RESOLUTION NO. _____
A RESOLUTION OF THE CITY OF SANTA CLARA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A VESTING TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES FOR THE PROPOSED RESIDENTIAL PROJECT DEVELOPMENT LOCATED AT 3521 AND 3591 HOMESTEAD ROAD, SANTA CLARA WHEREAS, on December 11, 2024, William Sadler of Pulte Home Company LCC (“Applicant”) on behalf of SBH Homestead Properties LLC (“Owner”) filed an Architectural Review application (PLN24-00633) to redevelop a 5.5-acre parcel, located at 3521 and 3591 Homestead Road (“Project Site”) with 147 residential townhome units and a 4,991 square-foot commercial building (the “Architectural Review Application”); WHEREAS, on December 19, 2024, the Applicant filed an application (PLN24-00665) for a Vesting Tentative Subdivision Map to subdivide the subject property for condominium purposes (the “VTSM Application”); WHEREAS, pursuant to Section 17.05.210 of the Code of the City of Santa Clara (“SCCC”), a Vesting Tentative Map shall be required for all subdivisions of land into five or more parcels, including condominium developments; WHEREAS, on October 7, 2025, the Applicant submitted a preliminary application under Senate Bill (SB) 330 (2019), which incorporated both the Architectural Review Application and the VTSM Application; WHEREAS, on October 7, 2025, the Project Clearance Committee/Subdivision Committee determined that the VTSM Application was complete and that the proposed Vesting Tentative Map should proceed to the Planning Commission in conformance with Section 17.05.300 of the SCCC; WHEREAS, SCCC Section 17.05.300(g) requires that the Planning Commission make recommendations of denial, approval or conditional approval to the City Council on the Vesting Tentative Map; WHEREAS, the proposal is to create 147 residential units and one commercial building with common areas to serve the development (“Project”) as shown on the Vesting Tentative Map, attached hereto and incorporated herein by this reference; WHEREAS, the City, as Lead Agency, in tandem with Consultant ‘David J. Powers’ prepared an Initial Study (“IS”) and a Mitigated Negative Declaration for the proposed project in accordance with the California Environmental Quality Act (“CEQA”) and was circulated for 20-day review to public agencies which have jurisdiction by law with respect to the Project, as well as to other interested persons and agencies, and sought the comments of such persons and agencies beginning on May 8, 2026 and concluding on May 28, 2026 (“Comment Period”); WHEREAS, a Mitigation Monitoring and Reporting Program (“MMRP”) has been prepared for implementation with Project development to reduce potentially significant impacts identified in the Initial Study to less than significant; WHEREAS, the City through consultant ‘David J. Powers’ prepared written responses to the comments received during the Comment Period and included these responses on the project’s CEQA page; WHEREAS, on June 17, 2026, the 147-unit residential mixed-use project that includes 90 four-story stacked condos and 57 three-story townhome units and 4,991 square-foot commercial building, with 22 affordable units at the moderate level of affordability was approved at the Development Review Hearing (DRH); WHEREAS, the proposed vesting tentative map is consistent with the approved site plan and improvements on the Project Site for the development of the mixed-use project approved on June 17, 2026; WHEREAS, on August 12, 2026, the Planning Commission held a duly noticed public hearing to consider the VTSM Application, at the conclusion of which, the Planning Commission voted unanimously (6-0) to recommend approval of the Vesting Tentative Subdivision Map; WHEREAS, on July 30, 2026, notices of the August 25, 2026 public hearing on the Vesting Tentative Map were mailed to all property owners within ¼-mile of the Project Site boundaries; WHEREAS, pursuant to SCCC Section 18.146.020, on July 30, 2026, notices of the August 25, 2026 public hearing were posted at City Hall, the Central Park Library, the Mission Branch Library, the Northside Branch Library, and on the City’s website; WHEREAS, a notice of the public hearing was published in the Santa Clara Weekly, a newspaper of general circulation, on July 29, 2025; and WHEREAS, the City Council held a duly noticed public hearing on August 25, 2026, at which time all interested persons were given an opportunity to provide testimony and the Council considered the information presented in the Staff Report, and all verbal and written evidence.
NOW THEREFORE, BE IT RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:
1. That the City Council hereby finds that the above Recitals are true and correct and by this reference makes them a part hereof.
2. Vesting Tentative Map Findings. Pursuant to California Government Code Sections 66426 and 66428 and SCCC Section 17.05.300(h), the City Council finds and determines that:
A. The Vesting Tentative Map is consistent with the objectives, policies, general land uses and programs specified in the City’s General Plan in that the Vesting Tentative Map, and adjoining development proposal, proposes 147 residential condominium units and commercial building that is consistent with the General Plan Designation of Neighborhood Mixed-Use’s density standards, creates additional residential development in proximity to jobs, incrementally advancing the City’s goals to produce new housing, provides affordable housing units which forwards Mixed-Use Land Use Goal 5.3.4-G1 to provide mixed-use to support high quality uses and the City’s economic development; and encourage residential neighborhoods throughout the City (Policy 5.3.4-P2), and subject to conditions set forth in the Conditions of Vesting Tentative Subdivision Approval for Vesting Tentative Map, attached hereto and incorporated by this reference.
B. The design and improvements of the proposed subdivision are consistent with the City’s General Plan, in that the Vesting Tentative Map facilitates development of housing stock and construction of ownership housing opportunities for the community (Policy 5.3.4‐P4); and furthermore complies with General Plan Land Use and Transitional Goals and Polices of the General Plan by encouraging mixed-use development and residential neighborhoods throughout the City by proposing to develop 147-units, provide adequate landscaping and replace trees at 2:! Ratio (Policy 5.3.1-P10), and include sidewalks (Policies 5.8.4-P7 and 5.8.4-P8), all of which further the broader goals of improving pedestrian connections throughout the City (5.8.4-G1).
C. The site is physically suitable for the proposed type of development, in that the Project is compatible with the adjacent uses and the zoning code.
D. The site is physically suitable for the proposed intensity of development, in that the Project Site is in an urbanized area and is served by existing utilities and infrastructure, and at 26.7 du/ac, the project falls within the allowable density range of 20-36 du/ac set forth by the General Plan and Zoning Code. The proposed subdivision, together with the provisions for its design and improvement, meet the development standards of the Zoning Code, utilizing concessions, incentives, and waivers under State Density Bonus Law. The previously approved Architectural Review Application included the following waivers: waive multi-story step-backs; waiver 45-degree daylight plane requirement; increase in number of stories; and a height increase; and included on concession: reduce the commercial Floor Area Ratio (FAR) requirement by 80%. The proposed subdivision, together with the provisions for its design and improvement, meets the applicable provisions of the City’s Zoning Code utilizing the waivers and concession under the State Density Bonus Law E. The design of the subdivision and type of improvements are not likely to cause serious health problems, in that the proposed residential map will implement Covenants, Conditions, and Restrictions for operation and maintenance of the site improvements and does not propose the use of hazardous materials.
F. The design of the subdivision and type of improvements are not likely to cause substantial environmental damage and will not substantially or unavoidably injure fish or wildlife or their habitat in that the Project Site is located in an urbanized setting, on a previously developed site, and includes mitigation measures, as identified in the Mitigated Negative Declaration (MND) and MMRP, that reduce impacts to wildlife and their habitat to less than significant levels.
G. The design of the subdivision and type of improvements will not conflict with easements acquired by the public at large or use of property within the proposed subdivision in that, the Project is designed to avoid encroachments and conflicts with public easements in the site design. The VTM application was reviewed for potential conflicts with public easements by the Project Clearance Committee/Subdivision Committee which includes Public Works, Silicon Valley Power, and Water and Sewer departments.
H. The vesting tentative map provides, to the extent feasible, for future passive or natural heating or cooling opportunities, in that it will adhere to CALGreen energy efficiency measures to conserve energy through building design and site planning.
3. Based on the findings set forth in this Resolution and the evidence set forth in the record, including in the Staff Report, the MND, and the MMRP, and such other evidence as received at the public hearings on this matter before the City Council, the City Council hereby approves the Vesting Tentative Subdivision Map, substantially in the form on file as shown on the attached Vesting Tentative Subdivision Map and Conditions of Vesting Tentative Map Approval, hereby incorporated by this reference //
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4. Effective date. This resolution shall become effective immediately.
I HEREBY CERTIFY THE FOREGOING TO BE A TRUE COPY OF A RESOLUTION PASSED AND ADOPTED BY THE CITY OF SANTA CLARA, CALIFORNIA, AT A REGULAR MEETING THEREOF HELD ON THE 25TH DAY OF AUGUST, 2026, BY THE FOLLOWING VOTE:
AYES: COUNCILORS:
NOES: COUNCILORS:
ABSENT: COUNCILORS:
ABSTAINED: COUNCILORS:
ATTEST: ______________________________
Nora Pimentel, MMC
Assistant City Clerk
CITY OF SANTA CLARA
Attachments incorporated by reference:
1. Vesting Tentative Map
Resolution/ 3521 and 3591 Homestead Road - Vesting Tentative Subdivision Map Page 1 of 5 Rev: 7/27/2023
Ordinance/*Insert brief description Page 1 of *
Rev: 03-09-10; Typed: *Insert date