Ordinance/El Camino Real Corridor Zoning Districts Page 1 of 46 Rev: 09/2019
ORDINANCE NO. 2086
AN ORDINANCE OF THE CITY OF SANTA CLARA,
CALIFORNIA, AMENDING TITLE 18 OF “THE CODE OF
THE CITY OF SANTA CLARA, CALIFORNIA” TO ADD A
NEW CHAPTER 18.2 7, REGULATIONS FOR THE E L
CAMINO REAL CORRIDOR; REVISING CHAPTER 17.15,
PROPERTY DEVELOPMENTS, TO CLARIFY THAT THE
NEW EL CAMINO PROPERTY STANDARDS WILL
SUPERSEDE THAT CHAPTER ; AND ADDING A NEW
SECTION 17.40.117 TO CHAPTER 17.40, CITYWIDE
AFFORDABLE HOUSING REQUIREMENTS, TO SPECIFY
AFFORDABILITY LEVELS APPLICABLE TO THE EL
CAMINO REAL ZONING DISTRICTS
SECTION 1: That a new Chapter 18.27, “Regulations for the El Camino Real Corridor”, is hereby added to Title 18 (entitled “Zoning”), of “The Code of the City of Santa Clara, California” (“SCCC”) as follows:
“Chapter 18.27
Regulations for the El Camino Real Corridor
Table of Contents
Article I. Regulations for the El Camino Real Corridor
18.27.010 Application
18.27.020 Intent
18.27.030 Purpose
18.27.040 Permitted and Conditional Uses
18.27.050 Land Use Table
Article II. Minor Use Permits
18.27.070 Purpose
18.27.080 Intent
18.27.090 Applicability
18.27.100 Application Filing, Processing, and Review
18.27.200 Project Review, Notice, and Hearing
18.27.300 Findings and Decision
18.27.400 Conditions of Approval
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Article III. Development Standards for the El Camino Real Corridor
18.27.500 Existing Buildings and Uses.
18.27.600 Regional Commercial Mixed Use District (RCMU) Development Standards Table.
18.27.700 Corridor Mixed Use District (CMU) Development Standards Table.
18.27.800 Corridor Residential District (CR) Development Standards Table.
18.27.900 Additional Development Standards
Article I. Regulations for the El Camino Real Corridor
18.27.010 Application.
The regulations set forth in this chapter apply to all parcels in the El Camino Real Specific Plan area.
18.27.020 Intent.
The El Camino Real Corridor zoning districts are designed to implement the Regional Commercial Mixed Use, Corridor Mixed Use, and Corridor Residential General Plan designations, creating a range of residential densities that are t ransit-oriented with supportive commercial services. The El Camino Real corridor zoning districts include the Regional Commercial Mixed Use District (RCMU), Corridor Mixed Use District (CMU), the Corridor Residential District (CR), and Corridor Residential – Low District (CR-L) and are expected to be implemented over time, and the district contains provisions for the continuation of existing auto-oriented uses.
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18.27.030 Purpose
The purpose of the El Camino Real Corridor individual districts and the way they are applied are as follows:
1. Regional Commercial Mixed Use (RCMU). The purpose of the RCMU - Regional Commercial Mixed Use Zone is to provide land areas for the construction, use, and occupancy for pedestrian- oriented developments that focus on regional -serving commercial uses (e.g., big box stores, entertainment establishments, restaurants, retail establishments). It is the intent of this zone to be located on high- traffic corridors and to provide a mix of residential and commercial uses, with residential on the upper floors and commercial and office on the lower floors. This zone has a minimum Floor Area Ratio (FAR) of 0.2. The allowable residential density range is 55-100 dwelling units per acre.
2. Corridor Mixed Use (CMU). The purpose of the CMU - Corridor Mixed Use Zone is to provide land areas for the construction, use, and occupancy for pedestrian- oriented developments that focus on community -serving commercial uses (e.g., grocery stores, banks, pharmacies, restaurants, retail establishments). It is the intent of this zone to provide a mix of residential and commercial uses, with residential on the upper floors and commercial and office on the lower floors, as well as, stand- alone uses in certain circumstances. This zone does not have a minimum Floor Area Ratio (FAR). The allowable residential density range is 45-65 dwelling units per acre.
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3. Corridor Residential (CR). The purpose of the CR - Corridor Residential Zone is to provide land areas for the construction, use, and occupancy for a variety of multi - family residential housing types that focus on the transition between higher-intensity mixed use and single-family residential. This zone also allows commercial uses. It is the intent of this zone to be located small parcels on high- traffic corridors and to provide a mix of residential and commercial uses, with residential on the upper floors and commercial and office on the lower floors. This zone does not have a minimum Floor Area Ratio (FAR). The allowable residential density range is 26-45 dwelling units per acre.
4. Corridor Residential – Low. The purpose of the CR-L Corridor Residential – Low Zone is for townhome development. This designation is generally applied to smaller parcels along the corridor that are constrained by shallow lot depths and parcel aggregation challenges. Commercial ground floor uses are allowed and encouraged in this designation, but not required. Auto-oriented uses are not appropriate under this designation. This zone does not have a minimum Floor Area Ratio (FAR). The allowable residential density range is 12-25 dwelling units per acre. //
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18.27.040 Permitted and conditional uses.
The land uses in the following table, are as defined in the Santa Clara City Code (SCCC).
The requirements under “Required Ground Floor Commercial Areas” apply to required ground floor commercial spaces in locations identified in the Ground Floor Commercial Overlay as described in the El Camino Real Specific Plan. If a land use is not listed in the Land Use Table , the use is not allowed, otherwise, uses will be denoted as either; P - Allowed by Right; MUP - Minor Use Permit; CUP - Conditional Use Permit; or Blank - Not allowed. Additional regulations may apply to speci fic uses per SCCC Title 18, Article 4 (Standards for Specific Land Uses).
18.27.050 Land Use Table.
Allowed Uses and
Permit
Requirements
Designations
Land Use
(see SCCC for land use
definitions)
CR-L CR CMU RCMU Additional Regulations and
Exceptions
Residential Uses
Caretaker Housing - - - - See SCCC Chapter 18.60
Dwelling,
Multifamily P P P
Dwelling, Attached
Single-
Family/Townhomes
P P P P
Employee Housing - - - -
Home Occupations P P P P See SCCC Chapter 18.60
Live-Work P2 P2 P1,2 P1,2
1Permitted except along the El
Camino Real street frontage in the
RCMU designation or the Ground
Floor Commercial Overlay.
2Live/work facilities shall not
count towards commercial FAR
requirements but shall count
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toward residential density.
Single-Room
Occupancy (SRO)
Facilities
- - P P
Supportive Housing P P P P
Transitional Housing - - - -
Land Use
(see Zoning Ordinance for
land use definitions)
CR-L CR CMU RCMU Additional Regulations and
Exceptions
Human Services Uses
Assisted Living
Facilities - - CUP CUP See SCCC Chapter 18.60
Child Day Care
Facilities P P P See SCCC Chapter 18.60
Community Care
Facilities CUP CUP CUP -
Residential Care
Facilities, six or
fewer residents
P P P -
Residential Care
Facilities, seven or
more residents
MUP MUP MUP -
Day Care Homes, Up
to 14 Children P P P P
Supportive Housing P P P
Low Barrier
Navigation Centers P P P P
Emergency Shelters - - - - See SCCC Chapter 18.60
Recreation, Education, and Public Assembly Uses
Cemeteries and
Mausoleums - - - -
Community Gardens MUP MUP MUP
Commercial
Recreation Facilities,
Indoor
P P P P
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Commercial
Recreation Facilities,
Outdoors
- - - -
Fitness Facilities P P P P
Libraries P P P -
Museums P P P P
Parks and Public
Plazas P P P P
Places of Assembly - - CUP CUP
Public Schools P P P P
Private Schools CUP CUP CUP CUP
Public/Private
Colleges and
Universities
- P P P
Vocational/Trade
Schools - P P P
Land Use
(see Zoning Ordinance for
land use definitions)
CR-L CR CMU RCMU Additional Regulations and
Exceptions
Utility, Transportation, and Communication Uses
Broadcasting and
Recording Studios - - - -
Park and Ride
Facilities P P P P
Parking Structures MUP MUP MUP MUP Section 18.14.040(I) Public Safety
Facilities P P P P
Wireless
Telecommunications
Facilities and Towers
Co-location/Small
Cell
P P P P See SCCC Chapter 18.66
Wireless
Telecommunication
Facilities and
Towers, Minor (less
MUP MUP MUP MUP See SCCC Chapter 18.66
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than 70 feet)
Wireless
Telecommunication
Facilities, Major (70
feet or higher)
- CUP CUP See SCCC Chapter 18.66
Transit Stations and
Terminals P P P P
Utility Facilities and
Infrastructure CUP CUP CUP CUP
CUP required for private utility
facilities and infrastructure. Public
utilities and infrastructure are
permitted uses.
Photovoltaic
Systems P P P P
Retail, Service, and Office Uses
Alcoholic Beverage
Sales and Service MUP P P P
Retail sale of beer, wine, and/or
other alcoholic beverages for off-
premises consumption at a retail
establishment which has 50
percent or more of the shelving or
gross floor area devoted to the
public display. See SCCC Chapter
18.60. Ambulance Services - - - -
Animal Sales and
Grooming Facilities P P P P
Banks and Financial
Establishments,
General
P P P P
Banks and Financial
Establishments,
Stand-alone ATM
P P P P
Bars CUP CUP CUP CUP See SCCC Chapter 18.60
Bed and Breakfast
Inns - - - - See SCCC Chapter 18.60
Business Support
Centers P P P MUP
Drive-in/Drive-
through - - - - See SCCC Chapter 18.60
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Establishments
Equipment Sales
and Rental - - - -
Garden
Centers/Plant
Nurseries
- - - -
Hotels and Motels - - P P Section 18.14.040.O
Land Use
CR-L CR CMU RCMU Additional Regulations and
Exceptions
Retail, Service, and Office Uses (continued)
Kennels - - CUP -
Live Entertainment.
Incidental CUP p P P
Live Entertainment,
Standalone MUP/CUP MUP/CUP MUP/CUP MUP/CUP Section 18.14.040.K Maintenance and
Repair Services P P P P
Nightclubs - - - CUP See SCCC Chapter 18.60
Offices P P P P
Outdoor Dining and
Seating MUP MUP MUP MUP See SCCC Chapter 18.60
Outdoor Displays
and Sales CUP CUP CUP CUP See SCCC Chapter 18.60
Personal Services P P P P
Personal Services,
Restricted MUP MUP MUP MUP See SCCC Chapter 18.60
Restaurants P P P P See SCCC Chapter 18.60
Retail Establishments:
General, Small
Format P P P P
General,
Medium
Format
- P MUP P
General, Large - - - CUP
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Format
Veterinary Facilities
P P P P
Vehicle Oriented Uses
Vehicle Rental
Facilities, Limited - - MUP MUP
Vehicle Rental
Facilities, Office
Only
- - P P
Vehicle Repair
Facilities, Minor - - - - See SCCC Chapter 18.60
Vehicle Service
Stations - - CUP CUP See SCCC Chapter 18.60
Industrial, Manufacturing, and Processing Uses
Printing and
Publishing Facilities P P P P
Wineries,
Distilleries,
Breweries, and
Micro-Breweries
MUP MUP MUP MUP See SCCC Chapter 18.60
Personal Storage
Facilities - - - -
Article II. Minor Use Permits (MUPs).
18.27.070 Purpose
Minor Use Permits are for uses of land that require special review and control to ensure they are compatible with the neighborhood and surrounding land uses. They are considered more likely to have greater impacts than land uses permitted by right in the zone, but lesser impacts than uses requiring a Conditional use Permit. //
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18.27.080 Intent.
The Minor Use Permit procedures are intended to provide sufficient flexibility in the use regulations to further the objectives of this Chapter and of the Zoning Code and to provide the City with the opportunity to impose special conditions to mitigate potential impacts that could result from allowing the use(s) at the requested location.
18.27.090 Applicability
Approval of a Minor Use Permit is required to authorize proposed land uses specified by Table 18.27.0 50 above (Land Use Table) , and Development Standards as being allowable in the applicable zone when subject to the approval of a Minor Use Permit.
18.27.100 Application Filing, Processing, and Review
A. Filing and Processing. An application for a Minor Use Permit shall be filed and processed in compliance with Article II (Minor Use Permits) of this Chapter 18.27.
B. Application Contents. The application shall include the information and materials specified in the most up-to-date Department handout for Conditional and Minor Use Permit applications, together with the required fee in compliance with the Fee Schedule.
C. Responsibility. It is the responsibility of the applicant to provide evidence in support of the findings required by Section 18.27.300 (Findings and Decision), below.
D. Applicable Review Authority.
1. Except as provided in paragraph 2 below, Minor Use Permits shall be reviewed and either approved or denied by the Director.
2. The Director may choose to refer any Minor Use Permit application to the Planning Commission.
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18.27.200 Project Review, Notice, and Hearing
Each application for a Minor Use Permit shall be reviewed by the Director to ensure that the proposal complies with all applicable requirements of Chapter 18.27 and the Zoning Code.
A. Notice Required. Before a decision on a Minor Use Permit is made, the City shall provide notice as follows.
1. The notice shall state that the Director will decide whether to approve, conditionally approve, or deny the Minor Use Permit application on a date specified in the notice, and that a public hearing will be held only if requested in writing by any interested person before the specified date for the decision.
2. Any written request for a hearing shall be based on issues of significance directly related to the application (e.g., provision of evidence that the request cannot meet one or more of the findings specified in Section 18. 27.030 [Findings and Decision], below).
3. If the Director determines that the evidence has merit and can be properly addressed by a condition(s) added to the Minor Use Permit approval, the Director may consider the permit in compliance with paragraph B.2, below.
B. Hearing.
1. A hearing before the Director shall be scheduled and noticed if either of the following apply:
a. If a public hearing is requested and the provisions of paragraph A.3, above, do not apply; or
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b. The Director determines that a hearing would serve the public interest.
2. In all other circumstances, the Director shall render a decision on the date specified in the notice referred to in paragraph A.1, above.
C. Appeals. The Director’s decision is appealable to the Planning Commission. In the event of such an appeal to the Planning Commission, the Planning Commission decision shall be final and non-appealable.
18.27.300 Findings and Decision
The Review Authority may approve or conditionally approve a Minor Use Permit only after first making all of the following findings:
A. The proposed use is consistent with the General Plan and any applicable specific plan to the maximum extent practicable;
B. The proposed use is allowed within the subject zone and complies with all other applicable provisions of this Zoning Code and the City Code; C. The design, location, size, and operating characteristics of the proposed use are compatible with the allowed uses in the vicinity;
D. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare; and E. The subject site is:
1. Physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and
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2. Served by highways and streets adequate in width and improvement to carry the type and quantity of traffic the proposed use would likely generate.
18.27.400 Conditions of Approval
When considering approval of a Minor Use Permit, the Review Authority may impose any conditions deemed reasonable and necessary to ensure that the approval will comply with the findings required by Section 18.27.300 (Findings and Decision), above.
Article III. Development Standards for the El Camino Real Corridor
18.27.500 Existing Buildings and Uses.
(a) Notwithstanding any other provision in this Chapter, the lawful use of buildings existing prior to the adoption of this Chapter may continue and none of the other sections of this Chapter 18.2 7 shall apply , as though the prior zoning of the parcel remained in place, until such time as the existing use (including any expansions) has been discontinued in its entirety, at which time the prior zoning shall become inapplicable and the other sections of this chapter shall apply from that point forward. (b) Allowed Uses. For parcels with legal uses of buildings existing prior to the adoption of this Chapter, permitted uses of the prior zoning district are allowed, and none of the other sections of this chapter shall apply to such building and use, until such time as the existing use (including any expansions) has been discontinued in its entirety. (c) Conditional Uses. For parcels with legal uses of buildings existing prior to the adoption of this chapter, conditional uses of the prior zoning district are conditionally permitted, and none of the other sections of this chapter shall apply, until such time as the existing use (including any expansions) has been discontinued in its entirety. //
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(d) Development Standards. For parcels with legal uses of buildings existing prior to the adoption of this chapter, development standards of the prior zoning district shall apply, and none of the other sections of this chapter shall apply, until such time as the existing use (including any expansions) has been discontinued in its entirety.
18.27.600 Regional Commercial Mixed Use District (RCMU) Development Standards Table.
Standards Regional Commercial Mixed Use
Height, Density, & Intensity 1
Maximum Stories/Height to Top of Wall 70 ft (6 stories)2,3,4,5 Minimum Commercial Floor Area Ratio 0.2
Maximum Dwelling Units per Acre 100 du/acre5
Minimum Dwelling Units per Acre 55 du/acre
Minimum Commercial Ground Floor Area
50% of the ground floor along ECR parcel frontage . See Specific Plan Table 4-13, Ground Floor Commercial
Overlay Requirements.
Transitions Adjacent to Single-Family/Duplex Zoning Districts Maximum Height adjacent to Single-Family
and Duplex residential zoning district s
Parcels on the Northern Side of ECR: No portion of the
building volume shall encroach into a daylight plane
starting six feet above grade at the property line and
sloping upward at a 30-degree angle toward the
interior of the lot.
Parcels on the Southern Side of ECR: No portion of the
building volume shall encroach into a daylight plane
starting six feet above grade at the property line and
sloping upward at a 45-degree angle toward the
interior of the lot. (see Figure 4-19 of the Specific Plan).
See also Neighborhood Transitions in Section 4.4 of the Specific Plan.
Maximum Height across the street from
Single-Family and Duplex residential zoning
districts6
At the setback line, the height of the roof plate 7 may be no taller than one story above the maximum height
allowed in the opposing residential zone. Behind the
setback line, building heights may step up away from
the street following a 45-degree angle measured from
the roof plate (see Figure 4-22 of the Specific Plan). See also Neighborhood Transition in Section 4.4 of the
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Specific Plan.
1. Density shall be calculated as net density, which excludes public streets and dedicated public parkland (per Chapter 17.35 of the Santa Clara City Code). The lot area that contains publicly -accessible private open space, private streets and pathways, and required easements will be counted toward lot area for the purposes of calculating residential density and commercial floor area ratio.
2. See Specific Plan Figure 4-1, Heights.
3. Projects must comply with both stories and overall height maximums. Height exceptions up to 10 feet above the maximum may be allowed to accommodate architectural features, rooftop stair access and elevator shafts, mechanical equipment, or other rooftop amenities, as approved by City staff.
4. FAA airspace safety clearance may be required on a project -specific basis pursuant to Federal Aviation Regulations/Part 77.
5. Projects may be eligible for additional height, density, or FAR in exchange for providing community benefits above and beyond what is required by the Plan, as outlined in Specific Plan section 6.2, Community Benefits Program.
6. Applies to portions of a development directly opposite a residentially zoned property where the street is less than 50 feet wide.
7. A roof plate is defined as the top horizontal framing member of a wall where the roof structure is attached.
Standards Regional Commercial Mixed Use
Lot or Development Site Setbacks and
Frontage
Ground Floor
Commercial Other Ground Floor Uses
ECR Minimum Front Setback, from back of
walk 2 0 or 5 ft3 10 ft4
ECR Maximum Front Setback, from back of
walk 1,2 10 ft 15 ft
Minimum Street Setback, other than ECR 10 ft 15 ft
Maximum Street Setback, other than ECR 15 ft 20 ft
Minimum Rear Setback (from adjacent parcel
or alley) 10 ft
Minimum Side Setback (from adjacent parcel) 5 ft
Minimum Rear Setback adjacent to single
family and duplex residentially-zoned parcel 25 ft
Minimum Side Setback adjacent to single -
family and duplex zoned parcel 25 ft
Private Open Space5 Non-Residential Hotel
Residential/Residential
Portion of Mixed-Use
Project
Minimum Required Personal Open Space NA NA 120 sf per unit, of which at least 40 sf
shall be personal67 Minimum Required Common Usable Open Space NA 20 sf per
room
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Minimum Required Publicly-Accessible
Open Space 10% of lot area 8
Storage
Personal Storage 110 cubic ft per unit
Standards Regional Commercial Mixed Use
Parking9
Maximum Surface Parking Length along ECR
parcel frontage
30% (See also Parking and Loading Location and
Frontage standard in Section
4.4)
Minimum Setback for Off-Street Surface
Parking. Loading. Service and
Vehicular Circulation
Off-Street parking, loading, service, and vehicular
circulation areas are prohibited in the front and
street side setbacks, except for driveway access. Off-
Street parking, vehicular circulation, loading, and
service areas shall be located behind the minimum
setback or 5 feet from the back of walk , whichever is
greater.
Required Off-Street Parking and Loading
Private off-street parking and loading shall be
provided in accordance with SCCC Chapter 18.38
(Off-Street Parking Regulations and Design
Standards).
Required Bicycle Parking Spaces See Specific Plan Chapter 5, Transportation and Public Spaces
1. At least 75% of the building facade shall be located within the minimum and maximum setback lines; up to 25% of the building facade may be located behind the maximum setback to allow for massing breaks, forecourts, plazas, etc. Publicly-accessible plazas/open spaces may be subtracted from the overall facade length to calculate the minimum percentage of building facade to be located within the setback range.
2. The intent is to achieve a total sidewalk width of 20 feet along El Camino Real, with a minimum sidewalk width of 15.5 feet. Setbacks are measured from the new back of walk. As sites are redeveloped over time, the City will work with property owners to negotiate the appropriate dedication and/or public easement to meet new sidewalk requirements on a case-by-case basis.
3. The minimum setback is 0 feet in instances where the sidewalk width is 20 feet. In areas where that cannot be achieved and the sidewalk is less than 20 feet wide, the minimum setback is 5 feet from the back of walk.
4. The minimum front/street side setback for live/work units shall be 10 feet from the back of walk.
5. Open space requirements are separate from parkland dedication requirements established by SCCC Chapter 17.35. However, depending on the size, location, and amenities provided, it is possible that the open space would qualify for private open space credit under Chapter 17.35. In the RCMU designation, onsite public parks provided per the City’s parkland dedication requirements may count towards fulfilling the 10% publicly-accessible open space standard, subject to approval by the Director of Parks and Recreation (per Section 17.35.080).
6. The required personal open space for up to 50% of the units may be provided as common private open space (i.e. 120 sf per unit could be provided as common open space).
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7. Includes roof decks and other shared common open areas. Setback areas are not considered usable open space unless they are at least 20 feet wide from the building to the property line. Up to 40 sf per unit can be provided in an indoor communal space so long as it opens directly on to a common outdoor space.
8. Must be ground floor publicly-accessible open space.
18.27.610 Additional Standards for Regional Commercial Mixed Use A. Limitation on Townhomes. Townhomes/single-family attached dwelling units shall be limited to a maximum of 25% of the site/lot area for developments in the RCMU designation.
B. Shared Parking. Regional Commercial Mixed Use Centers shall include shared parking between uses with different peak periods to encourage the efficient use of parking resources and are eligible for reduced parking requirements, in accordance with SCCC Section 18.38.040.A. For example, residential visitor and retail customer parking spaces can be shared. The total number of spaces and their distribution through the site shall be substantiated through a parking demand study and a parking management plan prepared by a qualified traffic engineering professional subject to approval by the Director. See Specific Plan Chapter 5, Transportation and Public Spaces, for additional details and requirements.
18.27.700 Corridor Mixed Use District (CMU) Development Standards Table.
Standards Corridor Mixed Use
Height, Density, & Intensity 1
Maximum Stories/Height to Top of Wall 60 ft (5 stories)2,3,4 Minimum Floor Area Ratio None
Minimum Dwelling Units per Acre 45 du/acre
Maximum Dwelling Units per Acre 65 du/acre4
Minimum Commercial Ground Floor Area
See Specific Plan Table 4-13, Ground Floor
Commercial Overlay Requirements. Specific Plan
Figure 4-18 shows locations where commercial is
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required for 50% of the ground floor building
frontage along El Camino Real. All other areas -
commercial allowed, not required.
Transitions Adjacent to Single-Family/Duplex Zoning Districts Maximum Height adjacent to Single-Family and
Duplex residential zoning districts
Parcels on the Northern Side of ECR: No portion of
the building volume shall encroach into a daylight
plane starting six feet above grade at the
property line and sloping upward at a 30 -degree
angle toward the interior of the lot.
Parcels on the Southern Side of ECR: 1 No portion
of the building volume shall encroach into a
daylight plane starting six feet above grade at the
property line and sloping upward at a 45 -degree
angle toward the interior of the lot. (see Figure 4-
19 of the Specific Plan).
See also Neighborhood Transitions in Section 4.4 of
the Specific Plan.
Maximum Height across the street from Single -
Family and Duplex residential zoning district s5
At the setback line, the height of the roof plate 6
may be no taller than one story above the
maximum height allowed in the opposing
residential zone. Behind the setback line, building
heights may step up away from the street
following a 45-degree angle measured from the
roof plate.
See also Neighborhood Transitions in Section 4.4 of
the Specific Plan.
1. Density shall be calculated as net density, which excludes public streets and dedicated public parkland (per Chapter 17.35 of the Santa Clara City Code). The lot area that contains publicly -accessible private open space, private streets and pathways, and required easements will be counted toward lot area for the purposes of calculating residential density and commercial floor area ratio.
2. See Specific Plan Figure 4-1, Heights.
3. Projects must comply with both stories and overall height maximums. Height exceptions up to 10 feet above the maximum may be allowed to accommodate architectural features, rooftop stair access and elevator shafts, mechanical equipment, or other rooftop amenities, as approved by City staff.
4. Projects may be eligible for additional height, density, or FAR in exchange for providing community benefits above and beyond what is required by the Plan, as outlined in Specific Plan section 6.2, Community Benefits Program.
5. Applies to portions of a development directly opposite a residentially zoned property where the street is less than 50 feet wide.
6. A roof plate is defined as the top horizontal framing member of a wall where the roof structure is attached.
Standards Corridor Mixed Use
Lot or Development Site Setbacks and Frontage Ground Floor Commercial Other Ground Floor Uses
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ECR Minimum Front Setback, from back of walk 2 0 or 5 ft3 10 ft4 ECR Maximum Front Setback, from back of walk 1,2 10 ft 15 ft Minimum Street Setback, other than ECR 10 ft 10 ft
Maximum Street Setback, other than ECR 15 ft 20 ft
Minimum Rear Setback (from adjacent parcel or
alley) 5 ft
Minimum Setback adjacent to single family and
duplex residentially-zoned parcel 25 ft
Minimum Side Setback adjacent to single -family
and duplex zoned parcel 15 ft
Private Open Space5 Non-Residential Hotel
Residential /
Residential
Portion of
Mixed-Use
Project
Minimum Required Personal Open Space NA NA 150 sf, of
which at least
50 sf shall be
personal67
Minimum Required Common Usable Open Space NA 20 sf per
room
Minimum Required Publicly-Accessible Open Space NA NA
Personal Storage
Personal storage 110 cubic square feet
Standards Corridor Mixed Use
Parking9
Maximum Surface Parking Length along ECR parcel
frontage
30% (See also Parking and Loading Location and
Frontage standard in Section
4.4)
Minimum Setback for Off-Street Surface parking,
Loading, Service, and Vehicular Circulation
Off-Street parking, loading, service, and
vehicular circulation areas are prohibited in the
front and street side setback, except for
driveway access. Off-Street parking, vehicular
circulation, loading, and service areas shall be
located behind the minimum setback or 5 feet
from the back of walk, whichever is greater.
Required Off-Street Parking and Loading
Private off-street parking and loading shall be
provided in accordance with
SCCC Chapter 18.38 (Off-Street Parking
Ordinance/El Camino Real Corridor Zoning Districts Page 21 of 46 Rev: 09/2019
Regulations and Design
Standards).
Required Bicycle Parking Spaces See Specific Plan Chapter 5, Transportation and Public Spaces
1. At least 75% of the building facade shall be located within the minimum and maximum setback lines; up to 25% of the building facade may be located behind the maximum setback to allow for massing breaks, forecourts, plazas, etc. Publicly-accessible plazas/open spaces may be subtracted from the overall facade length to calculate the minimum percentage of building facade to be located within the setback range.
2. The intent is to achieve a total sidewalk width of 20 feet along El Camino Real, with a minimum sidewalk width of 15.5 feet. Setbacks are measured from the new back of walk. As sites are redeveloped over time, the City will work with property owners to negotiate the appropriate dedication and/or public easement to meet new sidewalk requirements on a case-by-case basis.
3. The minimum front/street side setback for live/work units shall be 10 feet from the back of walk.
4. The minimum setback is 0 feet in instances where the sidewalk width is 20 feet. In areas where that cannot be achieved and the sidewalk is less than 20 feet wide, the minimum setback is 5 feet from the back of walk.
5. Open space requirements are separate from the parkland dedication requirements established by SCCC Chapter 17.35. However, depending on the size, location, and amenities provided, it is possible that the open space would qualify for private open space credit under Chapter 17.35.
6. Required personal open space for up to 50% of units can be provided as common private open space.
7. Includes roof decks and shared common areas. Setback areas are not considered usable open space unless they are at least 20 feet wide from the building to the property line. Up to 50 sf per unit can be provided in an indoor communal space so long as it opens directly on to a common outdoor space.
8. The minimum setback for parcels adjoining Saratoga Creek ROW shall be 20 feet.
9. Refer to the Zoning Code for additional off street parking and loading requirements.
18.27.800 Corridor Residential District (CR) Development Standards Table.
Standards Corridor Residential Corridor Residential - Low Height, Density, & Intensity 1
Maximum Stories/Height to Top
of Wall 50 ft (4 stories)2,3,4 40 ft (3 stories) 2,3,4
Minimum Floor Area Ratio None None
Minimum Dwelling Units per
Acre 26 du/acre 12 du/acre
Maximum Dwelling Units per
Acre 45 du/acre4 25 du/acre4
Minimum Commercial Ground
Floor Area
Commercial allowed, not
required
Commercial allowed, not
required
Transitions Adjacent to Single-Family/Duplex Residential Districts Maximum Height adjacent
residential zoning district
Parcels on the Northern Side of
ECR: No portion of the building
NA
Ordinance/El Camino Real Corridor Zoning Districts Page 22 of 46 Rev: 09/2019
volume shall encroach into a
daylight plane starting six feet
above grade at the property line
and sloping upward at a 30-
degree angle toward the interior
of the lot.
Parcels on the Southern Side of
ECR: No portion of the building
volume shall encroach into a
daylight plan starting six feet
above grade at the property line
and sloping upward at a 45-
degree angle toward the interior
of the lot (Specific Plan Figure 4-
19).
Maximum Height across the
street from residential zoning
district5
At the setback line, the height of
the roof plate6 may be no taller
than one story above the
maximum height allowed in the
opposing residential zone.
Behind the setback line, building
heights may step up away from
the street following a 45-degree
angle measured from the roof
plate (Specific Plan Figure 4-22).
NA
1. Density shall be calculated as net density, which excludes public streets and dedicated public parkland (per Chapter 17.35 of the Santa Clara City Code). The lot area that contains publicly -accessible private open space, private streets and pathways, and required easements will be counted toward lot area for the purposes of calculating residential density and commercial floor area ratio.
2. See Specific Plan Figure 4-1, Heights.
3. Projects must comply with both stories and overall height maximums. Height exceptions up to 10 feet above the maximum may be allowed to accommodate architectural features, rooftop stair access and elevator shafts, mechanical equipment, or other rooftop amenities, as approved by City staff.
4. Projects may be eligible for additional height, density, or FAR in exchange for providing community benefits above and beyond what is required by the Plan, as outlined in Specific Plan section 6.2, Community Benefits Program.
5. Applies to portions of a development directly opposite a residentially zoned property where the street is less than 50 feet wide.
6. A roof plate is defined as the top horizontal framing member of a wall where the roof structure is attached.
Standards Corridor Residential
Lot or Development Site Setbacks and Frontage Ground Floor Commercial Other Ground Floor Uses
Ordinance/El Camino Real Corridor Zoning Districts Page 23 of 46 Rev: 09/2019
ECR Minimum Front Setback, from back of walk 2 0 or 5 ft3,4 10 ft4 ECR Maximum Front Setback, from back of walk 1,2 10 ft 15 ft Minimum Street Setback, other than ECR 10 ft 15 ft
Maximum Street Setback, other than ECR 15 ft 10 ft
Minimum Rear Setback (from adjacent parcel or
alley) 5 ft 10 ft
Minimum Side Setback (from adjacent parcel) 5 ft
Minimum Setback adjacent to single family and
duplex residentially-zoned parcel 20 ft
Private Open Space5 Non-Residential Hotel
Residential /
Residential
Portion of
Mixed-Use
Project
Minimum Required Personal Open Space NA NA 180 sf per
unit, of which
at least 50 sf
shall be
personal67
Minimum Required Common Usable Open Space NA 20 sf per room
Minimum Required Publicly-Accessible Open
Space NA NA NA
Storage
Personal Storage 110 cubic feet per unit
1. At least 75% of the building facade shall be located within the minimum and maximum setback lines; up to 25% of the building facade may be located behind the maximum setback to allow for massing breaks, forecourts, plazas, etc. Publicly-accessible plazas/open spaces may be subtracted from the overall facade length to calculate the minimum percentage of building facade to be located within the setback range.
2. The intent is to achieve a total sidewalk width of 20 feet along El Camino Real, with a minimum sidewalk width of 15.5 feet. Setbacks are measured from the new back of walk. As sites are redeveloped over time, the City will work with property owners to negotiate the appropriate dedication and/or public easement to meet new sidewalk requirements on a case-by-case basis.
3. The minimum setback is 0 feet in instances where the sidewalk width is 20 feet. In areas where that cannot be achieved and the sidewalk is less than 20 feet wide, the minimum setback is 5 feet from the back of walk.
4. The minimum front/street side setback for live/work units shall be 10 feet from the back of walk.
5. Open space requirements are separate from parkland dedication requirements established by SCCC Chapter 17.35. However, depending on the size, location, and amenities provided, it is possible that the open space would qualify for private open space credit under Chapter 17.35.
6. Includes roof decks and other shared common open areas. Setback areas are not considered usable open space unless they are at least 20 feet wide from the building to the property line. Up to 50 sf per unit can be provided in an indoor communal space so long as it opens directly on to a common outdoor space.
Ordinance/El Camino Real Corridor Zoning Districts Page 24 of 46 Rev: 09/2019
7. Includes shared common areas. Setback areas are not considered usable open space unless they are at least 20 feet wide from the building to the property line.
8. The minimum setback for parcels adjoining Saratoga Creek ROW shall be 20 feet.
Standards Corridor Residential - Low
Lot or Development Site Setbacks and Frontage Ground Floor Commercial
Other Ground Floor
Uses
ECR Minimum Front Setback, from back of walk 2 0 or 5 ft3,4 10 ft4 ECR Maximum Front Setback, from back of walk 1,2 10 ft 15 ft Minimum Street Setback, other than ECR 10 ft 10 ft
Maximum Street Setback, other than ECR 15 ft 20 ft
Minimum Rear Setback (from adjacent parcel or
alley) 5 ft8 10 ft8
Minimum Rear Setback adjacent to single -family
and duplex residentially-zoned parcel 15 ft
Minimum Side Setback (from adjacent parcel) 5 ft
Minimum Setback adjacent to single family and
duplex residentially-zoned parcel 10 ft
Private Open Space5 Non-Residential Hotel
Residential
/
Residential
Portion of
Mixed-Use
Project
Minimum Required Personal Open Space NA NA 200 sf per
unit, of
which at
least 100 sf
shall be
personal67
Minimum Required Common Usable Open Space NA 20 sf per room
Minimum Required Publicly-Accessible Open Space NA NA NA Storage
Personal Storage NA
Parking7
Maximum Surface Parking Length along ECR parcel
frontage 30%
Minimum Setback for Surface Parking 10 t
Ordinance/El Camino Real Corridor Zoning Districts Page 25 of 46 Rev: 09/2019
1. At least 75% of the building facade shall be located within the minimum and maximum setback lines:
up to 25% of the building facade may be located behind the maximum setback to allow for massing breaks, Forecourts, plazas, etc. Publicly-accessible plazas/open spaces may be subtracted from the overall facade length to calculate the minimum percentage of building facade to be located within the setback range.
2. The intent is to achieve a total sidewalk width of 20 feet along El Camino Real. with a minimum sidewalk width of 15.5 feet. Setbacks are measured from the new back of walk. As sites are redeveloped over time, the City will work with property owners to negotiate the appropriate dedication and/or public easement to meet new sidewalk requirements on a case- by-case basis.
3. The minimum setback is O feet in instances where the sidewalk width is 20 feet. In areas where that cannot be achieved and the sidewalk is less than 20 feet wide the minimum setback is 5 feet from the back of walk.
4. The minimum front/street side setback for live/work units shall be 10 feet from the back of walk.
5. Open space requirements are separate from parkland dedication requirements established by SCCC Chapter 17.35. However. depending on the size, Location, and amenities provided, it is possible that the open space would qualify for private open space credit under SCCC Chapter 17.35.
6. Includes roof decks and shared common areas. Setback areas are not considered usable open space unless they are at least 20 feet wide from the building to the property line. Up to 50 sf per unit can be provided in an indoor communal space so long as it opens directly on to a common outdoor space.
7. Includes shared common areas. Setback areas are not considered usable open space unless they are at least 20 feet wide from the building to the property line.
8. The minimum setback for parcels adjoining Saratoga Creek ROW shall be 20 feet.
Corridor Residential and Corridor Residential – Low Parking Standards Standards Corridor Residential Corridor Residential - Low Parking
Maximum Surface Parking Length
along ECR parcel frontage
30% (See also Parking and Loading Location and Frontage standard in Section 4.4 of the Specific Plan)
Maximum Garage Frontage for
Townhomes
See Townhome Garage Frontage standard in Section 4.4 of the Specific Plan
Minimum Setback for Off-Street
Surface Parking, Loading, Service,
and Vehicular Circulation
Off-Street parking, loading, service, and vehicular circulation areas are prohibited in the front and street side setback, except for driveway access. Off-Street parking, vehicular circulation, loading, and service areas shall be located behind the minimum setback or 5 feet from the back of walk, whichever is greater.
Required Off-Street Parking and
Loading
Private off-street parking and loading shall be provided in accordance with SCCC Chapter 18.38 (Off -Street Parking Regulations and Design Standards)
Required Bicycle Parking Spaces See Specific Plan Chapter 5, Transportation and Public Spaces
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18.27.900 Additional Development Standards.
In addition to the standards specified in the following, all development standards contained in the El Camino Real Specific Plan shall be applicable.
A. Landscape Screening Between Uses. A landscape buffer shall be provided between residential and mixed-use/nonresidential uses, and between single- family uses and multi-family uses containing three or more units. Buffer areas shall include a minimum 5-foot wide planter strip with a minimum of one tree per 20 to 40 linear feet on center depending on trees species and canopy at maturity. Buffer areas shall also be planted with ground cover and shrubs.
Additional landscaping and fencing requirements are set forth in Chapters
18.34 and 18.36.
B. Balconies. Balconies on floors greater than 25 feet in height shall be set back a minimum of 25 feet from an abutting property line with a single - family/duplex residential zoned parcel or existing single- family/duplex home.
C. Building Frontage Location. At least 75% of the building facade shall be located within the minimum and maximum setback lines; up to 25% of the building facade may be located behind the maximum setback to allow for massing breaks, forecourts, plazas, etc. Publicly -accessible plazas/open spaces may be subtracted from the overall facade length to calculate the minimum percentage of building facade to be located within the setback range. See Specific Plan Figure 4-25.
D. Maximum Building Length. Buildings shall not exceed 450 feet in length or width. See also Smaller Blocks and New Connections standard.
Ordinance/El Camino Real Corridor Zoning Districts Page 27 of 46 Rev: 09/2019
E. Major Massing Breaks. Buildings greater than three stories in height with a building facade greater than 200 feet in length shall have a minimum of one major massing break. Major massing breaks shall be a minimum of five feet deep and a minimum of 10 feet wide and shall extend the full height of the building including a break in the roofline. Building facades greater than 400 feet in length shall include at least two major massing breaks with one major break with a minimum depth of 10 feet and minimum width of 20 feet. See Specific Plan Figure 4-26.
F. Minor Massing Breaks. Continuous building facades greater than 100 feet in length shall have at least one minor massing break through the use of varying setbacks, building entries and recesses, or structural bays. Minor breaks shall be a minimum of two feet deep and five feet wide and shall extend at minimum the full height of the building above the ground floor, including a break in the roofline. See Specific Plan Figure 4-26.
G. Facade Rhythm and Pattern. Residential and residential mixed- use buildings shall express a rhythm and pattern of lines, shapes, forms, and/or colors that reflects the size and scale of a housing unit and/or individual rooms and spaces. This may be achieved through building modulation to create vertically -oriented facades (height greater than the width of the facade), facade articulation, and repeating vertically - oriented patterns of fenestration. This rhythm shall be between 20 to 50 feet in width of linear frontage. See Specific Plan Figure 4-27.
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H. Building Components (Base/Middle/Top). This standard applies to buildings that are designed using a traditional architectural style. Buildings four stories and higher, on lots wider than 75 feet, shall be designed to differentiate a defined base, a middle or body, and a top, cornice, or parapet cap. Buildings three stories or less on lots wider than 75 feet shall include at minimum a defined base and top. See Specific Plan Figure 4- 28. Each of these elements shall be distinguished from one another for a minimum of 70% of the facade length through use of two or more of the following:
a. Horizontal facade modulation. Horizontal facade modulation which could include upper floor or ground floor step backs. Ground floor step backs shall include a horizontal shift of the ground floor facade with a minimum depth of two feet to create an overhang or arcade. Upper floor step backs shall include at minimum a five- foot step back from the primary facade for a minimum of 80% of the length of the facade. b. Horizontal facade articulation and/or variation in facade articulation strategy (see Facade Articulation standard).
c. Variation in facade rhythm and pattern (see Facade Rhythm and Pattern standard).
d. Variation in fenestration strategy (size, proportions, pattern, and depth or projection) (see Fenestration standard).
e. Variation in material (facade material, material size, texture and/or pattern) and color.
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Ordinance/El Camino Real Corridor Zoning Districts Page 29 of 46 Rev: 09/2019
I. Facade Articulation. Building facades shall use a variety of strategies including building modulation, fenestration, and facade articulation to create visual interest and express a variety of scales through a variety of strategies.
All facades shall include a minimum of two of the following facade articulation strategies to create visual interest:
a. Recesses. Vertical and horizontal recesses such as a pattern of recessed grouping of windows, recessed panels, or similar strategies.
The recess shall be a minimum four inches in depth.
b. Projections. Vertical and horizontal projections such as shading and weather protection devices, applied art reliefs and sculptures, decorative architectural details, or similar strategies. Projections shall be a minimum four inches in depth. Shading and weather protection shall be a minimum of two feet in depth. Art reliefs are exempt from minimum depths.
c. Datum lines. Datum lines that continue the length of the building, such as cornices, with a minimum four inches in height and a minimum two inches in depth with a change in material.
d. Balconies. Balconies or Juliet balconies (every 20 to 50 feet).
Balconies shall be a minimum of five feet in depth; Juliet balconies shall be a minimum of eight inches in depth.
e. Screening devices. Screening devices such as lattices, louvers, perforated metal screens, or similar strategies; that are distinct in material from the primary facade.
Ordinance/El Camino Real Corridor Zoning Districts Page 30 of 46 Rev: 09/2019
J. Fenestration. Fenestration shall meet the following standards:
a. Fenestration shall reinforce vertical proportions and patterns with vertically oriented windows that shall not exceed a 2:1 horizontal- to- vertical ratio.
b. Windows shall be recessed a minimum of three inches to provide a “punched” recessed character, or shall provide a combination of trim and recess with minimum one inch recess.
c. Curtain walls, if used, shall have a vertical orientation of mullions, joints, or solid panels that create a vertical pattern that does not exceed a 2:1 horizontal-to-vertical ratio.
K. Blank Walls. Blank walls (facades without doors, windows, landscaping treatments, artistic treatments, or facade articulation as identified in the Facade Articulation standard) shall be less than 30 feet in length along sidewalks, pedestrian walks, or open spaces. For parking structure facade treatments and screening, see the Parking Structure Design and Screening standard.
L. Roof Edge Treatment. Buildings shall be designed with at least one of the following roofline edge treatments:
a. A decorative cornice treatment (other than just colored “stripes” or “bands”). Cornices shall project a minimum of four inches from the facade.
b. A sloped roof with overhangs and brackets.
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Ordinance/El Camino Real Corridor Zoning Districts Page 31 of 46 Rev: 09/2019
c. A parapet, which shall include a cap and corner detail to create a shadow line to enhance the building.
M. Front Yard Setback Landscaping. Required setbacks shall provide landscaped areas to create a transition between public and private space.
The following standards apply based on intended use, and are exclusive of areas devoted to the required dedication/public easement to meet the new 20-foot sidewalk requirement, outdoor seating, front porches, door swing of building entries, and publicly accessible open space:
a. Ground floor retail or active uses. A minimum of 10% of the required setback area shall be landscaped.
b. Other ground floor non- residential uses. A minimum of 20% of the required setback area shall be landscaped.
c. Ground floor residential uses. A minimum of 40% of the required setback area shall be landscaped. Front yards that are greater than 10 feet in depth shall also include at minimum one tree per 40 linear feet of street frontage.
N. Retail/Storefront Ground Floor Design.
a. Ground floor height. Ground floor height shall be a minimum 16 feet interior floor-to-ceiling height.
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Ordinance/El Camino Real Corridor Zoning Districts Page 32 of 46 Rev: 09/2019
b. Minimum tenant space depth. All ground floor commercial/retail tenant spaces shall be at least 50 feet deep for a minimum of 50% of primary street building facades. All other commercial frontages shall be a minimum 30 feet in depth. Parcels less than 100 feet in depth are exempt from this requirement.
c. Minimum tenant space width. Ground floor retail and commercial shall have tenant space width of at least 16.5 feet.
d. Transparency. Ground floor retail and commercial uses shall contain transparent openings, doors, and windows for a minimum of 60% of the total wall area located between 30 inches and eight feet above ground level for facades facing sidewalks, pedestrian walks, or publicly-accessible open space areas. Dark tinted, reflective, mirrored, or opaque glazing is not permitted for any required wall opening along ground floor retail facades.
e. Bulkheads and solid base walls. If provided, shall not be less than 12 inches or higher than 30 inches.
f. Transom windows. Commercial clerestory and transom windows are recommended to provide a continuous horizontal band or row of windows across the upper portion of the shopfront.
g. Weather protection. Primary ground floor entrances shall include weather protection that is a minimum six feet wide and four feet deep by recessing the entry, providing an awning/ canopy, or using a combination of these methods.
Ordinance/El Camino Real Corridor Zoning Districts Page 33 of 46 Rev: 09/2019
O. Other Non-Residential Ground Floor Design.
a. Ground floor height. Ground floor height shall be a minimum 15 feet floor-to-ceiling or shall match the second floor datum line of an abutting building.
b. Transparency. Other non- residential ground floor facades shall contain transparent openings, doors, and windows for a minimum of 50% of the total wall area located between 30 inches and eight feet above ground level for facades facing sidewalks, pedestrian walks, or publicly-accessible open space areas. Dark tinted, reflective, mirrored, or opaque glazing is not permitted.
c. Non-residential spaces. Lobbies, common amenity spaces, leasing offices, and similar non- residential spaces that are a part of new mixed-use development shall provide direct access to an adjacent street, patio, or open space.
d. Weather protection. Primary entries shall include weather protection that is a minimum eight feet wide and six feet deep by recessing the entry, providing an awning/canopy, or using a combination of these methods.
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Ordinance/El Camino Real Corridor Zoning Districts Page 34 of 46 Rev: 09/2019
P. Venting Shafts and Grease Interceptors. Mixed-use multi-story buildings with ground floor commercial shall provide grease interceptors and venting shafts for cooktops, ovens, and other food heating equipment for a minimum of 50% of the ground floor square footage. This equipment shall meet the requirements of Environmental Health and/or the Sanitary District. Side discharge vents are discouraged.
Q. Structural Columns. Structural columns shall be at least 20 feet from each other in each direction to facilitate functional tenant space configuration.
R. Single-Story Non- Residential Frontages. For new single- story non- residential buildings, at least 75 percent of the street -facing portion of the building shall be at a height of at least 20 feet to the top of the parapet, to ensure pedestrian-supportive street presence and appropriate scale with neighboring uses.
S. Residential Ground Floor Design.
a. The finished floor of ground floor residential units shall be within the minimum and maximum heights according to setback distance from back of walk identified in Specific Plan Figure 4–32, and as follows:
i. Setback 10 - <15 feet: Minimum finished floor height of three feet above grade; maximum finished floor height of five feet above grade.
ii. Setback 15 - <20 feet: Minimum finished floor height of two feet above grade; maximum finished floor height of four feet above grade.
Ordinance/El Camino Real Corridor Zoning Districts Page 35 of 46 Rev: 09/2019
iii. Setback ≥ 20 feet: Minimum finish floor height of zero feet above grade; maximum finished floor height of three feet above grade.
b. Setbacks/dooryards/stoops shall be terraced such that any retaining wall is no taller than three feet.
c. On sites with a cross slope greater than two percent along a building facade, the average height of the finished floor and back of walk shall be used. Where ADA accessibility requirements prohibit raised unit entries for some or all units, those units are exempt. For corridor buildings, accessible entries shall be located on the corridor. d. Ground floor units shall include ground cover and/or shrubs to limit views into residential units. Where the front setback is 15 feet or greater, trees shall be planted in the building setback at a minimum of one tree per 40 linear feet of facade.
T. Primary Shared Residential Entries. Primary entries shared by multiple units shall meet the following standards:
a. At least one pedestrian entry is required for each building on each primary street frontage, unless a greater number is required by the adopted Building or Fire Codes. A single corner entry may be provided to fulfill this requirement.
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Ordinance/El Camino Real Corridor Zoning Districts Page 36 of 46 Rev: 09/2019
b. Primary shared residential entries shall provide weather protection that is a minimum eight feet wide and six feet deep by recessing the entry, providing an awning/canopy or using a combination of these methods.
U. Primary Individual Residential Entries.
a. A minimum of 50% of the ground floor residential units that face a public right-of-way, publicly-accessible path, or open space shall have unit entries that face the street, path, or open space (Senior units or other deed-restricted units for special populations are exempt.). b. Primary ground floor entrances serving individual residential units shall include weather protection that is a minimum of four feet wide and four feet deep by recessing the entry, providing an awning/canopy, or using a combination of these methods.
V. Windows. Windows shall be recessed a minimum of three inches to provide a “punched” recessed character, or shall provide a combination of trim and recess with minimum one inch recess.
W. Curtain Walls. Curtain walls, if used, shall have a vertical orientation of mullions, joints, or solid panels that create a vertical pattern that does not exceed a 2:1 horizontal-to-vertical ratio.
X. Durable Materials. Buildings shall be designed with high- quality, durable finishing materials which include concrete, steel, stone, brick, tile, hardwood, stucco, and glass. Low quality materials including corrugated metal, stucco foam trim, and T1-11 siding are prohibited.
Ordinance/El Camino Real Corridor Zoning Districts Page 37 of 46 Rev: 09/2019
Y. Variation in Materials. At least two materials shall be used on any building frontage, in addition to glazing and railings. Any one material must comprise at least 20 percent of the building frontage, excluding windows, railings, base bulkheads, and trim.
Z. Communal Refuse and Recycling Collection Areas.
a. For development projects with communal refuse and recycling areas/containers, a communal refuse room or enclosure structure shall be provided that is adequate in capacity, number, and distribution to accommodate all waste generation of the site. The number of containers and collection areas shall be reviewed and approved by the local disposal service.
b. Location and Screening of Communal Refuse and Recycling Enclosures. Refuse and recycling collection areas shall be integrated into building and landscape design and located to minimize impact on the pedestrian experience and neighboring properties by complying with the following the standards. See additional requirements in SCCC Section 18.30.060 (Solid Waste and Recycling Enclosures and Storage Areas).
i. Refuse and recycling collection areas shall be prohibited along front or street side frontages, or in any required parking spaces, required landscape areas, and open space areas. //
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Ordinance/El Camino Real Corridor Zoning Districts Page 38 of 46 Rev: 09/2019
ii. Refuse and recycling collection areas shall be located inside of buildings or inside of covered enclosures located along alleys, in parking areas, or at the rear and side of buildings. iii. Refuse and recycling collection areas, to the extent feasible, shall be located as far as possible from the residential portion of mixed-use buildings and open space areas. Storage areas shall not be located closer than 20 feet from doors or operable windows of adjacent structures.
iv. Enclosures shall be on a concrete pad with a concrete apron that facilitates the handling of the individual bins or containers. v. Enclosures shall be adequate in height to fully screen containers and materials.
vi. Enclosures shall be opaque and made of a primary exterior finish material(s) used on other portions of buildings, masonry, decorative block, or architectural grade wood, and may be accented with metal. Barbed wire and chain -link fencing are prohibited.
vii. Enclosure doors shall not swing into any public right -of-way, driveway approaches, or drive aisles. In these cases, sliding doors may be used.
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Ordinance/El Camino Real Corridor Zoning Districts Page 39 of 46 Rev: 09/2019
viii. Separate pedestrian access shall be provided to encourage main gates to remain closed. Enclosures shall be properly secured to prevent access by unauthorized persons, while allowing authorized persons access for disposal of materials.
AA. Lighting and Security.
a. Open parking areas and common open space areas shall include lighting which provides a minimum illumination of one footcandle.
Lighting fixtures shall be weather and vandal resistant. Lighting shall reflect away from residential areas and public streets. b. All main entrance doors to individual dwelling units shall be equipped with one hundred eighty (180) degree door viewers. Each main entrance door shall be equipped with a deadbolt lock with a cylinder guard, a minimum of one-inch bolt projection and a maximum security strike plate.
c. All sliding glass doors and ground floor windows shall be equipped with auxiliary locks, as approved by the Chief of Police.
18.27.910 Additional Development Standards Townhomes.
A. Maximum Townhome Units in Row. There shall be a maximum of 10 townhome units per building/row.
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Ordinance/El Camino Real Corridor Zoning Districts Page 40 of 46 Rev: 09/2019
B. Minimum Building to Building Distance:
a. When townhomes face each other onto a landscaped central path/open space (personal and/or common) there shall be a minimum width of 30 feet from building face to building face. Balconies may project up to five feet from either building face into the central path/open space. Other building projections are allowed to encroach within the minimum width of the common path/open space per SCCC Section.
b. The minimum garage alley width (from building face to building face) shall be 20 feet for emergency vehicle access. The minimum distance from garage door to garage door shall be 26 feet.
C. Facade Modulation. Townhome units shall employ at least two of the following building modulation strategies:
a. Varied roof forms, including but not limited to changes in roof height, offsets, change in direction of roof slope, dormers, parapets, etc.; b. Use of balconies, front porches, overhangs, or covered patios; and/or, c. Projections, offsets, and/or recesses of the building wall at least two feet in depth, such as bay windows.
D. Facade Articulation. All building elevations that face a street or a shared driveway shall employ varied facade articulation of wall surfaces. Facades shall incorporate at least three of the following features, consistent with the design style, which provide articulation and design interest:
a. Variation in texture or material, provided all exterior wall textures and materials are consistent with the overall architectural style of the dwelling;
Ordinance/El Camino Real Corridor Zoning Districts Page 41 of 46 Rev: 09/2019
b. Building base (typically bottom three feet) that is faced with a stone or brick material, or is delineated with a channel or projection; c. Railings with a design pattern and materials such as wood, metal, or stone which reinforces the architectural style of the building; d. Decorative trim elements that add detail and articulation, such as door surrounds with at least a two- inch depth, decorative eave detailing, belt courses, etc.;
e. Decorative window elements such as, lintels, shutters, window boxes, etc.; and/or,
f. Roof overhangs at least 18 inches deep.
E. Corner Side Units. Any end unit where the side facade faces the public right -of- way, private street, or publicly-accessible pathway is considered a Corner Side Unit and shall meet the following standards:
a. The Corner Side Unit building facade shall have a glazing area greater than or equal to 15 percent of the facade area.
b. The Corner Side Unit facade shall have at least one architectural projection that projects a minimum of 18 inches from the street facing facade (e.g., bay windows on the exterior of the house, canopies/screening devices, etc.) with a minimum width of two feet.
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Ordinance/El Camino Real Corridor Zoning Districts Page 42 of 46 Rev: 09/2019
F. Building Entries.
a. Orientation.
i. Dwelling units that abut a public right-of-way shall orient the primary entryway toward the public street. Deviations from this requirement may be approved by the Director for projects where the project site is located on an expressway, provided the facade facing the public street is designed with similar details and treatments to those of the front facade.
ii. Dwelling units located in the interior of a development shall orient the primary entryway toward and be visible from a private street, pedestrian pathway, or courtyard/ common open space.
b. Weather Protection. Primary entries shall have a roofed projection (such as a porch) or recess that is a minimum four feet wide and three feet deep by recessing the entry or using a combination of these methods (not including primary roof overhang).
G. Roof Edge Treatment. All townhomes with sloping roofs shall have eave overhangs of not less than 12 inches measured from the vertical side of the residential structure unless overhangs are incompatible with the architectural style of the structure.
H. Window Recess/Trim. Windows shall be recessed at least three inches from the plane of the surrounding exterior wall or shall provide a combination of trim and recess with a minimum one-inch recess.
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Ordinance/El Camino Real Corridor Zoning Districts Page 43 of 46 Rev: 09/2019
I. Colors and Materials.
a. Variation in Materials. At least two materials shall be used on any building frontage, in addition to glazing and railings. Any one material must comprise at least 20% of the building frontage, excluding windows, railings, and trim. b. Material Changes at Corners. A change in material shall be offset by a minimum of two inches in depth. Materials shall continue around corners for a minimum distance of four feet. If feasible, the same material should continue to the next change in the wall plane.
J. Durable Materials. Buildings shall incorporate durable finish and/or accent materials, which include masonry, tile, stone, stucco, architectural grade wood, brick, glass, and finished metal. Low quality materials including corrugated metal, stucco foam trim, and T1-11 siding are prohibited.
K. Building Component Colors. All vents and electrical conduits shall be painted the same color as the adjacent surface.
SECTION 2: That section 17.15.310 (“ Standards deemed minimum requirements ”) of Chapter 17.15 (“Property Developments”) of Title 17 (“Development”) is hereby amended to read as follows:
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Ordinance/El Camino Real Corridor Zoning Districts Page 44 of 46 Rev: 09/2019
“17.15.310 Standards deemed minimum requirements.
A. The standards established by this Chapter are minimum standards only, and the City Council reserves the right to require higher standards in the event that the City Manager of the City shall find that the minimum standards established by this chapter are not adequate, suitable, or proper because of traffic patterns, the location, soil structure or any other cause in the area in which the improvement of facility is located.
B. Notwithstanding any other provision of this Chapter, in the event of any conflict between the terms of this Chapter and the terms of Chapter 18.27 (“Regulations for the El Camino Real Corridor”) of Title 18 (“Zoning”), as may be amended, the terms of Chapter 18.27 shall control.”
SECTION 3: That a new section 17.40.117 is hereby added to Chapter 17.40, Citywide Affordable Housing Requirements, of Title 17 (entitled “Development”), of “The Code of the City of Santa Clara, California” (“SCCC”) to read as follows:
“17.40.117 Affordability Levels – El Camino Real Specific Plan.
For either ownership or rental housing developed under the El Camino Real Corridor Zoning Districts in the El Camino Real Specific Plan Area, the following affordable housing requirements apply:
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Ordinance/El Camino Real Corridor Zoning Districts Page 45 of 46 Rev: 09/2019
(a) Notwithstanding Subsection 17.40.080(a), residential ownership projects of ten or more units must provide at least fifteen percent (15%) of the units at affordable housing costs for extremely low, very low, low and moderate income households, or some combination of those income categories. A developer shall select income categories for each of the affordable units such that the average income of purchasers will not exceed eighty percent (80%) of AMI. Residential ownership projects of fewer than ten units may either provide one dwelling at an affordable housing cost for a household earning up to eighty percent ( 80%) of AMI, or pay an in- lieu fee identified for residential ownership projects in the affordable housing master fee schedule. (b) Notwithstanding Subsection 17.40.090(a), residential rental projects of ten or more units must provide at least fifteen percent (15%) of the units at affordable housing costs made available at affordable rental prices to extremely low, very low, low, and moderate income households as long as the distribution of affordable units averages to a maximum of eighty percent (80%) of AMI. Residential rental projects of fewer than ten units may either provide an affordable unit at an affordable housing cost for a household earning up to eighty percent (80%) of AMI, or pay an in-lieu fee identified for residential rental projects in the affordable housing master fee schedule. //
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(c) In-Lieu Fee for Rental Units. In order for residential development projects under the El Camino Real Corridor Zoning Districts in the El Camino Real Specific Plan Area to satisfy the affordable housing requirement through payment of an In Lieu Fee, the City Council shall establish a fee per square foot for the Specific Plan Area to reflect the reduced average AMI of 80 percent."
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 19th day of May, 2026, by the following vote:
AYES: COUNCILORS :
NOES: COUNCILORS:
ABSENT : COUNCILORS:
ABSTAINED: COUNCILORS:
Chahal, Jain, Hardy, and Park, and Mayor
Gillmor
None
Cox and Gonzalez
None
ATTEST: ~
NORA PIMENTEL, MMC
ASSISTANT CITY CLERK
CITY OF SANTA CLARA
Attachments incorporated by reference: None
Ordinance/El Camino Real Corridor Zoning Districts
Rev: 09/2019