be a minimum of 10 feet wide around conduit and 5’ minimum around equipment and vault/manhole pads. Additionally, the applicant shall submit plans defining existing easements so Electric Division can verify if there are any conflicts with new proposed easements or improvements. The Applicant shall grant to the City, without cost, all easements and/or right of way necessary for serving the property of the Applicant and for the installation of utilities (Santa Clara City Code chapter 17.15.110).
SVP7. Coordination Study: For any services taken at 12KV, a coordination study will need to be conducted by the applicant prior to energizing the service.
SVP8. Applicants Switchgear: Applicants’ switchgear will be inspected on site by SVP to ensure compliance with approved switchgear drawings. Electric meters and main disconnects shall be installed per Silicon Valley Power Standard MS-G7, Rev. 2.
SVP9. Electric Facilities: Prior to the City's issuance of Occupancy, the applicant shall construct all electric utilities per the approved SVP Developers Work Drawing. SVP will inspect all electric utility installations and all other improvements encroaching on electric facilities.
SVP10. Municipal Fee’s: Prior to electric service energization, all applicable fees per the City of Santa Clara’s Municipal Fee Schedule shall be paid by the applicant.
SVP11. Costs & Expenses: Unless expressly stated otherwise or covered by a fee to be paid by the applicant, applicant shall be responsible for all costs and expenses associated with fulfilling these conditions of approval.
OPERATIONAL CONDITIONS – AFTER BUILDING CERTIFICATION OF OCCUPANY
SVP12. Access: SVP will require 24-hour unobstructed access to all SVP equipment which includes:
manholes, transformers, vaults, switches, meters, indoor electrical rooms with SVP owned equipment etc.
________________________________________________________________________________ City Council Hearing Page 6 of 11
September 23, 2025
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GENERAL
SVP13. Applicant Design Process: available to Applicants to expedite distribution electric substructure design.
SVP14. SVP Rules and Regulations: Applicant shall comply with all applicable SVP rules, regulations, standards, guidelines, and requirements, as may be amended from time to time.
SVP15. SVP Equipment Clearances:
a. Access Doors: Ten (10) foot minimum clearance in front of equipment access doors. b. Pad Sides: Five (5) foot minimum clearance from pad on sides without access doors. c. Truck Access: Eighteen (18) foot minimum width on one side of the equipment pad for truck access.
d. Barrier pipes: (on sides accessible to vehicles)
i. Thirty (30) inches from equipment sides.
ii. Forty-Eight (48) inches in front of access doors. (use removable bollards) SVP16. SVP Conduit Clearances:
a. Longitudinal: Five (5) foot minimum between new conduits/piping and existing/proposed SVP conduits.
b. Vertical: Twelve (12) inch minimum between new conduit/pipes perpendicular to existing SVP conduits.
c. Poles/Posts: Three (3) foot six (6) inches clearance required from poles (electrolier, guy stub, service clearance, self-supporting steel, and light poles), except for riser conduits. This is reduced to a three (3) foot minimum for posts (signposts, barrier pipes, bollards, fence posts, and other similar posts).
d. Structures: Five (5) foot minimum is required from walls, footings, retaining walls, landscape planter, or similar permanent structures.
e. Subsurface Facilities: Five (5) foot minimum from new splice boxes, pull boxes, manholes, vaults, or similar subsurface facilities.
f. Fire Hydrant: Five (5) foot minimum from fire hydrant thrust block. (Extends 5 feet on either side of the hydrant in line with the radial water pipe connected to the hydrant).
SVP17. SVP Vault/Manhole Clearances:
SVP18. Ten (10) foot minimum between adjacent Vaults or Manholes.
SVP19. Three (3) foot minimum from face of curb. (bollards required for vaults).
SVP20. SVP Guy Anchor Clearances: Five (5) foot minimum clearance is required between the center of anchor line and any excavation area.
SVP21. Tree Clearances:
a. Conduits: Five (5) foot minimum to tree root barrier or other subsurface wall or structure. b. Equipment: Five (5) foot minimum to tree root barrier. The tree canopy drip line cannot be over the SVP equipment.
c. Subsurface Facilities: Five (5) foot minimum to any electric department facilities. Any existing trees in conflict will have to be removed.
d. Easements: No trees shall be planted in SVP’s U.G.E.E or P.U.E’s.
SVP22. Transformer & Switch Placement: these devices and pads may only be located outdoors.
Clearances to buildings are defined in UG1225. All projects are to assume mineral oil fluid, unless otherwise approved by SVP.
________________________________________________________________________________ City Council Hearing Page 7 of 11
September 23, 2025
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SVP23. SVP Standards. Applicant shall comply with the following SVP standards (as may be amended or supplemented).
a. UG1000 - Installation of Underground Substructures by Developers b. UG1250 – Encroachment Permit Clearances from Electric Facilities c. UG0339 – Remote Switch Pad
d. OH1230 – Tree Clearances from Overhead Electric Lines e. SD1235 – Tree Planting Requirements Near Underground Electric Facilities f. UG1225 – Pad mounted Equipment Clearances and Protection g. UG0250 – High Density Residential Metering Requirements h. FO-1901 – Fiber Optic Splicing and Testing Methods
i. SVP Rules and Regulations – Latest Edition
SVP24. SVP Standards, Miscellaneous:
a. In the case of podium-style construction, all SVP facilities and conduit systems must be located on solid ground (aka “real dirt”) and cannot be supported on parking garage ceilings or placed on top of structures.
b. No splice boxes are allowed between the SVP utility connection point and the applicants main switch board.
c. SVP does not utilize any sub- surface (below grade) devices in its system. This includes transformers, switches, etc.
SVP25. Meter Locations:
a. For condominium or apartment, all electric meters and service disconnects shall be grouped at one location, outside of the building or in a accessible utility room. If they are townhomes or single- family residences, then each unit shall have its own meter, located on the structure. A double hasp locking arrangement shall be provided on the main switchboard door(s). Utility room door(s) shall have a double hasp locking arrangement or a lock box shall be provided. Utility room door(s) shall not be alarmed.
b. All interior meter rooms at ground level are to have direct, outside access through only ONE door.
Interior electric rooms must be enclosed in a dedicated electric room and cannot be in an open warehouse or office space.
SVP26. Underground Service Entrance
a. (277/480V Service or Lower) Underground service entrance conduits and conductors shall be “privately” owned, maintained, and installed per City Building Inspection Division Codes to the SVP defined utility connection point.
b. (12KV Service) SVP terminates cable on the applicant owned switchgear. c. No cross-parcel distribution is allowed. SVP service points must be within the parcels that they serve.
SVP27. Code Sections:
a. The Applicant shall provide and install electric facilities per Santa Clara City Code chapter
17.15.210.
b. Installation of underground facilities shall be in accordance with City of Santa Clara Electric Department standard UG-1000, latest version, and Santa Clara City Code chapter 17.15.050. c. The applicant shall perform, in accordance with current City standards and specifications, all trenching, backfill, resurfacing, landscaping, conduit, junction boxes, vaults, street light foundations, equipment pads and subsurface housings required for pow er distribution, street lighting, and signal communication systems, as required by the City in the development of frontage and on- site property. Upon completion of improvements satisfactory to the City, the ________________________________________________________________________________ City Council Hearing Page 8 of 11
September 23, 2025
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Applicant will dedicate the improvement to the City subject to City’s acceptance the work. The applicant shall further install at his cost the service facilities, consisting of service wires, cables, conductors, and associated equipment necessary to connect a applicant to the electrical supply system of and by the City. After completion of the facilities installed by the Applicant, the City shall furnish and install all cable, switches, street lighting poles, luminaries, transformers, meters, and other equipment that it deems necessary for the betterment of the system per Santa Clara City Code chapter 17.15.210 (2).
SVP28. Existing Facilities:
a. All existing SVP facilities, onsite or offsite, are to remain unless specifically addressed by SVP personnel in a separate document. It is the Applicants responsibility to maintain all clearances from equipment and easements. The Applicant may contact SVP outside of the PCC process for clear definitions of these clearance requirements. Applicant should not assume that SVP will be removing any existing facilities without detailed design drawings from SVP indicating potential removals. Simply indicating that SVP facilities are to be removed or relocated on conceptual plans does not imply that this action has been approved by SVP. b. Any relocation of existing electric facilities shall be at Applicants expense.
SVP29. Generators: Non-Utility Generator equipment shall not operate in parallel with the electric utility, unless approved and reviewed by the Electric Engineering Division. All switching operations shall be “Open-Transition-Mode”, unless specifically authorized by SVP Electric Engineering Division.
A Generating Facility Interconnection Application must be submitted with building permit plans.
Review process may take several months depending on size and type of generator. No interconnection of a generation facility with SVP is allowed without written authorization from SVP Electric Engineering Division.
WATER & SEWER DEPARTMENT
DESIGN / PERFORMANCE -- PRIOR TO ISSUANCE OF BUILDING PERMIT W1. Recycled Water Use. Pursuant to Chapter 13.15, Water, Article IV. Regulation of Recycled Water Service and Use, of the Municipal Code, the project is required to use recycled water for all non-potable uses where recycled water is made available and where provided for by Recy cled Water regulations.
This project is required to extend and connect to the City’s existing Recycled Water System.
W2. On-site Recycled Water Construction. Construction and installation of all on-site recycled water system equipment shall not begin until the Compliance Division of Water and Sewer Utilities has approved the on-site recycled water design. Please note on- site designs are generally not the same as the Building Permit plans. On-site recycled water plans require SBWR and California State Water Resources Control Board, Division of Drinking Water signatures for final approval.
W3. On-site Recycled Water Inspection. Inspections are required at all on- site recycled water systems being installed prior to backfilling trenches or cover in walls and ceilings. Request a recycled water inspection by email [email protected] or call (408) 615-2002. Please provide the site location, SBWR project ID, and date and time preferences. These inspections are in addition to the Building Permit inspections.
a. Need to verify separations between all potable/fire lines and recycled water lines, pipe type, pipe depths, equipment types, warning lids, tags and signs.
W4. Potable Water Main. The applicant shall replace the existing water main on the Coleman frontage of the project site. The water main replacement shall begin and end at a valve connection and shall extend, at a minimum, from Carl Street to the furthest water service connection along the property's frontage or as determined by the Development Impact Analysis.
W5. Encroachment Permit . Prior to issuance of Building Permits, the applicant shall submit an encroachment permit application and design plans for construction of water utilities that comply with the ________________________________________________________________________________ City Council Hearing Page 9 of 11
September 23, 2025
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latest edition of the Water & Sewer Utilities Water Service and Use Rules and Regulations, Water System Notes, and Water Standard Details and Specifications. In addition, prior to the City's issuance of Occupancy, the applicant shall construct all public w ater utilities per the approved plans. The Water & Sewer Utilities will inspect all public water utility installations and all other improvements encroaching public water utilities.
W6. Utility Design Plans. Utility Design Plans shall indicate the pipe material and the size of existing water, recycled water and sewer main(s). The plans shall show the nearest existing fire hydrant and the two nearest existing water main line gate valves near the project area. The plans shall show meter and backflow configurations to scale and per City of Santa Clara Water & Sewer Utilities Standard Details.
Note that all new water meters and backflow prevention devices shall be located behind the sidewalk in a landscape area. Fire hydrants should be located two feet behind monolithic sidewalk if sidewalk is present; two feet behind face of curb if no sidewalk is present, per City Std Detail 18. The plans shall provide the profile section details for utilities crossing water, sewer, or recycled water mains to ensure a 12” minimum vertical clearance is maintained. Any changes to the foregoing are subject to the review and approval of the Director of Water and Sewer.
W7. Utility Separations. Applicant shall adhere to and provide a note indicating that all horizontal and vertical clearances comply with State and local regulations. The applicant shall maintain a minimum 12” of vertical clearance at water service crossing with other utilities, and all required minimum horizontal clearances from water services: 10' from sanitary sewer utilities, 10’ from recycled water utilities, 8' from storm drain utilities, 5' from fire and other water utilities, 3' from abandoned water serv ices, 5' from gas and electric utilities, and 5’ from the edge of the propose or existing driveway. For sanitary sewer, water, and recycled water utilities, the applicant shall maintain a minimum horizontal clearance of 10' from existing and proposed trees. If applicant installs tree root barriers, clearance from tree reduces to 5' (clearance must be from the edge of tree root barrier to edge of water facilities). No structures (fencing, foundation, biofiltration swales, etc.) allowed over sanitary sewer, potable water and/or recycled water utilities and easements.
W8. Separate Services . Applicant shall submit plans showing proposed water, recycled water, sanitary sewer, and fire services connected to a public main in the public right -of-way to the satisfaction of the Director of Water & Sewer Utilities. Different types of water and recycled water use (domestic, irrigation, fire) shall be served by separate water services, each separately tapped at the water main. Tapping on existing fire service line(s) is prohibited. Approved backflow prevention device(s) are required o n all potable water services.
W9. City Standard Meters and Backflows. All proposed meters and backflows for all water services shall meet the current City of Santa Clara Water & Sewer Utilities Standard Details. Plans shall show meter and backflow configurations to scale.
W10. Existing Services. The applicant must indicate the disposition of all existing water and sewer services and mains on the plans. If the existing services will not be used, then the applicant shall properly abandon these services to the main per Water & Sewer Utilities standa rds and install a new service to accommodate the water needs of the project. The applicant shall bear the cost of any relocation or abandonment of existing Water Department facilities required for project construction to the satisfaction of the Director of Water and Sewer Utilities.
W11. On-Site Storm Drain Treatment. Prior to issuance of Building Permit, the applicant shall submit plans showing any onsite storm water treatment system. The plan shall include a section detail of the treatment system. No water, sewer, or recycled water facilities shall be located within 5-feet of any storm water treatment system.
W12. Water Usage. Prior to the issuance of Building Permits, the applicant shall provide documentation of water usage so the Water Division can verify the appropriate size of all proposed water meters. Please note that if the existing water services are incapable of supplying the water needs to the site, the existing services shall be abandoned, and new separate dedicated water services shall be provided for each use (domestic and irrigation).
W13. Landscaping. All the landscaping for the project shall comply with the California Water Conservation in Landscaping Act, Government Code Section 65591 et. seq. All plants shall be either California native or ________________________________________________________________________________ City Council Hearing Page 10 of 11
September 23, 2025
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non-invasive, low water-using or moderate water-using plants. High water-using plants and nonfunctional turf are prohibited.
W14. Water Features. Prior to issuance of Building Permits, the applicant shall submit plan details for all water features (including but not limited to fountains and ponds) designed to include provisions for operating the system without City potable water supply and capable of being physically disconnected from source of potable water supply during City declared water conservation periods, to the satisfaction of the Director of the Water & Sewer Utilities. Decorative water features may be permanently connected to the City’s recycled water supply.
W15. Easements. Prior to City’s issuance of Building or Grading Permits, the applicant shall provide a dedicated water utility easement around the backflow prevention device onsite. The water utility easement for the water services and all other public water appurtenance s shall be a minimum 15 feet wide and be adjacent to the public right -of-way without overlapping any public utility easement.
Additionally, the applicant shall submit plans defining existing easements so Water Division can verify if there are any conflicts with proposed easements and water utilities.
W16. Underground Fire Permit. Prior to issuance of Building Permits, applicant shall submit an underground fire permit unless otherwise waived by the Fire Department. If fire flow information is needed, applicant shall coordinate with Water and Sewer Utilities Department, for fire flow information at (408)615-2000. A dedicated fire service line, with an approved backflow prevention device, shall be used for on- site fire hydrants. Fire service lines required for commercial and industrial use shall be sized appropriately per fire flow demand and code requirements.
DURING CONSTRUCTION
W17. City Standard Meters and Backflow Installation. No meters or backflows shall be installed prior to establishment of water service account with the Municipal Services Division of the Finance Department.
The applicant shall provide a copy of the account information to the Water and Sewer Utilities Department Inspector and Meter Shop prior to installation of any meter or backflow. All meters and backflows approved for installation shall be tested prior to use. Water service connections shall not be used prior to authorization by the Water and Sewer Utilities inspector.
W18. Construction Water. This project shall use recycled water for all construction water needs for onsite and offsite construction.
W19. Water Shortage Response Actions. Pursuant to the City of Santa Clara’s Urban Water Management Plan, during times of drought or water shortage, the City implements water shortage response actions in accordance with the level of water shortage declared. All construction activities and all new irrigation connections are subject to the Water Shortage Response Actions in effect at the time of construction and connection of the irrigation service.
Water Shortage Response Actions for Stage 2 and higher include water use restrictions that limit the use of potable water such as:
a. prohibiting the installation of new potable water irrigation services. new irrigation connections, construction, and dust control.
b. restrict the use of potable water used for construction and dust control if recycled water is available.
This project is subject to all the requirements and restrictions of the Water Shortage Response Actions in place or adopted during the duration of the project. For more information, visit the City of Santa Clara Water & Sewer Utilities website at www.santaclaraca.gov/waterconservation.
PRIOR TO FINAL OF BUILDING PERMIT
W20. Record Drawings. Upon completion of construction and prior to the City’s issuance of a Certificate of Occupancy for the final unit , the applicant shall provide "as -built" drawings of the public water utility infrastructure prepared by a registered civil engineer to the satisfaction of the Director of Water & Sewer Utilities Department.
W21. Conditional Releases . The applicant shall comply with all the requirements of any building permit conditional release requirements.
________________________________________________________________________________ City Council Hearing Page 11 of 11
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ACKNOWLEDGEMENT AND ACCEPTANCE OF CONDITIONS OF APPROVAL
Permittee/Property Owner
The undersigned agrees to each condition of approval and acknowledges and hereby agrees to use the project property on the terms and conditions set forth in this permit.
Signature: _________________________________________________
Printed Name: _________________________________________________
Relationship to Property: _________________________________________________
Date: _________________________________________________
Pursuant to Santa Clara City Code 18.128.100, the applicant shall return this document to the Department, properly signed and dated, within 30-days following the date of the Acknowledgement.