RESOLUTION NO. __________
A RESOLUTION OF THE CITY OF SANTA CLARA, CALIFORNIA TO APPROVE A VESTING TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES FOR THE PROPOSED RESIDENTIAL PROJECT LOCATED AT 451 EL CAMINO REAL, SANTA CLARA PLN24-00279 (Architectural Review)
PLN24-00314 (Vesting Tentative Subdivision Map)
PLN24-00604 (Annexation)
PLN24-00603 (General Plan Pre-designation and Prezoning) Environmental Impact Report (SCH# 2025050963)
WHEREAS, on June 3, 2024, Bixby Land Company (“Applicant”) filed a development application for the 10.96-acre site located at 451 El Camino Real (APN: 230-09-020 and 230-09-021) in the Santa Clara Station Focus Area, which is developed with two retail buildings, commercial services, four research and development buildings and a three-story hotel (“Project Site”); WHEREAS, the Applicant proposes the detachment of the 0.94-acre parcel (APN: 230-09-021) from the City of San Jose and its annexation to the City of Santa Clara; a General Plan pre-designation of the 0.94-acre parcel as Regional Mixed-Use; a prezoning of the 0.94-acre parcel as Mixed-Use Regional Commercial (MU-RC); and a Vesting Tentative Subdivision Map application to allow the construction of a 297-unit apartment building and 111 townhouses with associated on- and off-site improvements (“Project”); as shown on the Development Plans and the attached Vesting Tentative Subdivision Map, incorporated herein by this reference; WHEREAS, a Draft EIR was prepared in accordance with the California Environmental Quality Act (CEQA) and the City circulated copies of the DEIR to the public agencies which have jurisdiction by law with respect to the Project, as well as to other interested persons and agencies, and the City sought the comments of such persons and agencies for forty-five (45) days, beginning on April 10, 2026 and concluding on May 25, 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 DEIR to less than significant; WHEREAS, pursuant to Section 17.05.210 of the Code of the City of Santa Clara (“SCCC”), a Tentative Subdivision Map shall be required for all divisions of land into five or more parcels; WHEREAS, consistent with the proposed uses under the development plan, the proposal includes the division of the site for condominium purposes, as shown on the proposed Vesting Tentative Subdivision Map, attached hereto and incorporated herein by this reference; WHEREAS, on August 26 and September 2, 2026, the Planning Commission held a duly noticed public hearing, at the conclusion of which, the Planning Commission voted to recommend that the City Council approve and certify the EIR, make the CEQA Findings, adopt the Mitigation Monitoring and Reporting Program, approve a General Plan Pre-designation, approve a Prezoning, and approve a Vesting Tentative Subdivision Map; WHEREAS, on August 5, 2026, a notice of the public hearing on the proposed General Plan Amendment was published in the Santa Clara Weekly, for the City Council Hearing to be conducted on September 22, 2026; WHEREAS, on August 5, 2026, the notice of public hearing for the September 22, 2026, City Council meeting for this item was mailed to 524 property owners and tenants within a 1,000-foot radius of the Project Site boundaries; WHEREAS, pursuant to SCCC Section 18.146.020, on August 5, 2026, notices of the public hearing of September 22, 2026, were posted at three public places, and on the City’s website; and WHEREAS, on September 22, 2026, the City Council held the public hearing to consider the Project, EIR, CEQA Findings, MMRP, and all pertinent information in the record during which the City Council invited and considered any and all verbal and written testimony and evidence offered in favor of and in opposition to the Project.
NOW THEREFORE, BE IT RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:
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 Subdivision 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 Subdivision Map is consistent with the objectives, policies, general land use and programs specified in the City’s General Plan in that the proposed Vesting Tentative Subdivision Map is to subdivide the parcel for condominium purposes to accommodate the residential development with 297-unit apartment building and 111 townhouses with associated on- and off-site improvements.
B. The design and improvements of the proposed subdivision are consistent with the City’s General Plan in that the Vesting Tentative Subdivision Map would facilitate development of housing stock and construction of rental and ownership housing opportunities for the community; and furthermore redevelop an underutilized property (Policy 5.3.1-P8), provide adequate landscaping and replace trees at a 2:1 ratio (Policy 5.3.1-P10), include sidewalks (Policy 5.3.1-P16), and provide a design that is compatible with and sensitive to neighboring residential development (Policy 5.3.1-P29).
C. The site is physically suitable for the proposed type of development in that the Project is designed to provide high-quality housing consistent with existing and planned development in the surrounding area.
D. The site is physically suitable for the proposed density of development in that the Project is in an urbanized area and is designed to provide high-quality housing consistent with existing and planned development in the surrounding area, and the density of the proposed project (37.2 du/ac) is within the allowable density of the Regional Mixed Use (Santa Clara Station) General Plan designation (37-50 du/ac).
E. The design of the subdivision and type of improvements are not likely to cause serious health problems in that a Mitigation Monitoring and Reporting Program has been prepared for implementation with Project development to reduce all potentially significant impacts identified in the EIR to less than significant levels, and the Planning Commission has recommended that the City Council adopt these documents.
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 Draft EIR 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.
H. The Vesting Tentative Subdivision Map provides, to the extent feasible, for future passive or natural heating or cooling opportunities, in that the project will adhere to CALGreen energy efficiency measures to conserve energy through building design and site planning.
Based on the findings set forth in this Resolution and the evidence in the Staff Report, EIR 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 to the City Council, substantially in the form on file as shown on the attached Vesting Tentative Subdivision Map and Conditions of Vesting Tentative Subdivision Map Approval, hereby incorporated by this reference.
4. Effective date – Santa Clara Parcel. With respect to APN 230-09-020, located within the jurisdictional boundaries of the City of Santa Clara, this resolution shall become effective immediately.
5. Effective date – San Jose Parcel. With respect ton APN 230-09-021, located within the jurisdictional boundaries of the City of San Jose, this resolution is contingent upon the Santa Clara LAFCO’s approval of the detachment of the parcel from the City of San Jose and the annexation of the parcel to the City of Santa Clara, and shall not go into effect unless and until such annexation is finalized.
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 22nd DAY OF SEPTEMBER 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 Subdivision Map
2. Conditions of Vesting Tentative Subdivision Map Approval Resolution/ 451 El Camino Real Vesting Tentative Subdivision Map Page PAGE 1 of 5 Rev. 1/9/2024