Agenda packet — City Council and Authorities Concurrent, February 24, 2026 (part 6 of 6)

P17. Hours of vehicle sales and service operation are restricted to 7:00 a.m. to 10:00 p.m. every day, including loading and receiving of materials and site circula tion. All roll-up doors shall remain closed during these hours.

P18. Parts and supply deliveries shall occur using the Stevens Creek Boulevard driveway, and not Cecil Avenue.

Oil and other fluid extraction and supply on Cecil Avenue shall occur no more than one time per week. The business operator shall maintain a log of activity for the oil and other fluid extraction and supply. Said log shall be furnished to the City upon request.

P20. The use of portable -generator-powered equipment to wash display vehicles shall not occur before 6:00 A.M. on weekdays, and shall not occur before 8:00 A.M. on weekends.

P21. Consistent with the Illingworth & Rodkin noise report dated July 18, 2016, utilize service bays furthest from the roll -up doors first, locate the noisier repair/service activities in bays furthest from the roll -up doors, limit sounding of horns and loud car radio use , and emphasize to all dealership staff the neigh borhood’s sensitivity to noise and the importance of minimizing operational noise impacts to neighbors.

P22. Obtain Zoning Administrator Minor Modification for proposed building height (above 35 feet).

P23. Construction activity shall be limited to the hours of 7:00 a.m. to 6:00 p.m. weekdays and 9:00 a.m. to 6:00 p.m. Saturdays for projects within 300 feet of a residential use and shall not be allowed on recognized State and Federal holidays.

P24. Prior to issuance of a demolition permit, Developer/Owner shall have a n asbestos survey of the proposed site performed by a certified individual. Survey results and notice of the proposed demolition are to be sent to the Bay Area Air Quality Management District (BAAQMD). No demolition shall be performed without a demolition permit and BAAQMD approval and, if necessary, proper asbestos removal.

P25. It shall be the developer's responsibility through his engineer to provide written certification that the drainage design for the subject property will prevent flood water intrusion i n the event of a storm of 100 -year return period. The developer's engineer shall verify that the site will be protected from off -site water intrusion by designing the on-site grading and storm water collection system using the 100 -year hydraulic grade line elevation provided by the City's Engineering Department or the Federal Flood Insurance Rate Map, whichever is more restrictive. Said certification shall be submitted to the City Building Inspection Division prior to issuance of building permits.

P26. Incorporate Best Management Practices (BMPs) into construction plans and incorporate post construction water runoff measures into project plans in accordance with the City’s Urban Runoff Pollution Prevention Program standards prior to the issuance of Architectural Review approval. Post construction stormwater control measures must be certified for compliance with applicable Regional Water Quality Control Board requirements by a third -party certification body. Proposed BMPs shall be submitted to and thereafter reviewed and approved by the Planning Division and the Building Division for incorporation into construction drawings and specifications.

P27. The project site is located in Seismic Hazard Zone as identified by the State Geologist for potential hazards associated with liquefaction, pursuant to the Seismic Hazard Mapping Act (Div.2 Ch7.8 PRC), and the developer shall prepare and submit a geotechnical hazards investigation report acceptable to the City of Santa Clara Building Official prior to issuance of permits.

Attachment 7
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

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P28. An erosion control plan shall be prepared and copies provided to the Planning Division and to the Building Division for review and approval prior to the issuance of grading permits or building permits that involve substantial disturbance of substantial groun d area.

P29. Developer is responsible for collection and pick -up of all trash and debris on -site and adjacent public right-of-way.

P18. The Project shall comply with all mitigations identified in the Mitigation, Monitoring and Reporting Program for the project.

P18. This Use Permit will only take effect following the effective date of the City Council’s rezoning of the associated easterly 0.28 acre portion of the site from A – Agriculture to CT – Thoroughfare Commercial (City file number PLN2016 -11888). Should the City Council not approve the associated rezoning, the Planning Commission’s approval of this Use Permit shall be null and void.

ENGINEERING
E1. Obtain site clearance through Engineering Department prior to issuance of Building Permit. Site clearance will requir e payment of applicable development fees prior to issuance of the Building Permit. Other requirements may be identified for compliance during the site clearance process. Contact Engineering Department at (408) 615 -3000 for further information.

E2. All work within the public right-of-way, which is to be performed by the Developer/Owner, the general contractor, and all subcontractors shall be included within a Single Encroachment Permit issued by the City Engineering Department. Issuance of the Encroachment Permit and payment of all appropriate fees shall be completed prior to commencement of work, and all work under the permit shall be completed prior to issuance of occupancy permit.

E3. Developer shall provide a complete storm drain study for the 10 -year and 100 -year storm events. The grading plans shall include the overland release for the 100 -year storm event and any localized flooding areas. System improvements, if needed, will be at developer’s expense.

E4. After City Council approval of the Tentative Parcel Map , submit 10 copies of the Parcel 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, closure calculations, and all appropriate fe es. The City approved Parcel Map shall be recorded by developer prior to building permit issuance.

E5. File and record Parcel Map for proposed development and pay all appropriate fees prior to Building Permit issuance.

E6. Submit public improvement plans prepared in accordance with City Engineering Department procedures which provide for the installation of public improvements. 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.

E7. Sanitary sewer (SS) cleanout shall be installed at or near property line per City standard detail SS-1 for proposed SS lateral.

E8. Proposed trees shall be 5’ minimum clear of sidewalks. Provide root barriers when the drip line of the mature trees covers the sidewalk. Root barriers for sidewalk protection shall be 16' long or extend to drip line of the mature tree, whichever is greater, and be

1.5' deep, and centered on trees. Root barriers for curb and gutter protection sha ll be 16' long or extend to drip line of the mature tree, whichever is greater, and be 2’ deep, and centered on trees.

E9. Storm drain and sanitary sewer laterals shall be outside the drip line of mature trees or 10’ clear of the tree trunk.

Attachment 7
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

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E10. Damaged curb, gutt er, 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.

E11. 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.

E12. Remove existing driveways and replace with ADA compliant driveways along the property frontages per City standards.

E13. With the requirement to install the “Boulevard Style” frontage improvements (4 -foot park strip with trees, and 10–foot sidewalk) along Stevens Creek Blvd, property owner will be required to dedicate sidewalk and utility easements for portions of sidewalk and any public utility within private property and pay the easement preparation fee. For more information regarding the easement contact Nelson Damian at 408-615-3000.

E14. Unused driveways in the public right -of-way shall be replaced with City standard curb, gutter, and sidewalk per City Standard Detail ST-12.

E15. All proposed walkway, sidewalk, driveways, and curb ramps shall be ADA compliant.

E16. Show a nd comply City’s Driveway Triangle of Safety requirement at all proposed driveways including the Parking Garage driveways. No trees and/or structures obstructing drivers’ view are allowed in the Triangle of Safety areas.

E17. Provide pedestrian ADA walkway from proposed buildings to public sidewalk.

E18. Proposed driveways on Stevens Creek Blvd. and Cecil Avenue shall be per City standard detail ST-8.

E19. On-street parking shall not be counted toward on-site parking requirements.

E20. Provide 2 Class I and 8 Class II bicycle parking spaces at main entrance and/or high visible area.

ELECTRICAL
EL1. Prior to submitting any project for Electric Department review, applicant shall provide a site plan showing all existing utilities, structures, easements and trees. Applicant shall also include a “Load Survey” form showing all current and proposed electric loads. A new customer with a load of 500KVA or greater or 100 residential units will have to fill out a “Service Investigation Form” and submit this form to the Electric Plann ing Department for review by the Electric Planning Engineer. Silicon Valley Power will do exact design of required substructures after plans are submitted for building permits.

EL2. The Developer shall provide and install electric facilities per Santa Clara City Code chapter 17.15.210.

EL3. Electric service shall be overhead. See Electric Department Rules and Regulations for available services.

EL4. Electric service shall be underground. See Electric Department Rules and Regulations for available services.

EL5. 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.

EL6. Overhead services shall be installed per C ity of Santa Clara Electric Department standard OH-550, MS-G6, and MS-G7 latest revision.

EL7. Underground service entrance conduits and conductors shall be “privately” owned, maintained, and installed per City Building Inspection Division Codes. Electric meters and main disconnects shall be installed per Silicon Valley Power Std. MS-G7,Rev. 2.

Attachment 7
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 6 of 9 ends

EL8. The developer shall grant to the City, without cost, all easements and/or right of way necessary for serving the property of the developer and for the in stallation of utilities (Santa Clara City Code chapter 17.15.110).

EL9. All electric meters and services disconnects shall be grouped at one location, outside of the building or in a utility room accessible directly from the outside. 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.

EL10. If transformer pads are required, Cit y Electric Department requires an area of 17’ x 16’ - 2”, which is clear of all utilities, trees, walls, etc. This area includes a 5’ -0” area away from the actual transformer pad. This area in front of the transformer may be reduced from a 8’-0” apron to a 3’-0”, providing the apron is back of a 5’ -0” min. wide sidewalk.

Transformer pad must be a minimum of 10’ -0 from all doors and windows, and shall be located next to a level, drivable area that will support a large crane or truck.

EL11. All trees, existing and proposed, shall be a minimum of five (5) feet from any existing or proposed Electric Department facilities. Existing trees in conflict will have to be removed. Trees shall not be planted in PUE’s or electric easements.

EL12. Any relocation of existing electric facilities shall be at Developer’s expense.

EL13. Electric Load Increase fees may be applicable.

EL14. The developer shall provide the City, in accordance with current City standards and specifications, all trenching, backfill, resurfacin g, landscaping, conduit, junction boxes, vaults, street light foundations, equipment pads and subsurface housings required for power 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 shall accept the work. Developer shall further install at developer’s cost the service facilities, consisting of service wires, cables, conductors, and associated equipment necessary to connect a customer to the electrical supply system of and by the City. After completion of the facilities installed by developer, the City shall furnish and install all cable, switches, street lighting poles, luminaries, transformers, me ters, and other equipment that it deems necessary for the betterment of the system (Santa Clara City Code chapter 17.15.210 (2)).

EL15. Electrical improvements (including underground electrical conduits along frontage of properties) may be required if any single non-residential private improvement valued at $200,000 or more or any series of non -residential private improvements made within a three-year period valued at $200,000 or more (Santa Clara City Code Chapter 17.15, Appendix A (Table III)).

EL16. 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.

EL17. Applicant is advised to contact SVP (CSC Electric Department) to obtain specific design and utility requirements that are required for building permit review/approval submittal.

Please provide a site plan to Leonard Buttitta at 408-261-5469 to facilitate plan review.

WATER
W1. The applicant shall maintain 12” of vertical clearance at water service crossing with other utilities, and all required horizontal clearances from water services: 10' from sanitary sewer utilities, 8' from storm drain utilities, 5' from fire and other water utilities, 5' from Attachment 7
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 7 of 9 ends

gas utilities, and 10' from landscaping. If applicant installs root barriers, clearance from landscaping reduces to 5'.

W2. Prior to issuance of Building Permits, the applicant shall provide details for a sanitary sewer manhole on the property line for sanitary sewer services greater than 6”.

W3. Prior to the issuance of Building or Grading Permits, the applicant must indicate the disposition of all existing water services on the plans. The applicant must properly abandon all existing water services on the property that will not be used per Water & Sewer Utilities standards.

W4. Prior to the issuance of Building Permits, the applicant sha ll provide fixture unit counts so the Water Division can verify the appropriate size of all proposed water meters.

W5. The applicant shall revise plans so that water meter and the back flow preventer are located behind the side walk in a landscaping area. Additionally, the proposed water and fire services layout shall comply with City Standards 11 and 16.

W6. Prior to issuance of Building Permits, the applicant shall submit plans indicating that the proposed water utilities will be installed per City Standard Det ails 11 (water service with reduced pressure backflow prevention device), 16 (fire service with double check detector assembly), and 18 (fire hydrant assembly).The applicant shall include the applicable City Standard Details on the plans. Note that the sta ndard details can be found on the City of Santa Clara website under Water and Sewer Utilities Technical Documents.

W7. Prior to the issuance of building permit, applicant shall review the plan set, address discrepancies, and submit plans consistently showing t he location of the proposed and existing utilities. Please note that there are several utility discrepancies between sheet L- 2 (composite plan) and sheet C5.2 (utility plan).

W8. The applicant shall label the sizes and type for the water main along Stevens Cre ek Boulevard. Additionally, the applicant shall label the sizes of the water laterals. Note that the applicant shall correct the discrepancies on sheet C5.2 (utility plan) involving callouts.

W9. Prior to issuance of Building Permits, the applicant shall enlar ge the scale of sheet L -2 (composite utility plan), such that utility conflicts can be identified. At its current scale, sheet L-2 is very difficult to read.

POLICE
PD1. The business operator shall strictly adhere to the business hours as stated in the use permit.

PD2. The developer shall provide a minimum average illumination of one -foot candle in parking areas and in all common pedestrian or landscaped areas of the development, subject to adjustments by the Police Chief in consultation with Silicon Valley Power an d Planning Department as necessary for the project to meet LEED Certification, or equivalent, objectives. The illumination should be deployed in fixtures that are both weather and vandal resistant.

PD3. Address numbers should be a minimum of twelve (12) inches in height for commercial or industrial buildings. The numbers shall be illuminated during the hours of darkness, and in a color that is contrasting to the background material. They shall be clearly visible from the street.

PD4. The entrance to the driveway and parking area should be posted with appropriate signage to discourage trespassing, unauthorized parking, etc. (See California vehicle Code section 22658(a) for guidance.

PD5. Developer shall provide trash enclosure fencing that is either see through or has a six (6) inch opening along the bottom for clear visibility. Any gates or access doors to these trash enclosures should remain locked.

Attachment 7
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 8 of 9 ends

PD6. Landscaping should be of the type and situated in locations to maximize visibility from the street while providing the desire d degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows to discourage criminal penetration.

PD7. All exterior doors should be adequately illuminated at all hours with their own light source.

PD8. All business or commercial establishments, of whatever nature, should have a comprehensive internal security plan, tailored to the specific use. This should include, but not limited to, employee security during working hours, after hours security, disaste r preparation, etc. You may contact the Community Services Unit, Santa Clara Police Department, 601 El Camino Real, Santa Clara, CA 95050, Attn: CSU Sergeant, should you have questions or need advice on this matter.

PD9. All business or commercial establishment s, of whatever nature, should have an electronic intruder alarm system installed. The system should cover the interior and perimeter of structures determined to be a value target. Also, consideration should be given to exterior areas that are or contain va lue targets, such as a product display lot, vehicle parking area, etc. Contact Alarm Administrator at Santa Clara Police Department for further details (408) 4615-4700.

FIRE
F1. At time of Building Permit Application, submit documentation showing that the min imum required fire -flow in accordance with California Fire Code, Appendix B, and Table B105.1 can be met for the construction type and square footage of the building. A maximum reduction of 50% in fire-flow is allowed with the installation of an automatic fire sprinkler systems designed in accordance with California Fire Code. The resulting fire- flow shall not be less than 1,500 gallons per minute for the prescribed duration. From the hydrant flow data (current within one year) provide a hydraulic ca lculation that this fire flow can be met at a residual pressure of 20 psi.

F2. At time of Building Permit Application, the Design Team shall submit an Alternate Means and Method Application (AMMA) Permit to mitigate the lack of fire department access.

The mitigation shall include an increase in sprinkler density from 0.15 gpm/sq. ft. to 0.2 gpm/sq. ft. for all areas of the buildings and parking garage. Additional standpipe locations will also be required where deemed appropriate.

STREETS
ST1. Submit a s olid waste collection plan to meet the requirements. Please contact Street Department at 408-615-3080 for guideline.
a. Solid Waste enclosure must provide a minimum unobstructed inside opening of 12’ and have minimum inside dimensions of 18.5’ by 10.5’.

ST2. Developer must have 3 rd party verification of C.3 packet and storm water management plan, 3 rd party inspection of stormwater treatment devices at time of installation, and Inspection and Maintenance agreement with the Street Division (we provide boiler plate).

Document must be printed single-sided and be notarized. For more information, call 408- 615-3080.

ST3. Projects with active building permits over 1 acre in size must maintain a SWPPP and are to be inspected once a month during the wet season (October – April) – fees, subject to change, are $162.63 per inspection.

ST4. Applicant to comply with City Code Section 8.25.285 and recycle or divert at least fifty percent (50%) of materials generated for discards by the project during demolition and construction activities. No bu ilding, demolition or site development permit shall be issued unless and until applicant has submitted a construction and demolition debris Attachment 7
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 9 of 9 ends

materials check-off list. After completion of project, applicant shall submit a construction and demolition debris recycling report as stipulated by ordinance, or be subject to monetary, civil, and/or criminal penalties.

ST5. The Developer is to supply and install City street trees per City specifications; spacing, specie, and size to be determined by City Arborist.

ST6. No cutting of any part of City trees, including roots, shall be done without following city tree preservation specifications and securing approval and direct supervision from the City Arborist at 408-615-3080.

ST7. No cutting of any part of private trees, including ro ots, shall be done without direct supervision of a certified arborist (Certification of International Society of Arboriculture).

I:\PLANNING\2015\Project Files Active\PLN2015-11350 3215 Stevens Creek Boulevard (Use Permit)\CC\Conditions of Approval - 3215 Stevens Creek Blvd (PLN2015-11350).doc ***

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SITE PLAN
SITE PLAN 1/16" 1
2017 KENNETH RODRIGUES & PARTNERS, INC.C
PROJECT NO.

DRAWN BY SCALE
DATE
K E N N E T H R O D R I G U E S & P A R T N E R S I N C . 4 4 5 N o r t h W h i s m a n R o a d , S u i t e 2 0 0 M o u n t a i n V i e w . C A 6 5 0 . 9 6 5 . 0 7 0 0 KEYMAP

CONSULTANT

30.604

REVISION

CHECKED BY

STEVENS

CREEK SUBARU
3215 STEVENS CREEK BLVD.

SANTA CLARA, CA.

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08.16.16 AS SHOWN

08.16.16 BUILDING DEPARTMENT

SUBMITTAL
MV

10.31.16 PLAN CHECK 1 RESPONSE1

12.22.16 PLAN CHECK 2 RESPONSE2

3.24.17 PLAN CHECK 3 & OWNER

REVISIONS
3 5.25.17 PLAN CHECK 4 & OWNER

REVISIONS
4 10.08.18 OWNER REVISIONS7
11 A1.1A1.1

NEW PROPOSED BUILDINGLDI
SEE SHEET A2.1

SHEET KEYNOTES
LEGEND

BUILDING OVERHANG FROM SECOND FLOOR
DECK ABOVE, SEE SHEET A2.2
1 2
3 4
5 6
7 TRANSFORMER PAD
STANDARD CONCRETE PAVING, SEE CIVIL PLANS.

SHORT TERM BIKE PARKING. SEE LANDSCAPE
PLANS
9 LANDSCAPE AREAS. SEE LANDSCAPE
PLANS

1. SEE LANDSCAPE PLANS FOR ALL HARDSCAPE
LAYOUT AND DETAILS.

2. SEE CIVIL DRAWINGS FOR GRADING, DRAINAGE,

AND HORIZONTAL CONTROL PLAN

3. "NO PARKING FIRE LANE" SIGN AND CURB

MARKINGS SHALL BE INSTALLED AS SPECIFIED BY

THE FIRE MARSHALL

4. WALKWAYS AND SIDEWALKS ALONG ACCESSIBLE
ROUTES OF TRAVEL SHALL:

A. BE CONTINUOUSLY ACCESSIBLE.

B. HAVE A MAXIMUM OF 1/2" CHANGE IN
ELEVATION (11B-303) OR PROVIDE RAMPS
COMPLYING WITH CBC 11B-405
C. BE MINIMUM WIDTH OF 48"
D. BE OF SLIP RESISTANT MATERIALS.

E. WHERE NECESSARY TO CHANGE ELEVATION
AT A SLOPE EXCEEDING 5% (1:20), HAVE

RAMPS COMPLYING WITH CBC SECTION
11B-405
F. PROVIDE DETECTABLE WARNING DEVICES AT

VEHICULAR TRAFFIC CROSSING PER

CALIFORNIA BUILDING CODE
REQUIREMENTS.

G. PERMANENTLY SIGNED ROOMS AND SPACES

MUST BE PROVIDED WITH RAISED LETTER
AND BRAILLE IDENTIFICATION SIGNS.

GROUND FLOOR EXIT DOORS SHALL
RECEIVE TACTILE EXIT SIGNAGE.

H. MAXIMUM RUNNING SLOPE TO BE 5% ALONG
THE ACCESSIBLE PATH OF TRAVEL. ANY
WALKWAY WITH SLOPE GREATER THAN 5%
SHALL BE A RAMP.

5. ALL CONCRETE PARKING SURFACES UNDER THE

DECK AT GRADE AND GARAGE LEVELS TO

HAVE SWIRL PATTERN TO REDUCE TIRE
NOISE

GENERAL NOTES
10 HARDSCAPE AREAS. SEE CIVIL PLANS
11 PROPERTY LINE
12 ACCESSIBLE PARKING STALL
13 STANDARD PARKING STALL, SEE CIVIL
PLANS
8 LONG TERM BIKE PARKING. SEE LANDSCAPE
PLANS
COVERED TRASH ENCLOSURE.

BIOSWALE, SEE CIVIL DRAWINGS.
14 SHOWROOM ENTRY

BUILDING AREA AT GROUND FLOOR,
SEE SHEET A2.1

NOT IN THIS SCOPE
CBC CHAPTER 11B ACCESSIBLE ROUTE, TYP.

SEE SHEET A0.4 FOR ADDITIONAL ACCESSIBILITY

NOTES AND DETAILS
ENHANCED CONCRETE PAVING, SEE CIVIL PLANS.

PERVIOUS PAVERS, SEE CIVIL DRAWINGS
15 LINE OF DECK OVERHANG ABOVE.
16 PYLON FOR SIGNAGE ABOVE
17 UTILITY EASEMENT, SEE CIVIL DRAWINGS
554444
242442
14'-11"

OVERHANG
11'-10"
32'-11"
3'-8"
1'-2"±
5'-7"
9'-4"
20'-3"
18'-0"
18'-0"
16'-7"
27'-9"
15'-3"
5'-0"
12'-6"
12'-6"
12'-6"
12'-6"
10'-11"
7'-6"
11'-1"
79'-7"OVERHANG
11'-0"
10'-3"
26'-0"
18'-0"
18'-0"
9'-0"
TYP.
26'-0"
21'-9"
9'-10"

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88 33
44 22
22 55
66 1515
77 1515
1515
1515
1010
77 99
1111
1212
1515
14'-1"
1414
1414
1616

S T E V E N S C R E E K B O U L A V A R D
CC

C E C I L A V E N U E

EXISTING BUILDINGEX ST G BUI D NG

EXISTINGEX ST G

BUILDINGBU LD NG

EXISTINGEXIST NG

BUILDINGBU LD NG
11 9977
99 77
99 77
99 77
77 77
2'-2"
"
95'-6" OVERHANG
9'-0"
TYP.

PARKING TABULATION OVERALL

PARKING STALLS

SERVICE VEHICLE STORAGES CSSS EEEVVVVVVEEE ESERVICE VEHICLE STORAGES C ICCCCICICCSSSSSSSSSS EEEVEVEVVVVVVEEEEE EEEEESERVICE VEHICLE STORAGES CSSS EEEVVVVVVEEE ESERVICE VEHICLE STORAGE DNDN

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SERVICE VEHICLE STORAGES CSSS EEEVVVVVVEEE E

CUSTOMER PARKING STALLS

VEHICLE DISV LE DISPLAY STALLSSSSSSSSSSSSSS YYYSY YLE DISLE DIS 345
5353 535353
1261111111111111111111111111111111
144111111111111111111111111111111111
CLASS I BICYCLE PARKINGYSS BBICBBBICCYSSS BALACLC 2 CLASS II BICYCLE PARKINGCLA SSSSSS IISSSSSSSSSSS IIIIII 8 EMPLOYEE STALLS**EEEEEEEE SPP SEEEEYYYYYYYYYYOOOYYYYYLLLLLLLLLLLLOLLOL SSSSSSSSSSSSSSSSSSSSSSSYEYEYYYOOOOOOOOOOOOOOOOOOOO EEEEEEEEEEEEEEEEEEEEEEEEEEE ** 2222222222222222222 **EMPLOYEE STALLS DESIGNATED ON LEVEL 3.DDSSLL DD O
1111
8"
11 21'-5"
1 11
26'-0"
1 1717
1717
2 2
2 33 5

08.10.17 PLANNING REVISION5
9'-0"
1 1
1 1
1 1
1 1
777
7 S:\30.604 Steven's Creek Subaru\2 - DD-CD\Sheet Files\A1.0 - Site Plan.dwg, 10/10/2018 4:24:17 PM, _DWG To PDF.pc3

EXISTING TRASH

ENCLOSURE

EXISTING SLIDING

GATE FOR TRASH

TRACK PICKUP ONLY
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August 14, 2023

Stevens Creek Subaru
[email protected]
[email protected]
3225 Stevens Creek Blvd
San Jose, CA 95117

RE: Violation of Approved Rezone and Use Permits (File No. PLN2015-11350 and PLN2016- 11888)

To Whom it May Concern:

It has come to the City’s attention that the required trash enclosure for the above approved and completed project was never constructed. Please be advised, that per the conditions of approval (P3 and ST1) below and in the attached Conditions of Approval, a trash enclosure is required for the project. Any modification to the trash enclosure location requires an amendment to the Use Permit.

P3. Any modification to the approved proposal shall require an amendment to the Use Permit subject to Planning Commission review and approval prior to commencement of the proposed changes.

ST1. Submit a solid waste collection plan to meet the requirements. Please contact Street Department at 408-615-3080 for guidelines. (a.) Solid Waste enclosure must provide a minimum unobstructed inside opening of 12' and have minimum inside dimensions of 18.5' by 10.5'.

Recent communication with the City of Santa Clara Public Works Department and Mission Trail Waste Systems, have indicated that the location of your trash enclosure as shown on your permit plans does not meet Mission Trail requirements for trash pickup. Currently, solid waste from 3225 Stevens Creek Boulevard is relocated to 3155 Stevens Creek Boulevard for service. However, each entity must subscribe to and maintain solid waste services independently. This requires you to submit a new solid waste collection plan for review.

One possible option would be to stage the trash bins out on Cecil Avenue. While this option works for Mission Trail, the Use Permit for the site would need to be amended to allow for this operation as the following condition prohibits trash pickup on Cecil Avenue.

Another option would be to stage solid waste containers on Stevens Creek Boulevard. Mission Trail Waste Systems has approved of this area, but for safety reasons a portion of your frontage would need to be painted red. To initiate this process a formal written request on company letterhead must be forwarded to the City of Santa Clara Transportation Manager, Steve Chan, at [email protected].

The red curb option on Stevens Creek Boulevard could be set up as a temporary solution while the amendment to allow solid waste collection service on Cecil is pursued.

To allow for solid waste services and resolve this violation the following must occur:

1. Application for a Minor Amendment to an Approved Permit, to address the lack of constructed trash enclosure,

2. Submittal of a formal written request on company letterhead requesting a red curb be installed on Stevens Creek Boulevard to allow Solid Waste collection and/or

3. Application of a Use Permit Amendment if condition modification is necessary (to allow service on Cecil Avenue)

Corrective action is necessary on your part to ensure that the conditions of approval are abided by or amended, and that mandatory solid waste services continue. Failure to address these issues may result in a citation.

Should you require more information or assistance regarding this notice, please contact me at [email protected].

Sincerely,

Lesley Xavier
Planning Manager

City of
Santa Clara
The Center of What's Possible

Approved Architectural Plans:

City of
Santa Clara
The Center of What's Possible
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Web Links

PC Meeting (May 21, 2025):

Here you will find documents related to the Planning Commission meeting such as the staff report and attachments.
https://santaclara.legistar.com/MeetingDetail.aspx?ID=1231216&GUID=95D967C4-D94D-4129-B268- 163B84BB1E47&Search=

PC Meeting (May 21, 2025) Video:
https://santaclara.legistar.com/MeetingDetail.aspx?ID=1231216&GUID=95D967C4-D94D-4129-B268- 163B84BB1E47&Search=#

PC Meeting (August 13, 2025):

Here you will find documents related to the Planning Commission meeting such as the staff report and attachments.
https://santaclara.legistar.com/LegislationDetail.aspx?ID=7509608&GUID=B83BF9C6-664A-447D-8ADE- F0D58C4B1767&Options=&Search=
PC Meeting (August 13, 2025):
https://santaclara.legistar.com/LegislationDetail.aspx?ID=7509608&GUID=B83BF9C6-664A-447D-8ADE- F0D58C4B1767&Options=&Search=#

Project Website:

Here you will find a summary of the project and information regarding past community meetings and prior plan submittals.
https://www.santaclaraca.gov/Home/Components/BusinessDirectory/BusinessDirectory/543/2495?alpha= NonAlpha&npage=3

These documents are available for viewing in the Community Development Department

City of Santa Clara
Meeting Minutes
Planning Commission
FINAL
5:00 PM Hybrid Meeting
City Hall Council
Chambers/Virtual
1500 Warburton Avenue
Santa Clara, CA 95050
05/21/2025
The City of Santa Clara is conducting Planning Commission meetings in a hybrid manner (in-person and continues to have methods 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
Via the City’s eComment
The public may view the meetings on SantaClaraCA.gov, or the livestream on the City’s YouTube channel or Facebook page.

Public Comments prior to meeting may be submitted via email to [email protected] no later than noon on the day of the meeting; (Comments received after 12:00 PM on the day of the meeting will be made part of the public record but will not be read out loud during the meeting) and also before and during the meeting via eComment. Clearly indicate the project address, meeting body, and meeting date in the email.

Agendas, Staff Reports and associated documents for Planning Commission items may be viewed on the City's website at https://santaclara.legistar.com/Calendar.aspx 5:00 PM STUDY SESSION
Call to Order
Chair Saleme called the Study Session to order at 5:06 p.m.

Roll Call
Commissioner Huang arrived at the meeting at 5:35 p.m.

Page 1 ends

05/21/2025Planning Commission Meeting Minutes
Commissioner Nancy A. Biagini, Commissioner Priya Cherukuru, Commissioner Qian Huang, Vice Chair Mario Bouza, Chair Lance Saleme, and Commissioner Eric Crutchlow
Present 6 -
Commissioner Yashraj BhatnagarAbsent 1 -

1. 25-576
Study Session: Presenters from David J. Powers and Associates, Inc. (DJP) will provide information to the Commission on the California Environmental Quality Act (CEQA).

Recommendation:

There is no staff recommendation.

Vice President - Principal Project Manager Shannon George, David J. Powers and Associates provided the presentation.
6:00 PM REGULAR MEETING
Call to Order
Chair Saleme called the meeting to order at 6:17 p.m.

Pledge of Allegiance and Statement of Values
Secretary Crutchlow read the Declaration of Commission Procedures.

Roll Call
Commissioner Yashraj Bhatnagar, Commissioner Nancy A. Biagini, Commissioner Priya Cherukuru, Commissioner Qian Huang, Vice Chair Mario Bouza, Chair Lance Saleme, and Commissioner Eric Crutchlow
Present 7 -

DECLARATION OF COMMISSION PROCEDURES
Secretary Crutchlow read the Declaration of Commission Procedures.

CONTINUANCES/EXCEPTIONS

CONSENT CALENDAR

1. 25-433 Planning Commission Meeting Minutes of April 16, 2025 Recommendation: Approve the Planning Commission Meeting Minutes of the April 16, 2025 Meeting.

A motion was made by Commissioner Bouza, seconded by
Commissioner Cheurukuru to approve the Consent Calendar.

Aye: Commissioner Bhatnagar, Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Chair Saleme, and Commissioner Crutchlow
7 -

Page 2 ends

05/21/2025Planning Commission Meeting Minutes

PUBLIC PRESENTATIONS
Public Speaker
Jennifer Johnston

PUBLIC HEARING

2. 25-268 PUBLIC HEARING: Continuance of an 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.

Recommendation:

Staff recommends that the Planning Commission open the public hearing on this item and then immediately continue the proposed project to the August 13, 2025, Planning Commission meeting.

A motion was made by Commissioner Biagini, seconded by
Commissioner Crutchlow to approve staff recommendation.

Aye: Commissioner Bhatnagar, Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Chair Saleme, and Commissioner Crutchlow
7 -

Page 3 ends

05/21/2025Planning Commission Meeting Minutes

3. 25-372 PUBLIC HEARING: Action on Conditional Use Permit (PLN24-00392) to Modify Existing Conditions of Approval (Conditions P6, P8, P19, & P20) to Allow Solid Waste and Recycling Collection from Cecil Avenue for the Existing Subaru Dealership Located at 3225 Stevens Creek Boulevard.

Recommendation:

1. Determine the request is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15305 (Class 5 - Minor Alterations in Land Use Limitations);

2. Adopt a resolution approving a Conditional Use Permit to modify existing conditions of approval (Condition P6, P8, P19, & P20) to allow solid waste and recycling to be collected along Cecil Avenue for the existing Subaru dealership located at 3225 Stevens Creek Boulevard, subject to findings and the revised conditions of approval.

Assistant Planner Alex Tellez provided the staff presentation.

David Zamora, Architect representing the Applicant provided a presentation. Nathan Waxembaum, Architect Associate spoke about the project.

Commissioners inquired upon the impact this would have on the surrounding neighborhood, if there was ample employee parking, safety concerns and the potential traffic that could be generated if the used oil is picked up more than once a week.

Public Speakers:

Tracie Johnson
Cliff Moore
Mark Irving
Perry
A motion was made by Commissioner Cherukuru, seconded by Commissioner Biagini, to close public hearing.

Aye: Commissioner Bhatnagar, Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Chair Saleme, and Commissioner Crutchlow
7 -
A motion was made by Commissioner Biagini, seconded by
Commissioner Cherukuru, to approve staff recommendation 1.

Aye: Commissioner Bhatnagar, Commissioner Biagini, Vice Chair Bouza, Chair Saleme, and Commissioner Crutchlow
5 -

Page 4 ends

05/21/2025Planning Commission Meeting Minutes
Nay: Commissioner Cherukuru, and Commissioner Huang2 -

4. 25-598 Confirmation of Planning Commission Workplan for Fiscal Year 2025/2026 Recommendation: There is no staff recommendation.

Meeting went into Recess at 8:00 p.m.

Meeting Reconvened at 8:12 p.m.

A motion was made by Commissioner Cherukuru, seconded by Commissioner Crutchlow to close public hearing.

Aye: Commissioner Bhatnagar, Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Chair Saleme, and Commissioner Crutchlow
7 -
A motion was made by Commissioner Crutchlow, seconded by Commissioner Biagini to Allow the Planning Commission Chair to present the Workplan to Council with any changes as needed.

Aye: Commissioner Bhatnagar, Commissioner Biagini, Commissioner Cherukuru, Commissioner Huang, Vice Chair Bouza, Chair Saleme, and Commissioner Crutchlow
7 -
REPORTS OF COMMISSION/BOARD LIAISON AND COMMITTEE:

1. Announcements/Other Items

2. Commissioner Travel and Training Reports, Requests to attend Trainings

1. 25-596 American Planning Association California Chapter Conference 2025 Recommendation: There is no staff recommendation.

Commissioner Biagini left the meeting at 8:29 p.m.

A motion was made by Commissioner Cherukuru, seconded by Commissioner Crutchlow to expend funds for Commissioners Huang and Crutchlow to attend the California APA Conference.

Aye: Commissioner Bhatnagar, Commissioner Cherukuru,
Commissioner Huang, Vice Chair Bouza, Chair Saleme, and Commissioner Crutchlow
6 -

Absent: Commissioner Biagini1 -
DIRECTOR OF COMMUNITY DEVELOPMENT REPORTS:

Page 5 ends

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      
         
City of Santa Clara
Meeting Minutes of the
Joint City Council and Authorities Concurrent &
Santa Clara Stadium Authority Board
10/21/2025 5:30 PM
How to Submit Written Public Comment Before City Council Meeting:

1. 2.

NOTE
Hybrid Meeting
City Hall Council ChambersNirtual
1500 Warburton Avenue
Santa Clara, CA 95050
will not
Printed on 11/06/2025
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 

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 
 


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 
 
   
  
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

  
 

 
Joint Council and Authorities Concurrent
& Stadium Authority Board Meeting


 
  
  
  
  
 
 

 

  



 
   
 

    
 
 
Joint Council and Authorities Concurrent
& Stadium Authority Board Meeting
/Board
Council/Board member
Council/Board member
/Chair
Council/Board member
Council/Boardmember
/Chair

Resolution/ Denial of a modification of a Conditional Use Permit Page 1 of 3 Rev. 1/9/2024
RESOLUTION NO. __________

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF SANTA CLARA , CALIFORNIA DENYING THE

MODIFICATION OF AN EXISTING CONDITIONAL USE PERMIT
AT 3225 STEVENS CREEK BOULEVARD.

PLN2024-00392 (Conditional Use Permit)

WHEREAS, on July 27, 2016, the Planning Commission of the City of Santa Clara approved a Conditional Use Permit (PLN2015 -11350) for the operation of a car dealership located at 3225 Stevens Creek Boulevard (“Project Site”);
WHEREAS, Conditions P6 and P19 of the existing Use Permit require that trash pickups occur on Stevens Creek Boulevard, and not on Cecil Avenue;
WHEREAS, on September 9, 2024, David Zamora & Reza Soleimany (“Applicant”), on behalf of Monar LLC (“Owner”), filed an application to modify the existing Conditional Use Permit (“Project”) to change Planning Condition s P6 & P19 to allow the operation of existing roll -up doors during business hours to facilitate trash pick-up on Cecil Avenue; WHEREAS, the Project Site is currently zoned Regional Commercial (“C-R”) and has a General Plan land use designation of Regional Commercial;
WHEREAS, the Santa Clara City Code requires that any request to modify an existing Conditional Use Permit be reviewed by the Review Authority that originally approved the discretionary permit; WHEREAS, the Project is not subject to review under the California Environmental Quality Act per CEQA Guidelines Section15270(a), which provides that CEQA does not apply to projects that a public agency rejects or disapproves;
WHEREAS, on May 8, 2025, the notice of public hearing for the May 21, 2025, Planning Commission meeting was mailed to property owners within a 500 foot radius of the Project Site boundaries; and
WHEREAS, on May 21, 2025, the Planning Commission held a duly noticed public hearing to consider the application to modify an existing Conditional Use Permit and all pertinent information

Resolution/ Denial of a modification of a Conditional Use Permit Page 2 of 3 Rev. 1/9/2024
in the record, during which the Planning Commission 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 PLANNING COMMISSION OF THE CITY OF SANTA CLARA AS FOLLOWS:

1. That the Planning Commission hereby finds that the above Recitals are true and correct and by this reference makes them a part hereof.

2. That the Planning Commission herby denies the proposed modification of the existing Conditional Use Permit , which would have allowed the operation of the existing roll -up doors fronting Cecil Avenue during Business Hours to facilitate waste collection for the Project Site.

3. The Planning Commission takes this action because the Commission is unable to make the finding required by SCCC Section 18.150.140.A related to the modification request:
a. “Circumstances under which the permit or approval was granted have been changed to an extent that one or more of the findings that justified the original approval can no longer be made, and the public health, safety, and general welfare require the modification or revocation.” The Commission is unable to make this finding because of the following reasons:
i. The site’s waste can be safely picked up on Stevens Creek Boulevard by following the correct administrative procedures (“redlining the curb”). ii. The constraint is not unique to this sit e, as no other commercial property fronting Cecil Avenue get their waste picked-up on Cecil Avenue. iii. The waste management company (“Mission Trail”) is operating their garbage trucks on Stevens Creek Boulevard currently and the addition of this site on their operating schedule as originally intended won’t undermine the general welfare if the correct administrative procedures are followed.

Resolution/ Denial of a modification of a Conditional Use Permit Page 3 of 3 Rev. 1/9/2024
iv. The required findings for these conditions can be met due to the conditions on the ground.

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 PLANNING COMMISSION OF THE CITY OF SANTA CLARA, CALIFORNIA, AT A REGULAR MEETING THEREOF HELD ON THE 13TH DAY OF AUGUST, 2025, BY THE FOLLOWING VOTE:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAINED: COMMISSIONERS:

ATTEST:

AFSHAN HAMID, AICP

DIRECTOR OF COMMUNITY DEVELOPMENT

CITY OF SANTA CLARA

Attachments Incorporated by Reference:

1. None

Resolution/ Subaru Use Permit Page 1 of 4
Rev: 7/27/2023
RESOLUTION NO. _____

A RESOLUTION OF THE CITY OF SANTA CLARA, CALIFORNIA

TO AFFIRM THE DECISION OF THE PLANNING COMMISSION TO

DENY A CONDITIONAL USE PERMIT REQUEST TO MODIFY

EXISTING CONDITIONS OF APPROVAL FOR THE EXISTING
SUBARU DEALERSHIP AT 3225 STEVENS CREEK BOULEVARD,

SANTA CLARA
PLN24-00392 (Conditional Use Permit)
WHEREAS, on September 9, 2024, David Zamora & Reza Soleimany (“Applicant”), on behalf of Monar LLC (“Owner”), filed an application to modify an existing Conditional Use Permit (“Project”) to changed Planning Conditions 6 & 19 to allow the operation of existing roll-up doors during business hours to facilitate trash pick -up on Cecil Avenue for an existing car dealership located at 3225 Stevens Creek Boulevard (“Project Site”);
WHEREAS, the Project Site is currently zoned Regional Commercial (“C -R”) and has a General Plan land use designation of Regional Commercial;
WHEREAS, the Project proposes to modify Planning Conditions 6 & 19 to allow the existing roll-up doors fronting Cecil Avenue to be used during Business Hours to facilitate waste collection where currently waste is being required to be collected on Stevens Creek Boulevard; WHEREAS, Santa Clara City Code requires that any request to modify an existing Conditional Use Permit be reviewed by the Review Authority that originally approved the discretionary permit; WHEREAS, the Project is categorically exempt from the California Environmental Quality Act per Section 15305 – Minor Alterations in Land Use Limitations (Class 5), which appl ies to minor alterations in the land use limitations as long as it doesn’t change the density or land use; WHEREAS, pursuant to SCCC Section 18.150.040, the Planning Commission cannot grant a Conditional Use Permit without first making specific findings related to the modification request; WHEREAS, on May 21, 2025, the Planning Commission held a duly noticed public hearing to consider the Project, at the conclusion of which, the Commission voted 5-2 to deny the Conditional Use Permit modifications;
Resolution/ Subaru Use Permit Page 2 of 4
Rev: 7/27/2023
WHEREAS, on August 13, 2025, the Planning Commission voted on consent agenda to adopt a resolution to deny the Conditional Use Permit;
WHEREAS, pursuant to SCCC Section 18.114.040.B.3, The Planning Commission’s decision is appealable to the Council in compliance with SCCC Chapter 18.144; WHEREAS, on August 20, 2025, the Applicant filed a timely appeal of the Planning Commission’s decision to the City Council;
WHEREAS, on October 7, 2025, the City Council conducted a public hearing to consider the appeal.

After the close o f the public hearing, although a motion was made to overturn the Planning Commission decision, a majority of the Council did not support the motion, which had the effect of sustaining the Planning Commission’s denial of the Conditional Use Permit; WHEREAS, pursuant Santa Clara Council Policy Manual 042, The City Council’s decision may be reconsidered by the City Council at the same meeting as the initial action, or at the next regular meeting;
WHEREAS, at the next regular Council meeting, on October 21, 2025, the Applicant requested a timely reconsideration of the prior City Council’s decision to the City Council , which the Council voted to grant by a vote of 6-1;
WHEREAS, pursuant to SCCC Chapter 18.144, on February 12, 2026, notices of the public meeting for the City Council Hearing of February 24, 2026, were mailed to property owners within a 500-foot radius;
WHEREAS, pursuant to SCCC Section 18.146.020, on February 19, 2026, notices of the public hearing of February 24, 2026, were posted at City Hall, the Central Park Library, the Mission Branch Library, the Northside Branch Library, and on the City’s website; WHEREAS, on February 24, 2026, City Council held a duly noticed public hearing to consider the Appeal 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:

Resolution/ Subaru Use Permit Page 3 of 4
Rev: 7/27/2023

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. That the City Council hereby Overrules the Appeal and Denies the Conditional Use Permit, to modify the existing Conditions of Approval to change Planning Conditions 6 & 19, which would have allowed the operation of existing roll-up doors during business hours to facilitate waste collection on Cecil Avenue for an existing car dealership located at the Project Site.

3. That based upon substantial evidence in the record of the hearing, including the facts stated in this resolution, the City Council hereby finds that:
a. Circumstances under which the permit or approval was granted have not changed to an extent that one or more of the findings that justified the original approval can no longer be made, and the public health, safety, and general welfare require the modification or revocation.
i. The trash pick -up restrictions under Planning Condition s 6 & 19 does not create an unreasonable constraint to the site’s waste management. ii. The constrain is not unique to this site as future development abutting Cecil Avenue has been allowed to get their trash picked up from that street. iii. The waste management company (“Mission Trail”) is operating their waste trucks on Cecil Avenue currently for Stevens Creek Lincoln and changing these conditions will generate additional noise pollution and traffic as more commercial waste vehicles will traverse on Cecil Avenue to pick up waste for both sites
iv. Mission Trail is un able to service Stevens Creek Subaru as their waste trucks cannot enter the rear of the property through Cecil Avenue due to the lack of clearance for trucks.

Resolution/ Subaru Use Permit Page 4 of 4
Rev: 7/27/2023
v. The required findings for these conditions can be met due to the conditions on the ground.
//

3. 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 24th DAY OF FEBURARY, 2026, BY THE FOLLOWING VOTE:

AYES: COUNCILORS:

NOES: COUNCILORS:

ABSENT: COUNCILORS:

ABSTAINED: COUNCILORS:

ATTEST: ______________________________

NORA PIMENTEL, MMC

ASSISTANT CITY CLERK

CITY OF SANTA CLARA

Attachments incorporated by reference:

S:\Attorney\RESOLUTIONS\Form Resolution-City.doc
Attachment 2
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 1 of 9 ends

REVISED CONDITIONS OF REZONE AND USE PERMIT APPROVAL

In addition to complying with all applicable codes, regulations, ordinances and resolutions, the following conditions of approval are recommended:

GENERAL
G1. 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.

G2. Comply with all applicable codes, regulations, ordinances and resolutions.

ATTORNEY’S OFFICE
A1. The Developer 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, attorneys' fees, injuries, costs, and liabilities arising from 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 developer's project.

PLANNING AND BUILDING INSPECTION
P1. Obtain required permits and inspections from the Building Official and compl y with the conditions thereof. If this project involves land area of 1 acre or more, the developer shall file a Notice of Intent (NOI) with the State Water Resources Control Board prior to issuance of any building permit for grading, or construction; a co py of the NOI shall be sent to the City Building Inspection Division. A storm water pollution prevention plan is also required with the NOI.

P2. The Director of Community Development may refer the use permit to the Planning Commission at any time to consider the initiation of revocation proceedings if the conditions of approval are violated or the operation is inconsistent with the approved proposal. In addition, if complaints are received by the City with respect to this use, staff shall provide a review of the use permit to the Planning Commission within three months for consideration of revocation proceedings.

P3. Any modification to the approved proposal shall require an amendment to the Use Permit subject to Planning Commission review and approval prior to c ommencement of the proposed changes.

P4. Submit plans for Architectural Committee review to the Planning Division and obtain architectural approval prior to issuance of building permits. Said plans to include, but not be limited to: site plans, floor plans, elevations, landscaping, lighting, stormwater control, and signage. Changes to the plans, as required by conditions of approval contained herein, shall be provided as part of the architectural review plan set.

P5. The ground floor plan and building elevations shall be revised on plans submitted for Architectural Review to remove the roll-up door along the Cecil Avenue frontage of the property that accesses the car wash/detail area and modify the floor plan so that internal site circulation to/from this area occurs on-site and not using the public street.

P6. Pedestrian and roll-up doors opening onto Cecil Avenue sh ould remain closed during operation, and be used for emergency ingress/ egress and to facilitate the collection of waste only, and shall not be used as a p rimary entrance to or exit from the site , except as allowed for oil/fluid removal and supply, consistent with Condition P19 below . The roll-up door between the service area and Cecil Avenue should remain closed at all times, except in the event of emergen cy ingress/egress need s and to facilitate the collection of waste. The roll-up door for the service area that faces east sh ould remain closed except for vehicle ingress/egress in order to minimize noise disturbance to Attachment 2
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 2 of 9 ends

nearby neighbors, consistent with the Illingworth & Rodkin noise study recommendations dated July 18, 2016. Prior to approval of plans for Architectural Review, plans shall be revised to label doors opening to Cecil Avenue consistent with this condition , and plans shall note that signage will be posted on-site to inform employees and other users which doors are to remain closed during operations.

P7. Prior to approval of the plans for Architectural Review, the landscaped setback along Cecil Avenue shall be increased to 10 feet, as required by the Zoning Ordinance for a “through lot” with two front property lines. Alternatively, the applicant shall submit for a minor modification, along with the justification therefor, and request that the building setback be reduced by a maximum of 25% to a m inimum setback of 7 feet 6 inches along Cecil Avenue.

P8. All employees shall be directed to park on -site, and no employees shall be permitted to park off-site.

P9. Prior to approval of the plans for Architectural Review, the plans shall be revised to show the designated locations of all parking spaces required by the Zoning Ordinance to be provided for employees and customers. The Zon ing Ordinan ce calls for 1 employee/customer space per 400 square feet of repair/showroom area (a total of 114 required park ing spaces based on the proposed square footage) plus one space for every two non -auto-repair employees. The applicant shall identify the total number of non-auto-repair employees for the dealership as part of the architectural review application. Plans shall be labeled to identify whether parking stalls will serve retail customers, service/repair customers, or inventory purposes.

P10. The operator shall manage vehicular stacking for the service area such that it does not create back -up onto Stevens Creek Bo ulevard or otherwise affect vehicular, bike, or pedestrian circulation.

P11. All lighting shall be shielded to prevent any spillover onto adjacent properties. Developer shall adjust angle, shield, or dimming of the lights should there are spillover of lights onto adjacent properties. Bright white lighting for nighttime outdoor vehicle display shall not occur on the rooftop parking deck. Rooftop lighting shall be subdued and non -white in color (equivalent to low or high pressure sodium light) but adequate fo r safety as employee/customer parking and vehicle storage.

P12. The use of announcement or paging speaker systems outside the building is prohibited.

P13. Use of the 26 -foot wide driveway exit to Cecil Avenue shall be minimized. Test drives shall use the Stevens Creek Boulevard driveway for ingress and egress. The solid gate across the 26 -foot driveway to Cecil Avenue shall be closed at all times, except in the event of an emergency or in order to facilitate trash/recycling pick-up or egress from the site by delivery or service trucks for which egress from the Stevens Creek Boulevard exit is problematic. Prior to approval of the plans for Architectural Review, the on -site circulation expected for vehicles and delivery trucks shall be identified.

P14. The interior service door to the car wash (facing east) shall be closed when the vehicle washing equipment is in operation . The applicant shall present service door and automatic opening device details to the satisfaction of the Architectural Committee to demonstrate that c arwash and service area noise impacts on adjoining residences are minimized.

P15. The floors of the parking structure shall be textured or surfaced to minimize noise from vehicle tires in motion.

P16. All mechanical equipment associated with the ventilation of this building shall be located within the building or on the rooftop, screened from public view, and designed so that building ventilation exhaust areas do not directly face neighboring residential properties.

Auto wash area shall not be open toward residential properties when in operation, to the satisfaction of the Director of Planning and Inspection.

Attachment 2
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 3 of 9 ends

P18. Parts and supply deliveries shall occur using the Stevens Creek Boulevard driveway, and not Cecil Avenue.

P20. The use of portable -generator-powered equipment to wash display vehicles shall not occur before 6:00 A.M. on weekdays, and shall not occur before 8:00 A.M. on weekends.

P21. Consistent with the Illingworth & Rodkin noise report dated July 18, 2016, utilize service bays furthest from the roll -up doors first, locate the noisier repair/service activities in bays furthest from the roll -up doors, limit sounding of horns and loud car radio use , and emphasize to all dealership staff the neigh borhood’s sensitivity t o noise and the importance of minimizing operational noise impacts to neighbors.

P22. Obtain Zoning Administrator Minor Modification for proposed building height (above 35 feet).

P24. Prior to issuance of a demolition permit, Developer/Owner shall have a n asbestos survey of th e proposed site performed by a certified individual. Survey results and notice of the proposed demolition are to be sent to the Bay Area Air Quality Management District (BAAQMD). No demolition shall be performed without a demolition permit and BAAQMD approval and, if necessary, proper asbestos removal.

Attachment 2
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 4 of 9 ends

P28. An erosion control plan s hall be prepared and copies provided to the Planning Division and to the Building Division for review and approval prior to the issuance of grading permits or building permits that involve substantial disturbance of substantial groun d area.

P29. Developer is responsible for collection and pick -up of all trash and debris on -site and adjacent public right-of-way.

P18. The Project shall comply with all mitigations identified in the Mitigation, Monitoring and Reporting Program for the project.

E4. After City Council approval of the Tentative Parcel Map , submit 10 copies of t he Parcel 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, closure calculations, and all appropriate fe es. The City approved Parcel Map shall be recorded by developer prior to building permit issuance.

E5. File and record Parcel Map for proposed development and pay all appropriate fees prior to Building Permit issuance.

E6. Submit public improvement plans prepared in accordance with Cit y Engineering Department procedures which provide for the installation of public improvements. 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.

E7. Sanitary sewer (SS) cleanout shall be installed at or near property line per City standard detail SS-1 for proposed SS lateral.

E9. Storm drain and sanitary sewer laterals shall be outside the drip line of mature trees or 10’ clear of the tree trunk.

Attachment 2
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 5 of 9 ends

E11. 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.

E12. Remove existing drivewa ys and replace with ADA compliant driveways along the property frontages per City standards.

E14. Unused driveways in the public right -of-way shall be replaced with City standard curb, gutter, and sidewalk per City Standard Detail ST-12.

E15. All proposed walkway, sidewalk, driveways, and curb ramps shall be ADA compliant.

E17. Provide pedestrian ADA walkway from proposed buildings to public sidewalk.

E18. Proposed driveways on Stevens Creek Blvd. and Cecil Avenue shall be per City standard detail ST-8.

E19. On-street parking shall not be counted toward on-site parking requirements.

E20. Provide 2 Class I and 8 Class II bicycle parking spaces at main entrance and/or high visible area.

ELECTRICAL
EL1. Prior to submitting any project for Electric Department review, applicant shall provide a site plan showing all existing utilities, structures, easements and trees. Applicant shall also include a “Loa d Survey” form showing all current and proposed electric loads. A new customer with a load of 500KVA or greater or 100 residential units will have to fill out a “Service Investigation Form” and submit this form to the Electric Plann ing Department for review by the Electric Planning Engineer. Silicon Valley Power will do exact design of required substructures after plans are submitted for building permits.

EL2. The Developer shall provide and install electric facilities per Santa Clara City Code chapter 17.15.210.

EL3. Electric service shall be overhead. See Electric Department Rules and Regulations for available services.

EL4. Electric service shall be underground. See Electric Department Rules and Regulations for available services.

EL5. 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.

EL6. Overhead services shall be installed per C ity of Santa Clara Elec tric Department standard OH-550, MS-G6, and MS-G7 latest revision.

Attachment 2
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 6 of 9 ends

Utility room door(s) shall not be alarmed.

Transformer pad must be a minimum of 10’ -0 from all doors and windows, and shall be located next to a level, drivable area that will support a large crane or truck.

EL12. Any relocation of existing electric facilities shall be at Developer’s expense.

EL13. Electric Load Increase fees may be applicable.

EL14. The developer shall provide the City, in accordance with current City standards and specifications, all trenching, backfill, resurfacin g, landscaping, conduit , junction boxes, vaults, street light foundations, equipment pads and subsurface housings required for power 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 shall accept the work. Developer shall further install at developer’s cost the service facilities, consisting of service wires, cables, conductors, and associated equipment necessary to connect a customer to the electrical supply system of and by the City. After completion of the facilities installed by developer, the City shall furnish and install all cable, switches, street lighting poles, luminaries, transformers, me ters, and other equipment that it deems necessary for the betterment of the system (Santa Clara City Code chapter 17.15.210 (2)).

EL17. Applicant is advised to contact SVP (CSC Electric Department) to obtain specific design and utility requirements that are required for building permit review/approval submittal.

Please provide a site plan to Leonard Buttitta at 408-261-5469 to facilitate plan review.

WATER
W1. The applicant shall maintain 12” of vertical clearance at water service crossing with other utilities, and all required horizontal clearances from water services: 10' from sanitary sewer utilities, 8' from storm drain utilities, 5' from fire and other water utilities, 5' from Attachment 2
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 7 of 9 ends

gas utilities, and 10' from landscaping. If applicant installs root barriers, clearance from landscaping reduces to 5'.

W2. Prior to issuance of Buildin g Permits, the applicant shall provide details for a sanitary sewer manhole on the property line for sanitary sewer services greater than 6”.

W4. Prior to the issuance of Building Permits, the applicant sha ll provide fixture unit counts so the Water Division can verify the appropriate size of all proposed water meters.

W7. Prior to the issuance of building permit, applicant shall review the plan set, address discrepancies, and submit plans consistently showing t he location of the prop osed and existing utilities. Please note that there are several utility discrepancies between sheet L- 2 (composite plan) and sheet C5.2 (utility plan).

POLICE
PD1. The business operator shall strictly adhere to the business hours as stated in the use permit.

PD2. The developer shall provide a minimum average illumination of one -foot candle in parking areas and in all common pedestrian or landscaped areas of the development, subject to adjustments by the Police Chief in consultation with Silicon Valley Power an d Planning Department a s necessary for the project to meet LEED Certification, or equivalent, objectives. The illumination should be deployed in fixtures that are both weather and vandal resistant.

Attachment 2
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 8 of 9 ends

PD7. All exterior doors should be adequately illuminated at all hours with their own light source.

F2. At time of Building Permit Application, the Design Team shall submit an Alternate Means and Method Application (AMMA) Permit to mitigate the lack of fire department access.

Document must be printed single-sided and be notarized. For more information, call 408- 615-3080.

ST4. Applicant to comply with City Code Section 8.25.285 and recycle or divert at least fifty percent (50%) of materials generated for discards by the project during demolition and construction activities. No bu ilding, demolition or site development permit shall be issued unless and until applicant has submitted a construction and demolition debris Attachment 2
Stevens Creek Subaru - 3215 Stevens Creek Boulevard PLN24-00392/PLN2015-11350 Revised Conditions of CT Rezone and Use Permit Approval

Page 9 of 9 ends

materials check-off list. After completion of project, applicant shall submit a construction and demolition debris recycling report as sti pulated by ordinance, or be subject to monetary, civil, and/or criminal penalties.

ST5. The Developer is to supply and install City street trees per City specifications; spacing, specie, and size to be determined by City Arborist.

ST7. No cutting of any part of private trees, including ro ots, shall be done with out direct supervision of a certified arborist (Certification of International Society of Arboriculture).

I:\PLANNING\2015\Project Files Active\PLN2015-11350 3215 Stevens Creek Boulevard (Use Permit)\CC\Conditions of Approval - 3215 Stevens Creek Blvd (PLN2015-11350).doc ***

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SITE PLAN
SITE PLAN 1/16" 1
2017 KENNETH RODRIGUES & PARTNERS, INC.C
PROJECT NO.

DRAWN BY SCALE
DATE
K E N N E T H R O D R I G U E S & P A R T N E R S I N C . 4 4 5 N o r t h W h i s m a n R o a d , S u i t e 2 0 0 M o u n t a i n V i e w . C A 6 5 0 . 9 6 5 . 0 7 0 0 KEYMAP

CONSULTANT

30.604

REVISION

CHECKED BY

STEVENS

CREEK SUBARU
3215 STEVENS CREEK BLVD.

SANTA CLARA, CA.

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08.16.16 BUILDING DEPARTMENT

SUBMITTAL
MV

10.31.16 PLAN CHECK 1 RESPONSE1

12.22.16 PLAN CHECK 2 RESPONSE2

3.24.17 PLAN CHECK 3 & OWNER

REVISIONS
3 5.25.17 PLAN CHECK 4 & OWNER

REVISIONS
4 10.08.18 OWNER REVISIONS7
11 A1.1A1.1

NEW PROPOSED BUILDINGLDI
SEE SHEET A2.1

SHEET KEYNOTES
LEGEND

BUILDING OVERHANG FROM SECOND FLOOR
DECK ABOVE, SEE SHEET A2.2
1 2
3 4
5 6
7 TRANSFORMER PAD
STANDARD CONCRETE PAVING, SEE CIVIL PLANS.

SHORT TERM BIKE PARKING. SEE LANDSCAPE
PLANS
9 LANDSCAPE AREAS. SEE LANDSCAPE
PLANS

1. SEE LANDSCAPE PLANS FOR ALL HARDSCAPE
LAYOUT AND DETAILS.

2. SEE CIVIL DRAWINGS FOR GRADING, DRAINAGE,

AND HORIZONTAL CONTROL PLAN

3. "NO PARKING FIRE LANE" SIGN AND CURB

MARKINGS SHALL BE INSTALLED AS SPECIFIED BY

THE FIRE MARSHALL

4. WALKWAYS AND SIDEWALKS ALONG ACCESSIBLE
ROUTES OF TRAVEL SHALL:

A. BE CONTINUOUSLY ACCESSIBLE.

B. HAVE A MAXIMUM OF 1/2" CHANGE IN
ELEVATION (11B-303) OR PROVIDE RAMPS
COMPLYING WITH CBC 11B-405
C. BE MINIMUM WIDTH OF 48"
D. BE OF SLIP RESISTANT MATERIALS.

E. WHERE NECESSARY TO CHANGE ELEVATION
AT A SLOPE EXCEEDING 5% (1:20), HAVE

RAMPS COMPLYING WITH CBC SECTION
11B-405
F. PROVIDE DETECTABLE WARNING DEVICES AT

VEHICULAR TRAFFIC CROSSING PER

CALIFORNIA BUILDING CODE
REQUIREMENTS.

G. PERMANENTLY SIGNED ROOMS AND SPACES

MUST BE PROVIDED WITH RAISED LETTER
AND BRAILLE IDENTIFICATION SIGNS.

GROUND FLOOR EXIT DOORS SHALL
RECEIVE TACTILE EXIT SIGNAGE.

H. MAXIMUM RUNNING SLOPE TO BE 5% ALONG
THE ACCESSIBLE PATH OF TRAVEL. ANY
WALKWAY WITH SLOPE GREATER THAN 5%
SHALL BE A RAMP.

5. ALL CONCRETE PARKING SURFACES UNDER THE

DECK AT GRADE AND GARAGE LEVELS TO

HAVE SWIRL PATTERN TO REDUCE TIRE
NOISE

BIOSWALE, SEE CIVIL DRAWINGS.
14 SHOWROOM ENTRY

BUILDING AREA AT GROUND FLOOR,
SEE SHEET A2.1

NOT IN THIS SCOPE
CBC CHAPTER 11B ACCESSIBLE ROUTE, TYP.

SEE SHEET A0.4 FOR ADDITIONAL ACCESSIBILITY

NOTES AND DETAILS
ENHANCED CONCRETE PAVING, SEE CIVIL PLANS.

PERVIOUS PAVERS, SEE CIVIL DRAWINGS
15 LINE OF DECK OVERHANG ABOVE.
16 PYLON FOR SIGNAGE ABOVE
17 UTILITY EASEMENT, SEE CIVIL DRAWINGS
554444
242442
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EXISTINGEX ST G

BUILDINGBU LD NG

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BUILDINGBU LD NG
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99 77
99 77
99 77
77 77
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"
95'-6" OVERHANG
9'-0"
TYP.

PARKING TABULATION OVERALL

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08.10.17 PLANNING REVISION5
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1500 Warburton Avenue ● Santa Clara, CA 95050 ● Phone 408-615-2450 ● Fax: 408-247-9857 ● www.SantaClaraCA.gov Community Development

January 30, 2026

Staff has compiled all the questions asked on the October 7, 2025, City Council meeting to Staff from the City Councilmembers. The questions and answers can be found below:

1. How many commercial properties on Stevens Creek get their waste collected on Stevens Creek vs. Cecil?

1.1. Answer - 4 properties from over hundred.

2. How many commercial properties are getting their waste picked up on Cecil Avenue?

2.1. Answer - 5 (The enclosures on these properties are either exposed or the waste truck enters the property to collect from this frontage).

2.2. Properties: 3145 - 3147 Stevens Creek, 3155 Stevens Creek, 3249 - 3247 Stevens Creek, 3275 Stevens Creek, & 3291 Stevens Creek

3. Does the Stevens Creek Subaru have a unique waste management situation?

3.1. Answer - Subaru has a unique situation due to the lack of clearance in their building for the waste vehicles to enter from Cecil Avenue to collect waste.

4. How do the other dealerships get their waste picked up?

4.1. Answer - On-site as most have uncovered lots.

5. What were the concerns of the South of Forest Neighborhood Association?

5.1. Answer - The neighborhood was concerned that Subaru has not been a "good neighbor" due to the noise, waste, and traffic that spills over to Cecil Avenue.

6. How often is Subaru getting their waste picked up?

6.1. Answer - 3 days for waste and 2 for recycling.

7. What were the noncompliance complains?

7.1. Answer - Residences have been complaining that Subaru’s employees are parking on Cecil Avenue, operating the emergency door on Cecil Avenue, and hauling waste to the Lincoln dealership

8. Would the request improve Mission Trail's waste pickup operation efficiency?

8.1. Answer - No, as Mission Trail is incapable of entering the Subaru dealership from Cecil Avenue as their trucks don't have enough clearance.

9. Will the waste container be wheeled out from the waste enclosure?

9.1. Answer - Mission Trail's waste container for Subaru cannot be rolled out of the enclosure as it doesn't have wheels. The container is too large to have wheels.

Subject: CC Staff Questions & Answers (October 7, 2025) City of
Santa Clara
August 14, 2023
Stevens Creek Subaru
[email protected]
[email protected]
3225 Stevens Creek Blvd
San Jose, CA 95117
RE: Violation of Approved Rezone and Use Permits (File No. PLN2015-11350 and PLN2016- 11888)
To Whom it May Concern:

P3. Any modification to the approved proposal shall require an amendment to the Use Permit subject to Planning Commission review and approval prior to commencement of the proposed changes.

P19. No loading, unloading, deliveries, trash/recycling pick-up, vehicle staging, vehicle parking, vehicle/site service, or other site function shall occur on Cecil Avenue or other nearby residential streets, with the exception of oil and other fluid extraction and supply to the business may occur on Cecil Avenue between the hours of 8:00 a.m. to 5:00 p.m. Oil and other fluid extraction and supply on Cecil Avenue shall occur no more than one time per week. The business operator shall maintain a log of activity for the oil and other fluid extraction and supply. Said log shall be furnished to the City upon request City of
Santa Clara
The Center of What 's Possible
Another option would be to stage solid waste containers on Stevens Creek Boulevard. Mission Trail Waste Systems has approved of this area, but for safety reasons a portion of your frontage would need to be painted red. To initiate this process a formal written request on company letterhead must be forwarded to the City of Santa Clara Transportation Manager, Steve Chan, at [email protected].

The red curb option on Stevens Creek Boulevard could be set up as a temporary solution while the amendment to allow solid waste collection service on Cecil is pursued.

To allow for solid waste services and resolve this violation the following must occur:

1. Application for a Minor Amendment to an Approved Permit, to address the lack of constructed trash enclosure,

2. Submittal of a formal written request on company letterhead requesting a red curb be installed on Stevens Creek Boulevard to allow Solid Waste collection and/or

3. Application of a Use Permit Amendment if co ndition modification is necessary (to allow service on Cecil Avenue)
Corrective action is necessary on your part to ensure that the conditions of approval are abided by or amended, and that mandatory solid waste services continue. Failure to address these issues may result in a citation.

Should you require more information or assistance regarding this notice, please contact me at [email protected].

Sincerely,
Lesley Xavier
Planning Manager
City of
Santa Clara
The Center of What 's Possible
Approved Architectural Plans:

City of
Santa Clara
The Center of What's Possible
- T SHEET KEYNOTES
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A1 .2
From: Michael Olejnik
To: "D Botelho"
Bcc: Lesley Xavier
Subject: Subaru violating their operating permit
Date: Tuesday, December 9, 2025 10:40:00 AM
Attachments: image001.png
Good morning Dave, Stevens Creek Subaru petitioned City Council for reconsideration of the prior hearing. That petition was heard by Council, motioned, voted on, and subsequently passed. As a result, a new hearing will take place (TBD) and will be heard as if it were the first time.

When an applicant appeals a citation or decision, the city temporary pauses additional enforcement since the outcome is undetermined, this is common practice, and in line with direction received from the City Attorney’s Office.

Once Council has had an opportunity to
make a decision will enforcement resume, or not resume, dependent on the outcome.

Michael Olejnik
Code Enforcement Officer | Community Development
1500 Warburton Ave Santa Clara, CA 95050
D: 408.615.2428 | Email: [email protected]

From: D Botelho <[email protected]>
Sent: Monday, December 8, 2025 11:16 AM
To: Kelly Cox <[email protected]>; Lesley Xavier <[email protected]>; Manager <[email protected]>; Mayor and Council <[email protected]>; Lisa Gillmor <[email protected]>
Cc: Tracie Johnson <[email protected]>; Cliff Moore Neighbor <[email protected]>; Lisa & Moe <[email protected]>; Mark Irving <[email protected]>; Patrick Burns <[email protected]>; Kirk Vartan <[email protected]> Subject:

Re: Subaru violating their operating permit

City of Santa Clara,

Hope this helps me get my point across.

What I can’t understand is that Michael Olejnik says his team went out there and didn't see any activity of violations ?!?!

T C alWhal .. ~
These pics were taken over a two week span and have plenty more.

Dave

On Dec 8, 2025, at 10:44 AM, D Botelho <[email protected]> wrote:

Hello Kelly,
This morning 8AM, Same white Honda Civic parks on Cecil ave and enters through the emergency only gate to enter Subaru to go to work. This guy has been doing this for weeks now.

Please have the City enforce their operating permit. Sending all of these e- mails is something I shouldn't have to be
doing everyday just because the
City is failing to enforce with they agreed to.

CECIL AVE is asking for HELP AGAIN. PLEASE!!!!!!!
CLEARLY Subaru NOT being good neighbors
Thank you,
Dave
<IMG_2882.jpeg><IMG_2883.jpeg><IMG_2884.jpeg>
On Dec 4, 2025, at 7:53 PM, Kelly Cox <[email protected]> wrote:

Hi all,
Thank you for bringing this to my attention. I will reach out to staff immediately.

Kelly

Get Outlook for iOS
From: Tracie Johnson <[email protected]
>
Sent: Saturday, November 29, 2025 1:26:10 PM
To: Kelly Cox <[email protected]
>; D. Botelho
<[email protected]>; Cliff Moore
Neighbor <[email protected]>
Subject: Fw: Subaru violating their operating permit

Dave,
Kelly Cox is our district six council representative so you should also be working with her.

I also recommend reaching out to Subaru corporate at this point.

The trash that is everywhere goes against Subaru's corporate image as an environmentally conscious company.

Regards,
Tracie
----- Forwarded Message -----
From: D Botelho <[email protected]
>
To: Lesley Xavier <[email protected]>; Manager
<[email protected]>; and Council
Mayor <[email protected]>
Cc: Lisa & Moe <[email protected]>; Mark Irving <[email protected]>; Cliff Moore
Neighbor <[email protected]>; Patrick Burns
<[email protected]>; Dave Botelho
<[email protected]>; Tracie Johnson
<[email protected]>; Kirk Vartan
<[email protected]>; Lisa
Gillmor <[email protected]>
Sent: Saturday, November 29, 2025 at 11:14:23 AM PST
Subject: Subaru violating their operating permit
Hello City of Santa Clara,
In case there were any issues viewing the videos I sent yesterday (Friday the 28th), I am attaching photos taken the
same day
showing the ongoing problems. As noted in my previous
requests, Subaru staff are using this emergency
only door and
dragging garbage down our street with a pallet jack, trash and debris blowing in front of our homes
and using the door for bring
in car parts and entering for work
Since March 2025 I have submitted emails and multiple Code Enforcement requests about this same issue over time and, unfortunately, the problem continues with no resolution.

I am respectfully requesting that the City of Santa Clara please enforce Subaru’s operating permit and the applicable code requirements so that they live up to their commitments to be good neighbors like they said when the dealership
was approved
and built.

A little help from the City of Santa Clara would be greatly appreciated by the residence on Cecil Ave.

Thank you for your time and attention and welcome anyone to call me if they would like to discuss further or have questions.

10.31.07 AM.png>
Subaru Employee entering dropping off car parts through the emergency only door
<Screen Shot 2025-11-29 at 10.37.19 AM.png><Screen Shot 2025-11-29 at 10.39.16 AM.png><image003.jpeg>
<IMG_2736.jpeg>

New Report

APPLIED FILTERS
Date range:Jan 1, 2025 - Feb 18, 2026
Department: Community Development
Keyword: 3225 Stevens Creek
Request Type:All
Status: All
ID Request TypeDescription Address Assigned ToPriority Status Date CreatedCompletion Due Date
17630438Code
Enforcement
Subaru Employees parking
on Cecil ave and entering
Subaru through the
emergency only gate. Per
their operating permit,
Subaru employees are not
to be parking on CECIl Ave
and NO ONE should be
going through the
emergency gate UNLESS
it's an actual emergency. I
have photo's but was
having trouble getting
them onto your website.
3225 Stevens Creek
Boulevard, Santa Clara, CA
95050, USA
Michael
Olejnik
MediumCompletedDecember
8, 2025
11:10 am
January 12,
2026
17471469Code
Enforcement
I am writing to report that
Subaru continues to use
their emergency-only exit
on Cecil Avenue to
dispose of garbage and
access our street. This is a
clear violation of their
approved operating
permit.

As you know, the litigation
regarding this issue has
already concluded, and
Subaru was not approved
to use the rear gate for
any purpose other than
emergencies. Despite this,
their staff are...
3225 Stevens Creek
Boulevard, Santa Clara, CA
95050, USA
Michael
Olejnik
MediumCompletedOctober 15,
2025
2:54 pm
November
16, 2025
17026866Code
Enforcement
Subaru continues to open
the emergency only
egress door to push trash
cans down the street to
get emptied.

Why has this not been
stopped. This is in-
violation on their
operating permit. Please
update!
3225 Stevens Creek Blvd,
San Jose, CA 95117, USA
None MediumCompletedJune 23,
2025
10:26 pm
July 28,
2025
2/18/26, 10:58 AM Accela CRM ~ Reports: Advanced
https://gov.publicstuff.com/reports/custom?report=#loadState=true 1/2 ID Request TypeDescription Address Assigned ToPriority Status Date CreatedCompletion Due Date
16955433Code
Enforcement
Subaru continues to
violate their operating
permit by bringing
wheeling trash cans down
the street using the
emergency gate. Please
make them stop> This is
clearly against their
operating permit and the
city continues to allow this
to happen
3225 Stevens Creek Blvd,
Santa Clara, CA, USA
None MediumCompletedJune 5,
2025
11:07 am
July 10,
2025
16927392Code
Enforcement
I am writing to formally
report a recurring noise
issue originating from the
Subaru dealership’s car
wash facility. It has been
observed that the
dealership is operating
the car wash machines
while the roll-up doors
open., closing them way
after the machines have
already started resulting
in excessive and
disruptive noise affecting
the residents and
properties of Cecil Ave.

To help...
3225 Stevens Creek Blvd,
Santa Clara, CA 95117,
USA
Michael
Olejnik
MediumCompletedMay 29,
2025
3:29 pm
July 3, 2025
16923092Code
Enforcement
Subaru continues to allow
their employees to exit
and hall garbage down the
street through the
emergency ingress/egress
only door. This is clearly in
violation of the P.6 Use
permit. Can you please
make them stop as it's
been going on for 3
months now
3225 Stevens Creek
Boulevard, San Jose, CA,
USA
None MediumCompletedMay 28,
2025
5:50 pm
July 2, 2025
2/18/26, 10:58 AM Accela CRM ~ Reports: Advanced
https://gov.publicstuff.com/reports/custom?report=#loadState=true 2/2 From: Afshan Hamid
Sent: Tuesday, January 13, 2026 1:49 PM
To: [email protected]
Subject: C2025-88 FW: Subaru violating their operating permit Hello Dave
Thank you for the phone call today, and I understand the frustrations of the neighbors and we are empathetic to the neighbors. I am sharing the email that I sent to Council member Cox several weeks ago.

Staff is in receipt of the email from Mr. Botelho regarding on-going violations of the permit for the Subaru Dealership that he and his neighbor’s witness. Staff in Code Enforcement has received the emails from the neighbors.

Background Summary:

The Subaru Dealership at 3225 Stevens Creek Boulevard is currently under an application for an appeal by the City Council. The project was heard by the Planning Commission on August 13, 2025, and the PC denied the applicant’s request to relocate the trash collection from Stevens Creek Boulevard to Cecil Avenue. The appeal application was heard by the City Council on October 7, 2025, and Council requested the item be continued to a future date with Mission Trail staff coming to the City Council to provide input.

Neighborhood Complaints:

Staff acknowledges the emails from Mr. Botelho as well as other residents. However, the violation needs to be witnessed by code enforcement personnel. Staff need to be able assess the circumstances that lead to the violation.

Staff has spent many hours with the residents over years regarding complaints for the businesses that back onto Cecil Avenue. Although it may appear as if the complaints are violations, until staff can establish that the violations are verified, staff is limited in issuing notices of violations. In some cases, residents have complained regarding cars parked in alleys, when these alleys are private and owned by the businesses. In some cases, residents have complained about cars parked for weeks, when it has been the city engineer’s vehicle that visits the site to conduct work.

However, staff over the years have been responsive to the residents and provided on-going support to residents.

Code Enforcement Paused:

Because the application is under an appeal, the code enforcement is currently on hold until there is a resolution. It has long been the policy our department to pause additional enforcement action until a decision is made by a Hearing Officer, Judge, Planning Commission, etc.

This is also in line with the guidance we receive from the City Attorney’s Office (it’s important to note that enforcement had resumed when Subaru lost its appeal up until they got their reconsideration). Both parties (the residents and the dealership are under the review of the appeal and continue to provide supporting information. However, Council must determine the action based on the evidence provided.

Additional points for consideration are that Council wanted Mission Trail to be present at the hearing, effectually pushing Subaru’s ability to get relief out months.

It wouldn’t be good policy
to issue fines while withholding the remedy. There is also that the reconsideration was deemed “
de novo” by the City Attorney, so it’s effectively being heard as new, and doesn’t rely on previous decisions. Because of that, if staff kept issuing citations during that period, and Subaru were to be granted the amendment, that enforcement would have to be walked back.

In summary, both parties believe they are in the right. Subaru feels that the previous decision made was incorrect, and the fact that Council agreed to reconsideration indicates that there is some merit to that opinion.

The residents of Cecil Avenue feel that the Planning Commission and City Council want the trash to continue to be on Stevens Creek Boulevard, even though most businesses have trash collection on Cecil Avenue.

At this time, staff is waiting for the
appeal direction, prior to taking action based on what Council determines.

Additionally, I have reached out via phone to the Subaru dealership owner to make him aware of on-going complaints from the neighborhood. Code enforcement staff have also reached out to Mr. Botelho and the neighborhood residents to explain the process.

Afshan Hamid
Director| Community Development
1500 Warburton Avenue
| Santa Clara, CA 95050
Direct: 408-615-5670 | [email protected]

From: D Botelho <[email protected]>
Sent: Monday, December 8, 2025 1:51 PM
To: Kelly Cox <[email protected]>
Cc: Lesley Xavier <[email protected]>; Manager <[email protected]>; Mayor and Council <[email protected]>; Lisa Gillmor <[email protected]>; Tracie Johnson <[email protected]>; Cliff Moore Neighbor <[email protected]>; Lisa & Moe <[email protected]>; Mark Irving <[email protected]>; Patrick Burns <[email protected]>; Kirk Vartan <[email protected]> Subject: Re: Subaru violating their operating permit

This morning at 10:30AM making personal phone calls out the emergency only door for 15 minutes
WHERE THE C/TYOf SANTA CLARA

MEETS THE MOMENT

Today at 12:01PM taking out the trash out the emergency only door

On Dec 8, 2025, at 12:37 PM, Kelly Cox <[email protected]> wrote:

Thank you Dave,
I am including Chief Morgan who has been assisting me in incidents such as this.

He has been excellent with
prompt response, both in correspondence and officers
on the ground. I’m happy you brought this to my attention as Subaru has asked for a reconsideration for our decision to not move their garbage pickup location (I am sure you are aware). This documentation gives us opportunity to speak directly to the current practices of this business and hold them accountable from the dais. I expect you will hear from Chief Morgan shortly, but please keep me apprised in the meantime, so I have information to present at council.

Kelly
Get Outlook for iOS
From: D Botelho <[email protected]>
Sent: Monday, December 8, 2025 11:16:23 AM
To: Kelly Cox <[email protected]>; Lesley Xavier
<[email protected]>; Manager <[email protected]>; Mayor and Council <[email protected]>; Lisa
Gillmor <
[email protected]>
Cc: Tracie Johnson <[email protected]>; Cliff Moore Neighbor <[email protected]>; Lisa & Moe <[email protected]>; Mark Irving <[email protected]>; Patrick Burns <[email protected]>; Kirk Vartan <[email protected]>
Subject: Re: Subaru violating their operating permit

You don't often get email from [email protected]. Learn why this is important
City of Santa Clara,
Hope this helps me get my point across.

What I can’t understand is that Michael Olejnik says his team went out there and didn't see any activity of violations
?!?!
These pics were taken over a two week span and have plenty more.

Dave

<IMG_0193.cecil2.jpeg><IMG_0255.jpeg><IMG_0259.jpeg><IMG_0450.jpeg> <IMG_0451.jpeg><IMG_1267 3.jpeg><IMG_1291.jpeg><IMG_2434.jpeg> <IMG_cecil1.jpeg>
On Dec 8, 2025, at 10:44 AM, D Botelho <[email protected]> wrote:

Hello Kelly,
This morning 8AM, Same white Honda Civic parks on Cecil ave and enters through the emergency only gate to enter Subaru to go to work.

This guy has been doing this for weeks now.

Please have the City enforce their operating permit. Sending all of these e-mails is something I shouldn't have to be
doing everyday just
because the City is failing to enforce with they agreed to.

Hi all,
Thank you for bringing this to my attention. I will reach out to staff immediately.

Kelly

Get Outlook for iOS
From: Tracie Johnson <[email protected]
>
Sent: Saturday, November 29, 2025 1:26:10 PM
To: Kelly Cox <[email protected]
>; D. Botelho
<[email protected]>; Cliff Moore
Neighbor <
[email protected]>
Subject: Fw: Subaru violating their operating permit

Dave,
Kelly Cox is our district six council representative so you should also be working with her.

I also recommend reaching out to Subaru corporate at
this point.

The trash that is everywhere goes against Subaru's
corporate image as an environmentally conscious
company.

Regards,
Tracie
----- Forwarded Message -----
From: D Botelho <[email protected]
>
To: Lesley Xavier <[email protected]>; Manager
<[email protected]>; and Council
Mayor <
[email protected]>
Cc: Lisa & Moe <[email protected]>; Mark
Irving <[email protected]>; Cliff Moore
Neighbor <
[email protected]>; Patrick Burns
<[email protected]>; Dave Botelho
<[email protected]>; Tracie Johnson
<[email protected]>; Kirk
Vartan <
[email protected]>; Lisa
Gillmor <
[email protected]>
Sent: Saturday, November 29, 2025 at 11:14:23 AM PST
Subject: Subaru violating their operating permit
Hello City of Santa Clara,
In case there were any issues viewing the videos I sent yesterday (Friday the 28th), I am attaching photos
taken
the same day showing the ongoing problems. As
noted in my previous requests, Subaru staff are using
this
emergency only door and dragging garbage down our
street with a pallet jack, trash and debris blowing in front of
our homes and using the door for bring in car parts and entering for work
Since March 2025 I have submitted emails and multiple
Code Enforcement requests about this same issue
over time and, unfortunately, the problem continues with no resolution.

I am respectfully requesting that the City of Santa Clara please enforce Subaru’s operating permit and
the
applicable code requirements so that they live up to
their commitments to be good neighbors like they said
when
the dealership was approved and built.

A little help from the City of Santa Clara would be greatly appreciated by the residence on Cecil Ave.

Thank you for your time and attention and welcome
anyone to call me if they would like to discuss further or have
questions.

Respectfully,
Dave Botelho
408-640-9311
Subaru Employee entering to go to work through the
emergency only door
<Screen Shot 2025-11-29 at 10.25.41 AM.png><Screen
Shot 2025-11-29 at 10.27.53 AM.png><Screen
Shot
2025-11-29 at 10.31.07 AM.png>
Subaru Employee entering dropping off car parts through the emergency only door
<Screen Shot 2025-11-29 at 10.37.19 AM.png><Screen
Shot 2025-11-29 at 10.39.16 AM.png><image003.jpeg>
<IMG_2736.jpeg>

City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
26-79 Agenda Date: 2/24/2026

REPORT TO COUNCIL

SUBJECT
Public Hearing: Action to Waive First Reading and Introduce the Citywide Objective Design Standards for Multi-Family and Residential Mixed-Use Projects Ordinance Updating the Santa Clara Zoning Code

BACKGROUND
In recent years, the State Legislature adopted a series of bills to address the State’s housing shortage and high housing costs. For a variety of multi-family and mixed-use residential proposals, cities are now required to provide a streamlined ministerial approval process to facilitate and expedite the construction of housing. Laws like the Housing Accountability Act, the Housing Crisis Act (also known as Senate Bill [SB] 330 (2019)), and SB 35 (2017) expedite the review process for qualified projects and limit local governments’ authority to impose zoning and design standards that are not “objective” criteria. Both the State statutes and the Guidelines of the California Department of Housing & Community Development (HCD) define “Objective Standards” as “involving no personal or subjective judgment by a public official and . . . uniformly verifiable by reference to an external and uniform benchmark or criterion”. Importantly, the standards once established are applied ministerially.

The purpose of Objective Design Standards (ODS) is to streamline the approval process, comply with State Housing Law, increase certainty, and transparency, while still allowing the city to maintain design quality Typically, these types of standards apply to items such as façade materials, setbacks, landscape, massing, and building form. The proposed Objective Design Standards will apply to Multi- Family and Residential Mixed-Use Projects.

Policy A-3 of the City’s certified sixth cycle Housing Element is to “utilize objective design standards to streamline the housing development process.” Currently, architectural review is still required for most residential projects, including multi-family developments, as well as single-family attached developments and developments taller than one story. The implementation of Objective Design Standards citywide will help to clarify the applicable standards and reduce review times while still facilitating compatibility with the community character.

Since the certification of the Housing Element, the Community Development Department’s Planning Division staff undertook the task of developing ODS for multi-family residential and residential mixed- use projects. Staff’s approach to developing comprehensive citywide ODS will be implemented in two phases. The current phase, Phase I, takes existing ODS from the adopted Specific and Precise Plans that were already vetted by the community and decision makers and codifies them into the Santa Clara City Code as a separate chapter in the Zoning Code. This will allow the City to maintain a maximum degree of local design control in the short run and implement the City’s Housing Element Policy A-3, citywide.

Planning Commission Study Session
City of Santa Clara Printed on 2/20/2026Page 1 of 5
powered by Legistar™
26-79 Agenda Date: 2/24/2026
On November 12, 2025, the Planning Commission conducted a Study Session on Phase I Objective Design Standards for multi-family and residential mixed-use projects. Discussion topics included some background on California Government Code Sections 65913.4 and 65589.5, which mandate that cities may only utilize “objective planning standards” related to the project site, land use regulations and project form when reviewing residential development applications eligible for streamlined approval. The session also discussed how the term “objective planning standards” was added to the California State Land Use Law (“State Law”) beginning with the passage of SB 35, as later amended by SB 423. Staff’s report for this Study Session is included as Attachment 3.

According to California Government Code Section 65913.4(a)(5), residential development applications eligible for streamlined approval shall be “consistent with objective zoning standards, objective subdivision standards, and objective design review standards in effect at the time that the development is submitted”. These objective standards must compose of quantitative requirements, numeric thresholds, discrete options, and point-based standards as the criteria must “involve no personal or subjective judgment by a public official.”
Currently, only limited geographic areas of the City (Freedom Circle, Patrick Henry, Lawrence Station, Tasman East, & Downtown) are covered by comprehensive objective standards due to their adopted Specific / Precise Plans, which leaves the rest of the City covered by the limited objective standards found under the various zoning districts of the Zoning Code, such as setback and height requirements. These do not adequately address the nuances of mass and bulk of a project.

Additionally, these limited geographic areas of the City are where future housing projects are expected to occur. However, many of the recent housing projects approved and/or are on file with the City are located outside of these Specific/ Precise Plan areas and therefore not covered by design standards, such as the El Camino Real Specific Plan.

DISCUSSION
As part of Phase I, the ODS are to be incorporated into the Santa Clara City Code as a separate chapter in the Zoning Code as Chapter 18.27. The standards will be accompanied by graphic illustrations to help interpret the standards. The ODS will address “site”, “building” and “pedestrian- level” design standards of architectural review proposals. These standards would be applicable to new multi-family and residential mixed-use projects and additions to existing multi-family and residential mixed-use projects. The “multi-family” building types will include mixed-use, multi-family and townhouses.

The following summarizes the subsections of the draft ODS and provides some examples.

Site Design Standards
These standards will create more pedestrian-friendly functional communities through expanded pedestrian access, human-scaled block sizes, and convenient multi-modal connections by regulating:
· Site Access and Layout
o Example: “Locate loading zones and rideshare pick-up / drop-off areas at least 45 feet away from bus stops.”
· Site Organization, Planning, and Design
o Example: “Ensure that corner buildings actively address both streets by having pedestrian entrances on each frontage.”
Building Design Standards
City of Santa Clara Printed on 2/20/2026Page 2 of 5
powered by Legistar™
26-79 Agenda Date: 2/24/2026
These standards will create human-scaled buildings that blend with their surroundings by regulating:
· Massing
o Example: “Massing Increments as Distinct Buildings. A Podium-Style Building shall appear as distinct buildings when it occupies more than 200 linear feet of street frontage. At minimum, it shall appear as three (3) distinct buildings using massing increments design:
§ There shall be differences in facade materials and color between Distinct Buildings.
§ There shall be differences in the type and composition of facade openings and architectural elements between distinct buildings.
§ The building base heights of adjacent Distinct Buildings shall differ by an entire floor.”
· Façade Design
o Example: “The Building’s Base floor shall be differentiated from the rest of the façade whether through a change in material, change in type of opening, belt course, or a combination of these elements.”
· Access & Entrance Design
o Example: “Primary entrances shall feature at least two of the following:
§ Architectural features such as a prominent tower feature or a peaked roof form and/or a variation in building color/materials.
§ Recess or projection.
§ Pedestrian weather protection (i.e. canopy, overhang, or arcade). § Streetscape including outdoor patio, integral planters or wing walls that incorporate landscaped areas and/ or places for sitting.” · Materials
o Example: “Untreated plastics, unfinished metal, corrugated fiberglass and non- architectural grade plywood shall not be used as primary materials” Pedestrian Level Design Standards
These standards will create an enhanced street frontage that promotes pedestrian activity by regulating:
· Ground Floor Retail & Active Uses
o Example: “Ground Floor Retail. Ground floor retail uses shall be at the same grade as the adjacent sidewalk.”
· Ground Floor Residential
o Example: “Stoops shall have a minimum five (5)-foot landing depth with room for a table and chairs to provide an opportunity for residents to engage in the social life of the street.”
· Ground Floor Live/ Work
o Example: “Because live/work units are meant to be public facing, they shall be entered at-grade and are not required to be elevated above sidewalk level.” · Open Space Design
o Example: “Podium - Style buildings shall have privately owned public open space of at least 15 feet wide and 500 square feet in size.”
The proposed ordinance adopting the ODS is found in Attachment 1, while the body of the Zoning City of Santa Clara Printed on 2/20/2026Page 3 of 5
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26-79 Agenda Date: 2/24/2026
Code Amendment is found in Attachment 2. The Zoning Code Amendment will be inserted as a new chapter into Title 18 of the Santa Clara City Code. The proposed ordinance is a legislative action for the City Council, and no specific findings are required.

January 14, 2026, Planning Commission Discussion and Action At a publicly noticed meeting on January 14, 2026, the Planning Commission reviewed the proposed ordinance and objective design standards. Staff presented the ODS and provided background on what ODS are with examples of the proposed changes in the Zoning Code. The Planning Commission asked clarifying questions about the proposed changes and applicability. Staff explained that the standards will be applicable to the three most common housing product types that are in the development pipeline in Santa Clara. The Commission did not provide any comments on the proposed ordinance. Staff did receive feedback from the Planning Commission on the gaps not addressed by the current standards, which in summary included:
· More Prescriptive Architectural Standards by Building Type (Multiplex, Courtyard, Mid-Rise, & etc.)
· Enhance Open Space Standards
o Standards shall give flexibility in how open space is provided · More Transitional Zone Standards between Building Type This feedback will be incorporated into Phase II of the workplan. Phase II will include the use of consultants to assist with developing new ODS and conduct community outreach.

There was no public comment on the ODS. The Planning Commission voted to recommend adoption of the Phase I ODS ordinance to the City Council, (6-0-0, with one Commissioner not in attendance).

Community Outreach
The proposed ODS come from existing standards found in the City of Santa Clara’s Specific / Precise Plans (Freedom Circle, Patrick Henry, Lawrence Station, Tasman East, & Downtown) which have been previously vetted by the community and decision makers and have been implemented in the City. These ODS will create consistency across the City for applicants of Multi-Family and Residential Mixed-Use Projects. As part of Phase II, staff will contact developers, community organizations, and interest groups for community outreach. Staff received a public comment prior to the publishing of this report and its found in Attachment 4.

Next Steps
After completion of Phase I, Phase II will commence with a request for proposals to select a consultant that would assist with developing additional ODS to address gaps identified in Phase I.

Recommendation
Consistent with State Law, the Housing Element and the Planning Commission recommendation, staff recommends that the City Council:
1) Determine that the project falls within the scope of the January 31, 2023 Addendum to the 2010-2035 General Plan Environmental Impact Report, implementing the City’s Housing Element, pursuant to CEQA; and
2) Waive First Reading and Introduce Chapter 18.37 Objective Design Standards for City-wide Multi-Family and Residential Mixed-Use Projects ordinance in the form presented.

ENVIRONMENTAL REVIEW
City of Santa Clara Printed on 2/20/2026Page 4 of 5
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26-79 Agenda Date: 2/24/2026
The adoption of the Citywide Objective Design Standards is an implementation action of the 2023- 2031 Housing Element for which the City prepared an Addendum to the 2010-2035 General Plan Environmental Impact Report (EIR). The Addendum indicated that the adoption of the Housing Element, and its implementing actions, would not result in environmental impacts beyond those described in the General Plan Update EIR. At the conclusion of the public hearing on January 26, 2023, the Planning Commission voted to recommend that the City Council approve the Addendum, and on January 31, 2023, the City Council adopted the Addendum. The recommended actions all fall within the scope of the adopted Addendum.

FISCAL IMPACT
There is no fiscal impact to the City for processing the request other than administrative time and expense for staff to draft this report and coordinate the environmental assessment.

COORDINATION
This item was coordinated with the City Attorney’s Office.

PUBLIC CONTACT
A newspaper notice was published on February 11, 2026, issue of the Santa Clara Weekly describing the proposed adoption of the Citywide Objective Design Standards.

Public contact was made by posting the Council agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email [email protected] or at the public information desk at any City of Santa Clara public library.

RECOMMENDATION

1. Determine that the project falls within the scope of the January 31, 2023 Addendum to the 2010-2035 General Plan Environmental Impact Report, implementing the City’s Housing Element, pursuant to CEQA; and

2. Waive First Reading and Introduce the Citywide Objective Design Standards ordinance in the form presented adding new Chapter 18.37 Objective Design Standards for City-wide Multi-Family and Residential Mixed-Use Projects to the City Code.

Prepared by Alex Tellez, Assistant Planner
Reviewed by: Afshan Hamid, Director of Community Development Reviewed by: Glen R. Googins, City Attorney
Approved by: Jovan Grogan, City Manager

ATTACHMENTS

1. Citywide Objective Design Standards Ordinance

2. Proposed Zoning Code Amendment

3. PC Staff Reports (November 12, 2025 & January 14, 2026)

4. Public Comment
City of Santa Clara Printed on 2/20/2026Page 5 of 5
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Ordinance/Zoning Code Update for ODS Phase
I Page 1 of 4
Rev: 09/2019
ORDINANCE NO. _____

AN ORDINANCE OF THE CITY OF SANTA CLARA,

CALIFORNIA TO ESTABLISH CITYWIDE OBJECTIVE

STANDARDS FOR MULTI -FAMILY AND MIXED -USE

RESIDENTIAL PROJECTS BY ADDING A NEW CHAPTER

18.27 TO TITLE 18 (“ZONING”) OF “THE CODE OF THE
CITY OF SANTA CLARA, CALIFORNIA”

WHEREAS, Senate Bill 35 (2017) allows eligible multifamily and residential mixed -use development proposals meeting certain affordability requirements to utilize a streamlined ministerial approval process, provided that the projects comply with “objective zoning standards, objective subdivision standards, and objective design review standards” as provided in California Government Code Sections 65913.4; WHEREAS, the Housing Accountability Act, Government Code Section 65589.5, limits a public agency’s authority to disapprove certain housing development project that comply with applicable, objective general plan and zoning standards and criteria in effect as of the application completeness date;
WHEREAS, Senate Bill 330 (2019), also known as the “Housing Crisis Act,” limits cities’ authority to enact subjective design stand ards, and provides that eligible residential projects are only subject to applicable, objective general plan and zoning standards in effect at the time an application is deemed complete;
WHEREAS, “objective zoning standards, objective subdivision standards, and objective design review standards” is defined as: “standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal” under Government Code Section 65913.14(a)(5);
Ordinance/Zoning Code Update for ODS Phase
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Rev: 09/2019

WHEREAS, the City now intends to adopt objective standards that would apply to multifamily and residential mixed -use projects subject to SB 35, SB 330, the Housing Accountability Act, or any other applicable state law;
WHEREAS, as an implementing action of the 2010 – 2035 General Plan, the proposed city-wide objective standards for multi -family and mixed -use residential projects ordinance falls within the scope of the January 31, 2023 Addendum to the 2010 – 2035 General Plan EIR.

NOW THEREFORE , BE IT ORDAINED BY THE CITY OF SANTA C LARA AS FOLLOWS:

SECTION 1: That the Table of Contents of Article 2, “Zones, Allowable Uses, and Development Standards”, of Title 18, “Zoning”, of “The Code of the City of Santa Clara, California” (“SCCC”) is hereby amended to read as follows:
i. Article 2 – Zones, Allowable Uses, and Development Standards July 2025
Title 18 – Zoning Code

TABLE OF CONTENTS
Chapter 18.10 – Residential Zones (R1, R2, R3, R4, R5, R6, UC, UV, HD Flex)2-Error! Bookmark not defined.

18.10.010 – Purposes of Residential Zones -------------------------------- ----- 2-Error! Bookmark not defined.

18.10.020 – Land Uses and Permit Requirements ----------------------------- 2-Error! Bookmark not defined.

18.10.030 – Residential Development Standards ------------------------------ 2-Error! Bookmark not defined.

18.10.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Chapter 18.12 – Commercial Zones (C-C, C-N, C-R) ------ 2-Error! Bookmark not defined.

18.12.010 – Purpose of Commercial Zones -------------------------------- ----- 2-Error! Bookmark not defined.

18.12.020 – Commercial Land Uses and Permit Requirements ------------ 2-Error! Bookmark not defined.

18.12.030 – Commercial Development Standards ----------------------------- 2-Error! Bookmark not defined.

18.12.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Ordinance/Zoning Code Update for ODS Phase
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Chapter 18.14 – Mixed Use Zones (MU-NC, MU-CC, MU-RC, MU-MD, MU-VHD)2-Error! Bookmark not defined.

18.14.010 – Purpose of Mixed Use Zones -------------------------------- ------- 2-Error! Bookmark not defined.

18.14.020 – Mixed Use Land Uses and Permit Requirements -------------- 2-Error! Bookmark not defined.

18.14.030 – Mixed Use Development Standards ------------------------------- 2-Error! Bookmark not defined.

18.14.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Chapter 18.16 – Office and Industrial Zones (LO-RD, HO-RD, LI, HI)2-Error! Bookmark not defined.

18.16.010 – Purpose of Office and Industrial Zones --------------------------- 2-Error! Bookmark not defined.

18.16.020 – Office and Industrial Land Uses and Permit Requirements - 2-Error! Bookmark not defined.

18.16.030 – Office and Industrial Development Standards ------------------ 2-Error! Bookmark not defined.

18.16.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Chapter 18.18 – Special Purpose Zones (OS, PQP) ------ 2-Error! Bookmark not defined.

18.18.010 – Purpose of Special Purpose Zones-------------------------------- 2-Error! Bookmark not defined.

18.18.020 – Special Purpose Land Uses and Permit Requirements ------ 2-Error! Bookmark not defined.

18.18.030 – Special Purpose Development Standards ----------------------- 2-Error! Bookmark not defined.

18.18.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Chapter 18.20 – Planned Development Zone (PD) -------- 2-Error! Bookmark not defined.

18.20.010 – Purpose of Planned Development Zones ------------------------ 2-Error! Bookmark not defined.

18.20.020 – Planned Development Zone Land Uses and Permit Requirements2-Error! Bookmark not defined.

18.20.030 – Planned Development Zone Standards -------------------------- 2-Error! Bookmark not defined.

Chapter 18.22 – Lawrence Station Area Plan Zoning District (LSAP)2-Error! Bookmark not defined.

18.22.010 – Application -------------------------------- ------------------------------- 2-Error! Bookmark not defined.

18.22.020 – Intent -------------------------------- -------------------------------- ------ 2-Error! Bookmark not defined.

18.22.030 – Allowable Uses -------------------------------- ------------------------- 2-Error! Bookmark not defined.

18.22.040 – Development Standards -------------------------------- -------------- 2-Error! Bookmark not defined.

18.22.050 – Parking Requirements -------------------------------- ---------------- 2-Error! Bookmark not defined.

18.22.060 – Additional Development Standards -------------------------------- 2-Error! Bookmark not defined.

Chapter 18.24 – Two-Unit Dwelling Residential Development and Urban Lot Splits ------------------------------------------------------------------------------ 2.-Error! Bookmark not defined.

18.24.010 – Purpose -------------------------------- -------------------------------- -- 2-Error! Bookmark not defined.

18.24.020 – Applicability -------------------------------- ------------------------------ 2-Error! Bookmark not defined.

18.24.030 – Construction of multiple units in single-family zones ---------- 2-Error! Bookmark not defined.

18.24.040 – Development Standards applicable to all lots with two units 2-Error! Bookmark not defined.

18.24.050 – Development Standards within R-1 building envelope -------- 2-Error! Bookmark not defined.

Chapter 18.26 – Downtown Form-Based Code ------------- 2-Error! Bookmark not defined.

"Chapter 18.27 – Objective Design Standards for City-wide Multi-Family and Residential Mixed-Use Projects
---------------------------------------------------------------------------- 2-Error! Bookmark not defined.1

18.27.010 – Introduction -------------------------------- -------------------------------- -------------------------------- ---- 2-71

18.27.020 – Site Design -------------------------------- -------------------------------- -------------------------------- ---- 2-74

18.27.030 – Building Design -------------------------------- -------------------------------- ------------------------------- 2-76

18.27.040 – Pedestrian Level Design -------------------------------- -------------------------------- ------------------ 2-83" Ordinance/Zoning Code Update for ODS Phase
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SECTION 2: That a new Chapter 18.27, “Objective Design Standards for City-wide Multi- Family and Residential Mixed -Use Projects ”, is added to Article 2, “Zones, Allowable Uses, and Development Standards”, of Title 18, “Zoning”, of the SCCC and will read as shown on Attachment 1 (“Proposed Zoning Code Amendment”).

SECTION 3: Savings clause. The changes provided for in this ordinance shall not affect any offense or act committed or done or any penalty or forfeiture incurred, or any right established or accruing before the effective date of this ordinance; nor shall it affect any prosecution, suit or proceeding pending or any judgment rendered prior to the effective date of this ordinance. All fee schedules shall remain in force until superseded by the fee schedules adopted by the City Council.

Section 4: Effective date: This ordinance shall take effect thirty (30) days after its final adoption; however, prior to its final adoption it shall be published in accordance with the requirements of Section 808 and 812 of “The Charter of the City of Santa Clara, California.”
PASSED FOR THE PURPOSE OF PUBLICATION this XX day of March, 2026, by the following vote:

AYES: COUNCILORS:

NOES: COUNCILORS:

ABSENT: COUNCILORS:

ABSTAINED: COUNCILORS:

ATTEST:
___________________________

NORA PIMENTEL, MMC

ASSISTANT CITY CLERK
Ordinance/Zoning Code Update for ODS Phase
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CITY OF SANTA CLARA

Attachments incorporated by reference:

1. Proposed Zoning Code Amendment
Article 2 – Zones, Allowable Uses, and Development Standards Chapter 18.27

1 Santa Clara Zoning Code, Title 18 February 2026 2-71

Chapter 18.27 – Objective Design Standards for City-wide Multi-Family and Residential Mixed-Use Projects

Sections:

18.27.010 – Introduction

18.27.020 – Site Design

18.27.030 – Building Design

18.27.040 – Pedestrian Level Design

18.27.010 – Introduction
A. Intent.

1. The Objective Design Standards identify specific design elements that are required for all multi -family residential and residential mixed -use projects. The intent of the Objective Design Standards is to allow flexibility and creativity in design while providing a clear set of standards and expectations for applicable projects. The Objective Design Standards in this document are a compilation of adopted Objective Design Standards from the City’s Specific Plans and Focus Areas.

2. Residential multi -family and mixed -use development in the City of Santa Clara is regulated by the General Plan, Zoning Ordinance, Specific Plans, and other applicable regulatory documents. Compliance with these regulations is su pported by a design review process established in Santa Clara City Code (SCCC) Chapter 18.120.

3. The City’s Objective Design Standards are intended to be consistent with Government Code Section 65913.4 and 66300(a)(7) as they do not “involve personal or su bjective judgment by a public official” and they “are uniformly verifiable by reference to an external and uniform benchmark or criterion”.

4. The Objective Design Standards will do the following:
a. Provide clear, objective, and measurable standards for multi -family and residential mixed-use projects throughout the city;
b. Streamline project review of housing, in accordance with State law; c. Ensure buildings are appropriate to their surroundings and environment; d. Promote thoughtful, context-sensitive site design;
e. Maintain and enhance Santa Clara’s built environment through quality architectural design; and
f. Promote a pedestrian scale urban environment that enriches the quality of life of its citizens.

B. Applicability.

1. The Objective Design Standards are applicable to new multi -family development and residential mixed-use development, and additions to existing multi-family or residential mixed-use development.

Chapter 18.27 Objective Design Standards

2-72 February 2026 Santa Clara Zoning Code, Title 18

2. For modifications to existing residential mixed -use developments where no additional square footage is proposed, these standards and guidelines shall only apply to the use being modified (e.g., a ground floor retail storefront remodel will not trigger any architectural changes to residential units).

3. These standards are additive to the zoning development standards specified in SCCC Chapter 18.10 (Residential Zones) and SCCC Chapter 18.14 (Mixed -Use Zones).

Development pursuant to any California state law that references objective design standards, including but not limited to Government Code Section 65589.5 (Housing Accountability Act) and Section 65913.4 must abide by these standards.

4. These objective design standards are intended to supplement, and not repeal, any existing objective standards applicable to a precise plan or specific plan area. In the event of any conflict between standards, the precise/specific plan standards shall control.

5. The specific applicability of these objective design standards will be determined by the multi-family or residential mixed-use product type (such as townhouses, podium/wrap- style buildings) that is proposed. The following table breaks down the applicability of the standards.

Table 2-19
Objective Design Standards Applicability

Design Standard
Product Type
Townhouse Podium/Wrap-Style
Site Design
Site Access (Parking) -- •
Site Access (Loading Zone) -- •
Site Access (Driveways) -- •
Site Organization (Public Realm Extension) • •
Site Access (Corner Building Orientation) -- •
Building Design
Massing (Building Length) -- •
Massing (Massing Increment Dimensional
Standards). • •
Massing (Massing Increment Design) • •
Massing (Massing Increments as Distinct
Buildings) -- •
Massing (Distinct Buildings) -- •
Façade Design (Facade Composition) -- •
Façade Design (Base, Middle and Top) • •
Façade Design (Façade Fenestration) • •
Façade Design (Parking Structure Façade
Standards) -- •
Access & Entrance Design (Building Orientation) • •
Access & Entrance Design (Primary Entrances) • •
Access & Entrance Design (Frequency of
Entries) -- •
Access & Entrance Design (Vehicular Access) -- •
Article 2 – Zones, Allowable Uses, and Development Standards Chapter 18.27

1 Santa Clara Zoning Code, Title 18 February 2026 2-73

C. Glossary. The definitions below are only applicable within these Objective Design Standards, and do not apply elsewhere in the Santa Clara City Code.

1. Podium-Style Building. A development project that involves a horizontal separation between an upper building and a lower, or podium, building. The lower building typically is constructed out of concrete; the upper building (some three to five stories tall) is made of wood.

2. Primary Materials. Any wall finish material or color that occupies more than 50 percent of the façade.

3. Product Type . The proposed multi-family or residential mixed-use building type , including townhouses, podium style buildings, and wrap-style buildings.

4. Special Paving. A distinct impermeable material such as natural stone paver, unit concrete pavers, brick, textured and colored concrete.

5. Townhouses. Attached side-by-side or stacked units that generally have front doors on one side and garages on the back side . Most townhouses have two -car garages, either two spaces wide or two tandem spaces (end to end). The front doors look onto a public street, private drive, or common open space, while the garages are usually lined up along an alley with garage doors on bot h sides. This development type typically includes tuck-under garage parking and additional surface parking spaces for visitors.

6. Wrap-Style Building. A development project that typically consists of a central above- grade concrete parking structure surrounded or “wrapped” by 4 – 7 stories of wood or steel construction.

D. Organization of Objective Design Standards. The Objective Design Standards are organized into three design components: site design, building design, and pedestrian level design.

1. Site Design. These standards apply to the site layout to foster multimodal connectivity and create cohesive neighborhoods.

2. Building Design. These standards apply to the architectural features such as massing, fenestration, and articulation.

Materials (Primary Materials) • •
Pedestrian Level Design
Ground Floor Treatment - Retail (Facade
Transparency and Ground Floor Retail) -- •
Ground Floor Treatment - Residential(Ground
Floor Access) -- •
Ground Floor Treatment - Residential (Stoops) -- •
Ground Floor Treatment – Live/Work
(Entrances) -- •
Open Space Design (Podium Style Buildings) -- •
Open Space Design (Pathways) -- •
Open Space Design (Special Paving) • •
Open Space Design (Public Art) -- •
Open Space Design (Refuse & Recycling
Receptacles) • •
Alley & Service Access (Lighting) -- •
Alley & Service Access (Alleys) • •
Chapter 18.27 Objective Design Standards

2-74 February 2026 Santa Clara Zoning Code, Title 18

3. Pedestrian Level Design. These standards apply to the ground floor frontage to promote pedestrian activity and human-scale development.

18.27.020 – Site Design
A. Purpose and Goals. This section provides site design standards to create more pedestrian - friendly functional communities through expanded pedestrian access, convenient multi -modal connections, and human-scaled block sizes.

B. Site Access and Layout.

1. Parking. Parking shall be located at least 10 feet away from streets and other public and communal spaces so that it is not visible. Parking shall be located behind buildings, underground, or at the interior of the block except where there is ground floor retail .

2. Loading Zones. Locate loading zones and rideshare pick -up / drop-off areas at least 45 feet away from bus stops.

Figure 2-5
Site Access and Layout – Parking and Loading Zones

3. Driveways and Access . Driveway access shall be designed to clearly prioritize pedestrians, according to the following requirements:
a. Driveway crossings shall maintain the elevation of the sidewalk.

Figure 2-6
Site Access and Layout – Driveway Crossing

Parking
Parking located
behind building
and/or underground
Podium/Wrap Structure
Parking located
min. 10 feet away
from street and
communal spaces.

Loading Zone
min. 45 feet
away from bus
stop
Bus Stop Primary Street
LJ ~ u LJ LLJ
___;.~:::::....- Driveway crossings shall
maintain the elevation of
the sidewalk
Article 2 – Zones, Allowable Uses, and Development Standards Chapter 18.27

1 Santa Clara Zoning Code, Title 18 February 2026 2-75

b. Driveway aprons shall not extend into the pedestrian clear walkway where cross slopes are limited to a maximum of two percent steeper driveway slopes are permitted in the furnishing and edge zones of the streets. c. The dimensions and design of parking entry and exit points shall be coordinated with the requirements for stormwater treatment areas and street trees.
d. Greenways or open spaces shall have a maximum of one curb cut per frontage.

C. Site Organization, Planning, and Design.

1. Public Realm Extensions. While most buildings and ground -floor units will front onto and take their primary access from the adjacent Public Realm right -of-way, some buildings and ground -floor units may take this primary access from shared private spaces and connections that function as extensions of the public realm into a site. Such spaces comprise a “Semi -Public Realm” and serve as transitions between fully public and fully private spaces. Public Realm Extensions are subject to the following standards:
a. Connectivity. Public realm extensions also provide connections through blocks. This is accomplished with a paseo or through a sequence of courts and paseos linking together through the block. Where non-vehicular paths are used, full and unrestricted public access shall be provided throughout the route.
b. Design. No wall or fence enclosing a public realm extension may exceed three (3) feet in height.

Figure 2-7
Public Realm Extensions

Public realm extensions also provide
connections through blocks. This is
accomplished with a paseo or through
a sequence of courts and paseos
linking together through the block.

Ll_
r.------- --- -------;-,
Chapter 18.27 Objective Design Standards

2-76 February 2026 Santa Clara Zoning Code, Title 18

2. Corner Building Orientation . Ensure that corner buildings actively address both streets by having pedestrian entrances on each frontage.

Figure 2-8
Corner Building Orientation

18.27.030 – Building Design
A. Purpose and Goals. This section provides architectural design standards to create functional and welcoming human -scaled buildings that blend well with their s urroundings and support active streets and public spaces.

B. Massing.

1. Building Length. To create a more interesting and walkable public realm, individual buildings shall be no longer than 150 feet in length, except as follows. For those buildings that are longer than 150 feet in length, a building notch shall be provided on the podium starting at the street level and extending to the roof, for the entire height of the façade, to break up the massing. The building notch shall have a minimum dimension of 25 feet in width and 10 feet in depth.

Figure 2-9
Massing – Building Length

/
~----, /
Min.2?l-f
Pedestrian en/races
on each frontage of
the street for comer
buildings
Article 2 – Zones, Allowable Uses, and Development Standards Chapter 18.27

1 Santa Clara Zoning Code, Title 18 February 2026 2-77

2. Massing Increment Dimensional Standards.

Table 2-20
Massing Increment Dimensional Standards

3. Distinct Buildings Using Massing Increment Design. A Podium- Style Building shall appear as distinct buil dings when it occupies more than 200 linear feet of street frontage. At a minimum, it shall appear as three (3) distinct building s using massing increment design:
a. There shall be differences in facade materials and color between Distinct Buildings.
b. There shall be differences in the type and composition of facade openings and architectural elements between distinct buildings.
c. The building base heights of adjacent Distinct Buildings shall differ by an entire floor.
d. A Massing Increment Design shall only be repeated up to a maximum of three (3) times on the same project elevation.
(1) Repeated Massing Increments shall not be immediately adjacent to each other.
(2) Forecourts may provide separation between repeated Massing Increment Designs.

Figure 2-10
Massing Increment Design and Dimensional Standards

Objective Design Standard Dimensions
A Massing Increment (max.) 150 feet
B Façade Height Difference between Massing Increments (min.) 10% of Lesser Façade Height C Building Base Height Difference between Massing Increments 3 feet A Podium-style building shall appear as
distinct buildings when it occupiers more -------~
than 200 linear feet of street frontage
mm rn
mm rn
rn
c:::::==::J
Chapter 18.27 Objective Design Standards

2-78 February 2026 Santa Clara Zoning Code, Title 18

C. Façade Design.

1. Façade Composition. Facade elements shall be organized by a grid. Patterns of openings within each individual facade or Building Increment shall be organized into a grid per the standards below.
a. Horizontal Alignment of Elements. Rooflines, openings, and materials within each facade or facade module must align horizontally and be consistent in style across the entire width.
b. Vertical Alignment of Openings into Bays. The entirety of a building’s façade or massing increments shall be clearly divided into vertical bays, subject to the following:
(1) Façade bays shall extend from the ground to the top of the façade and are defined by vertical structure (solid portions of wall, piers, etc.) which extends from the ground to the top of the façade. (2) Each bay must be stacked within bays as illustrated in the figure below. Openings shall be arranged symmetrically within bays. (3) Each bay shall be at minimum 15 feet wide.

Figure 2-11
Façade Composition

2. Base, Middle and Top. Buildings shall have a Base, Middle, and Top. a. The Building’s Base floor shall be differentiated from the rest of the façade whether through a change in material, change in type of opening, belt course, or a combination of these elements.
b. The Building’s Middle floor(s) features shall be repetitive, with only up to three variations in façade elements between each floor
c. The Building’s Top floor shall feature some form of capping element, such as a cornice, enhanced ornamentation, or a decorative parap et. In larger buildings, the upper most floor shall be visually incorporated into the building’s top design.

I I
• Bay •
•◄ ►• I I
Facade elements shall be organized by a grid. Rooflines, openings, and other materials must align horizontally. Facade elements or massing increments shall be divided into vertical bays.

Article 2 – Zones, Allowable Uses, and Development Standards Chapter 18.27

1 Santa Clara Zoning Code, Title 18 February 2026 2-79

Figure 2-12
Base, Middle, and Top

3. Facade Fenestration.
a. Fenestration Area. Façade shall be designed with fenestration – openings on the façade, including windows and doors – in the amounts listed in subparagraph b below.
b. Fenestration amount is calculated as a percentage of openings – including all windows and doors on the façade – to an area of façade. Each portion of the façade grid must have a f enestration percentage which falls within the range identified by Table 2-21.

Table 2-21
Fenestration Areas

Figure 2-13
Fenestration Area
Fenestration Areas Dimensions
Base of Building 40% - 95%
Middle & Top of Building 25% - 70%
□□DD □ DD □□DD n
Base LJ
Chapter 18.27 Objective Design Standards

2-80 February 2026 Santa Clara Zoning Code, Title 18

c. General to Base, Middle, and Top. Window jams shall be set in a minimum of four (4) inches from the main façade plane. Trim/ moldings on the façade do not count toward this recess depth.
d. Specific to the Top. Upper-floor wall openings shall be square or taller than they are wide. Individual vertically proportioned windows can be grouped side by side to form a horizontal ensemble of windows.

4. Parking Structure Façade Standards.
a. Façade Design. Parking Structure F acades shall be designed to fit into the urban context in one of the two following ways:
(1) The Façades meet the Massing Standard of this document. (2) Facades designed as art walls, murals, or screens that incorporate decorative, graphic, or sculptural elements. Such facades are subject to recommendations from the Cultural Arts Commission and the Historical & Landmarks Commission, followed by Community Development Director or their designee approval, based on the following Required Finding:
a. Façade design is usin g durable, element -resistant, materials and techniques.
b. Future-Proof Parking. Parking Garages shall be designed to accommodate conversions to other uses and shall have at least one of the following features:
(1) Level floor, apart from necessary ramps.
(2) Floors with 10 feet minimum clear height from floor to ceiling. (3) Cut-outs for planned shafts in decks and other structural members to accommodate future utilities (heating, cooling, venting, etc.).

D. Access and Entrance Design.

1. Building Orientation. Buildings shall be oriented to ensure the primary facades and entrance areas of all buildings face the street, open spaces, or other pedestrian - oriented circulation areas.

Figure 2-14
Building Orientation for Podium/Wrap-Style Buildings – Entrance Areas 25% - 70%
25% - 70%
25% - 70%
45% - 95%
Article 2 – Zones, Allowable Uses, and Development Standards Chapter 18.27

1 Santa Clara Zoning Code, Title 18 February 2026 2-81

Figure 2-15
Building Orientation for Townhomes – Entrance Areas

2. Primary Entrances. Primary entrances shall feature at least two of the following:
a. Architectural features , such as a prominent tower feature or a peaked roof form, and/or a variation in building color/materials.
b. Recess or projection.
c. Pedestrian weather protection (i.e. canopy, overhand, or arcade). d. Streetscape including outdoor patio, integral planters, or wing walls that incorporate landscaped areas and/or places for sitting.

Figure 2-16
Primary Entrances
,-
L •
Pedestrian
Paseo
Primary Street
Q)
~
in
c:-
"' ,::,
C
8 Q)
(J)
Entrance areas facing the street, open spaces ,
or other pedestrian-oriented circulation areas
Common
Open Space
Local Roadway
------1---1-r--Entrances of
interior units
face the shared
pedestrian
pathway
---r----'---+--+--+--Entra nces of
- ...J
units along a
right-of-way face
the right-of-way
Chapter 18.27 Objective Design Standards

2-82 February 2026 Santa Clara Zoning Code, Title 18

Table 2-22
Frequency of Entries (Podium/Wrap-Style)

4. Vehicular Access.
a. Vehicular access openings hall be no more than 13 feet wide. Where adjacent openings are necessary to provide entries or exits, they shall be separated by a pier (a portion of wall) of at least two (2) feet in width. b. Gates which open to allow cars to enter (excluding security doors that are shut when the garage is not accessible) shall be inse t from the façade by a minimum of 20 feet, to allow cars to await entry without blocking the sidewalk.

Figure 2-17
Vehicular Access Design
Façade Area Residential Mixed-Use
Frequency of Building Entries
(max. distance between entries) 100 feet 75 feet
JJIII~
-:::::::--Projection
---------
Architecture fi as peaked eature such
and roof form
pedestrian protection weather
Integral planters • landsaped areas to mcorporate
Article 2 – Zones, Allowable Uses, and Development Standards Chapter 18.27

1 Santa Clara Zoning Code, Title 18 February 2026 2-83

5. Materials.
a. Primary Materials. Untreated plastics, unfinished metal, corrugated fiberglass and non-architectural grade plywood shall not be used as primary materials.

18.27.040 – Pedestrian Level Design
A. Purpose. This section provides standards to enhance the character of new development’s street frontage to promote pedestrian activity.

B. Ground Floor Retail and Active Uses.

1. Ground Floor Retail. Ground floor retail uses shall be at the same grade as the adjacent sidewalk.

2. Façade Transparency. Facades of all commercial structures shall incorporate transparent features (clear glass on windows and doors) over a minimum percentage of the surface area at ground-level.
a. Retail uses: a minimum of 75% shall be transparent.
b. Other uses: a minimum of 35% shall be transparent.

3. Ground Floor Residential.
a. Ground Floor Access. Where residential units are located at the ground floor, at least 50% of units on each frontage must be individually accessed from the sidewalk via stoops, side yards or other means.
b. Stoops. Stoops shall have a minimum five (5)-foot landing depth with room for a table and chairs to provide an opportunity for residents to engage in the social life of the street.
0 Vehicular Opening Max. 13 feet wide
® Min. 2 feet wide pier
© Gates inset min. 20 feet
I I
L--~
t--- --t· © t-1 -----,
+-+
~ ·
0 □
Chapter 18.27 Objective Design Standards

2-84 February 2026 Santa Clara Zoning Code, Title 18

c. Stoops that face public rights of way shall be set at least 24 inches above sidewalk grade.

Figure 2-18
Ground Floor Residential – Stoop Design

C. Ground Floor Live/Work.

1. Entrances. Because live/work units are meant to be public facing, they shall be entered at-grade and are not required to be elevated above sidewalk level.

D. Open Space Design.

1. Podium – Style Building.
a. Podium – Style buildings shall have outdoor spaces, such as on-site plazas, interior courtyards, patios, terraces and gardens.
b. Podium – Style buildings shall have privately owned public open space of at least 15 feet wide and 500 square feet in size.

Figure 2-19
Open Space Design – Podium – Style Buildings

2. Pathways. Pedestrian paths through the site shall be at least five (5) feet wide.

Site
Plaza
@ Min. 5-foot landing depth
® Min. 24 inches above
sidewalk grade
Min. 500
:....::..:~~-------1------ square-feet
Upper floor open
space pockets visible
from streets
Privately Owned
Public Space
Article 2 – Zones, Allowable Uses, and Development Standards Chapter 18.27

1 Santa Clara Zoning Code, Title 18 February 2026 2-85

3. Special Paving. Special Paving shall be used for the following areas:
a. Pedestrian crossing (mid -block, raised pedestrian crossings/speed tables, etc.).

4. Public Art. Outdoor plazas and semi-public courtyards shall have public art elements such as sculptures, fountains, and art pieces.

5. Refuse & Recycling Receptacles. Provide a maximum of one receptacle every 200 feet along streets if proposing more than 10 units. Additional receptacles should be provided only if a private sponsor provides continued maintenance. a. Provide one receptacle at each corner of intersections.

E. Alleys and Service Access.

1. Lighting. Provide lighting in alleyways for safety.

City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
25-1602 Agenda Date: 1/14/2026

REPORT TO PLANNING COMMISSION

SUBJECT
Public Hearing: Recommendation on The Adoption of The Citywide Objective Design Standards for Multi-Family and Residential Mixed-Use Projects into The Santa Clara Zoning Code. CEQA:

Addendum to the 2010-2035 General Plan EIR

BACKGROUND
In recent years, the State Legislature has adopted a series of bills to address the state’s housing shortage and high housing costs. For a variety of multifamily and mixed-use residential projects, cities are now required to provide a streamlined ministerial approval process to facilitate and expedite the construction of housing. Laws like the Housing Accountability Act, the Housing Crisis Act (also known as SB 330 (2019)), and SB 35 (2017) expedite the review process for qualifying projects and limit local governments’ authority to impose zoning and design standards that are not “objective” criteria. Both the state statutes and the Guidelines of the California Department of Housing & Community Development (HCD) define “Objective Standards” as “involving no personal or subjective judgment by a public official and . . . uniformly verifiable by reference to an external and uniform benchmark or criterion”. Importantly, the standards once established are applied ministerially.

Policy A-3 of the City’s certified sixth cycle Housing Element is to “Utilize objective design standards to streamline the housing development process.” Currently, architectural review is still required for most residential projects, including multi-family developments, as well as single-family attached developments and developments taller than one story. The development of Objective Design Standards (ODS) will help to clarify the applicable standards and potentially reduce review times.

Since the certification of the Housing Element, Planning staff have undertaken the task of developing ODS for Multi-family Residential and Residential Mixed-Use Projects.

On November 12, 2025, the Planning Commission conducted a Study Session on Objective Design Standards for multi-family and residential mixed-use projects to discuss California Government Code Sections 65913.4 and 65589.5, which mandate that cities utilize only “objective planning standards” related to the project site, land use regulations and project form when reviewing residential development applications eligible for streamlined approval. The session discussed how the term “objective planning standards” was added to the California State Land Use Law (“State Law”) beginning with the passage of Senate Bill 35, as later amended by SB 423. The Staff Report for this Study Session is found in Attachment 4.

Currently, only limited geographic areas of the City (Freedom Circle, Patrick Henry, Lawrence Station, Tasman East, & Downtown) are covered by comprehensive objective standards due to their adopted Specific / Precise Plans, which leaves the rest of the City covered by the limited objective standards found under the various zoning districts of the Zoning Code.

Staff’s approach to develop comprehensive citywide ODS will be implemented in two phases. Phase I takes existing ODS from the Specific and Precise Plans that were already vetted by the community and decision makers and codifies them into the Santa Clara City Code as a separate chapter in the Zoning Code. This will allow the City to maintain a maximum degree of local design control in the short run, and abide by the City’s Housing Element Policy A-3.

Staff received feedback from the Planning Commission on the gaps in the standards. Their feedback is the following:
· More Prescriptive Architectural Standards by Building Type (Multiplex, Courtyard, Mid-Rise, & etc.)
· Enhance Open Space Standards
§ Standards shall give flexibility in how open space is provided · More Transitional Zone Standards between Building Type This feedback will be incorporated into Phase II of the workplan.

Phase II will include the use of consultants to assist with developing new ODS and conduct community outreach.

DISCUSSION
As part of the Phase I, the ODS are to be incorporated into the Santa Clara City Code as a separate chapter in the Zoning Code. The standards will be accompanied by graphic illustrations to help interpret the standards. The ODS will address “site”, “building” and “pedestrian-level” design standards of architectural review proposals. These standards would be applicable to new multi- family and residential mixed-use projects and additions to existing multi-family and residential mixed- use projects. The building types affected are townhouses and podium/wrap style buildings.

The following summarizes the subsections of the draft ODS and provides some examples.

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25-1602 Agenda Date: 1/14/2026
· Massing
· Example: “Massing Increments as Distinct Buildings. A Podium-Style Building shall appear as distinct buildings when it occupies more than 200 linear feet of street frontage. At minimum, it shall appear as three (3) distinct buildings using massing increments design:
o There shall be differences in facade materials and color between Distinct Buildings o There shall be differences in the type and composition of facade openings and architectural elements between distinct buildings.
o The building base heights of adjacent Distinct Buildings shall differ by an entire floor.” · Façade Design
· Example: “The Building’s Base floor shall be differentiated from the rest of the façade whether through a change in material, change in type of opening, belt course, or a combination of these elements.”
· Access & Entrance Design
o Example: “Primary entrances shall feature at least two of the following:
§ Architectural features such as a prominent tower feature or a peaked roof form and/or a variation in building color/materials.
§ Recess or projection.
§ Pedestrian weather protection (i.e. canopy, overhang, or arcade). § Streetscape including outdoor patio, integral planters or wing walls that incorporate landscaped areas and/ or places for sitting.” · Materials
o Example: “Untreated plastics, unfinished metal, corrugated fiberglass and non- architectural grade plywood shall not be used as primary materials” Pedestrian Level Design Standards
These standards will create an enhance street frontage that promotes pedestrian activity by regulating:
· Ground Floor Retail & Active Uses
o Example: “Ground Floor Retail. Ground floor retail uses shall be at the same grade as the adjacent sidewalk”
· Ground Floor Residential
o Example: “Stoops shall have a minimum five (5)-foot landing depth with room for a table and chairs to provide an opportunity for residents to engage in the social life of the street.”
· Ground Floor Live/ Work
o Example: “Because live/work units are meant to be public facing, they shall be entered at-grade and are not required to be elevated above sidewalk level.” · Open Space Design
o Example: “Podium - Style buildings shall have privately owned public open space of at least 15 feet wide and 500 square feet in size.”
Proposed Planning Commission Actions
The project is presented to the Planning Commission for consideration and action. The following specific actions are required:

1. CEQA: Recommend that the Council determine that the project is consistent with the 2010- City of Santa Clara Printed on 1/9/2026Page 3 of 5
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25-1602 Agenda Date: 1/14/2026
2035 General Plan EIR Addendum adopted on January 31, 2023. This is a quasi-judicial decision, requiring the Commission to determine that the 2023 Addendum addressed the proposed ODS.

2. Zoning Code Amendment: Recommend that the City Council approve the zoning code amendment to incorporate the Citywide Objective Design Standards. This is a legislative action.

The proposed ordinance adopting the ODS is found in Attachment 1 while the body of the Zoning Code Amendment is found in Attachment 2. The Zoning Code Amendment is a new chapter inserted into Title 18 of the Santa Clara City Code.

COMMUNITY OUTREACH
The proposed ODS come from existing standards found in the City of Santa Clara’s Specific / Precise Plans (Freedom Circle, Patrick Henry, Lawrence Station, Tasman East, & Downtown) which have been previously vetted by the community and decision makers and will served as a baseline. These ODS will create consistency across the City for developers of Multi-Family and Residential Mixed- Use Projects. Staff will contact developers, community organizations, and interest groups as part of the community outreach for Phase II.

ENVIRONMENTAL REVIEW
The adoption of the Citywide Objective Design Standards is an implementation action of the 2023 Housing Element for which the City prepared an Addendum to the 2010-2035 General Plan Environmental Impact Report (EIR). The Addendum indicated that the adoption of the Housing Element, and its implementing actions, would not result in environmental impacts beyond those described in the General Plan Update EIR. At the conclusion of the public hearing on January 26, 2023, the Planning Commission voted to recommend that the City Council approve the Addendum, and on January 31, 2023, the City Council adopted the Addendum. The recommended actions all fall within the scope of the adopted Addendum.

FISCAL IMPACT
Adoption of the Citywide Objective Design Standards would not involve additional resources beyond those indicated at the time of the Zoning Code adoption.

COORDINATION
This item was coordinated with the City Attorney’s Office.

PUBLIC CONTACT
A newspaper notice was published in the December 23, 2025, issue of the Santa Clara Weekly describing the proposed adoption of the Citywide Objective Design Standards.

Public contact was made by posting the Planning Commission agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, [email protected] <mailto:[email protected]> or at the public information desk at any City of Santa Clara public library.

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25-1602 Agenda Date: 1/14/2026

RECOMMENDATION

1. Recommend that the City Council determine the project to be consistent with the January 31, 2023 Addendum for the 2023 Housing Element pursuant to CEQA; and

2. Recommend that the City Council adopt the Citywide Objective Design Standards ordinance.

Prepared by: Alex Tellez, Assistant Planner, Community Development Department Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Afshan Hamid, Director of Community Development

ATTACHMENTS

1. Citywide Objective Design Standards Ordinance

2. Proposed Zoning Code Amendment

3. ODS Previous Draft Document

4. Study Session Staff Report
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Ordinance/Zoning Code Update for ODS Phase I Page 1 of X Rev: 09/2019
ORDINANCE NO. _____

AN ORDINANCE OF THE CITY OF SANTA CLARA,

CALIFORNIA TO ESTABLISH CITYWIDE OBJECTIVE

STANDARDS FOR MULTI -FAMILY AND MIXED -USE

RESIDENTIAL PROJECTS BY ADDING A NEW CHAPTER

18.27 TO TITLE 18 (“ZONING”) OF “THE CODE OF THE
CITY OF SANTA CLARA, CALIFORNIA”

WHEREAS, Senate Bill 35 (2017) allows eligible multifamily and residential mixed -use development proposals meeting certain affordability requirements to utilize a streamlined ministerial approval process, provided that the projects comply with “objective zoning standards, objective subdivision standards, and objective design review standards” as provided in California Government Code Sections 65913.4; WHEREAS, the Housing Accountability Act, Government Code Section 65589.5, limits a public agency’s authority to disapprove certain housing development project that comply with applicable, objective general plan and zoning standards and criteria in effect as of the application completeness date;
WHEREAS, Senate Bill 330 (2019), also known as th e “Housing Crisis Act,” limits cities’ authority to enact subjective design standards, and provides that eligible residential projects are only subject to applicable, objective general plan and zoning standards in effect at the time an application is deemed complete;
WHEREAS, “objective zoning standards, objective subdivision standards, and objective design review standards” is defined as: “standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by referen ce to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal” under Government Code Section 65913.14(a)(5);
Ordinance/Zoning Code Update for ODS Phase I Page 2 of X Rev: 09/2019

WHEREAS, the City now intends to adopt objec tive standards that would apply to multifamily and residential mixed -use projects subject to SB 35, SB 330, the Housing Accountability Act, or any other applicable state law;
WHEREAS, as an implementing action of the 2010 – 2035 General Plan, the proposed city-wide objective standards for multi-family and mixed-use residential projects ordinance falls within the scope of the January 31, 2023 Addendum to the 2010 – 2035 General Plan EIR.

NOW THEREFORE, BE IT ORDAINED BY THE CITY OF SANTA CLARA AS FOLLOWS:

i. Article 2 – Zones, Allowable Uses, and Development Standards July 2025
Title 18 – Zoning Code

TABLE OF CONTENTS
Chapter 18.10 – Residential Zones (R1, R2, R3, R4, R5, R6, UC, UV, HD Flex)2-Error! Bookmark not defined.

18.10.010 – Purposes of Residential Zones -------------------------------- ----- 2-Error! Bookmark not defined.

18.10.020 – Land Uses and Permit Requirements ----------------------------- 2-Error! Bookmark not defined.

18.10.030 – Residential Development Standards ------------------------------ 2-Error! Bookmark not defined.

18.10.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Chapter 18.12 – Commercial Zones (C-C, C-N, C-R) ----- 2-Error! Bookmark not defined.

18.12.010 – Purpose of Commercial Zones -------------------------------- ----- 2-Error! Bookmark not defined.

18.12.020 – Commercial Land Uses and Permit Requirements ------------ 2-Error! Bookmark not defined.

18.12.030 – Commercial Development Standards ----------------------------- 2-Error! Bookmark not defined.

18.12.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Ordinance/Zoning Code Update for ODS Phase I Page 3 of X Rev: 09/2019
Chapter 18.14 – Mixed Use Zones (MU-NC, MU-CC, MU-RC, MU-MD, MU-VHD)2-Error! Bookmark not defined.

18.14.010 – Purpose of Mixed Use Zones -------------------------------- ------- 2-Error! Bookmark not defined.

18.14.020 – Mixed Use Land Uses and Permit Requirements -------------- 2-Error! Bookmark not defined.

18.14.030 – Mixed Use Development Standards ------------------------------- 2-Error! Bookmark not defined.

18.14.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Chapter 18.16 – Office and Industrial Zones (LO-RD, HO-RD, LI, HI)2-Error! Bookmark not defined.

18.16.010 – Purpose of Office and Industrial Zones --------------------------- 2-Error! Bookmark not defined.

18.16.020 – Office and Industrial Land Uses and Permit Requirements -- 2-Error! Bookmark not defined.

18.16.030 – Office and Industrial Development Standards ------------------- 2-Error! Bookmark not defined.

18.16.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Chapter 18.18 – Special Purpose Zones (OS, PQP) ------ 2-Error! Bookmark not defined.

18.18.010 – Purpose of Special Purpose Zones -------------------------------- 2-Error! Bookmark not defined.

18.18.020 – Special Purpose Land Uses and Permit Requirements ------- 2-Error! Bookmark not defined.

18.18.030 – Special Purpose Development Standards------------------------ 2-Error! Bookmark not defined.

18.18.040 – Other Applicable Regulations -------------------------------- ------- 2-Error! Bookmark not defined.

Chapter 18.20 – Planned Development Zone (PD) -------- 2-Error! Bookmark not defined.

18.20.010 – Purpose of Planned Development Zones ------------------------ 2-Error! Bookmark not defined.

18.20.020 – Planned Development Zone Land Uses and Permit Requirements2-Error! Bookmark not defined.

18.20.030 – Planned Development Zone Standards --------------------------- 2-Error! Bookmark not defined.