City Council and Authorities Concurrent
May 19, 2026

5/19/26 Item #6
1 City CouncilItem #6 RTC 26-425Revised El Camino Real Specific Plan and Zoning DistrictsAfshan HamidCommunity Development DirectorMay 19, 2026 AgendaOverview & Project Background, Lesley Xavier, Planning ManagerOverview of the Specific Plan and Program EIR, Alessandra Lundin and Simran Malhotra, Raimi + AssociatesRetail Market Overview, Libby Seifel, Seifel Consulting Inc.Trends and Best Practices, Libby Seifel, Seifel Consulting Inc.Fiscal Considerations, Libby Seifel, Seifel Consulting Inc.Recommendation, Afshan Hamid, Community Development DirectorQuestions, Afshan Hamid, Community Development Director1 2 5/19/26 Item #6
2 Plan Contributors
Plan Contributors City StaffPlanning DivisionAfshan Hamid, CDD Director Lesley Xavier, Planning ManagerRebecca Bustos, Principal PlannerJohn Davidson, Principal PlannerSteve Le, Senior PlannerHousing DivisionAdam Marcus, Division Manager Elaine Phung, Housing Development Officer Public Works DepartmentCraig Mobeck, DirectorMike Liw, Assistant DirectorCarol Shariat, Transportation ManagerViet Nguyen, Associate EngineerParks & RecreationDamon Sparacino, DirectorGina Saporito, Staff Analyst I Water Sewer DepartmentJohn Ramirez, DirectorLawrence Tam, Assistant Director Wendy Kwong, Water Resources SpecialistFire Department Fredrick Chun, Assistant Fire MarshalSilicon Valley Power Nico Procos, Electric Utility Chief OperatingSachin Bajracharya, Senior Electric Utility Engineer City Attorney’s OfficeGlen Googins, City Attorney Alexander Abbe, Assistant City Attorney City Managers OfficeJovan Grogan, City ManagerElizabeth Klotz, Assistant City ManagerReena Brilliot, Director of Economic Development & Sustainability 3 4
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3 Overview & BackgroundEl Camino Real Specific Plan
OverviewEl Camino Real is a primary east-west route and state highway: –Historical Importance and Regional SignificanceConnected California’s 21 Franciscan missionsEarly 20thcentury it became part of a State highway system and became auto-oriented (motels, restaurants and businesses)Urbanization in 1960’s, El Camino Real evolved into an urban street3.2-mile corridor in Santa ClaraMajority land use is retail and commercial. 5 6
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4 Overview2010 General Plan El Camino Real Focus Area“The General Plan vision for El Camino Real is to transform this Focus Area from a series of automobile‐oriented strip‐malls to a tree‐lined, pedestrian‐and transit‐oriented corridor with a mix of residential and retail uses.”7 Overview: What is the Project?A Specific Plan for El Camino Real in Santa Clara–Refine and implement the 2035 General Plan vision for the El Camino Real Focus AreaFocus Area – area identified in General Plan to accommodate growthPriority Development Area – area designated by the State for higher density, transit-oriented growthConsistent with the requirements of the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was prepared to assess potential environmental impacts of the project. 7 8
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5 Overview: Key Components of the PlanLower density transitions: to adjacent single-family neighborhoodsObjective Design Standards: consistent with State Law, clear, enforceable design standards while maintaining local controlRetail Development: located at “Activity Centers” for experience-based uses and local serving businessesAffordable Housing: exceed current City StandardsMulti-modal “complete streets” to improve pedestrian, bicycle and transit infrastructurePublicly Accessible Open Space: required with new developments BackgroundHow Did We Get Here?2010General Plan Update changed corridor to residential / mixed-use2017– City Council direction to prepare Specific Plan to provide more detailed policies for new development 2017 – 2021 staff worked with consultant & CAC to prepare a draft Specific PlanJune/Sept 2021 – City Council direction to modify Specific Plan March 2023– Start of Phase 2 to revise the Specific Plan per Council directionDec 2024/Feb 2025 – CAC Meeting/Public workshop to gather feedbackJune 2025 – Planning Commission and City Council Study Sessions to get direction10 9 10
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6 BackgroundCity Council Direction on Revised PlanPrepare a reduced density Specific Plan to address community concerns over residential adjacency and the impacts of higher-density development (e.g. shadows).Maintain the higher density activity centers in the Specific PlanRetain enough development capacity (4,400 residential units) and elements of the prior Specific Plan to support mixed-use development11 BackgroundCommunity OutreachCAC Meeting – December 16, 2024Community Open House Workshop - February 2025 Silicon Valley Chamber of Commerce – March 2021, June 2025, and April 2026Community Meeting – April 2, 2025Study Sessions – PC on June 11, 2025 and CC on June 24, 2025Social Media Posts (Facebook, Instagram, Nextdoor):oJune 2025 prior to PC and CC study sessionsoApril/May 2026 prior to adoption hearingsInformation flyers – 2025 Art and Wine Festival and May 2026 Night Market12 11 12
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7 Specific PlanDocument Overview
El Camino Real Specific PlanTable of ContentsChapter 1: IntroductionChapter 2: Vision + FrameworkChapter 3: Land UseChapter 4: Development + Design StandardsChapter 5: Transportation + Public SpacesChapter 6: Implementation 13 14
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8 Chapter 1: IntroductionLocation and Plan ContextPurpose Relationship to Other PlansCommunity Engagement Process SantaClara
Chapter 2: Vision + FrameworkVisionDesired Outcomes
Planning Frameworks•Focus development at key activity nodes•Respect the character of adjacent neighborhoods•Create memorable public open spaces•Enhance connectivity•Improve multimodal access and safety for all modes•Promote a range of housing options 15 16
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9 Chapter 3: Land UseLand Use PoliciesLand Use PlanDevelopment Growth PotentialOpen Space Plan (existing and proposed): create new public parks as required under the Park and Recreational Land Ordinance, and create new publicly-accessible, but privately-maintained open spaces, such as plazas along the corridor Example: public plaza at The Benton on ECR
Land Use Plan RevisionsKey Changes1.Adds a new, lower density land use designation for townhomes2.Reduced density along sensitive interfaces (proximity to single-family, particularly on the north side of ECR) 3.Revised Land Use Plan to be consistent with existing/recent entitlements4.Reduced development potential - 4,400 residential unit capacity (from 6,200 units in the original plan)18 17 18
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10 Chapter 3: Land UseRevised Plan – 4 Mixed-Use / Residential Designations Regional Corridor Mixed-Use• (Activity Center)• 55-100 DU/AC• Minimum FAR 0.2 Corridor Mixed-Use• 45-65 DU/AC• Commercial frontage required at some locationsCorridor Residential • 26-45 DU/AC (4-story)Corridor Residential - Low• 12-25 DU/AC (3-story)+19 El Camino Real Specific PlanLand Use Plan20
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11 El Camino Real Specific PlanLand Use Change Parcels21 Chapter 4: Development and Design StandardsLand Use Table of permitted usesDevelopment Standards (density, heights, setbacks, open space)Objective Design Standards 21 22
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12 Chapter 4Inclusionary Housing RequirementsAn objective of the Specific Plan is to promote a range of housing options and affordability levels to realize the vision for a mixed-use, mixed-income community along the corridor.15% of the new units be designated as affordable with a mix of affordability levels for extremely low, very low, low, and moderate-income households at 80% of Area Median Income (AMI). This represents a deeper level of affordability than the citywide ordinance, which requires 15% of units be affordable at an average of 100% of AMI.23 Chapter 4 RevisionsKey Changes1.Added development and design standards for the new Corridor Residential – Low land use designation2.Revised neighborhood transition standards for North side of ECR- 30-degree daylight plane3.Commercial FAR required at the Activity Centers and sites designated with the Ground Floor Commercial Overlay4.Minor revisions to development and objective design standards to align with recently adopted Zoning Code and best practices24 23 24
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13 Neighborhood Transition Strategies•Daylight Plane•Building setbacks•Upper-story step backs•Smaller scale/house-form building types and varied roof lines•Orient windows and balconies away from existing homes•Landscape buffers Daylight Plane•30-Degreeson N side of ECR•45-degrees on S side Existing project – without Specific Plan standards
Example of a project with Specific Plan standards25
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14 Shadow Studies
Test Site – Morse Lane/ECR
Shadow Studies
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15 Chapter 5: Transportation + Public SpacesMobility FrameworkProposed Bike NetworkProposed Pedestrian NetworkSidewalk and public realm standardsROW Concept for ECRParking and curbside management Villas on the Blvd - New Sidewalk Conditions
Chapter 6: ImplementationProject AdministrationCommunity BenefitsImplementation Actions + ProgramsRecommended Capital Improvements•Water•Sewer•Stormwater•Street reconfiguration•Public realmFunding + Financing Strategy 29 30
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16 Environmental ReviewAn Environmental Impact Report (EIR) was prepared in accordance with the California Environmental Quality Act (CEQA). The EIR analyzes program-level impacts of the El Camino Real Specific Plan. The Notice of Availability (NOA) was issued on December 12, 2025 and the Draft EIR circulated for a 45-day review period from December 12, 2025 to January 26, 2026.The EIR found that all potentially significant impacts can be mitigated to a less than significant level. The mitigation measures are included in the Mitigation Monitoring and Reporting Program (MMRP).During the Draft EIR comment period, a total of four comment letters were received. None of the comment letters identified new or more significant impacts than was disclosed in the EIR. El Camino Real Specific Plan Previous Feedback Received Specific Site Designation: parcels at NE corner of San Tomas are designated as lower-density townhomes – suggestion to change to higher density given adjacent trail and location.Measurement of Daylight Plane: Consider measuring the 30-degree daylight plane from the lower grade of adjacent single-family homes rather than from El Camino Real parcels.El Camino Real Specific Plan 31 32
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17 Previous Feedback ReceivedStacking of Bonus Programs: Stacking of the State Density Bonus Law with local incentives (e.g., LEED, transit, and affordability bonuses in the General Plan) will be allowed where feasible based on the specific provisions of each program.Concerns regarding vacant retail and current market conditions to implement the Plan.Concerns about preserving existing retail:Per the growth projections developed for the plan, the projected non-residential loss (~289,000 sq ft) is a small portion of the total non-residential space (~2M sq ft). El Camino Real Specific Plan Key Retail Trends•Consumer preferences continue to rapidly evolve–Seek convenience, connectivity, unique offerings/experience•To be competitive, retail must enhance customer experience, encourage longer stays and be well-located–Retail clusters, corners, intersections most successful–Spaces need to be flexible, tech-ready, visible, and accessible–Retailers must refresh and evolve to meet rapidly changing environment–Complementary businesses promote shopping (like fitness/wellness)•Poorly designed, weak performing centers will struggleto fill spaces and likely face closure if not repositioned34 33 34
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18 Comparative Distribution of Commercial Uses–El Camino Real Area and City of Santa Clara 35Source: CoStar 2025 Comparative Distribution of Retail Types–El Camino Real Area & City of Santa Clara 36Source: CoStar 2025 35 36
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19 Community CentersSanta Clara Town Center*Moonlite Center*Lawrence Expressway Plaza*Neighborhood CentersLawrence Square Center*El Camino Shopping CenterMcWhorters Village* Designated Mixed-Use & Activity Centers in ECRSP Area37Source: CoStar 2025 Retail Observations in El Camino Real Area•Many"needs" retailers like grocery and drug stores, with strong presence of restaurants andauto-related uses•Strong clusters of Asian businesses– Korean businesses to the west and Indian businesses to the east•Non-continuous, inactive and auto-related uses hinder vibrancy and connections•Layout, design and some locations/usesnot conducive to walkability and desirable retail co-tenancies•Shallow lots hindermixed-use and multifamily development 38 37 38
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20 Retail Market OverviewCitywide and El Camino Real Specific Plan Area Key Retail Site Selection Criteria •Desirable location and excellent design to attract quality retailersoVisibility and multi-modal accessibility oAdjacent to vibrant, complementary retailersoAdequate lot depth/building height and featuresoNear dense population, strong employment, high-volume car/foot traffic, and future growth nodes•Outdoor seating, plazas & gathering spaces 39 40
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21 Retail Design Success Factors•Corners/Intersections– Near main thoroughfares, intersections, plazas•Visibility/Facade– Signage, visibility to traffic, transparency, lighting, design•Heights–14 feet clear for small spaces and 16 feet clear over 3,500 SF–Space layout– 50-60 feet deep and minimum 16.5 feet wide with limited columns and inside walls Retail Design Success Factors cont.•Custom Features–Customized to retailer, e.g. size, finishes, MEP etc.•Sidewalks/Outdoor Seating–Wide sidewalks, plazas, parklets•Accessibility– Customers, deliveries, garbage, curb management etc. •Parking– Location, availability and access to customers/employees 41 42
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22 Retail in Mixed-Use Projects•Hybrid work shifted retail demandto residential and workplace-adjacent areas•Emphasis on live, work, play (LWP)•Key success factors–Desirable building features–Synergistic mix of nearby retailers/businesses–Walkability, visibility and multi-modal access–Plazas and shared spaces that build community•Horizontal vs. vertical mixed-use may be easier to accomplish Mixed-Use Retail Recommendations
Promote success with desirable, vibrant retail •Only require retail where most successful and minimize vacancies•Allow other types of uses to activate street1 Focus retail on well-located, larger sites •Focus on deep sites at corners/intersections •Allow housing on shallow and mid-block properties2 Encourage sponsors to engage retail experts•Assess market to recommend tenant mix and requirements•Customize design to address retailer needs343 44 5/19/26 Item #6
23 Fiscal ConsiderationsCitywide and El Camino Real Specific Plan Area City General Fund Revenues (FY 2025/26)Source: City of Santa Clara FY 2026/27 Adopted Budget 45 46
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24 12General Fund Growth From Major Revenue Sources
Property Tax DistributionCity Receives $10.18/per $100 collectedSource: City of Santa Clara FY 2026/27 Adopted Budget 47 48
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25 Growth in Assessed Value (AV) Since 1978Much Faster For Residential Than CommercialSource: Santa Clara County Assessor’s Annual Report 2025 FY 2025/26 Sales Tax DistributionCity Receives $1/per $100 CollectedSource: City of Santa Clara FY 2026/27 Adopted Budget 49 50
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26 FY 2025/26 Sales Tax GeneratorsMost revenue from BtoB sales (41%) & County Pool (21%)Source: City of Santa Clara FY 2026/27 Adopted Budget Citywide Taxable Retail Sales(2025 Estimate in Billions)Source: California Department of Tax and Fee Administration 51 52
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27 Citywide Taxable Retail Sales Per Household(2025 Estimate at 1% Sales Tax)Source: California Department of Tax and Fee Administration Property Tax Generation from Specific Plan area•Growth in Assessed Value (AV)–City’s share is 10.18% of 1% times growth in AV •Sources of AV Growth –Sale of Property and Change of Ownership of More Than 50% Many properties owned for many years so growth can be significant–New Building Construction and Renovation –Tenant Improvements and Personal Property 53 54
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28 Sales Tax Generation from Specific Plan area•Growth in Taxable Sales –City’s share is 1% times growth in taxable sales•Primary Sources of Taxable Sales Growth –Taxable Retail “Point of Sale” (new/upgraded retail)–Construction Sales Tax (new/upgraded retail including tenant improvements)–Retail Sales Capture (new households) •Secondary Sources of Taxable Sales Growth –Countywide Pool (internet, out-of-state shipments and vehicle sales)–Business to Business Sales Summary – Benefits of Specific Plan•Specific Plan components designed to best achieve success–Allows broad range of residential densities–Encourages new housing growth that will generate new customers for existing and future retail while addressing housing demand–Focuses mixed-use development on largest, best located sites for retail–Contains design guidelines to encourage successful retail and mixed-use •Specific Plan will contribute to General Fund revenues–Property taxes from property sale, new development and building upgrades–Sales taxes from growth in household demand, new retail space and County pool 55 56
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29 Planning Commission, Summary, Recommendation, and QuestionsEl Camino Real Specific Plan Planning Commission Adoption Hearing (4/8/26) Questions/Comments•Ensure viable commercial areas•Protect and support small businesses•Increase density along the South side of El Camino Real due to limited availability of land and the projected population growth•Parking requirements - provide adequate parking for commercial uses and new residents•Provide art with new development•Encourage walkability along the Specific Plan Area•Consider possibility of a local trolley or shuttle service given corridor length 57 58
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30 In Summary, the Specific Plan:•Implements the General Plan vision by transforming El Camino Real into a mixed-use, pedestrian-oriented corridor•Refines land use designations and allowed densities to better transition to adjacent neighborhoods while maintaining key activity centers. •Strengthens development standards, including a 30-degree daylight plane and other design measures to minimize neighborhood impacts. •Enhances mobility, public spaces, and infrastructure with a clear implementation and funding strategy. •Aligns retail strategy with market trends, focusing retail in key areas while supporting flexible mixed-use development. •Contribute to General Fund revenues - property and sales taxes from new development, upgrades, new retail space, and growth in household demand.

Recommendation: 1.Certify the EIR, MMRP, and related CEQA documents. 2.Approve the El Camino Real Specific Plan, a specific plan consistent with CA Government Code Sections 65450-65457.3.Approve General Plan text amendment creating the Regional Corridor Mixed Use (55-100 DU/AC; 0.2 Commercial FAR); Corridor Mixed Use (45-65 DU/AC); Corridor Residential (26-45 DU/AC); Corridor Residential - Low (12-25 DU/AC); and Ground Floor Commercial Overlay land use designations, and amend the General Plan Land Use diagrams for Phases II and III to reflect the land use designations in the El Camino Real Specific Plan and remove the El Camino Real Focus Area. 4.Waive first reading and introduce an Ordinance amending the zoning code to create the El Camino Real Zoning districts.El Camino Real Specific Plan59 60 5/19/26 Item #6
31 QuestionsEl Camino Real Specific Plan
City CouncilItem #6 RTC 26-425Revised El Camino Real Specific Plan and Zoning DistrictsAfshan HamidCommunity Development DirectorMay 19, 202661 62