8/25/26 Item #6
1 City CouncilItem #6RTC 26-808Vesting Tentative Subdivision Map at 3521 and 3591 Homestead RoadAugust 25, 2026Lakshmi Rajagopalan Assistant DirectorCommunity Development Request•Find that the proposed subdivision is within the scope of the adopted Mitigated Negative Declaration (MND) prepared for the project and no further environmental analysis is required. •Adopta resolution approving the Vesting Tentative Subdivision Map for the reconfiguration of existing adjacent parcels and the creation of a subdivision for condominium purposes for 147 units and for one commercial building located at 3521 and 3591 Homestead Road, subject to findings and conditions of approval, subject to Senate Bill (SB) 330 (2019). •Pursuant to the provisions of City Code Section 17.05.300 - Tentative Maps, City Council review and final approval of the Vesting Tentative Subdivision Map (VTM) is required with a recommendation from the Planning Commission. 23521 and 3591 Homestead Road1 2 8/25/26 Item #6
2 Existing Site3•Acreage: 5.5•Surrounding Uses: –N: Multi-Family Residential–S: Commercial–E: Commercial and Multi-Family Residential–W: Lawrence Expressway and Multi-Family Residential•General Plan Designation: Neighborhood Mixed-Use•Zoning: MU-NC – Mixed-Use Neighborhood Commercial3521 and 3591 Homestead Road Subdivision Map Scope•Vesting Tentative Subdivision Map includes the reconfiguration of existing adjacent parcels and subdivision for condominium purposes for 147 units and for one commercial building. •Project Clearance Committee/Subdivision Committee Cleared the project on October 7, 2025.43521 and 3591 Homestead Road3 4 8/25/26 Item #6
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4 Project Timeline•December 11, 2024 –Architectural Review Formal Application submitted •December 19, 2024 –Vesting Tentative Subdivision Map submitted•March 07, 2025 –SB 330 Preliminary Application Filed–Applicant filed the Preliminary SB 330 application after submitting the formal applications to “freeze” the applicable fees and development standards. The SB 330 incorporates the two earlier filed applications. •October 07, 2025 –Project Clearance Committee/Subdivision Committee deems the SB 330 Preliminary Application and VTM complete and cleared. •November 13, 2025 –First Community Meeting•February 25, 2026 –Second Community Meeting•June 17, 2026 –Development Review Hearing for Architectural Review Permit, Approved •August 12, 2026 –Planning Commission Review, Recommended Approval 6-073521 and 3591 Homestead Road Development Review Hearing Summary•Pursuant to Santa Clara City Code Section 18.120.020.D.3, the project requires approval for Architectural Review at the Development Review Hearing (DRH) •The Architecture Review received approval at a publicly noticed DRH on June 17, 2026.•Community Concerns Addressed:–Six public comment letters were received in opposition, and five public comment letters were received in support of the project prior to the meeting. –Overall, the neighbors provided comments regarding privacy impacts due to the height, balcony placement, lack of multi-story step-backs, offsite parking concerns, and lack of transitional development. –The Development Review Officer approved the project with additional conditions: providing additional landscaping between the subject property and the adjacent property to address privacy and to add windows to all garage doors to address off-site parking concerns. 83521 and 3591 Homestead Road7 8 8/25/26 Item #6
5 Planning Commission Meeting Summary•Planning Commission Meeting: August 12, 2026•PC Discussion:–Project timeline for demolition – Planning Commission emphasized that the applicant should work with the City to prevent vandalization and dilapidation of the existing lot and buildings by obtaining a Demolition Building permit. –VTA Service – Applicant was encouraged to work with VTA to increase service at the Homestead & Bing bus stop. •PC recommended approval with a vote of 6-0 93521 and 3591 Homestead Road SB 330 and Affordable Housing Summary•Senate Bill (SB) 330 (2019)–Allows for streamlined review if it complies with objective standards, in effect at the time that the application was deemed complete. •State Density Bonus Law and Affordable Housing Ordinance–The project proposes 22 affordable units and pay an in-lieu fee for the 0.05 remaining fraction, consistent with the 15% City’s Affordable Housing Ordinance.–The previously approved Architectural Review Application included four waivers and one concession.•Waivers –Waiver of the multi-story step-back requirements–Waiver of the 45-degree daylight plane requirement–Increase in number of stories –Increase in building height•Concession: Reduce the commercial Floor Area Ratio (FAR) requirement 103521 and 3591 Homestead Road9 10 8/25/26 Item #6
6 Consistency with Zoning Code•The subdivision map meets all zoning code standards and has been processed in compliance with the Subdivision Map Act and Santa Clara City Code Title . 3521 and 3591 Homestead Road11 Consistency with General Plan•The subdivision map would create additional residential development in proximity to job, incrementally advancing the City’s goals to produce new housing.•The subdivision would provide affordable housing units, which forwards Mixed-Use Land Use Goal 5.3.4-G1 and Policy 5.3.4-P2 to provide mixed-use to support high quality uses and the City’s economic development as well as to encourage residential neighborhoods throughout the City.3521 and 3591 Homestead Road12 11 12
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7 Public Outreach•On July 30, 2026, the notice of public hearing for this item was mailed to 1,331 property owners and tenants within ¼-mile of the project site for the August 12, 2026, Planning Commission meeting and August 25, 2026, City Council hearing. Newspaper notice of this item was published in The Weekly, a newspaper of general circulation, on July 29, 2026. 3521 and 3591 Homestead Road13 Public Outreach – Community Meetings•November 13, 2025: Online + In-person meeting–38 members of the public in-person and 11 members online•February 25, 2026: In-person meeting at project site–30 members of the public in-person•Overall concerns: loss of retail of existing commercial space and displacement of small business, traffic concerns, project timeline, and who initiated redevelopment process•Applicant addressed concerns by explaining the role of the state housing laws, RHNA requirements, General Plan land use designation’s allowance for residential development, and the property owner initiated the sale of property which Pulte and Waymark are redeveloping. •Following the first community meeting, the applicant worked with the property owner and management company to address tenant concerns regarding relocation assistance (i.e. free rent, extension of leases, broker assistance in finding new spaces to lease).–Approximately 9 out of the 16 businesses have relocated in Santa Clara.3521 and 3591 Homestead Road14 13 14
8/25/26 Item #6
8 CEQA Evaluation•An Initial Study and Mitigated Negative Declaration (IS/MND) was prepared for the Architectural Review in accordance with the California Environmental Quality Act (CEQA) to address the potential environmental impacts of the project. •The Initial Study did not find any substantial evidence that the project will have a significant effect on the environment after implementation of required mitigation measures. •The MND and Notice of Intent were posted on the City’s website and were circulated for 20-days and was approved at the DRH on June 17, 2026, a publicly noticed meeting. •The proposed Vesting Tentative Subdivision Map is consistent with the approved MND and would not result in a new impact on the environment or significantly increase the severity of any previously identified impact. 153521 and 3591 Homestead Road Recommendation1.Find that the proposed subdivision is within the scope of the adopted Mitigated Negative Declaration (MND) prepared for the project and no further environmental analysis is required. 2.Adopt a resolution approving the Vesting Tentative Subdivision Map for the reconfiguration of existing adjacent parcels and subdivision for condominium purposes for 147 units and for one commercial building located at 3521 and 3591 Homestead Road, subject to findings and conditions of approval.163521 and 3591 Homestead Road15 16 8/25/26 Item #6
9 City CouncilItem #6RTC 26-808Vesting Tentative Subdivision Map at 3521 and 3591 Homestead RoadAugust 25, 2026Lakshmi Rajagopalan Assistant DirectorCommunity Development17 PARIVA
3521- 3591
HOMESTEAD RD
AGENDA
PulteGroup is one of the
largest homebuilders in the
country, operating in 25 states
and 46 markets
Since 1950, Pulte has
delivered over 800,000
homes
Pulte services a wide range of
homeowners, including first-
time buyers, move- up buyers,
and active adult communities
Company Overview
PROJECT LEAD
• JIM SULLIVAN
• RESIDENTIAL DEVELOPER WITH 30+ YEARS OF
EXPERIENCE
• MULTIPLE SANTA CLARA PROJECTS
• [email protected]
PROJECT LOCATION: 3521- 3591 HOMESTEAD
ROAD
SITE CHARACTERISTICS:
3521-3591 HOMESTEAD ROAD
• 5.55 Acres of NMU property
• 62,507 SF of existing
commercial space
• Existing space is dilapidated
for the market
PROJECT CHARACTERISTICS
• 147 residential units/5000 +/- sf of new retail
• Contemporary architecture
• 90 Four-story stacked townhomes
• 57 Three-story townhomes
• All homes will have attached two-car garages
• 22 units allocated as affordable housing at the moderate- income level (15%)
6000 +/-
sqft Park
5000 +/-
sqft new
retail
PROJECT BENEFITS
Provide affordable housing
(15% of project total)
Target employees of and
residents of Santa Clara
Address Santa Clara
RHNA numbers
Provide opportunity for
home ownership close to
employment
Tax revenues and local
business revenues:
National Association of
Homebuilders estimates the
one- year local impact of
building 147 new homes is
$3M in taxes & other local
government revenue.
PROJECT SCHEDULE
(TENTATIVE)
Application Filed - Summer 2024
Environmental Review – 2025 through 2026
Anticipated Hearing – Mid 2026
Groundbreaking – Early 2027
Planned Opening – Late 2027/Early 2028
COMMUNITY OUTREACH
summer of
2022
Original pre-
application
Summer of 2022
Summer of
2024
Revised pre-
application
Summer of 2024
Fall of 2025
SB 330
application Fall of
2025
Fall of 2025
Hybrid
community
meeting Fall of
2025
Winter of 2026
On site
community
meeting Winter
of 2026
June 2026
DRH
Approval/CEQA
Approval
- Tenant coordination meetings February 2025 through
Present
Aug 25, 2026 City of Santa Clara 1500 Warburton Avenue Santa Clara, CA 95050 Re: Proposed Housing Development Project at 3521 - 3591 Homestead Rd To: [email protected]; Cc: [email protected]; [email protected]; [email protected]; [email protected] Dear Santa Clara City Council, The California Housing Defense Fund (CalHDF) submits this letter to remind the City of its obligation
to
abide
by
all
relevant
state
laws
when
evaluating
the
proposed
147-unit
housing
development
project
at
3521-3591
Homestead
Rd,
which
includes
15 low-income
and
7 moderate-income
units.
These
laws
include
the
Housing
Accountability
Act
(HAA),
the
Density
Bonus
Law
(DBL),
and
AB
130.
The HAA provides the project legal protections. It requires approval of zoning and general plan
compliant
housing
development
projects
unless
findings
can
be
made
regarding
specific,
objective,
written
health
and
safety
hazards.
(Gov.
Code,
§
65589.5,
subd.
(j).)
The
HAA
also
bars
cities
from
imposing
conditions
on
the
approval
of
such
projects
that
would
reduce
the
project’s
density
unless,
again,
such
written
findings
are
made.
(
Ibid
.)
As
a
development
with
at
least
two-thirds
of
its
area
devoted
to
residential
uses,
the
project
falls
within
the
HAA’s
ambit,
and
it
complies
with
local
zoning
code
and
the
City’s
general
plan.
Increased
density,
concessions,
and
waivers
that
a
project
is
entitled
to
under
the
DBL
(Gov.
Code,
§
65915)
do
not
render
the
project
noncompliant
with
the
zoning
code
or
general
plan,
for
purposes
of
the
HAA
(Gov.
Code,
§
65589.5,
subd.
(j)(3)).
The
HAA’s
protections
therefore
apply,
and
the
City
may
not
reject
the
project
except
based
on
health
and
safety
standards,
as
outlined
above.
Furthermore,
if
the
City
rejects
the
project
or
impairs
its
feasibility,
it
must
conduct
“a
thorough
analysis
of
the
economic,
social,
and
environmental
effects
of
the
action.”
(
Id.
at
subd.
(b).)
2201 Broadway, PH1, Oakland, CA 94612 www.calhdf.org
CalHDF also writes to emphasize that the DBL offers the proposed development certain protections.
The
City
must
respect
these
protections.
In
addition
to
granting
the
increase
in
residential
units
allowed
by
the
DBL,
the
City
must
not
deny
the
project
the
proposed
waivers
and
concessions
with
respect
to
multi-story
step-backs;
45-degree
daylight
plane
requirement;
increase
in
number
of
stories;
height
increase;
and
reducing
the
commercial
Floor
Area
Ratio
(FAR)
requirement
by
20%.
If
the
City
wishes
to
deny
requested
waivers,
Government
Code
section
65915,
subdivision
(e)(1)
requires
findings
that
the
waivers
would
have
a
specific,
adverse
impact
upon
health
or
safety,
and
for
which
there
is
no
feasible
method
to
satisfactorily
mitigate
or
avoid
the
specific
adverse
impact.
If
the
City
wishes
to
deny
requested
concessions,
Government
Code
section
65915,
subdivision
(d)(1)
requires
findings
that
the
concessions
would
not
result
in
identifiable
and
actual
cost
reductions,
that
the
concessions
would
have
a
specific,
adverse
impact
on
public
health
or
safety,
or
that
the
concessions
are
contrary
to
state
or
federal
law.
The
City,
if
it
makes
any
such
findings,
bears
the
burden
of
proof.
(Gov.
Code,
§
65915,
subd.
(d)(4).)
Of
note,
the
DBL
specifically
allows
for
a
reduction
in
required
accessory
parking
in
addition
to
the
allowable
waivers
and
concessions.
(
Id
.
at
subd.
(p).)
Additionally,
the
California
Court
of
Appeal
has
ruled
that
when
an
applicant
has
requested
one
or
more
waivers
and/or
concessions
pursuant
to
the
DBL,
the
City
“may
not
apply
any
development
standard
that
would
physically
preclude
construction
of
that
project
as
designed,
even
if
the
building
includes
‘amenities’
beyond
the
bare
minimum
of
building
components.”
(
Bankers
Hill
150
v.
City
of
San
Diego
(2022)
74 Cal.App.5th
755,
775.)
Furthermore, the project is eligible for a statutory exemption from CEQA pursuant to AB 130. (Pub.
Resources
Code,
§
21080.66.)
Caselaw
from
the
California
Court
of
Appeal
affirms
that
local
governments
err,
and
may
be
sued,
when
they
improperly
refuse
to
grant
a
project
a
CEQA
exemption
or
streamlined
CEQA
review
to
which
it
is
entitled.
(
Hilltop
Group,
Inc.
v.
County
of
San
Dieg
o
(2024)
99 Cal.App.5th
890,
911.)
As you are well aware, California remains in the throes of a statewide crisis-level housing shortage.
New
housing
such
as
this
is
a
public
benefit:
by
providing
affordable
housing,
it
will
mitigate
the
state’s
homelessness
crisis;
it
will
increase
the
city’s
tax
base;
it
will
bring
new
customers
to
local
businesses;
and
it
will
reduce
displacement
of
existing
residents
by
reducing
competition
for
existing
housing.
It
will
also
help
cut
down
on
transportation-related
greenhouse
gas
emissions
by
providing
housing
in
denser,
more
urban
areas,
as
opposed
to
farther-flung
regions
in
the
state
(and
out
of
state).
While
no
one
project
will
solve
the
statewide
housing
crisis,
the
proposed
development
is
a
step
in
the
right
direction.
CalHDF
urges
the
City
to
approve
it,
consistent
with
its
obligations
under
state
law.
CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased
access
to
housing
for
Californians
at
all
income
levels,
including
low-income
households. You may learn more about CalHDF at www.calhdf.org. 2 of 3
Sincerely, Dylan Casey CalHDF Executive Director James M. Lloyd CalHDF Director of Planning and Investigations 3 of 3